City of Fredericksburg, VA Planned Development Districts

Residential uses.

The maximum density for residential uses within the PD-R District shall not exceed 24 units per gross acre.

Neighborhood commercial uses. Up to 15% of the gross area of the PD-R development may be devoted to neighborhood commercial uses. The neighborhood commercial uses must be provided in such a manner that they are accessible to both vehicles and pedestrians, with primary emphasis on the pedestrian circulation system.

Site size requirements. Site size requirements in PD-R Districts are as follows:

Minimum district size. The minimum size for any PD-R District is five acres.

Minimum lot size.

The minimum site and yard requirements, including site size requirements for residential and nonresidential uses, the number of townhouse units per building, the setback of dwelling units from site boundaries and private drives, parking areas and walkways, separation between townhouse buildings (dwelling groups), and common areas shall be as required by this section and, where not specified in this section, shall be specified on the face of the General Development Plan (GDP), and all shall be shown on the approved GDP. In the event such requirements are not depicted on the approved GDP, the requirements in § 72-31.4, Residential (R-8) District, shall apply to single-family detached and attached dwellings, and the requirements in § 72-31.5, Residential (R-12) District, shall apply to multifamily dwellings.

The location and arrangement of structures shall not be such that they result in an adverse impact on existing or prospective adjacent dwellings or to existing or prospective development of the neighborhood.

Form-based general development criteria. The General Development Plan for a PD-R District shall incorporate form-based elements. These elements shall either be applied through a illustrative plan or through the development of urban fabric, frontage, building type standards using the following required elements:

Urban fabric standards. Urban fabric standards approach bigger picture site considerations. They address the access pattern to the site, the organization of the site into blocks, the transition from the site to adjacent urban fabric, and the location and character of proposed open spaces. Each of the following urban fabric components shall be incorporated into the General Development Plan:

The development site. The development site shall be defined on the GDP and include all the land, buildings, and structures both existing and proposed, used to calculate the total residential density, use-mix, or floor area ratio calculations for the development.

Access. The development provides a comprehensive and integrated transportation system that separates pedestrian and vehicular traffic, including roadways, bicycle paths, pedestrian walkways, and public transportation facilities, where applicable. Each development shall promote interconnectivity and accommodate a hierarchy of street and alley widths that provide for multiple travel options and points of connection to existing streets, including sidewalks and other pedestrian access. Existing streets that are planned to continue shall be extended through the development site.

Blocks. The development site shall be organized into blocks meeting the standards in § 72-51.2.

Transitional zones. Transitional zones shall be established where a development abuts single-family detached residential lots. The components of the transitional zone shall be defined on the GDP and include: the width and depth of the transitional zone, any setback, buffer, or other feature required within the transitional zone, and the appropriate building types permitted in the transitional zone.

(e)

Open space. The development shall include a mix of general and formal open space. A minimum of 25% of the total gross area of the site shall be general open space. Half of the required open space shall be usable formal open space.

Frontage standards. Frontages shall create the form and fabric of the development and the public realm. Frontages create an active, attractive, and safe public and semipublic edge where the development site abuts a street. In addition, frontages interior to the site shall produce a connected environment through the site, enlivening the development's internal connections and spaces. Frontage standards shall include the following elements:

A frontage map showing the locations of different frontage types.

A public frontage component. The public frontage component consists of the land and elements between the center line of the street and the front property line, often also called the streetscape. The component shall list the elements of the streetscape including the type of on-street parking permitted, the location and width of any utility strip adjacent to the curb, the width of sidewalks or pedestrian infrastructure, and the scale of streetscape lights.

A private frontage component. The private frontage component consists of the arrangement of yards, buildings, and parking on site. The component shall list building placement/build-to-zone rules, parking lot placement setbacks, and the building types permitted along the frontage.

Building type standards. Building type and placement standards focus on the architectural planning of the building to complete the built form. The standards activate street frontages and other public open spaces. The standards also ensure that the form of the development transitions appropriately in mass, scale, and intensity towards adjacent land uses and transects. Building type standards shall include the following elements:

Building placement and orientation standards. These standards include minimum lot size, minimum lot width, side and rear setbacks, and the orientation of the buildings.

Mass and scale. Mass and scale standards shall include maximum height, footprint, and width of the building. Heights shall not exceed 60 feet within a PD-R District.

