Before adopting an ordinance establishing a S Special Area Zone, the city council shall find that the proposal is in compliance with following criteria:
(1) The area to which the S Special Area Zone is being applied meets at least one of the following criteria:
(a) Is identified in the comprehensive plan or a refinement plan as appropriate for nodal development or for a special range of uses or development that can best be achieved with the use of a special area zone; or
(b) Possesses distinctive buildings or natural features that require special consideration to ensure appropriate development, preservation, or rehabilitation. In order to be considered distinctive, it must be demonstrated that:
1. The area is characterized by buildings that merit preservation in order to protect their special features; or
2. The area contains natural features that have been identified by the city as worthy of special treatment or preservation.
(2) An analysis of the area demonstrates how the uses and development standards of the S Special Area zone ordinance will facilitate implementation of the planned use of the property or the preservation or rehabilitation of distinctive buildings or natural features of benefit to the community.
(3) Except for areas zoned S-H Historic Special Area zone, the area to be classified S Special Area includes at least ½ acre in area.
(4) The application of the zone to the properties proposed for inclusion in the S Special Area zone and the required provisions of a special area zone ordinance are consistent with the criteria required for approval of a zone change, according to EC 9.8865 Zone Change Approval Criteria.
Except for ordinances establishing individual site-specific historic zones, copies of which are maintained at the city’s planning and development department, all existing Special Area zones are set forth in this land use code.