General Characteristics The general characteristics of the Mixed Use - Gateway Land Use Plan Category are:

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1 Prpsed text t the Future Land Use Element, Imagine 2040: Plant City Cmprehensive Plan (PAGE 28) Mixed Use Gateway District: In 2005, as lands within the cmmercial nde f Alexander Street and James L. Redman Parkway neared build-ut, an area directly t the suth was studied and designated (250+ acres) with a new land use plan categry called Mixed Use Gateway. This new district is designed t create a strng cmmunity presence, rientatin and image when entering Plant City. Thrugh the encuragementrequirement f mixed uses, design criteria and access management tls it will fster ecnmic develpment, prmte smth, safe traffic flw and prvide fr a sense f arrival n this entry crridr int the City f Plant City. The district is lcated n bth sides f James L. Redman Parkway between Charlie Griffin and Kilgre Rads, and allws up t a 0.35 FAR and 16 du/ga. In additin, bnus criteria has been established in the City s land develpment regulatins increasing the ptential FAR t 0.5 and the density t 24 du/ga. T date there has been little activity; hwever Ssignificant cmmercial and residential develpment is expected well befre the hrizn year f this plan, (PAGE 43) MIXED USE GATEWAY (MUG) Intent The intent f the Mixed Use - Gateway Land Use Plan Categry is t supprt ecnmic develpment, reinfrce a sense f entry, prmte transprtatin efficiency, and prvide a specific lcatin where a mixing f wrking, shpping, ffice, ldging and residential uses can ccur. The gateway is intended primarily t be mre urban in character, with a supprtive mix f uses, creating a sense f place and identity. General Characteristics The general characteristics f the Mixed Use - Gateway Land Use Plan Categry are: Mixed use prjects while nt required are strngly encuraged thrugh develpment incentives fund within the Mixed Use Gateway Land Develpment Regulatins. DevelpmentsMixed use prjects are encuragedrequired, and there shall be t include a minimum f tw (2) types f uses, but three (3) r mre uses are preferred and encuraged. Fr clarificatin, the tw uses may include retail, and ffice, residential and civic uses in a hrizntal r verticle develpment pattern. If a building has mre than tw stries, the area abve the secnd flr shall be designated fr residential r ffice use, but residential uses may ccur n any flr. N single use shall exceed 80% f the ttal prject. Further, it is the intent f this land use plan categry t prmte a sense f cmmunity quality and character. Cmpatibility shall be established between uses in a mixed use develpment. The intent f mixed use is t prmte an integratin f land uses, nt t require separatin. Cmpatibility shall be addressed by prviding effective alternatives t buffering, such as building/street alignment and rientatin, screening, pedestrian cntinuity, building articulatin, building heights at the edge f the prject and cntrlled windw views. AllMixed use prjects shall be develped using a Planned Develpment District, and applicants shall submit a detailed site plan t demnstrate the design cncept in respnse t the intent f the Mixed Use Gateway - Land Use Plan Categry. 1

2 Industrial and heavy cmmercial uses are prhibited unless stated therwise within the Mixed Use Gateway Land Develpment Regulatins. Primary Uses The fllwing uses are allwed within this land use plan categry: Civic Uses - Meeting halls, libraries, pst ffices, parks, schls, playgrunds, child care centers, clubhuses, religius buildings, higher educatin, museums, cultural scieties, visual and perfrmance arts buildings, and municipal buildings. Cmmercial Retail, services, restaurants, clubs and ldging. All cmmercial uses shall be encuraged t be built n a neighbrhd scale and character. Single and Multi-Family Husing Detached hmes, duplexes, triplexes, twnhuses, midrise apartment buildings and assisted living facilities. Heights are limited t three (3) stries fr twnhuses and small apartments. Buildings fr residential use may have limited ffice and retail use, cafes, ldging and live-wrk uses. All building area abve the secnd flr shall be designated fr residential use, but residential uses may ccur n any flr. Wrkplace Offices, live-wrk, husehld and business services as part f mixed use buildings. Such uses shall have n utdr strage r ff-site impacts. General Develpment Standards The general develpment standards fr uses within the Mixed Use - Gateway are: The maximum density fr the land use plan categry is sixteen (16) units per acre. The Rresidential units shall be integrated with cmpatible nn-residential uses t create a mixed use envirnment may be cnsidered t twenty fur (24) units per acre. Maximum height fr buildings shall be frty-five (45) feet. Architectural features (such as Church Steeples) are allwed t be higher than frty-five feet, based n the apprval f the Planned Develpment District. The maximum flr area rati fr nn-residentialsingle uses is 0.35, while the maximum flr area ratin fr all verticle r hriznal mixed uses is 0.5, but as a bnus residential uses may be incrprated vertically n the secnd r third flrs withut impacting the prject s verall FAR. The maximum impervius surface rati is.85. T create an urban edge, either a build-t line r brwsing lane shall be negtiated during the Planned Develpment District zning prcess. The scale, height and uses f prjects shall be cmpatible with abutting neighbrhd uses. Building heights at a prject s edge shall be limited t tw (2) stries r thirty (30) feet when abutting single family residential areas. Prperties r prjects within the Mixed Use - Gateway shall, whenever practicable and feasible, be intercnnected with abutting uses and streets t prmte autmtive and pedestrian linkages. Strip cmmercial develpment shall be prhibited. Ingress and egress shall be cnsistent with access management requirements f the zning cde, Flrida Statutes, and the Flrida Administrative Cde. Off-street parking shall primarily be t the side and/r rear f the structures, which frnt nt majr public thrughfares, such as James L. Redman Parkway. Off-street parking may be cnsidered in the frnt f buildings that are internal t the develpment, which d nt directly frnt nt a public radway. If 75% f the parking is in the rear, there shall be a 20% 2

