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<br />development standards. <br /> <br />(2) The land, or adjacent property that would be impacted by the development of the land, <br />has sensitive or unique environmental features requiring a more flexible approach to zoning, or <br />special design standards, in order to afford the best possible protection of the unique qualities of <br />the site or the adjacent property. <br /> <br />(3) The land is proposed for development as a mixed-use development or a traditional <br />neighborhood development requiring more flexible and innovative design standards. <br /> <br />(4) The land consists of inner-city or downtown property that is proposed for <br />redevelopment or infill development, and special design considerations are deemed desirable. <br /> <br />(5) The land serves as a transition between different and seemingly incompatible land uses. <br /> <br />(6) The land is proposed for development as a major, master-planned community involving <br />multiple phases of development and requiring special design considerations. <br /> <br />(7) The land is proposed for development as a major commercial or industrial employment <br />center, and special design standards may be warranted. <br /> <br />(8) The land is of such a character that it is in the community's best interest to encourage <br />high quality development through flexible development standards to further the goals and <br />objectives of the city's master plan. <br /> <br />Section 94.217. Definitions. <br /> <br />In this article: <br /> <br />Base zoning means the zoning district, or combination of zoning districts, which will be applied <br />to the subject property contained in a PDD. Except as specifically altered through changes or <br />modifications agreed to in the PDD land use plan and development standards, the regulations <br />applicable to the base zoning will apply. <br /> <br />Canopy means the outermost branchy layer of a tree or a stand of trees. <br /> <br />Commission means the city planning and zoning commission. <br /> <br />Council means the city council. <br /> <br />Development standards means a written document listing all regulations and restrictions that apply <br />to a PDD. The development standards must be attached to the approved land use plan for the PDD <br />and must describe all permitted uses, allowed densities, exclusions, limitations and requirements <br />for the PDD. <br /> <br />2 <br />