Facade activation standards. Facade activation standards shall include the location and frequency of entrances to buildings, required facade transparency levels, and standards regarding building materials.

Optional forms of development. While one of the main purposes of form-based regulations is to provide predictability, it is recognized that high-quality development can also be accomplished other than by strict adherence to the prescribed forms of development allowed by this section. Therefore, a certain degree of flexibility is allowed in certain cases in order to encourage creative designs that may generate different, but equally desirable, means of accomplishing the purposes of a prescribed form of development. An applicant may include optional forms of development as by-right options similar to what has been adopted in the City's Form-Based Code.[1] Where proposed, the optional forms of development shall include:

The purpose of the optional form;

Cite the standard and the proposed option; and

Provide design guidelines to be applied with each option.

Editor's Note: See Article 72-A, Form-Based Zoning Regulations.

General standards. No development for a PD-R District shall be approved under the provisions of this section unless the GDP accompanying the application satisfies the following general standards, as follows:

The development offers a balanced variety of housing. Neighborhood commercial uses, if provided, are complementary to the residential uses;

The development consists of an orderly and creative arrangement of land uses, both in respect to each other and to adjacent properties;

The development provides a comprehensive and integrated transportation system that separates pedestrian and vehicular traffic, including roadways, bicycle paths, pedestrian walkways, and public transportation facilities, where applicable. The proposed pedestrian network connects developed areas of the City with the proposed new development;

The development provides exceptional cultural, educational, and recreational facilities for all segments of the community. The development includes special provisions for the identification, restoration, and preservation of any buildings, structures, areas and sites that have historic, architectural, or archaeological significance, as identified on federal, state or local registers, inventories, or designations;

The development utilizes structures that take maximum advantage of their natural and man-made environment and utilize innovative design and architectural detail;

The development provides for adequate public facilities, as set forth in § 72-22.2, Comprehensive Plan.

72-33.2 Planned Development-Commercial District.

Purpose and intent.

The Planned Development-Commercial (PD-C) District is established to provide locations for a full range of retail commercial and service uses which are oriented to serve a regional market area. The district also provides for planned employment centers with offices and professional business uses. The district should be located adjacent to major transportation arteries, with development encouraged in centers planned as a unit.

The district should be reserved for development on contiguous land areas of at least 150 acres under single ownership or control capable of containing an aggregate gross floor area in excess of 500,000 square feet.

Procedure. The PD-C District shall be established or modified only in accordance with 72-22.5, Planned development districts.

Lot size requirements. Lot size requirements in PD-C Districts are as follows:

Minimum lot size. There shall be no minimum lot size. However, all lots of less than 20,000 square feet shall comply with the following requirements:

[Amended 11-14-2017 by Ord. No. 17-22]

No such lot shall have a separate entrance on a public street, but shall share an approved entrance on a public street with one or more other lots consisting of at least 30,000 square feet;

No such lot shall be used for any building containing or designed to contain fewer than five connected businesses or offices, unless the total acreage of lots used for such purpose is less than 5% of the overall (total) acreage in the PD-C District; and

No such lot abutting a four-lane major thoroughfare shall contain less than 10,000 square feet.

Minimum lot width. There shall be no minimum lot width.

Bulk regulations. Bulk regulations for PD-C Districts are as follows:

Maximum building height. Building heights of up to 90 feet are permitted, and may be increased to 199 feet for telecommunication towers or 135 feet for outdoor recreation structures, subject to approval of a special use permit.

[Amended 8-24-2021 by Ord. No. 21-22]

Minimum setback requirements.

Front setback, no requirement.

Side setback, no requirement.

Rear setback, no requirement.

From all residential uses outside the PDC District, 50 feet.

(e)

From public street rights-of-way, 30 feet.

(f)

From internal travel lanes and drives, 15 feet.

Maximum floor area ratio. The maximum floor area ratio shall be 1.00.[1]

Editor's Note: Former Subsection D(4), Residential density use limitations, which immediately followed this subsection, was repealed 9-13-2022 by Ord. No. 22-17.

Residential density use limitations. Residential uses shall not exceed 10% of the overall PD-C development and 24 units per acre. For purposes of this regulation, "the overall PD-C development" shall mean the gross acreage included within the perimeter of a land area zoned PD-C through a single Zoning Map amendment, or related Zoning Map amendments adopted contemporaneously by City Council, or an area governed by a single generalized development plan, where applicable. For example, and by way of illustration, Celebrate Virginia South is one PD-C development and Central Park is another PD-C development.