3 reductin in the verall parking requirements. Limited [up t 50%] ff-street parking may be allwed adjacent t recgnized majr thrughfares thrugh the apprval prcess f a Planned Develpment District. Rad Widening Prperty wners shall be allwed the ptin f widening radways and imprving intersectins t meet the mbility requirements f Plant City. Easements r right-fway may be dnated fr widening and/r prvisin f infrastructures delivery, due t cnstrained right-f-way widths. Supprting Netwrk As develpment ccurs, the City shall encurage the prvisin f a lcal supprting radway netwrk, t carry reginal traffic and fstering land uses changes. Develpment agreements may be utilized t assist in creating this netwrk. By enhancing the lcal radway netwrk, the City can minimize the number f lcal trips frced t use adjacent radways, thereby eliminating unnecessary traffic. This als maximizes the flexibility f the emerging urban fabric by adapting t changing market cnditins. Crdinated Implementatin Intergvernmental crdinatin and infrastructure prvisin issues need t be addressed; therefre crdinatin f cmpatible land use plicies between the City and Cunty is required. Smetimes restricted right-f-way inhibits delivery f infrastructure t the area. These factrs reinfrce the need t: Jintly wrk with the Cunty t evaluate Future Land Use Map cmpatibility, in terms f density, intensity, and mix f uses, fr the abutting unincrprated areas. Jintly wrk with the Cunty t identify unfunded capital imprvement needs. Seek alternative funding surces t advance implementatin f infrastructure delivery. Jintly wrk with the FDOT t evaluate thse develpments n the State rad system. Encurage develpment agreements between the City and private prperty wners r between prperty wners t prvide fr infrastructure delivery and supprting lcal rad netwrks thrugh the use f: Easements Dnatins Special Districts/Benefit Units Mbility Fees Shared Funding Frmulas Other Nn-Traditinal Funding Surces Lawful uses, lts, structures, characteristics f land densities in existence at the time f the applicatin f the Mixed Use - Gateway Land Use Plan Categry shall nt be required t be remved r mdified t cnfrm t these requirements, except if the site is being prpsed fr an expansin r redevelpment f mre than 75%. An Existing r prpsed single-family hme (n a recgnized individual lt at the time f the plan amendment r as the result f ne lt split) is exempt frm the prvisins f the Mixed Use - Gateway Land Use Plan Categry. Jintly wrk with the FDOT in the develpment review prcess fr thse develpments n the State Rad System. 3

4 (Page 59) LU Objective 3.2: Prvide design standards and incentives fr principal entry crridrs which affect the placement and massing f new cmmercial and mixed use structures/prjects thrugh the Land Develpment Regulatins. LU Plicy 3.2.2: Develp land develpment regulatins fr the Mixed Use Gateway District by December 31, LU Objective 3.5: Prvide fr Mixed Use - Gateways n identified arterials that serve as entries int Plant City. LU Plicy 3.5.1: Within a Mixed Use - Gateway District, a single parcel, tw r mre cntiguus parcels that are under a single wnership at the time f the adptin f this plicy that when and ttalinged cmprise less than three acres n r befre May 11, 2005 will be encuraged t develp with a mixture f uses, and cmply with parking and design standards, but are exempt frm that prvisin and may alternatively develp under a Euclidean zning district. LU Plicy 3.5.2: Public and civic uses (such as municipal buildings and churches) within Mixed Use Gateway Districts will be encuraged t develp t the standards within the Cmprehensive Plan and Land Develpment Cde but are nt required t d s and may alternatively develp under a Euclidean zning district.with a mixture f uses, and cmply with parking and design standards, but this is nt mandated. LU Plicy 3.5.3: Fr implementatin f the Mixed Use Gateway Land Use Plan Categry, utilize PD Planned Develpment Districts unless therwise stated within the Cmprehensive Plan r Land Develpment Cde. A PD Planned District is nt required fr develpments that meet the prvisins f Plicies and Prpsed text t the Definitins Sectin Mixed Use Gateway (MU-G): This plan categry is designed t supprt ecnmic develpment, reinfrce a sense f entry, prmte transprtatin efficiency, and prvide a specific lcatin where a mixing f wrking, shpping, ffice, ldging and residential uses can ccur alng majr entry crridrs int Plant City. This plan categry encuragesrequires mixed use develpment thrugh incentives within the land develpment regulatinsa minimum f tw (2) types f uses, but three (3) r mre uses are preferred and encuraged. The intent is t prmte an integratin f land uses, nt t require separatin. Cmpatibility shall be addressed by prviding effective alternatives t buffering, such as building/street alignment and rientatin, screening, pedestrian cntinuity, building articulatin, building heights at the edge f the prject and cntrlled windw views. Prjects shall be develped using the Planned Develpment (PD) Zning, and applicants shall submit a detailed site plan t demnstrate the design cncept in respnse t the intent f the Mixed Use Gateway Land Use Plan Categry. Primary uses include Civic, Cmmercial, Multi-Family Husing and Wrkplace. The general develpment standards fr uses within the Mixed Use Gateway are: 4

5 a) The maximum density fr the land use plan categry is sixteen (16) units per acre, (24) when develpment incentives are met. The residential units shall be integrated with cmpatible nn-residential uses t create a mixed use envirnment. b) The maximum flr area rati fr nn-residential uses is 0.35, 0.5 when develpment incentives are met, but as a bnus, residential uses may be incrprated vertically n the secnd r third flrs withut impacting the prject s verall FAR. c) Mixed use prjects while nt required are strngly encuraged thrugh develpment incentives fund within the Mixed Use Gateway Land Develpment Regulatins. 5