North Tryon Area Plan

Transcription

1 o yon ea Plan haloe-ecklenbug Planning epamen doped by haloe iy ouncil ay, 2010

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3 able of onens xecuie ummay iii olume : oncep Plan 1 Plan onex 2 Pupose Plan Boundaies ocumen ganizaion Policy Famewok Plan eelopmen Public npu ey ppouniies and onsains ision aemen oals Plan oncep and Use ea : nown & aiload ea ea B: ockwood & aham eighs ea ea : 30 o ando ea ea : osedale ea ommuniy esign 20 esidenial esign Policies on-esidenial esign Policies anspoaion & eescape 22 ee onneciiy o yon eescape Public ansi nfasucue and Public Faciliies 29 nionmen 30 olume 2: mplemenaion uide 31 oecie ezoning 32 mplemenaion aegies aalys ies aalys ie 1 aalys ie 2 aalys ie 3 eelopmen Poenial and ake Foecas 42 olume 3: ppendix: xising ondiions 43 nionmenal 44 aual Feaues ee oe emogaphics 44 o yon ea Plan i able of onens

4 and Use 47 xising and Use and Use haace doped Fuue and Use xising Zoning Uban esign 48 eighbohoods o yon ee eal sae ake Foecass 51 ndusial ffice eail esidenial anspoaion 53 oadway lemen anspoaion ssessmen Pedesian and Bicycle lemen Public anspoaion Public Uiliies 58 ae/ewe omwae Public Faciliies/nsiuional Uses 61 Public eco nesmens 63 is of aps ap 1: Plan ea Bounday 3 ap 2: enes, oidos and edges ow Famewok 4 ap 3: oncep ap 9 ap 4: and Use ecommendaions 10 ea : nown & aiload ea 13 ea B: ockwood & aham eighs ea 14 ea : 30 o ando ea 17 ea : osedale ea 18 ap 5: Fuue onneciiy ppendix aps ap 1: ee anopy 45 ap 2: xising and Use 46 ap 3: doped Fuue and Use 49 ap 4: xising Zoning 50 ap 5: ee Feaues 55 ap 6: Pedesian and Bicycle Feaues 56 ap 7: Bus oues 59 ap 8: ydologic Feaues 60 ap 9: Public nesmens 65 Piae eco nesmens 64 ii able of onens o yon ea Plan

5 xecuie ummay o yon ea Plan iii xecuie ummay

6 xecuie ummay Pupose o yon ee, exending nowad fom haloe s ene iy, is a key aea fo gow wiin haloe and ecklenbug ouny. he pupose of is documen is o esablish a ision fo e plan aea and poide ecommendaions o guide fuue gow and deelopmen consisen wi e enes, oidos and edges ow Famewok. nce adoped, is plan will: updae policies in e enal isic Plan; addess key land use, anspoaion, uban design and deelopmen issues; poide guidance fo fuue land use and infasucue decisions; see as e official seescape plan fo e plan aea; and eify e gow coido boundaies wiin e plan aea. Plan ea he plan aea incopoaes e popeies geneally cluseed aound o yon ee, exending fom e Bookshie Feeway (- 7 jus ouside of e ene iy, o uga eek oad. includes waehouse/indusial, eail sip, oe business uses, as well as insiuional uses and esidenial aeas. he official boundaies of e plan aea ae shown on ap 1. ppouniies & onsains hough examinaion of exising condiions in e plan aea (see ppendix, oppouniies o build upon and consains o oecome wee idenified. ppouniies: Poximiy o ene iy nesae highway access Fuue ligh ail ansi seice ail and inemodal faciliy elocaion ffice employmen ndusial make xising businesses eail make oppouniies ingle family esidenial einesmen uli-family oppouniies isoic osedale ee gid sysem chool faciliies onsains: Unaacie seescape on o yon ee ifficul ligh ail connecions affic congesion ail faciliies ime and cime pecepion Uban inisy ene and Upown hele Used ca los Few eail seices Buildings deeioaed and boaded up ack of pak and geenway connecions ision he pefeed fuue fo e plan aea is highlighed in e following ision saemen: he o yon ea Plan aea is a communiy of esidens, businesses, and indusies locaed jus noeas of haloe s ene iy. he oppouniy is a hand o build on e aea s locaional sengs and make oppouniies o impoe is physical condiion, funcional uiliy, economic iabiliy, appeaance, and liabiliy. he aea will ake is place as one of e iing mixed use communiies suounding and ineacing wi e ene iy, including sable single famiiy neighbohoods. i xecuie ummay o yon ea Plan