[Added 9-13-2022 by Ord. No. 22-17[2]]

[2]

Editor's Note: This ordinance also redesignated former Subsections E and F as Subsections F and G, respectively.

Open space.

The minimum open space requirements for the PD-C District shall be as follows:

Lots of less than two acres, 15% of total gross area shall be landscaped open space;

Lots of more than two acres, 10% of total gross area shall be landscaped open space; and

Overall (total) within PD-C District, 25% of total gross area shall be landscaped open space.

For purposes of this section, the term "landscaped open space" shall include wet ponds, wetlands, and similar water amenities.

General standards. No application for a PD-C District shall be approved unless the General Development Plan which must accompany such application satisfies the following general standards, as follows:

The development consists of an orderly and creative arrangement of land uses, both in respect to each other and to adjacent properties;

The development provides a comprehensive and integrated transportation system that separates pedestrian and vehicular traffic, including roadways, bicycle paths, and/or pedestrian walkways;

The application provides for adequate public facilities, as set forth in § 72-22.2, Comprehensive Plan;

No travel routes, except pedestrian pathways, are to be constructed, installed, or located on lands having a slope greater than 30%;

Sidewalks or other pedestrian pathways that link older and developed areas of the City are in accordance with the Comprehensive Plan and are located along natural waterways and scenic areas to the maximum extent possible;

The development, where possible, will utilize design and architectural detail harmonious with the size, use, and layout of the parcel;

(7)

All business, service, storage, and display of goods shall be permitted only as accessory uses on the same lot with a permitted or special permit use. The outdoor area devoted to storage, loading, and display of goods shall be limited to that area so designated on an approved final site plan or recorded subdivision plat and properly screened from public view; and

(8)

All refuse shall be contained in completely enclosed facilities, and screened with material similar to the building so served.[3]

[3]

Editor’s Note: Former Subsection G, Special sign standards, which immediately followed this subsection, was repealed 11-14-2017 by Ord. No. 17-22.

72-33.3 Planned Development-Mixed-Use District.

[Amended 9-13-2022 by Ord. No. 22-18]

Purpose and intent.

The Planned Development Mixed-Use District is established to promote areas appropriate for office, retail, and residential uses, designed in a unified and cohesive manner in order to create an attractive environment in which to live, work and recreate. Two or more uses shall be integrated into a mixed use project. The district is appropriate in areas designated for mixed-use in the Comprehensive Plan or in areas where design criteria can be used to transition from established uses while accommodating new growth and evolving market trends. Vertical integration of uses is encouraged where appropriate.

Where appropriate, existing environmental features are to be preserved and integrated into the plan of development. In order to lessen the dependence on vehicles, the major land uses are encouraged to be connected by way of pedestrian linkages, bicycle/pedestrian facilities, trails and greenways that tie together the businesses, residences and open space into accessible patterns of development, and connect to adjacent off-site roads, parks and trails. The pedestrian-oriented nature of the district should be emphasized by the building scale and design, block sizes, pedestrian-oriented uses and streetscapes.

This district is considered an urban-style model with uses that are mixed together and easily walkable. For example, main entrances are located close to public streets, parking lots serve multiple uses, residential densities are higher to promote more activity within the development, as well as more public open spaces, and buffers located between different uses within the borders of the development are reduced or eliminated.

The district shall encourage mixed-use development and its accompanying support commercial and office uses while maintaining a strong emphasis on pedestrian scale, urban development and amenities. In order to encourage high-quality design and innovative arrangement of building and open space uses throughout the project, this district provides substantial flexibility from the conventional use and dimensional requirements of the general districts.

The district shall promote a compact mixed-use design, traditional neighborhood pattern of development which includes a hierarchy of interconnected streets and blocks, pedestrian-friendly walkable streets, a variety of housing types and lot sizes, mixed-use commercial neighborhood centers, and a connected passive and active open space network.

For purposes of this district, the following themes are embraced as desired sustainable growth policies and should be included in the design of each project: walkability, green building design, recycling, natural resource protection, and non-commercial community gardens, where appropriate.

