Chapter 17.400 — SPECIAL PLANNING DISTRICTS GENERALLY

The purpose of this chapter is to establish procedures for the planning and design commission and city council to regulate properties under multiple ownership that are in need of general physical and economic improvement, or have special environmental features that standard land use, zoning, and other regulations cannot adequately address. For such areas to achieve their fullest potential, it may be desirable to provide for a range or mixture of uses that would not otherwise be permitted with standard zoning designations. This chapter is intended to promote the utilization of selected areas of a community by:

A. Providing flexibility to stimulate new development in existing neighborhoods that are experiencing obsolescence or decline;

B. Providing incentives for private development that would not otherwise be possible through a strict interpretation of development standards, subject to minimum health and safety regulations;

C. Providing mechanisms for preserving and enhancing unique environmental features, wildlife habitat, or other considerations located on the property; and

D. Encouraging coordinated development of properties through a unified development theme consistent with the goals and criteria established for the area. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

The designation "SPD" appearing on official zoning maps means that the property is included in a special planning district, and is subject to the requirements set forth in this chapter and the chapter in this Division IV adopted for the specific SPD. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

A. An SPD designation is adopted, amended, or removed in the same manner as city-initiated rezonings set forth in chapter 17.916. Only the planning and design commission or city council may initiate the proceedings.

B. An SPD chapter is adopted, amended, or removed in the same manner as text amendments to this title set forth in chapter 17.916. Only the planning and design commission or city council may initiate the proceedings. (Ord. 20130020 § 1; Ord. 2013-0007 § 1)

To justify an SPD designation and adoption of an SDP chapter, the planning and design commission and city council must determine that routinely-used zoning and other standard regulatory provisions should be replaced by, or supplemented with, specifically tailored provisions intended to positively benefit the district and its immediate surrounding area, based on one or more of the following criteria:

A. The SPD designation and chapter will offer a greater mix of land uses or intensities, thereby increasing the likelihood of attracting new private investment;

B. The SDP designation and chapter will promote retention of unique geographic or historic features consistent with quality land-use design practices;

C. The SPD designation and chapter will promote a significant reversal in a long-term trend of area economic stagnation or physical blight;

• D. The SPD designation and chapter will stimulate major multiple-use development around a central or unique theme that has been supported by a market analysis;

• E. The SPD designation and chapter will encourage significant elimination of incompatible land uses and the aggregation or massing of problem parcels for better development potential; or

• F. The SPD designation and chapter will retain or enhance highly significant environmental areas or features worth retaining for the general public's benefit. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

An SPD chapter shall include provisions that address the following:

• A. Reasons for adopting the SPD designation and chapter;

• B. Description of properties included within the SPD;

• C. A list of general or specific uses permitted within the SPD;

• D. Performance and development standards, including setbacks, landscaping, building height, building intensity, security, parking, and pedestrian and auto traffic flow; and

• E. Design standards, including an overall design theme, façade treatments, lighting, and signage requirements.

• (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)

The following provisions may be included in an SPD chapter:

• A. Regulations governing nonconforming lots, structures, and uses;

• B. Project phasing and sequence of development;

• C. Financing mechanisms; and

• D. Any other provisions that may be required to address specific conditions or circumstances within the SPD. (Ord. 2013-0020 § 1; Ord. 2013-0007 § 1)