(a)

Purpose. The Central Corridors Urban Design Overlay (CCUDO) District promotes the redevelopment of current land uses for properties located adjacent to the Tyndall Parkway and Highway 22 corridors as shown in Figure 15.562-a. These two corridors represent an important core area of the City. Their redevelopment will enhance the community through higher quality land development and patterns that are achieved through the creation of design districts applied to the existing zones that require additional design review or compliance, or both, with the standards identified within this Section.

(b)

Applicability. The CCUDO District provisions shall apply to:

(1)

New Construction.

a.

For new construction, City staff shall certify compliance with this Section prior to issuance of building permits.

b.

Nonstandard improvements in the public right-of-way, including but not limited to street lights, furniture, planters, public art, sidewalk and paving materials, and landscaping, which have received prior approval by the City.

(2)

Existing Development.

a.

For existing structures where improvements or redevelopment costs exceeds fifty-one (51) percent of the current assessed taxable value, based on the current records maintained by the Property Appraiser; City staff shall certify compliance prior to issuance of building permits. The applicant shall submit a written cost estimate for the improvements prepared by a licensed Contractor for City review.

b.

All nonconforming improvements existing on [the effective date of this ordinance] shall be considered legal and nonconforming. When fifty-one (51) percent or more of a nonconforming building, or structure contributing to the nonconformity, is damaged or deteriorated, as determined by the City, such nonconforming building or structure shall not be restored to its prior condition, but must be rebuilt or repaired in accordance with the design overlay provisions of this Section.

(3)

Exemptions. The following are exempt from the CCUDO District requirements:

a.

Minor general structural repair, maintenance, and replacement with comparable materials or same color of paint;

b.

Modifications to a structure to meet the Americans with Disabilities Act's requirements.

c.

A single family home on a residential lot platted before the effective date of this ordinance (February 12, 2013).

(c)

Applying the CCUDO District. The CCUDO District is comprised of areas where design and neighborhood identity are of special concern, and shall be applied within the boundaries established in Figure 15.562-a. The existing parcel configuration, city jurisdictional limits, and multiple zoning district development standards do not effectively provide for the desired cohesive redevelopment of the design overlay area.

The overlay district includes a mixture of land uses, including residential, commercial, office, and institutional uses. As such, redevelopment is encouraged in this district, including targeted land use changes by public or private actions, or both. See Section 15.430 for existing land use designations. The density and intensity defined within the CCUDO District and associated sub districts cannot exceed the density and intensity standards established for the underlying Future Land Use categories described in the Comprehensive Plan. In the event of an inconsistency between the provisions of this Section 15.562 and the other requirements of the Land Development Regulations or the City of Callaway Code of Ordinances, the provisions of this Section 15.562 shall control.

Implementation of the CCUDO District is intended to occur over a period of time through the use of "Planned Development" or "Mixed-Use" zoning, or both, through rezoning applications. Through public or private actions, or both, properties may be permitted for redevelopment with greater development intensity or density as defined within the sub districts, where the minimum design standards are met. Any legal, existing nonconforming improvements in place prior to this Section's adoption shall be considered legal, nonconforming uses upon adoption of this Section.

The CCUDO District is shown on the Official Zoning Map as described in Section 15.505, and referred to as a design overlay district. As unincorporated parcels within the boundaries of the CCUDO District are periodically annexed into the City, the requirements of this Overlay District shall automatically apply. The design overlay district is divided into sub districts. Sub districts are created when an area within a design district has unique characteristics that require special consideration and additional design guidelines. The location and name of the design overlay district and the following sub districts are shown on Figures 15.562-b through 15.562-g.

The City may consider the use of incentives on a case by case basis to assist in improvement or redevelopment within the CCUDO District. These may include single use grants (e.g. site improvement, sweat equity, landscape improvement, commercial building improvement, façade improvement, etc.) or tax increment financing mechanisms, as determined by the City.

The City Commission may consider an exemption of standards contained within these regulations, based upon submitted and demonstrated hardship by the applicant. The Planning Board shall provide a recommendation on its findings of the submitted and demonstrated hardship by the applicant.

(amended by Ord. No. 930 - 2/12/2013)