(7)

A PD-MU development may be appropriate for production-oriented workplace uses. These uses include light manufacturing, contractor's offices, commercial laundry, wholesale sales, warehouse, outdoor storage, regional breweries, regional wineries, and regional distilleries. These uses are permitted either by-right or by special use depending on the overall size of the proposed PD-MU and may be appropriate in portions of the City designated as T-4W or T-5W in the City's Comprehensive Plan.

Procedure. The PD-MU District shall be established or modified only in accordance with § 72-22.5, Planned development districts.

District size requirements. The district size requirements for a PD-MU District are as follows:

Minimum district size. The minimum district size for any PD-MU District is two acres. However, the minimum district size in the Lafayette Boulevard Corridor Overlay Districts is 22,000 square feet.

Bulk regulations. Bulk shall be depicted on the approved GDP and shall comply with the following provisions:

Maximum floor area ratio. The maximum floor area ratio for nonresidential uses shall be two. Additional intensity may be approved by the City Council, as a special use, up to a maximum three.

Residential density.

Permitted residential density shall be as follows:

Standard	Single-Family Attached or Detached	Multifamily or Upper Story Dwellings over Nonresidential	Student Housing
Residential Density, Maximum by Right	16 units per acre	30 units per acre	60 units per acre when no other residential units are proposed

Any combination of mix of the residential unit types may be used to achieve the permitted density and as shown on the GDP. The unit mix in a phased development may vary due to the prevailing market conditions, provided that the total number of units developed shall not exceed the total number of units shown on the approved GDP.

Notwithstanding any other provisions of this section, the City Council may approve an increase in density levels upon finding such increase achieves the purpose and intent of the district.

Individual phases of the development may have densities that exceed the maximum or minimum requirements so long as such densities for the number of residential units as shown on the GDP comply with the PD-MU District standards.

Minimum use mix.

A PD-MU District shall include two or more different use groups from the following list:

Residential (including all Residential use categories);

Lodging (including the Visitor Accommodations use category);

Office, Institutional, and Educational;

Retail and Consumer (including Alcoholic Beverage Production, Eating Establishments, Indoor Recreation, Retail Sales and Services, and Light Manufacturing use categories).

In a PD-MU District, no single use group shall make up more than 75% of the total gross floor area of the development, and all uses are functionally integrated and share vehicular use areas, ingress and egress, and pedestrian access. On the General Development Plan, residential floor area shall be calculated in accordance with § 72-82.5A(3), Mixed Use Ratio. This section shall not prohibit additions or other alterations to dwelling units after they are issued a certificate of occupancy.

Phasing of Use Mix.

Phasing of the development shall be included on the GDP and shall be administered as follows:

Development components shall be phased so that no more than 75% of the total residential units shall be issued a Certificate of Occupancy prior to the issuance of a shell final inspection for 25% of the total gross floor area of the development's commercial use.

[2]

Each phase of development shall contain a tabulation of the site by use category, the accumulated total FAR, the total number of residential units, and the percentage of open space to demonstrate that the development is in conformance with the GDP.

[3]

Notwithstanding any other provisions of this subsection, an applicant may propose, and the City Council may approve different percentage ratios for those uses set forth within Subsections E(1), (2), and (3) above upon a finding that the alternate percentage will better serve the purposes of this chapter, and of the proposed district, due to market conditions, land use demand, or other factors determined appropriate by the City Council.

Form Based General Development Criteria. The General Development Plan for a PD-MU District shall incorporate form based elements. These elements shall either be applied through an illustrative plan or through the development of Urban Fabric, Frontage, Building Type Standards using the following required elements:

Urban Fabric Standards. Urban Fabric standards approach bigger picture site considerations. They address the access pattern to the site, the organization of the site into blocks, the transition from the site to adjacent urban fabric, and the location and character of proposed open spaces. Each of the following Urban Fabric components shall be incorporated into the General Development Plan:

The Development Site. The Development site shall be defined on the GDP and include all the land, buildings, and structures, both existing and proposed, used to calculate the total residential density, use-mix, or floor area ratio calculations for the development.

Blocks. The Development Site shall be organized into blocks meeting the standards in § 72-51.2.

Transitional Zones. Transitional Zones shall be established where a development abuts single-family detached residential lots. The components of the Transitional Zone shall be defined on the GDP and include: the width and depth of the Transitional Zone, any setback, buffer, or other feature required within the Transitional Zone, and the appropriate Building Types permitted in the Transitional Zone.

