8.1.1.

Procedure. The procedure to be followed in the creation of a planned development district shall conform to the regulations for any other zone change with the following exceptions:

1.

Any petition for the establishment of a planned development district shall be made in the form of a master plan as prescribed in this section and shall be submitted to the commission for review and recommendation. It shall be the burden of the applicant to show through the master plan:

a.

That the proposed development is consistent with the intent and purpose of the Scottsboro Strategic Plan and of this ordinance to promote public health, safety and the general welfare.

b.

That the value and character of property adjacent to the planned development will not be adversely affected.

c.

That the proposed master plan meets the requirements of all other regulating bodies.

2.

The establishment of a planned development district will be for the express purpose of improving the land for uses in accordance with an approved master plan.

3.

After a recommendation by the commission, rezoning to a planned development district may be considered by the council concurrently with consideration of the master plan. Such rezoning, if approved, shall remain valid for the duration of the master plan approval (see § 8.1.5).

4.

Unless specific variations are noted on the master plan and approved by the commission, the most restrictive requirements for parking, loading, yards and dimensional regulations for the proposed use as provided in this ordinance shall apply.

8.1.2.

Master plan submittal. Any application for a planned development district shall be submitted to the zoning official and shall include a conceptual plan showing the entire development site and all phases of the proposed development, and shall graphically express the overall development concept for the site at completion. The master plan shall also include a proposed schedule for completion of the overall development and any individual phases. The master plan shall be drawn to scale by an engineer, architect or landscape architect registered in the State of Alabama and shall include the information listed in appendix 2.

8.1.3.

Effect of the plan, amendment. Once approved, a master plan shall become a binding condition upon the site, and each phase shall be substantially consistent with the plan. The building inspector may not issue a building permit unless the proposed improvements are substantially as shown in the approved master plan. Minor changes may be approved by the zoning official. Major changes shall require approval by the commission. Any of the following shall constitute a major change:

1.

Any increase or reduction in the land area of the project site;

2.

A change of five percent or more in the total number, or in the type, of dwelling units approved;

3.

A reduction of five percent or more of the approved amount of resource protection area or recreation or open space;

4.

Any significant addition, removal, or rearrangement of land uses or streets;

8.1.4.

Effect on prior zoning. Approval of a planned development district by the council replaces the prior zoning of the site.

8.1.5.

Duration of master plan approval.

1.

If, within 365 days from the effective date of the master plan approval, the building inspector has not received an application for a building permit, the master plan approval shall become void and the property shall revert to the zoning classification assigned to the property prior to the PDD approval. Upon receipt of a written request from the applicant, the council may extend this period for one year.

2.

Once a building permit is issued, the improvements set forth in the master plan shall be completed within the time period set forth in the schedule approved as part of the master plan.

8.2.1.

Intent. The P-1 district is designed to provide flexibility, in contrast with the regulations of conventional zoning districts, for the creation of a variety of residential and mixed-use developments in order to encourage innovation, creativity and efficiency in the use of land and the creation of usable open spaces.

8.2.2.

Site requirements. Each P-1 district shall contain at least 15 acres.

8.2.3.

Uses permitted. Residential, institutional and commercial uses shall be allowed. At least 60 percent of the site shall be planned for residential use. Any use not specified above as permitted is prohibited. Any additional uses shall be allowed only through amendment of this ordinance.

8.2.4.

Off-street parking requirements. Parking standards are determined through the review process, with minimum standards consistent with the normal parking requirements of this ordinance. Joint usage of parking facilities is encouraged and may be, at the option of the commission and council, serve as a basis for the reduction of total parking spaces required.

8.2.5.

Development criteria:

1.

Similar uses and densities of uses should face one another across streets, i.e., detached single-family dwellings should face other single-family dwellings. The following relationships are also acceptable:

a.

Any uses may face recreational or other open spaces.

b.

High-density residential uses may face non-residential uses.

2.

Non-residential and higher density residential uses should be located on major internal streets and/or near to major external streets. Higher density residential uses should be placed to provide a transition between lower density residential uses and non-residential uses, if applicable.

