[Added 2-12-2006 by Ord. No. 123]
A.
It is the purpose of the Planned Infill and Redevelopment
District (PIRD) to encourage redevelopment of sites and buildings
in situations where buildings or properties are located within the
Town's designated PIRD area, and are in deteriorated or dilapidated
condition, or are surrounded by residential or other incompatible
uses.
B.
This district is to be used as a floating zone classification
to promote redevelopment and infill development where those buildings
or properties have traditionally been used for residential, commercial
or limited industrial purposes and in those circumstances where it
is no longer economically or otherwise feasible to use those buildings
or properties for the purposes for which they were intended, when
constructed. PIRD is intended to allow the adaptive re-use of the
site and buildings, and orderly and controlled expansion of commercial
or residential uses within such buildings and upon such properties,
including the construction of in-fill structures and additions to
existing structures. It is also the purpose of this district to accommodate
re-development of residential uses, and accommodate a mix of residential
dwelling types, while protecting and preserving the residential character
of any surrounding residential neighborhoods.
C.
The Planned Infill and Redevelopment District is intended
to be brought to land and supplement, but not eliminate, the existing
zoning classification which it is put over. This district is also
intended to:
(1)
Accommodate growth in the Town of Leonardtown
by encouraging and facilitating new development on vacant, bypassed
and underutilized land where such development is found to be compatible
with the existing neighborhood.
(2)
Encourage efficient use of land and public services
in the context of existing neighborhoods.
(3)
Stimulate economic investment and redevelopment
in older established neighborhoods, where such redevelopment improves
neighborhood character.
(4)
Provide developers and property owners flexibility
so that they can achieve high-quality design and develop infill projects
that strengthen existing neighborhoods.
(5)
Create high-quality neighborhoods compatible
with the community environment.
(6)
Implement the goals, objectives, and policies
of the Leonardtown Comprehensive Plan.
(7)
Encourage compact development that is pedestrian-scaled
and, if applicable, transit-oriented.
D.
The district standards encourage appropriate development
of underutilized properties and consolidation of developable land
where it will achieve a more efficient land use and improved site
design. Design standards promote compatible infill and redevelopment
by, among other things, allowing development on sites that may not
meet the minimum land area and dimension requirements of the underlying
zones.
A.
The location of this district shall be limited to
parcels indicated on Exhibit A[1] attached hereto and which are also zoned RMF, RSF, CB,
CO, CH and IO, as designated on the official Zoning Map. All land
uses and development, including buildings, drives, parking areas,
landscaping, streets, alleys, greenways, tree protection, and pedestrian/bicycle
ways, shall be located and developed in accordance with the applicable
provisions of the zoning ordinance and all other applicable land development
regulations, except as modified by this section.
[Amended 5-9-2011 by Ord. No. 149]
[1]
Editor's Note: Exhibit A is on file in the
Town offices.
B.
If a proposed development does not meet the definition
of "infill" or "redevelopment," the applicant may seek approval to
develop land through the established zoning classification process
or through the variance process, as applicable.
A.
The Planned Infill/Redevelopment District is intended
to accommodate a wide range of land uses and redevelopment options
on sites constrained by the form and characteristics of existing structures
and residential character in surrounding areas. Specific land uses
and specific development standards for each PIRD District shall be
determined on a case-by-case (site-by-site) basis by approval of a
master development plan filed concurrently with any proposal or request
for Zoning Map amendment.
B.
The Planned Infill and Redevelopment District classification
request may be submitted by the property owner, concurrent with the
required master development plan. In order to be eligible for consideration
for PIRD classification there must be a finding by the Town Council
that:
(1)
The development or redevelopment proposed for
the subject property is consistent with the purpose and intent of
this district;
(2)
The proposed development or redevelopment of
the subject property(s) would be compatible with, and not adversely
impact, the surrounding neighborhoods, including impacts from traffic,
noise, light and glare, parking, and signs;
(3)
The services and infrastructure for the site
will be sufficient to accommodate the type and intensity of the proposed
development;
(4)
The proposed development would provide needed
housing opportunities, services, jobs, or amenities and/or would improve
or enhance the character of the site;
(5)
The general performance standards and limitation established in § 155-34.6F can be met on the subject property, and;
(6)
The granting of the Planned Infill and Redevelopment
District classification will promote the general welfare of the Town
and will not be detrimental to the health, safety and welfare of Town
residents.
C.
The master development plan for planned infill and
redevelopment shall be designed to be compatible with existing neighborhood
land uses. The development shall not result in or cause substantial
adverse impacts on existing access, light, noise, parking, or traffic.
The plan shall be designed with efficient land use and circulation
patterns (both pedestrian and vehicular), and shall include infrastructure
improvements and attractive site amenities compatible with the surrounding
neighborhood.
A.