7 and Use and ommuniy esign he plan conains a numbe of policies elaed o and Use and ommuniy esign. he plan aea lies eniely wiin a ow oido as defined by e iy s enes, oidos and edges ow Famewok. is a blend of feeway inechange uses, esablished neighbohoods, geneal coido aeas, and aeas poenially influenced by poposed ansi saions; plus some oeflow of ene iy ciiy ene use ypes. and Use policies ae boken ino fou geogaphic aeas and summaized as follows: : nown & aiload ea ncease office and ligh indusial uses while educing fue heay indusial in key locaions close o upown and o e poposed ligh ail saion. uppo indusial uses compaible wi e ail seice yad, wi offices and lighe indusial uses along o yon ee. uppo long em mixed use deelopmen nea e ligh ail line if inemodal elocaion and make condiions pemi. B: ockwood & aham eighs ea abilize ockwood, aham eighs, and yon ills neighbohoods by poecing edges and encouage compaible adjacen uses such as office, esidenial, and neighbohood eail. : 30 & ando ea uppo einesmen in ando indusial aea. ncouage office and eail a appopiae o yon ee locaions. ncouage exension of ile uga eek eenway, wi compaible uses along edge. : osedale ea Pesee and mainain exising ciic uses along o yon ee. abilize ich enue neighbohood by poecing edges. ainain and expand highe densiy esidenial uses wi appopiae buffes o oe uses. anspoaion and eescape ee onneciiy onneciiy policies addess poposed new sees and enhancemens o exising sees o make em moe pedesian and bicycle fiendly. he policies include: Poide new see connecions a key locaions; and enhance exising see newok. nhance e pedesian and bicycle newok. he Plan ea has numeous olde indusial and commecial popeies such as is, in need of enoaion. o yon ea Plan he iy o Business ene has been edeeloped fo a mix of eail, office, and ligh indusial uses. he join Police, ibay, and Job ink faciliy a e eas end of e plan aea is a song pesence. xecuie ummay

8 o yon eescape he condiion of o yon ee has been idenified as a focus fo e plan. mpoemens ae a key o impoing e physical, funcional, and isual chaaceisics of e see. he plan ecommends fuue coss secions fo e see, based on e iy s Uban ee esign uidelines (2007. hese coss secions should be used as e basis fo iy iniiaed impoemens, as well as fo new deelopmen o majo enoaion pojecs in e plan aea. nfasucue, Public Faciliies, and nionmen he coe of e plan aea includes pesen and fome commecial and indusial deelopmen, expeced o edeelop oe ime. s wae and sewe sysem may equie expansion fo moe inense new uses. n addiion, e plan policies include: ake ees a feaue of all sees, and educe impeious sufaces. esign new buildings and paking aeas o educe somwae unoff, impoe wae qualiy, and encouage alenaie anspoaion modes; poec and enhance e ile uga eek waeshed. xpand e ile uga eek eenway and poide addiional pak faciliies wiin e plan aea. ncouage buying of oehead uiliy lines. nsue well conneced public faciliies wi opimum agency join use mplemenaion uide he mplemenaion uide idenifies saegies o implemen e policies of e oncep Plan. Because e mplemenaion uide is no adoped by eleced officials, i is no a commimen. he mplemenaion uide oulines a numbe of impoemen pojecs. lage numbe of popeies in e plan aea ae occupied by ongoing businesses. hese uses see impoan employmen and economic funcions wiin e iy, and should eain ei cuen zoning o allow coninuing as of igh opeaions unil e popey ownes ae eady fo edeelopmen. s such, no coecie ezonings ae included in e o yon ea Plan. lso included in e mplemenaion uide ae deelopmen conceps fo ee aalys ies wiin e plan aea. hile showing deelopmen on specific pacels, ey ae illusaie in naue, and no inended o epesen specific equiemens. he o yon ee paen is geneally lacking in physical, funcional, and isual feaues. i xecuie ummay ile uga eek uns along e edge of e plan aea, and should become an ameniy fo e aea. isoic osedale Planaion is wiin e plan aea, and should incease in isibiliy as an aea ameniy. o yon ea Plan