3.

The development should be planned and designed to minimize disruption of flood prone areas, steep slopes, tree canopy, and sensitive plant and animal habitats. As much as possible, such natural spaces should be linked together, which may be in the form of a greenway trail system.

4.

An interconnected network of pedestrian routes should be provided, which may consist of sidewalks and off-road paths. Such pedestrian facilities are most critical in areas with high-density residential, retail and mixed-use development.

5.

At least ten percent of the site shall be retained, improved and maintained as open space for the recreational use of residents. Small remnant spaces and linear strips less than 40 feet in average width, and other spaces with limited accessibility shall not be counted toward this criteria.

6.

Landscaping. Trees, shrubs and other landscaping treatments should be included where buildings are set back from frontages.

7.

Buffers and screening. Uses within the development that are incompatible with existing adjacent uses shall be buffered and/or screened in a manner consistent with § 11.1, buffers, and § 11.3, screening. Alternative methods for buffering and screening of uses internal to the development may be proposed by the developer.

8.

Commercial development may not be started until residential development is 25 percent complete and occupied.

8.3.1.

Intent. The P-2 district is designed to facilitate the development of neighborhoods that, through the arrangement, proximity and interconnection of varied residential densities and neighborhood- serving non-residential uses, create an attractive, safe and comfortable neighborhood environment that encourages walking, bicycling, accessibility and community interaction and recreation. A planned neighborhood:

1.

Is compact and designed for the human scale;

2.

Provides a mix of uses in close proximity to one another within the neighborhood;

3.

Provides a mix of housing styles, types, and sizes to accommodate households of all ages, sizes, and incomes;

4.

Incorporates a system of relatively narrow, interconnected streets with sidewalks and bikeways that offer multiple routes for motorists, pedestrians, and bicyclists and provides for the connections of those streets to existing and future developments; and

5.

Incorporates significant environmental features into the design.

8.3.2.

Site requirements. For new development, a planned neighborhood shall include 1) 40 acres or more, or 2) 30 acres or more for development contiguous to existing neighborhoods.

8.3.3.

Definitions. The following definitions shall be observed, unless otherwise indicated by context:

1.

Building scale: The relationship between the size of a building and its surroundings, including street width, open space, and surrounding buildings.

2.

Commons: An open space, predominantly softscaped, and enclosed on at least two sides by attached or detached single-family dwellings.

3.

Plaza: A civic space, predominantly hardscaped, and enclosed on at least two sides by building facades. Plazas may be publicly or privately owned but, in either case, are designed and maintained for public use.

4.

Square: A common open space that serves as the focal point for a traditional neighborhood. It is typically surrounded by commercial, institutional or mixed-uses.

8.3.4.

Master plan submittal. In addition to the requirements of § 8.1.2, master plan submittal, applications shall also include:

1.

A pattern book representing the site design and architectural patterns of typical residential and non-residential buildings. Design patterns may be conveyed with illustrations of typical proposed elevations including building heights, widths and façade treatments;

2.

The location of sidewalks, trails, passages and other pedestrian and bicycle circulation elements; and

3.

A utilities plan showing underground and aboveground lines and structures for sanitary sewers, electricity, gas telecommunications, etc.

8.3.5.

Ownership and maintenance of open spaces. See § 5.18.

8.3.6.

Permitted uses and arrangements. A planned neighborhood should consist of a mix of residential areas, one or more neighborhood center(s), and common open space(s).

1.

Open space. At least ten percent of the gross acreage must be open space. At least 25 percent of the open space shall be common open space or dedicated for public use. All medium and high-density residential blocks shall be within 1,400 feet from a common open space or park.

2.

Residential areas. A mix of the following land uses may be located with flexibility throughout the residential portions of the site. Higher density residential uses should be located nearest a neighborhood center. For infill development, the mix of residential uses may be satisfied by existing residential uses adjacent to the development.

a.

Residential uses. Single-family detached dwellings, duplexes and row houses; townhouses; multi-family dwellings; independent and assisted living, group care homes, and similar residential care facilities; and accessory buildings (including accessory dwellings).

b.

