§ 21.45.500. Special Development Standards.

Adaptive Reuse Projects. The following special development standards shall apply to adaptive reuse projects:

A.

Land Use. The intent of the adaptive reuse is to allow conversion of existing structures into new land uses that maintain or enhance the character of a neighborhood or district, extend the life of the building, reduce use of new construction materials and reduce construction waste generated, and provide additional employment or housing opportunities in appropriate and compatible locations.

1.

An adaptive reuse project may change an existing building to any Neighborhood Commercial and Residential (CNR) District permitted use with the following exceptions:

a.

Adaptive reuse projects are not allowed in single-family or duplex residential zoning.

b.

Non-residential uses introduced into any multiple-family residential zones through adaptive reuse shall be compatible with the surrounding neighborhood as determined by the Site Plan Review Committee.

c.

No new residential uses shall be introduced through adaptive reuse into any industrial zone.

2.

Any discretionary review, including an Administrative Use Permit or Conditional Use Permit required within the CNR zone for a particular use, is required for an adaptive reuse project.

3.

Any request for a land use not explicitly allowed within the CNR zone as part of an adaptive reuse project shall require an Administrative Use Permit.

B.

Setbacks. Existing principal structures with non-conforming setbacks may remain. Any additions or facade changes involving greater than twenty-five (25) continuous linear feet of exterior wall facing a public right-of-way shall comply with zoning setbacks, unless waived by the Site Plan Review Committee.

C.

Height. Heights of existing buildings shall be exempt from established height limits. The addition of parapets or roof structures, equipment or other enclosures or non-habitable space is allowed. Any new or additional habitable space or floors shall comply with height limits of the underlying zoning district, unless waived by the Site Plan Review Committee.

D.

Residential Unit Size. A minimum dwelling unit size of four hundred fifty (450) square feet and project average of no less than seven hundred (700) square feet shall be provided, unless waived by the Site Plan Review Committee.

E.

Existing Parking. The overall number of existing parking spaces on-site shall be maintained. An exception for a reduction in existing parking for purposes of providing required ADA parking and access may be allowed by the Site Plan Review Committee.

F.

Required Parking in Designated Parking Impacted Areas. Parking for adaptive reuse projects in designated parking impacted areas shall be provided as follows:

1.

Residential parking shall be a minimum of one (1) space per dwelling unit plus one (1) guest space for every four (4) dwelling units.

2.

Parking for all non-residential uses shall be a minimum of two (2) spaces per every one thousand (1,000) square feet of usable internal space.

3.

In mixed use adaptive reuse projects, the first three thousand (3,000) square feet of non-residential space shall be exempt from parking requirements.

4.

Seventy-five percent (75%) of the minimum required parking shall be provided for assembly, office or retail conversions in mixed use or stand-alone buildings.

5.

Tandem parking is allowed up to seventy-five percent (75%) of provided spaces.

6.

Shared parking arrangements shall conform to LBMC Section 21.41.222 - Off-site parking or Section 21.41.223.A - Parking-Joint Use of Parking Facility.

7.

Any reduction in provided parking beyond the minimums above shall be approved by the Site Plan Review Committee.

G.

Required Parking in General. Parking for adaptive reuse projects outside of designated parking impacted areas shall be provided as follows:

1.

No additional on-site parking shall be required for conversion to residential uses.

2.

Parking for all non-residential uses shall be a minimum of one (1) space per every one thousand (1,000) square feet of usable internal space.

3.

In mixed use adaptive reuse projects, the first six thousand (6,000) square feet of non-residential space shall be exempt from parking requirements.

4.

Fifty percent (50%) of the minimum required parking shall be provided for assembly, office or retail conversions in mixed use or stand-alone buildings.

5.

Tandem parking is allowed up to fifty percent (50%) of provided spaces.

6.

Shared parking arrangements shall conform to LBMC Section 21.41.222 - Off-site parking or Section 21.41.223.A - Parking-Joint Use of Parking Facility.

7.

Any reduction in provided parking beyond the minimums above shall be approved by the Site Plan Review Committee.

H.

Other provisions. Floor Area Ratio (FAR), Landscaping, Lot Coverage, Open Space, and any other applicable development standards of the underlying zone would have to be complied with, unless waived by the Site Plan Review Committee.

( ORD-14-0004 , § 3, 2014)