9 olume. oncep Plan o yon ea Plan 1 olume : oncep Plan

10 2 Plan onex Plan onex o yon ee, exending nowad fom haloe s ene iy, is a key aea fo gow wiin haloe and ecklenbug ouny. his plan was undeaken o guide public and piae deelopmen and edeelopmen wiin e see coido. Pupose his documen esablishes a ision fo e plan aea and poides policy diecion o guide fuue gow and deelopmen consisen wi e enes, oidos and edges ow Famewok. nce adoped, is plan will: updae exising policies fo e plan aea in e enal isic Plan; addess key land use, anspoaion, uban design and deelopmen issues idenified ough e planning pocess; poide guidance fo fuue land use and infasucue decisions; see as e official seescape plan fo e plan aea; and eify e gow coido boundaies wiin e plan aea. Plan Boundaies he plan aea incopoaes e popeies geneally cluseed aound o yon ee, exending fom e Bookshie Feeway (- 7 jus ouside of e ene iy, o uga eek oad. includes waehouse/indusial, eail sip, oe business uses, as well as insiuional uses and esidenial aeas. he official boundaies of e plan aea ae as shown on ap 1. he planned Blue ine xension of haloe s ligh ail ansi line will follow e exising ail alignmen oughly along e sou edge of e plan aea. hee ansi saions ae planned close o e plan aea. Fo e mos pa, i is inended a ansi aion ea planning will be accomplished ough a sepaae pocess o be iniiaed in e nea fuue. Popey suounding e poposed ee saion appeas o be deelopable fo ansi oiened deelopmen. s such, land sou of uga eek is no included in is plan aea. n e oe hand, coninuing use of e ail yad is expeced o limi see and pedesian connecions nowad a e and ee saions. s such, land jus no of e ansi line a ese saions is included in is plan aea. he make sudy elemens of e plan efe o a lage aea an e plan aea. he ade aea wiin which eailes opeae is no consained by e boundaies of is plan, and coes much of inne noeas haloe. his ade aea is bounded by e Bookshie Feeway, 10 ee, and aesille oad o e wes; -85 and ocky ie oad o e no; ewell ickoy oe oad o e eas; and he Plaza and awone ane o e sou. ocumen ganizaion his documen is oganized ino ee pas as shown below. nly e fis pa, e oncep Plan, will become adoped iy policy. Pa 2, mplemenaion uide, will be used o guide saff wok. Pa 3, ppendix, poides suppoing infomaion. ea Plan ocumen Pa 1: oncep Plan Pupose ision aemen oals Policies oncep Plan is adoped by iy ouncil and will ac as a policy guide fo fuue decision making. Pa 2: mplemenaion uide Pa 3: ppendix cion eps denified o ay u Plan Policies Poides diecion o saff in implemening plan policies xising ondiions epo ends & Foecass e uppoing nfomaion Poides addiional, suppoing infomaion o yon ea Plan

11 8 B PP B Z PP F F F B Z F U F BU B Z PP B B F F U U F B P F xising Feigh oido ine Bounday o ow oeas ow oido Bounday Plan Bounday Poposed ansi aion Poposed ansi lignmen 3 xising Feigh ine U F BU F B UB 2,000 U Z Plan ea Bounday Plan ea Bo 77 B B B fee B BU Z F 1,000 P B F F B UB P P ( U U F U P P F B B U U P c P P B P B P ( B B U UB c BU P U Z U F F BU B B c F B 9 P c U F B B U B P U B P F U P P ( B B B P ( F c B U P P P P ( B B U P P B B P U P ( B B F B F B F F B F F B F B U F B B U P B P U U P U U J FF U B F J FF F B F B B U B P F B U U U B B F B B U F U P c U B B B F U B X J FF X U F U P ( P Plaza d lemenay P o haloe Pak P ( P Plaza d lemenay P ( U P 3 7 ( P F U B.. X U F P ( P c c 2 F P 0 2,000 B B B P P fee P ap 1 ( 13 8 U 1,000 U 1 9 P B B 17 ( P ( P X ( o haloe Pak P o ow oido Bounday oeas ow oido Bounday o ow oido Bounday Plan Bounday oeas ow oido Bounday Poposed ansi aion Plan Bounday Poposed ansi lignmen Poposed ansi aion xising Feigh ine Poposed ansi lignmen U B 3 lemson e Pak BU 18 0 P U P B P F 8 X U ighland lemenay B P ee Pak - B 77 F B U 8 B B U JU 0 hales e Pak U 2 X U X B B U J illa eighs lemenay B 19 U 0 B F U 1 20 U JU U 3 7 U F U B U P Fie ighland B odelia P ( P aion 7 lemenay lemson ehales e Pak Pak lemson e Pak Plaza d lemenay c X P ( P c Pak P U U - P J U X B B ( P ( P P X B P o aion 7 haloe U ighland lemenay Fie P ( B F B P - P X B U c 31 U 2 3 B 4 hales e Pak 3 X P B c B uga eek Police ibay aion ( BU J mak illa eighs aion lemenay ( B P P P X ( U P U F Fie yon ills aion 7 Pak 2 7 B 31 B 32 ( P BU U B 30 - F P aion 8 X B B mak 10 an ma. ps U F P ' aloe 29 Poduced by Planning epamen ugus 31, 2009 haloe-ecklenbug d by e haloe-ecklenbug Planning epamen, ugus 31, nbug Planning epamen, ugus 31, odelia Pak 1 P B U U U X P P 2 ( 77 P F ps... ene U P B 8 B 9 ' loe han ma 10 U F P B U U - F JU U P 9 30 U uga eek Police ibay aion B ( Pak Belmon ibay B Belmon P P ibay P ee odelia P illa eighs Pak Pak lemenay ee Pak Belmon ibay P P U 9 P U U B Pefomance eaning ene U X F 31 U F 21 yon ills lemenay ( P B P yon ills andopak B eek Pak P B F B U ( B ( BU X U 32 F U mak aion Pefomance eaning ene B eia U Fie aion U P 22 U P P F P ando ene F U U F B P F P U F U yon ills yon ills Fie Paklemenay 30 aion igheen-hiy ndusial Pak F F Z U P X F B P igheen-hiy ndusial 2 Pak 4 J Pefomance eaning ene U F B U ando ene uid ills lemenay F F B (F B B B aklawn Pak U Z yon ills lemenay B (F U Fie aion U F F F JU B igheen-hiy nia ndusial Pak oud Pak P F U P F U B aklawn Pak B U B B ouble aks nia Pak oud Pak F B Z U JU BU U ando ndusial Pak uid ills lemenay cu U eia eek Pak uga eek Police ibay aion U ouble aks Pak B uid ills lemenay BU Pak F U U U