(e)

Open Space. The Development shall include a mix of general and formal open space. A minimum of 15% of the total gross area of the site shall be general open space. Half of the required open space shall be usable formal open space.

Frontage Standards. Frontages shall create the form and fabric of the development and the public realm. Frontages create an active, attractive, and safe public and semi-public edge where the development site abuts a street. In addition, frontages interior to the site shall produce a connected environment through the site, enlivening the development's internal connections and spaces. Frontage standards shall include the following elements:

A Frontage Map showing the locations of different frontage types.

A public frontage component. The public frontage component consists of the land and elements between the center line of the street and the front property line, often also called the Streetscape. The component shall list the elements of the streetscape, including the type of on-street parking permitted, the location and width of any utility strip adjacent to the curb, the width of sidewalks or pedestrian infrastructure, and the scale of streetscape lights.

A private frontage component. The private frontage component consists of the arrangement of yards, buildings, and parking on-site. The component shall list building placement/build-to-zone rules, parking lot placement setbacks, and the Building Types permitted along the frontage.

Building Type Standards. Building Type and Placement Standards focus on the architectural planning of the building to complete the built form. The standards activate street frontages and other public open spaces. The standards also ensure that the form of the development transitions appropriately in mass, scale, and intensity towards adjacent land uses and transects. Building Type Standards shall include the following elements:

Building Placement and Orientation standards. These standards include minimum lot size and width, side and rear setbacks, and the orientation of the buildings.

Mass and Scale. Mass and Scale standards shall include maximum height, footprint, and width of the building. Heights shall not exceed 80 feet within a PD-MU District.

Facade Activation standards. Facade Activation standards shall include the location and frequency of entrances to buildings, required facade transparency levels, and standards regarding building materials.

Optional Forms of Development. While one of the main purposes of form-based regulations is to provide predictability, it is recognized that high-quality development can also be accomplished other than by strict adherence to the prescribed forms of development allowed by this ordinance. Therefore, a certain degree of flexibility is allowed in certain cases in order to encourage creative designs that may generate different, but equally desirable, means of accomplishing the purposes of a prescribed form of development. An applicant may include optional forms of development as by-right options similar to what has been adopted in the City's Form Based Code. Where proposed, the Optional Forms of Development shall include:

The purpose of the optional form;

Cite the standard and the proposed option; and

Provide design guidelines to be applied with each option.

An applicant may opt to use the City's Form Based Code Appendix.[1] If so, then the GDP must include illustrative diagrams showing the proposed Urban Fabric components as well as a Frontage Map.

Editor's Note: See Appendix 72-A, Form-Based Zoning Regulations.

Project Development Criteria. The following project development criteria shall be incorporated into the General Development Plan for an overall PD-MU development in order to promote sustainability:

The development shall maintain, as much as possible, the existing natural topography of the site by preserving the natural character and existing trees to the greatest extent possible. The site design and structures shall take advantage of their natural and man-made environment and to address sustainability;

Where applicable, the development includes provisions for the identification, restoration and preservation of buildings, structures, and sites that have historic, architectural, or archeological significance. The development provides opportunities for cultural, educational, or recreational facilities for all segments of the development;

The development consists of an orderly and creative arrangement of land uses, both in respect to each other and to adjacent properties. It shall be built around a comprehensive and integrated transportation system that separates pedestrian and vehicular traffic, including roadways, bicycle paths, pedestrian walkways, and public transportation facilities, where applicable. Integration of uses and associated shared parking is encouraged to minimize the development footprint;

The development substantially conforms to the Comprehensive Plan with respect to type, character and intensity of use. The development provides for adequate public facilities to serve the intensity and character of the development.

Conflict. Where regulations within this district conflict with other provisions within this chapter, these district regulations shall govern.

Existing Approved Districts. In the event that site size requirements, setbacks, or other information are not depicted on a General Development Plan approved prior to the adoption of this ordinance, then the requirements set forth in § 72-31.4, Residential (R-8) District, shall apply to single-family detached and attached dwellings, and the requirements in § 72-31.5, Residential (R-12) District, shall apply to multifamily dwellings.

72-33.4 Planned Development-Medical Center District.

Purpose and intent.

