One approach is to establish the Review Committee as an advisory body to the Planning Commission and City Council, with final zoning authority resting with the City Council. This approach is really a refinement of the first method described above and would involve the establishment of separate standards that distinguish a particular district from the others. Whether implementation would involve the creation of new districts or overlay districts, they would need to be added to the official zoning map, and the underlying rationale for their creation explained in the Comprehensive Plan. This system works well in Central Business Districts where land values are high and a developer would profit from an increased floor area ratio. Other incentives may include tax breaks, low interest loans, or public financing.
Some communities require higher development standards whenever public financing is involved.
The level of performance is included as part of the financing agreement but not required by the City's zoning authority. Expectations on both sides should be reasonable and the increased development costs offset by the benefits associated with the public financing. Exchanging floor area bonuses for greater amenities or higher quality development is less successful outside of the Central Business District. Typical commercial areas on the fringe of the Central Business building beyond two or three stories feasible. In addition, typical fringe commercial areas do not generate enough revenue to warrant parking structures.