12 enes, oidos, and edges ock Pkwy d d eek wy d am d d oungblood d ledge ilkinson d yon eele 85 ixie eek am ie ilson d d Bld ld d olly - unesille oun 485 le ee owd allace eel d ixie d d eek eck Bookshie d olly d d d ile Bellhaen d uckaseegee hopon andy Poe esinghouse 485 d Bld Bld Feedom d okmon Bld Beam d d oddille d yon Beaies Fod ilead clwaine olly - unesille d Bookshie ozzelles d ilkinson Billy aham es d yola yola d d owood d d aions Fod 77 wy 51 aions d d ambigh ianda akdale Bld Fod d Bld d Fey coy d unse Peachee uckaseegee Feedom Bld lanon d Polk U wy 521 d ens oskins d emoun Bld ou Beaies d d d d olly d - akeiew Fod caleybak d oodlawn yola haon d 485 ancase 85 d es Pak d Beaies Fod d unesille eames yon d d Ballanyne 77 indy 77 d d as Bld Pak d 77 aesille d n oehead elwyn leneagles amel aesille d aesille e ld unesille - lexandeana d 7 ings Queens d e aesille d ld aesille d ibbon d ucks ais aham yon Queens haon Quail ollow d d d d d ommons 7 olony andolph d wy 51 lm n oncod sbuy aid d he d Bld hapel uga uga Plaza ndependence d endoe Faiiew amel ea d olony d d d asfield ox d allad eek d enal uga haon miy d Pkwy d Poidence d Bld onoe d eek ea d d d eek d asway d Pospeiy d huch d e Poidence d idge ama adis d yon d he d lexande d wy 51 d allad allad 85 ld ais haon miy onoe d Bead eek d U wy 29 Bld Plaza eek huch Uniesiy oncod d d ais Bld d ickoy oe d lbemale d adis d cee o Bld ais dlewild d iy ade ocky Plaza Pailion awyes ewell Bld U wy 29 Back eek obinson d agae d Bld huch allace d d huch Pence ndependence Bld U wy 74 eddingon d Pleasan John Plains d dlewild d ood d d ie ilson d ebanon d wy d aisbug oe d x d amp lbemale d ilgoe - in ill d wy 51 awyes hompson ewa d d d 485 ocky ie huch d wy lingon 218 huch d abaus Bief d d Policy Famewok he following key documens poided guidance and diecion fo is plan: enes, oidos and edges ow Famewok esablishes a ision fo fuue gow and deelopmen. does is by idenifying ee geogaphic land use caegoies fo haloe s sphee of influence, and oulining e desied chaaceisics of each of ese geogaphies: ciiy enes ae geneally appopiae fo new gow, wi e ype and inensiy of deelopmen coesponding o e ene ype. ow oidos ae ofen pioiy locaions fo new gow, especially in idenified ansi aion eas. edges will emain pedominanly low densiy esidenial wi limied highe densiy housing and neighbohood seing commecial uses. uch of haloe s fuue modeae o highe inensiy deelopmen is expeced o occu wiin fie majo ow oidos and in designaed ciiy enes. his will help maximize exising infasucue and seices. ene iy ixed Use ciiy ene ndusial ciiy ene oido edge e Juisdicion ap 2: enes, oidos and edges ow Famewok h a l o e Poduced by e haloe-ecklenbug Planning epamen. miles ae: July 30, moe an maps... 4 Plan onex wy Poidence d es ea d ap 2 shows e geneal layou of enes, oidos and edges. he plan aea is locaed eniely wiin e o and oeas ow oidos whee ey come ogee jus ouside of ene iy haloe. o yon ea Plan