Development plans shall incorporate the following
elements to enhance compatibility with the surrounding community:
(1)
Sidewalks that connect to the adjacent sidewalk
system;
(2)
Public streets that connect to the adjacent
street pattern;
(3)
Preservation of architecturally significant
structures whenever feasible;
(4)
Inclusion of, or relationship to, civic spaces;
(5)
Street furniture, lighting and landscaping that
is primarily oriented to pedestrian use; and
(6)
Building types, setbacks, building envelopes,
use and parking compatible with the surrounding community.
B.
All new buildings (except accessory structures) shall
have the primary entrance oriented to the street or public walkway,
with direct, barrier-free and convenient pedestrian connections.
Permitted uses shall be limited to those allowed
in the underlying zone except as follows:
A.
The Town Council may permit a mix of uses, including
residential, small-scale commercial service and retail establishments.
B.
The Town Council may permit the redevelopment, including
tear down and rebuild, of any residential unit or units, provided
such residential unit or units existed prior to the adoption of this
section regardless of whether or not the units constitute a nonconforming
use.
A.
General. Density, design, materials, use and scale
should reflect local style, climate, heritage and materials unique
to Leonardtown.
B.
Flexible development standards to reduce lot areas, widths and yards and to increase building heights may be permitted for infill developments at the discretion of the Town Council, subject to proof of good cause and benefit to the development and the community, and to address difficult sites which incorporate infill and redevelopment or rehabilitation. Building height and coverage may vary so long as the project average is consistent with the neighborhood scale and architectural rhythm and does not constitute a disruptive condition in the identity of the area. (See § 155-34.6G.)
C.
Density. Density may exceed the underlying zone for
the purpose of creating a neighborhood having a variety of housing
types.
(1)
Total number of dwelling units, as well as location,
is to be established at the time of master development plan approval.
(2)
Lot size. Lot areas established in the master
development plan shall be dependent on proposed densities, floor area,
setbacks, building heights and community compatibility.
D.
Building height.
(1)
Buildings are restricted to the height limit
established for the district, or the average of adjacent buildings
along the block face.
(2)
If the average of adjacent buildings is greater
than the maximum height allowed in the district, the proposed building
or structure must meet the following criteria for community compatibility:
E.
Building setback.
(1)
For any location that is designated a PIRD,
the Town Council may designate a build-to line based on the average
established front yard setback along the block face in which the development
is proposed. The build-to line shall establish the front yard setback
for the lots on the block. Infill and redevelopment structures shall
be located within two feet either side of the build-to line, except
that no structure shall be located closer than five feet to the street
or public right-of-way.
(2)
The Town Council may relax side yard requirements
to facilitate interesting and innovative design solutions, provided
that the encroachment into the setback does not adversely affect storm
drainage, privacy, sunlight or views of the adjacent property, nor
restrain the potential of the adjacent property for future development.
F.
Bulk and scale. Building bulk and scale shall be similar
to and consistent with the surrounding neighborhood as evaluated by
the bulk of buildings adjacent, abutting and surrounding the proposed
development. Larger buildings should be designed to adhere to the
existing architectural pattern of the surrounding neighborhood.
G.
Compatibility standards.
(1)
General: provides exemplary site design, architectural
design and high-quality materials that are compatible with, and do
not negatively alter the character of, the existing neighborhood.
(2)
All permitted uses conform to the purpose of
the PIRD and are compatible with existing uses in the general vicinity
of the proposed development. The following requirements shall apply:
(a)
Building size, height, bulk, mass, scale. Buildings
should be similar in height and size or be designed in such way that
they appear similar in height and size, creating an overall mass that
is consistent with the prevalent mass of other structures in the area,
e.g., by dividing walls into units of similar proportions to adjacent
structures.
(b)
Building orientation. Primary facades and entries
face the adjacent street with a connecting walkway that does not require
pedestrians to walk through parking lots or across driveways and that
maintains the integrity of the existing streetscape.
(c)
Privacy.
(d)
Building materials shall be similar to materials
of the surrounding neighborhood or use other characteristics, such
as scale, form, architectural detailing, etc., to establish compatibility.
(3)
All planned uses, building types, and landscaping
will be included on the master development plan and will demonstrate
the relationships of the proposed development with existing off-site
development in the context of the adjacent community. Compliance with
these requirements shall in and of itself be deemed to create a presumption
of compatibility.
H.
Open space and landscaping.
(1)
General. All open space, recreational amenities
and landscaped areas shall be shown on the plan.
(2)
Landscaping. Landscaping shall meet the standard
for the underlying zoning district, where applicable, and may be required
to exceed or allowed to reduce such standard where deemed necessary
by the Town Council to satisfy the intent of this section.
I.
Public facilities and utilities.
(1)
General: Existing and planned public facilities
should be shown on development plans.
