1. The area proposed for the plan district has special characteristics or constraints of a natural, economic, historic, public facility, transitional land use or development nature that are not common to other areas of the City;

2. Existing base and overlay zone provisions are inadequate to achieve a desired public benefit or to address an identified problem in the area;

3. The proposed plan district and regulations are the result of a legislative study or plan documenting the special characteristics or problems of the area and how a plan district will best address relevant issues; and

4. The regulations of the plan district are in conformance with the Comprehensive Plan and continue to meet the general purpose and intent of the base zone, and any overlay zones applied in the district and do not prohibit uses or development allowed by the base zone without clear justification.