13 eneal eelopmen Policies ae adoped policies on aious opics elean o deelopmen and edeelopmen in haloe-ecklenbug. n paicula, ey addess esidenial locaion and design, eail-oiened mixed/muli-use cenes and ansi suppoie deelopmen. ddiionally, e eneal eelopmen Policies poide guidance o minimize negaie enionmenal impacs of land deelopmen and o moe closely link land use and deelopmen decisions o e aailabiliy of infasucue o suppo i. ansi aion ea Pinciples ae incopoaed ino e eneal eelopmen Policies. hese poide specific guidance fo land use, design, and anspoaion faciliies wiin a ½ mile walk of apid ansi saions. enal isic Plan (1993 is one of six geogaphic disic plans coeing haloe s planning juisdicion. addesses a wide ange of physical deelopmen issues and poides pacel-specific land use policies wiin e disic. his plan will updae e enal isic Plan fo e plan aea. anspoaion cion Plan (2006 defines sho and long-em policies fo accommodaing moo ehicles, ansi ides, bicycliss and pedesians ogee wi an implemenaion bluepin fo impoemens. he anspoaion cion Plan s compehensie oolbox of anspoaion pogams will help implemen e ecommendaions made in is plan. o yon ea Plan 2030 ansi oido ysem Plan (2006 is a long-ange muli-modal anspoaion plan a idenifies fie anspoaion coidos, a seies of ene iy impoemens, and enhanced bus seice and faciliy impoemens oughou e egion. he oeas ansi oido and Blue ine xension igh ail pojec adjoins e plan aea. Planning fo saion aeas and ansi oiened deelopmen has a diec effec on plans fo is aea. Uban ee esign uidelines (2007 offe a compehensie appoach o designing new and modified sees wiin e iy. hey ae also a key componen of e anspoaion cion Plan, and wee used in deeloping is plan o assis wi see classificaions and coss-secions a will guide e design and edesign of sees. he Uban ee esign uidelines also addesses inegaing land use and anspoaion o ceae synegy beween e sees and e land uses adjacen o em. eenway ase Plan Updae (2008 idenifies an expanded geenway newok and geenway ail sysem oughou ecklenbug ouny. s land is acquied and se aside oe ime, e geenway sysem should also impoe wae qualiy by eclaiming naual floodplains, poec wildlife habias and open space, and poide eceaional and educaional oppouniies fo esidens. Plan eelopmen he iy of haloe s conomic eelopmen epamen engaged aen & ssociaes o pepae e analyses fo is plan, woking in conjuncion wi Planning and anspoaion depamens, and e haloe ea ansi ysem. ole Jenes & one, imley-on ssociaes, and ilejohn oup also paicipaed. moe exensie documen, e o yon edeelopmen udy, daed oembe 2008, gies geae deail of e consulans analysis. his plan builds diecly on e consulans wok. documens exising condiions, idenifies make oppouniies, and ealuaes alenaie land deelopmen scenaios. n addiion, public seco impoemens, and acions a could leeage piae seco einesmen in e coido ae oulined. Public npu his plan incopoaes a significan public inolemen componen. akeholde s ommiee me fou imes, and ee public meeings wee conduced. neiews wee conduced wi business and popey ownes o gain insigh on exising condiions and issues impacing edeelopmen poenial. public meeing was held on ach 20, 2008, and a suey was disibued. 5 Plan onex

14 he findings of e meeing and suey ae inegal o e ppouniies and onsains deeloped, and o e policy ecommendaions of is plan. he plan adopion pocess includes disibuion of a daf of is documen a anoe public meeing, wi fue public inpu and possible eisions. he Planning ommiee of e haloe-ecklenbug Planning ommission heas ciizen commens and makes a ecommendaion o e haloe iy ouncil. he iy ouncil also heas ciizen commens and makes e final decision concening adopion of e plan. his ecen business enoaion shows business commimen o e aea and good sie design. 6 Plan onex ey ppouniies and onsains n undesanding of exising condiions, including feedback eceied fom e public duing e planning pocess, eeals oppouniies o build upon and consains o oecome. ey oppouniies and consains, highlighed below, fom e basis fo e ision saemen and plan policies. ppouniies Poximiy o ene iy: he locaion is jus ouside e 77 loop (Bookshie Feeway, wi ene iy access and iews. nesae highway access: he aea has close poximiy o 77 and -85 fo egional access. Fuue ligh ail ansi seice: he Blue ine xension will un jus sou of e plan aea, wi inceased anspoaion access and some spilloe edeelopmen oppouniy fo e aea. ail and inemodal faciliy: he ofolk-ouen inemodal faciliy is opeaing a 200% of capaciy; a elocaion is planned, bu coninuing ail seice and aciiy is anicipaed, such as e ofolk ouen eice ad. ffice employmen: hee is song office poenial esuling fom lack of supply and ising pices in ene iy. hile e cuen economic downun has impaced is faco, i is likely o eemege as condiions sabilize. ndusial make: he make fo indusial space is gowing. xising businesses: Businesses indicae a desie o say and expand in e aea. eail seices: hile ee ae minimal exising eail ameniies o seices, ompae Foods a o yon ee and uga eek oad is one of e highes gossing supemakes pe squae foo in e haloe aea. ingle family esidenial einesmen: ockwood and ich enue neighbohoods ae undegoing einesmen; speculaie puchases and enoaions ae aking place. he olde homes and lage los hae had sable home owneship. uli-family oppouniies: yon ills popey is unde new owneship and is sudying edeelopmen opions; illehay ous is unde consideaion fo ope gan. isoic osedale: osedale has e poenial o pesee geen space and deelop as a communiy esouce. ee gid sysem: he see newok poides good conneciiy fo highe inensiy deelopmen, wi some missing links. chool faciliies: he ighland enaissance cademy, uga eek hae chool, and Pefomance eaning ene offe song pogams wiin e plan aea. o yon ea Plan