The Planned Development-Medical Center (PD-MC) District is intended to permit the development and growth of general and specialty hospitals to serve as the nuclei of medical center complexes within the City. The principal land use objective of the district is to permit the location around a general hospital of closely related medical uses, such as medical offices, diagnostic laboratories, pharmaceutical centers, special patient care units and allied housing units, in order to provide for an improved, convenient and efficient health care and delivery system for the City region. The district shall be developed in accordance with the Comprehensive Planning principles, guidelines, and performance standards outlined in this section.

The PD-MC District shall not be appropriate unless the generalized development plan submitted by an applicant satisfies the requirements of this section and the adopted Comprehensive Plan, to a significantly greater degree than the requirements of a conventional zoning district.

Procedure. The PD-MC District shall be established or modified only in accordance with § 72-22.5, Planned development districts.

Site size requirements.

Minimum district size. The minimum district size for any PD-MC District is 60 acres.

Minimum site size.

The minimum site area (i.e., area prescribed to total building project boundary or platted subdivision boundary) for each building containing or intended to contain one or more permitted or special uses shall be 20,000 square feet.

The minimum site width for each permitted or special use within any PD-MC District shall be 100 feet.

Bulk regulations. Bulk regulations for the PD-MC District are as follows:

Maximum building height. Buildings may be erected up to 110 feet, provided that the setback, side, and rear yard requirements, where applicable, shall be increased one foot for each additional foot of building height over 50 feet.

Front yard requirements.

Structures shall be located 80 feet from any public street or highway right-of-way, or 40 feet from any private street, measured to the outside edge of pavement, which functions as a major collector for the PD-MC District.

There shall be no setback requirement from minor private parking bays and travelways, except that parking lots shall be located no closer than 30 feet to any public street or highway right-of-way.

Side setback requirements. The minimum width of each side setback for a main structure shall be 50 feet, except that, when such use is adjacent to a residential district, there shall be a minimum side setback of 70 feet, provided that the side setback adjacent to the residential district shall not be less than the horizontal distance derived from the ratio of one foot in horizontal distance for every one foot in building height of structure.

Rear setback requirements. Each main structure shall have a rear setback of 50 feet, except that, when such use is adjacent to a residential district, there shall be a minimum rear setback of 70 feet, provided that the rear setback abutting the residential district shall not be less than the horizontal distance derived from the ratio of one foot in horizontal distance for every one foot in building height of structure.

Floor area ratio. The maximum floor area ratio shall be 1.50, provided that the total project area (i.e., area prescribed to total building project boundary or development phase) for each building containing or intended to contain one or more permitted or special uses shall be at least 20,000 square feet; except that additional density regulations shall be applied as follows:

The total project area for each building to be used for hospital-related housing for the elderly and handicapped shall be a maximum of 2,000 square feet per dwelling unit and the density of such uses shall not exceed 20 units per acre;

The total project area for each building to be used for hospital-related homes for adults, nursing homes, or alcohol and drug rehabilitation shall be a maximum of 1,500 square feet per bed and the density of such uses shall not exceed 30 beds per acre; and

The area requirements for other types of residential uses to be located within the PD-MC district shall be determined and governed by the area regulations for that particular unit type as prescribed in the City's residential districts.

Residential use limitations. The following residential uses are permitted in the PD-MC Zoning District:

Housing for the elderly and persons with disabilities and homes for adults, provided that the gross area for such housing does not exceed 15% of the total gross area of the PD-MC Districts.

Dormitories and medical-related housing designed for the use of physicians, interns, nurses, allied health personnel and their families, provided that the gross area for such uses does not exceed 10% of the gross area of the PD-MC Districts.

Residential uses up to eight units per acre, provided that the gross area of such uses does not exceed 10% of the total area of the PD-MC District.

Open space. At least 20% of the PD-MC District shall be landscaped open space.

General standards. No PD-MC application shall be approved unless the General Development Plan accompanying such application satisfies the following general standards:

The development consists of an orderly and creative arrangement of land uses, both in respect to each other and to adjacent properties;

The application provides a comprehensive and integrated transportation system that separates pedestrian and vehicular traffic, including roadways, bicycle paths, pedestrian walkways, and public transportation facilities, where applicable;

The development utilizes structures that take maximum advantage of their natural and manmade environment and utilize innovative design and architectural details;

The application provides for adequate public facilities, as set forth in § 72-22.2, Comprehensive Plan;

The development substantially conforms to the adopted Comprehensive Plan with respect to type, character and intensity of uses and public facilities;