Open space uses. The following are permitted: neighborhood parks; Commons; playgrounds; and stormwater retention/detention facilities (where incorporated into one of the above).

3.

Neighborhood centers. A planned neighborhood will include a neighborhood center composed of a mix of the following uses. The development should be laid out such that all residential blocks are within 2,800 feet, measured along pedestrian routes, from a neighborhood center.

a.

Commercial uses. Individual businesses should generally not exceed 6,000 square feet. In addition, the following uses are permitted and encouraged:

1)

Food services, including but not limited to neighborhood grocery stores; butchers and bakeries; restaurants; coffee shops; neighborhood bars.

2)

Retail uses, including but not limited to florists; nurseries; hardware stores; book stores; studios and shops of artists; clothing and home décor stores.

3)

Services, including but not limited to day care centers; music, dance or exercise studios; business and professional offices; barber; hair salon; dry cleaning.

4)

Bed and breakfasts and other small lodging uses.

b.

Residential uses. The following are permitted: single-family detached dwellings, duplexes, townhouses and row houses; multi-family dwellings, including independent and assisted living facilities and group living quarters; and upper-story dwellings.

c.

Civic or institutional uses. The following are permitted: municipal offices, fire stations, libraries, museums, and post offices; places of assembly; and schools.

d.

Open space uses. The following are permitted: squares; plazas; pocket parks; playgrounds; stormwater retention/detention facilities (where incorporated into one of the above).

8.3.7.

Density, height and design standards. P-2 developments shall comply with table 8-3 and:

1.

One accessory dwelling per single-family lot shall be permitted in addition to the permitted densities provided in table 8-3.

2.

Non-residential GFA. The total ground floor area of non-residential uses, including off-street parking areas, shall not exceed 25 percent of the development except where the planned neighborhood is oriented around and integrated with, through the interconnection of vehicular, bicycle, and pedestrian ways, adjacent residential development.

3.

Lot and block standards.

a.

Blocks shall be 400—800 feet long. Blocks longer than 600 feet shall have a permanent pedestrian passage across the depth of the block. The passage shall be located not more than 300 feet from the nearest cross street and shall be provided in an easement not less than 12 feet in width. The walkway shall be no less than eight feet in width.

b.

Residential lot sizes should be varied to allow for diverse housing types.

c.

Lots less than 60 feet in width shall be rear-accessed.

4.

Building frontage standards. Setbacks shall be consistent along a block frontage and as follows:

a.

For single-family detached dwellings, unenclosed porches may extend no closer than eight feet to the back of sidewalk.

b.

For any dwellings located closer than ten feet to the back of sidewalk, the first floor level shall be at least two feet above or at least three feet below sidewalk level.

c.

Non-residential buildings are not required to be set back from front lot lines, but shall abut directly on a public sidewalk or be set back at the edge of a plaza. Civic or institutional buildings may also be set back at the edges of squares, lawns or similar frontages.

5.

Side and rear building spacing. Except as required in table 8-3, side and rear building spacing shall be proposed in the master plan and in accordance with the city building code. Accessory structures shall be set back from side and rear lot lines as required in § 5.9.

8.3.8.

Circulation standards. The circulation system shall support multi-modal transportation; interconnect residential areas, neighborhood center(s), and open spaces; and shall be connected to existing and proposed external development. The circulation system shall provide adequate traffic capacity, provide access from streets of lesser classification, and promote safe and efficient mobility.

1.

Pedestrian circulation. Where feasible, any existing pedestrian routes through the site shall be preserved and enhanced. Sidewalks shall be provided as follows:

a.

Public sidewalks shall be provided on both sides of any street within a neighborhood center or medium or high-density residential area and only on one side of any street within low-density residential areas in accordance with the following:

1)

Neighborhood centers: sidewalks shall be at least ten feet wide with a clear pedestrian zone of at least six feet in width.

2)

Medium and high density residential areas (four or more DU/acre): sidewalks shall be at least five feet wide and buffered from the street by a planting strip at least four feet wide.