15 onsains o yon seescape: he appeaance of e o yon seescape as i has eoled is lacking in landscaping and feaues seen elsewhee in e iy. n some places, o yon ee has naow ael lanes, no space fo lef un lanes, and sidewalks wiou adequae planing sip o buffe pedesians fom moing affic. he ee bidge is low and unaacie. ifficul ligh ail connecions: onnecions o e fuue ligh ail line may be limied o difficul o achiee due o e ail lines and safey concens a ey pose. affic congesion: o yon ee is a heaily used cossown affic aey, wi a gea deal of affic no oiginaing o ending wiin e plan aea. ail faciliies: fe planned elocaion of e inemodal faciliy, some ail uses will emain. he aiload uses do isolae neighbohoods and discouage some edeelopmen opions. ime and cime pecepion: ime exiss, bu is focused in ho spos; is pecepion also is a poblem. ssues wi gangs, posiuion, and dugs hae been cied. Uban inisy ene and Upown hele: he social seice agencies hinde piae seco inesmen, bu condiions ae impoing. Panhandling is an issue in e plan aea. o yon ea Plan Used ca los: hese ae no only an issue in ems of e image and appeaance, bu also can see as fons fo dug-elaed aciiy. eail seices: eail ameniies and seices in e plan aea a pesen ae minimal and pooly mainained. Buildings deeioaed and boaded up: numbe of popeies ae acan wi buildings in poo condiion, conibuing o a poo aea image. ack of paks and geenway connecions: eighbohoods in e plan aea hae lile access o paks and geenways. he exising o yon seescape is lacking in landscaping feaues, has naow lanes, no un lanes, and inadequae sidewalks. ision aemen he pefeed fuue fo e plan aea was deeloped based on e inpu fom e communiy. he saemen descibes e kind of place e communiy enisions fo e fuue; i geneaes common goals, offes e possibiliy fo change, and gies e communiy someing o moe owad. he o yon ea Plan aea is a communiy of esidens, businesses, and indusies locaed jus noeas of haloe s ene iy. he oppouniy is a hand o build on e aea s locaional sengs and make oppouniies o impoe is physical condiion, funcional uiliy, economic iabiliy, appeaance, and liabiliy. he aea will ake is place as one of e iing mixed use communiies suounding and ineacing wi e ene iy, including sable single famiiy neighbohoods. 7 Plan onex

16 oals o achiee e fuue enisioned fo e plan aea, e following goals hae been idenified. he goals build upon adoped plans and policies. and Use uppo sabilizaion of e exising housing sock, and encouage aiey in housing ypes o accommodae a diesiy of esidens. abilize business and indusial uses ough edeelopmen, enoaion, and ansiion o a moe odely aangemen of uses. ncouage commecial eializaion o see e needs of esidens and businesses. apialize on poximiy o e ene iy, e inesae highway inechanges, and e fuue Blue ine ligh ail exension. ommuniy esign eae an impoed uban enionmen by encouaging pojec design a conibues o e communiy, ceaing aacie seescapes, building on e synegy of infasucue inesmens, and especing e chaace of e neighbohoods. anspoaion Focus on impoemens o o yon ee o enhance e physical, funcional, and isual chaaceisics of e see. nhance e aea s anspoaion sysem by poiding new see connecions and impoing e pedesian and bicycle enionmen. nfasucue and Public Faciliies Poide e infasucue and public faciliies needed o suppo deelopmen in e ow oido. nionmen mpoe e qualiy of e aea s enionmen, focusing on enhancing e ee canopy, impoing wae qualiy fom somwae un-off, and poiding open space and geenway access. Plan oncep he plan concep shown in ap 3 poides e basis fo e moe deailed land use ecommendaions a follow. he plan aea has eoled a ae haphazad mix of uses. is expeced a many of ese uses will coninue, bu a ough edeelopmen pojecs, e plan aea migh be bough ino a moe coheen fom. he oncep ap idenifies e pincipal nodes of aciiy, shown as bubbles on e map: eighbohood Peseaion in exising single-family neighbohoods; odeae ensiy esidenial including aeas of expeced edeelopmen; oninuing ndusial/aehouse uses, especially adjoining e ail lines. ffice inensificaion; nsiuional focus aea; eail focus aeas wi mixed use possibiliy; ffice/ndusial aea adjacen o ene iy wi a mixed use possibiliy; eenway esoaion. Uses in e aeas peipheal o ese nodes should be designed fo compaibiliy wi uses in e adjoining nodes. he ich enue neighbohood has had a numbe of aacie new homes consuced in ecen yeas. 8 Plan onex o yon ea Plan

