§ III. Planning objectives to be achieved by the Riverchase PUD.
The Harbert-Equitable Joint Venture plans to develop the Riverchase PUD according to a "new town" concept providing for all types of land uses of a complete and balanced community. Included in the Riverchase PUD are areas for planned light industrial, commercial, office, single-family, multifamily, and recreational uses.
Character of the development. The Riverchase PUD shall be a "controlled" development, i.e., all developments in Riverchase will be subject to recorded, protective and restrictive covenants. With authority granted by the Riverchase protective covenants, the Riverchase architectural committee shall have review and approval rights for all plans relating to developments in Riverchase as set forth by said covenants (see section VII "Riverchase protective covenants" of these regulations). In general, the overall character of the Riverchase PUD will be one that [complements], coordinates, and harmonizes with the existing natural and man-made environment of the area.
Planning objectives. The following are the planning objectives which would be achieved in Riverchase through the PUD zoning:
(1)
The permitting of more flexible and consequently more creative and imaginative design (than allowed by other articles of the City of Hoover zoning ordinance) in order to accommodate planned association of uses developed as integral land-use units such as: Industrial or office parks or complexes; commercial uses; service centers; residential developments of multiple or mixed housing; including multifamily dwellings, attached and detached single-family dwellings; or any appropriate combination of uses which may be planned, developed or operated as integral land-use units;
(2)
Permitting of higher densities of land development (than permitted under conventional zoning and allowed by other articles of the City of Hoover zoning ordinance) in conjunction with provisions for functional, open-space and community services;
(3)
The promoting of more efficient use of land (than can be expected or allowed through other articles of the City of Hoover zoning ordinance) to facilitate a more economic arrangement of uses, buildings, circulation systems and utilities;
(4)
The combination and coordination of uses, building forms, building relationships, and architectural styles within the PUD;
(5)
The preservation and enhancement of existing natural landscape features, their scenic qualities and amenities to the greatest extent possible, and the utilization of such features in a harmonious fashion;
(6)
The exception of the Riverchase development from the conventional zoning regulations of the City of Hoover zoning ordinance regarding setbacks, minimum yard sizes, building height limitations, minimum greenbelts, off-street parking regulations, minimum floor areas, and other regulations to achieve the Riverchase planning objectives described herein.
Assumptions and projections. The applicant has assumed the following in regard to the development of the Riverchase PUD:
(1)
The Riverchase area lies in a growth area of the Birmingham metropolitan area and in one of the most desirable areas of the metropolitan area, i.e., "The over the mountain area" of south Jefferson and north Shelby Counties. The great potential for growth in the Riverchase area can be witnessed by the local indicators—the growth of adjacent and surrounding communities.
(2)
The highway interchanges at I-459 and Highway 31, at I-459 and I-65, and at I-65 and Valleydale, are all adjacent to Riverchase, and will be [an] added impetus to its growth. The interchanges make the Riverchase area readily accessible from all directions.
(3)
Along with other areas of the southeast, Riverchase will experience some growth due to the attraction of the "Sun Belt."
(4)
The "new town" and "planned development" concepts of development have been popular since the [1960's] and are found to be desirable for both residential and business markets. Riverchase will offer the quality and uniqueness desired in a planned community and attract the business and residential market.
(5)
In contrast to smaller, isolated planned developments, the size and scale of Riverchase is sufficient to create the atmosphere of a "total community" and provide community identity which is attractive for both residential and business markets.