3)

Low density residential areas (less than four DU/acre): sidewalks shall be at least four feet wide and buffered from the street by a planting strip or swale at least six feet wide.

b.

In neighborhoods center, well-lit walkways of at least five feet in width shall connect building entrances to public sidewalks and to associated parking areas.

c.

Sidewalks shall comply with the applicable requirements of the Americans with Disabilities Act.

d.

Crosswalks shall be well lit and clearly marked.

2.

Vehicular circulation shall be designed to minimize conflicts with pedestrians and bicycles. Traffic calming features such as on-street parking, narrow travel lanes, horizontal curves, curb extensions, roundabouts, and medians may be used to encourage slow traffic speeds.

3.

The development plan should maintain the existing street grid, where present, and restore any disrupted street grid where feasible. In addition:

a.

Corner curb radii should be kept to the minimum practicable, given the size of vehicles expected to use the particular intersection and the intended rate of speed at which turns will be taken.

b.

All streets shall terminate at other streets or at public land, with the following exceptions:

1)

Local streets may terminate in stub streets;

2)

Local streets may terminate at a connection to the pedestrian and bicycle path network.

3)

Where circumstances prevent the local street from terminating at another street or public land and the exceptions under subsections (1) and (2) above are not practical, the local street may terminate in a cul-de-sac or "close" in accordance with the standards contained in the subdivision regulations.

8.3.9.

Parking standards. Parking areas for shared or community use should be encouraged. In addition:

1.

In multi-family and non-residential areas, parking lots shall be located at the rear or side of buildings.

2.

Off-street parking shall be accessed from an alley or shared driveway, except that single-family dwellings with lots wider than 60 feet may have individual driveways.

3.

Parking lots and parking garages should be separated from intersections by a building containing a use other than parking.

4.

On-street parking, if created as a part of the development, may apply toward minimum parking requirements.

5.

Parking for residential uses shall be provided on-site.

6.

Paving shall be as normally required by the city except as follows:

a.

Ribbon driveways may be used for single-family detached dwellings, duplexes, and row houses to reduce impervious surfaces.

b.

To reduce impervious surfaces, interlocking pavers, grid pavers, or other pervious paving systems may be required for remote parking lots and parking areas for periodic uses.

8.3.10.

Outdoor lighting. Street lighting shall be provided along all streets. Generally, a larger number of smaller lights—as opposed to fewer, high-intensity lights—should be used. Streetlights shall be installed on both sides of the street at intervals of no greater than 80 feet.

8.3.11.

Architectural standards. A variety of architectural features and building materials is encouraged to give each building or group of buildings a distinct character.

1.

The architectural features, materials, and the articulation of a facade shall be continued on all sides visible from a public street or common area.

2.

Principal buildings and their main entrances shall face a public street; except however that up to five percent of the total number of single-family dwelling units may front directly on a commons.

3.

Porches, stoops or other architectural elements should define the front entrance to residences.

4.

For commercial buildings, at least 50 percent of the street level facade shall be window or door openings.

5.

Buildings on opposite sides of the same street should be similar in scale and setback.

8.3.12.

Landscaping and screening standards.

1.

Street trees. A minimum of one canopy street tree per 40 feet of street frontage shall be provided and evenly spaced. Street trees shall be located in a continuous planting strip, or in tree wells, adjacent to the curb. In the case of existing overhead utility lines, understory street trees may be substituted.

2.

Screening shall be provided as required in § 11.3.

8.3.13.

Stormwater management. The design and development of the planned neighborhood should minimize off-site stormwater runoff, promote on-site filtration, and minimize the discharge of pollutants to ground and surface water. Natural topography and existing land cover should be protected/maintained to the maximum extent practicable. Planned neighborhood developments shall be subject to the following, in addition to any other applicable regulations:

1.

Untreated, direct stormwater discharges to wetlands or surface waters are not allowed.

2.

Post development peak discharge rates should not exceed predevelopment peak rates.

3.