17 U UB o yon ea Plan ndusial ffice / ndusial P eail, ffice and esidenial eail, ffice & esidenial eighbohood Peseaion 30 ffice eail eighbohood Peseaion ndusial P odeae ensiy esidenial Poposed ansi aion ine ndusial ffice, Flex ndusial igh & odeae ensiy esidenial eail Poposed ansi aion eail, ffice and esidenial U eigh Pes F e nsiuional Poposed ansi aion B B U eail / ffice y a w e n B Z F P B F F F eighbohood Peseaion odeae ensiy esidenial eail P F B F ( P enhanced cossing haloe...moe an maps... ffice F B B ndusial / aehouse Poduced by e haloe-ecklenbug Planning epamen, ach 17, ,000 2,000 fee oncep ap ap 3 9

18 77 B F 77 B F 77 Planning epamen, oembe 4, P P P B e haloe-ecklenbug Planning epamen, oembe 4, B U B B U U B B 0 1,000 2,000 fee P Z P Z U ap 4 Poduced by haloe-ecklenbug concepual. lenaie Planning locaions, epamen consisen ecembe, wi e 2009 U U and Use aegoies esidenial <= 5 U esidenial <= 22 U nsiuional and Use aegoies ffice esidenial <= 5 U eail esidenial <= 22 U ndusial-aehouse-isibuion and nsiuional Use aegoies Pak/pen pace ffice esidenial <= 5 U esidenial/ffice eail esidenial <= 22 U esidenial/ffice/eail ndusial-aehouse-isibuion nsiuional ffice/eail Pak/pen ffice pace ffice/ndusial-aehouse-isibuion esidenial/ffice eail esidenial/ffice/eail ndusial-aehouse-isibuion Poposed ees* ffice/eail Pak/pen pace Pedesian meniies ffice/ndusial-aehouse-isibuion esidenial/ffice Pedesian Pa esidenial/ffice/eail F 100 ea Floodplain Poposed ffice/eail ees* *oe: he locaion of e poposed Pedesian ffice/ndusial-aehouse-isibuion sees is meniies concepual. lenaie locaions, consisen Pedesian wi Pa e inen of e poposed newok, will F also Poposed be consideed. 100 ea ees* Floodplain he locaion *oe: Pedesian of e poposed he locaion meniies sees is concepual. lenaie locaions, of e poposed sees consisen wi e inen of e poposed newok, will also be is consideed. concepual. Pedesian lenaie Palocaions, consisen wi e inen F of e poposed 100 ea newok, Floodplain will also be consideed. 0 1,000 2,000 fee P Z U Z *oe: he locaion of e poposed sees is U Z ecommended Fuue and Use Z ecommended Fuue and inen of e poposed newok, will also be consideed.