(2)
All public streets, walkways and alleyways shall
be shown on development plans. All through streets and walkways must
be public. The local street and walkway system shall be safe, efficient,
convenient, attractive, and shall accommodate use by all segments
of the population.
(3)
The street and walkway system provides multiple,
direct and continuous intra- and inter-neighborhood connections between
destinations.
(4)
The street network shall include sidewalks on
both sides of the street.
(5)
Closed street systems are prohibited, but short
culs-de-sac (less than 120 feet long) that connect to the main grid
system are allowed when consistent with the surrounding community.
(6)
Street widths should be consistent with the
surrounding community and sized to promote walkability and multimodal
use (i.e., pedestrians, bikes, cars, trucks, buses, etc.).
(7)
Roads, lighting, sidewalks, street furniture,
utilities and other public facilities should enhance pedestrian circulation.
J.
Parking.
(1)
General. Flexibility for the number of parking
spaces shall be considered if the project is pedestrian-oriented.
(2)
Parking for private automobiles is provided
based on considerations for safety, convenience, pedestrian and vehicular
circulation.
(3)
The parking plan may provide a combination of
off-street and on-street spaces.
(4)
Shared parking is encouraged. Shared drives
serving more than two dwellings may be permitted.
(5)
As is practicable, at-grade off-street parking
areas should be provided on the proposed development site. When possible,
off-street parking should be located at the rear of the dwelling with
alley access.
(6)
All parking spaces shall be shown on the site
plan.
(7)
Bicycle spaces shall be provided for commercial/employment
and mixed-use projects.
(8)
Parking requirements can be waived where adequate
public parking is available in close proximity, and the new parking
demand does not interfere with the established parking patterns in
the neighborhood. If public parking is proposed as the means of providing
any required parking, such arrangement shall first be approved by
the Mayor and Council of Leonardtown.
K.
Findings required. The Town Council may approve the
Planned Infill or Redevelopment District as a floating zone which
may be brought to land upon finding that:
(1)
The plan accomplishes the purposes, objectives
and minimum standards and requirements of the overlay district;
(2)
The plan is in accordance with the Leonardtown
Comprehensive Plan;
(3)
The plan is internally and externally compatible
and harmonious with existing and planned land uses in the area;
(4)
Existing or planned public facilities are adequate
to service the proposed development;
(5)
The development staging program is adequate
in relation to the provision of public facilities and private amenities
to service the proposed development; and
(6)
The plan is consistent with the purposes and
provisions of the Smart Growth Area Act and other applicable smart
growth legislation.
L.
Application information and process.
(1)
Notice.
(a)
Property or properties proposed for development
or re-development under the terms of this article shall be posted
by the applicant. This sign will advise the public of the purpose,
time, place and date of the hearing. Such posting shall appear on
the site at least 15 days prior to the application being considered
by the Planning Commission. At the time of posting, all required application
information, as outlined herein, shall be present and available for
review in the Town office.
(b)
The applicant shall notify all property owners
adjacent to and within 300 feet of subject property by registered
or certified mail at the last known address as reflected on the tax
records. Such notice shall be sent out at least 15 days prior to the
Planning Commission meeting at which the application is to be considered
for the first time.
(2)
The applicant has the full burden of proof to demonstrate the proposed infill or redevelopment proposal meets or exceeds the development standards in § 155-34.6 herein.
(3)
Application information should include adequate
information to address this burden of proof requirement and shall,
at a minimum, include the following:
(a)
A description of the proposed development site,
i.e., a plot plan or survey plot.
(b)
A description of existing conditions in the
vicinity of the site (e.g., block face on both sides of the street
with 500 feet of the proposed development site). These descriptions
shall include documenting photographs and an analysis of the prominent
architectural features and shall address the following:
[1]
Site location and topography.
[2]
Street connections.
[3]
Pedestrian pathways.
[4]
Lot coverage.
[5]
Impervious surfaces.
[6]
Building orientation.
[7]
Roof details.
[8]
Massing and proportions.
[9]
Entryways.
[10]
Windows.
[11]
Garage doors.
[12]
Finishes and materials.
[13]
Ornamentation.
[14]
Color.
(c)
A description of the proposed infill or redevelopment
including:
[1]
Elevations of all proposed buildings;
[2]
A description of how the proposed infill or redevelopment is compatible with the features described in Subsection L(3)(b) above; and
[3]
A statement of how the proposed infill or redevelopment
meets the development standards and findings requirements as set forth
in Section 155.34.6 above.
[4]
Before taking action on any application, the Town Council shall submit such application to the Planning Commission for review and recommendation. The Planning Commission shall conduct a public meeting on the application prior to forwarding its recommendation to the Town Council, who shall hold a public hearing. Following the public hearing, the Mayor and Council may approve, approve with modification or deny the application in whole or in part based upon the findings set forth in § 155-34.6K.