Erosion and sediment controls must be implemented to remove 80 percent of the average annual load of total suspended solids.

4.

Redevelopment stormwater management systems should improve existing conditions and meet standards to the extent practicable.

5.

All treatment systems or BMPs must have operation and maintenance plans to ensure that systems function as designed.

8.3.14.

Utilities. Overhead utilities shall only be permitted in easements or alley rights-of-way at the rear of lots. Overhead utilities are permitted to cross streets as necessary to comply with this requirement. Otherwise, utilities shall be located underground.

8.4.1.

Intent. The PID district is designed to facilitate the development of industrial and compatible non-residential uses within integrally planned, multi-tenant industrial sites. The PID district provides flexibility from normally required manufacturing district regulations to encourage creative and efficient site planning; to encourage shared and cross access within industrial developments; and to promote the development of stable, high-quality employment centers. Furthermore, provisions for common open spaces and on-site pedestrian circulation are encouraged.

8.4.2.

Site requirements. Each PID district shall contain a minimum of 15 acres and a minimum frontage of 200 feet on a public street.

8.4.3.

Master plan submittal. The master plan shall be prepared in accordance with § 8.1 and shall include the information listed in appendix 2.

8.4.4.

Ownership and maintenance of open spaces. See § 5.18.

8.4.5.

Permitted uses. All those uses permitted by right, upon special exception and as conditional uses in the M-1 and M-2 districts in table 7-1 may be permitted subject to approval of the master plan, including any conditions attached thereto. Additional non-residential uses, including but not limited to, dining, meeting facilities and personal service establishments, may be approved as a part of the master plan provided they are designed and arranged exclusively for the use of businesses within the PID, their employees and visitors.

8.4.6.

Development criteria.

1.

Building setbacks shall only be required as follows:

a.

No front setback shall be required along the developed side of internal streets when a planting strip at the back of curb and a sidewalk, each five feet in width, are provided. Otherwise, the minimum front setback shall be 75 feet.

b.

No side or rear yards are required except:

1)

Buildings shall be separated in accordance with city building and fire codes.

2)

Buffers shall be provided where normally required by § 11.1. Any uses involving the manufacturing, storage or use, in any manner, of explosives or volatile materials shall be set back from internal and external property lines as required by the commission upon a recommendation from the fire marshal.

c.

Any vehicular use area located forward of the front building line shall be separated from any public or internal streets by frontage landscaping as normally required by § 11.2.3.

2.

Building heights. The maximum building height shall be five stories or 75 feet, whichever is less. However, all buildings located within 200 feet of the nearest boundary line of an R-1, R-2, R-3 or R-5 district shall not exceed three stories or 45 feet in height, whichever is less.

3.

Open space. At least 20 percent of the PID acreage shall be provided as open space and improved for the recreational use of PID tenants, employees and their visitors. Required buffers or other required landscaping shall not be counted toward this requirement.

4.

Internal streets shall comply with the design requirements of the subdivision regulations and any applicable city specifications. internal streets may be dedicated to the city or privately maintained.

5.

Parking, loading and access.

a.

Off-street parking shall be provided consistent with the requirements of article 9. Parking may be provided on individual sites, in common areas, and as on-street parking on internal streets.

b.

Abutting sites should use shared and/or cross access. Parking and loading areas should be located to the side or rear of buildings.

6.

Design standards. The master plan shall include design standards consistent with the following:

a.

All-metal facades are discouraged. One or more masonry materials (i.e., concrete, concrete block, stucco/EIFS, brick, and stone) should be used on all building elevations visible from public and internal streets.

b.

Building entrances, if not fronting on public or internal streets, should be identifiable from such streets.

c.

Attached signage is recommended. The master plan shall establish specific height and placement standards on any freestanding signage.

d.

The master plan shall provide for landscaping, buffers and screening as normally required in article 11 except:

1)

Landscaping along the perimeter of vehicular use areas shall not be required except along street frontages.

2)

Buffers shall not be required between uses internal to the PID.

7.

Noise standards. PID developments shall comply with the noise standards in § 5.19.