19 and Use his secion esablishes fuue land use policies fo e aea and ecommends appopiae land uses o ealize e plan ision. n deeloping ese policies, anspoaion and communiy design issues wee also consideed and incopoaed as appopiae. he and Use oals fo e plan aea ae as follows: uppo e sabiliy of e exising housing sock, and encouage aiey in housing ypes o accommodae a diesiy of esidens. abilize business and indusial uses ough edeelopmen, enoaion, and ansiion o a moe odely aangemen of uses. ncouage commecial eializaion o see e needs of esidens and businesses. apialize on poximiy o e ene iy, e inesae highway inechanges, and e fuue Blue ine ligh ail exension. he Bookshie Feeway (77 loop hisoically has been e physical and psychological baie o deelopmen pushing ou of ene iy in a noely diecion on e o yon oido. his aging coido has had lile in e way of make foces o caalys deelopmens o hae spued much moe an incemenal change. o yon ea Plan owee, apidly escalaing land alues and exemely low office acancy aes wiin ene iy hae esuled in an incease of inees in e coido. i e ecen push in esidenial and eail deelopmen wiin e oa neighbohood o e soueas aound and o aidson ees, and e poposed exension of e ligh ail line, e fuue of e coido appeas o be ipe fo gow and oppouniy. he plan aea lies eniely wiin a ow oido as defined by e iy s enes, oidos and edges ow Famewok. he plan aea conains a blend of all e ypical ow oido use ypes: inechange accessible uses, esablished neighbohoods, geneal coido aeas, and aeas poenially influenced by poposed ansi saions; plus some oeflow of ene iy use ypes. Because of e hisoic paen, ese use ypes fall ino fou geogaphic aeas as descibed heein: Uban inisies, in a moden faciliy in e plan aea, has an impac on suounding uses. : nown & aiload ea B: ockwood & aham eighs ea : 30 & ando ea : osedale ea he land use policies ae shown on ap 4. ach policy is numbeed, and e specific locaion noed on e map exacs fo e fou land use aeas. he policies also ae coss efeenced by numbe in e mplemenaion uide. ey Uban esign consideaions elaed o a paicula land use policy ae noed as bulle poins unde e policy. ey ee ewok policies a elae o e and Use ecion also ae noed and numbeed. he Uban esign and anspoaion secions of is plan poide addiional deail. he locaion of poposed sees is concepual. lenaie locaions, consisen wi e inen of e poposed newok, will also be consideed. he ofolk ouen ail eminal dominaes is suoundings. eminal elocaion will ease bu no eliminae is impac, wi some ail funcions emaining. and Use

20 ea : nown & aiload ea escipion ea is geneally bounded by 77, aham ee, alon enue, o yon ee, e souen bounday of e exising posal faciliy, aeson enue, and e aiload acks along Bead ee. aalys ie 1 and a poion of aalys ie 2, as descibed in e mplemenaion ecion of is Plan, ae locaed in is aea. iuaion uen land uses wiin is aea ae pedominanly indusial. he exising ofolk ouen aiload bisecs popeies on bo sides of o yon ee. he Upown en s hele and Uban inisies also ae in e aea. e noen end of e aea, e ofolk ouen feigh yad, inemodal facily, and mack aion dominae. he mak saion is poposed o be elocaed o es ade ee nea aeway illage. his elocaion opens an opion fo muliple buildings layeed owad e emaining ail lines. ddiionally, e ofolk ouen nemodal aile faciliy is poposed o elocae o e haloe ouglas nenaional ipo. his elocaion allows considesion of deelopmen beween Bead ee and e ail line. o yon ee is a is naowes dimension wi boken sidewalks adjacen o e cub and and Use lile see ee canopy. hee ae wo ailway oepasses a limi isibiliy. Focus his aea is closes o ene iy haloe and eefoe influenced by e ene iy elaionship. ake condiions suppo inceased office and ligh indusial oppouniies while educing and esicing fue heay indusial. ong-em fuue oppouniies may aise fo mixed uses wi e deelopmen of e ee ligh ail saion. he ceaion of a new see newok will allow densiy wiin e aea o incease ough e oppouniy of muliple buildings o fom an in own office waehouse pak. he inemodal yad iciniy is challenging due o e lage amoun of land gien oe o ail usage and lack of conneciiy. he focus hee is o idenify uses compaible wi e ail seice yad. he success of e exising iy o Business ene influences e uses, as does e poposed ee ligh ail saion. and Use Policies 1. ocae highe densiy, pedesian-oiened flex and/o office uses foning o yon ee and along inenal side sees. Poide pedesian access o e see. eae buildings wi onamenaion and achiecual chaace. oid blank achiecual walls foning e see. f a building use such as flex office space equies paking in e fon of e building, limi paking o a single, double-loaded bay. ea load waehouse seice access and sceen dumpses and seice funcions fom pedesian iew. ocae a limied amoun of pedesian-oiened and local-seing eail in e iciniy of o yon and ees, as a pa of e oeall deelopmen. 2. eain e exising indusial sou of alon enue. he exising indusial uses ae iable employmen concenaions and conibue o e commecial ax base. 3. ndicae e Uban inisies faciliy as an insiuional use expeced o emain on e eas side of o yon ee. 4. ndicae e Upown en s hele faciliy as an insiuional use expeced o emain on e eas side of o yon ee. 5. Pedesian access fom o yon ee o e poposed ee ligh ail saion locaed nea e inesecion of Pakwood and ee will be challenging due o e muliple aiload acks ee. f pedesian cossing challenges a e acks can be addessed and if make condiions suppo i, ansi oiened deelopmen o inense esidenial uses in e iciniy of ee would be an appopiae alenaie o e ecommended office and flex uses. o yon ea Plan