University of Texas Continuing Legal Education April 1, 2011

Save this PDF as:
 WORD  PNG  TXT  JPG

Size: px
Start display at page:

Download "University of Texas Continuing Legal Education April 1, 2011"

Transcription

1 University of Texas Continuing Legal Education April 1, 2011 Mark White White & Smith, LLC 230 SW Main Street, Suite 209 Lees Summit MO (816) phone (800) fax

2 What is Infill? What are the benefits of Infill? Why isn't everyone do it? i? How can our community encourage infill?

3 Vacant or underused sites Developed areas with infrastructure Urban or suburban b

4 Small Lot Commercial Centers Adaptive Reuse Urban Redevelopment Brownfield Redevelopment Zombie Subdivisions

5 Small Lot Commercial Centers Adaptive Reuse Urban Redevelopment Brownfield Redevelopment Zombie Subdivisions

6 Small Lot Commercial Centers Adaptive Reuse Urban Redevelopment Brownfield Redevelopment Zombie Subdivisions

7 Small Lot Commercial Centers Adaptive Reuse Urban Redevelopment Brownfield Redevelopment Zombie Subdivisions

8 Small Lot Commercial Centers Adaptive Reuse Urban Redevelopment Brownfield Redevelopment Zombie Subdivisions

9 Small Lot Commercial Centers Adaptive Reuse Urban Redevelopment Brownfield Redevelopment Zombie Subdivisions Source: g general/zombie-subdivisions-the-living-dead-of-the-real-estatemarket/

10 New geographic markets Infrastructure efficiencies Fiscal lbenefits

11 37.5 (33%) 31.9 (28%) Married without kids Married with kids Single with ihno kids (10%) (21%) Single withkids (7%) Nonfamily households o

12 New Home Construction % Average building sf 1,700 2,320 36% Average lot size (sf) 10,125 16,454 63%

13 3,000 Average Home Size (U.S.) 2,500 2,000 1,500 1,

14 Year # Shopping Centers GLA (MSF) GLA / Center SF/ capita ,484 4,075 59, ,919 7,232 68, # 36,435 3,157 9, % 53% 77% 16% 39% Source: US Census Bureau, Statistical Abstract 2011

15

16 Construction Costs Structured parking Steel construction Infrastructure upgrade Site contamination Market Low current demand Financing Irregular/small parcels

17 Zoning Uses Setbacks Building height Discretionary review Development Standards Impact fees / offsite improvements Parking Landscaping Stormwater management

18 Clarify rules Find lost space Remove unnecessary barriers Minimize risk Establish appropriate level of design

19 Zoning for Infill

20 Marshall v. Salt Lake City (Utah 1943) Residential C district created small utility zones for neighborhood conveniences Spot zoning challenge hll rejected: Here the general zoning plan of the city set within a reasonable walking distance of all homes in Residential A districts the possibilities of such homes securing daily family conveniences and necessities, such as groceries drugs, and gasoline for the family car, with fee air for the tires and water for the radiator, so the wife and mother can maintain in harmonious operation the family home, without calling Dad from his work to run errands.

21 Paranoia U Uncertainty t Delay

22 2011, White & Smith, LLC. All rights reserved.

23 Building + Lot + Infrastructure t = Form Zoning Subdivision

24 10. Centroidal 9. Enfront 5. Building Disposition 4. Pedestrian Shed 8. Regulating Plan 3. Charrette 7. Calibrate 2. Immersive 6. Human Scale Environment 1. Transect

25 Results Control Acceptability Flexibility Mandatory standards d Point systems Lists Discretionary review Incentives Optional (permitted) Controversial Litigation potential Disregard Administration

26 Roof Garage Front Entrance Driveway

27 Alley Roof Entrance Walkway 2011, White & Smith, LLC. All rights reserved.

28 Nonconforming lots Nonconforming lots Lot size Lot frontage / width Lot depth 2011, White & Smith, LLC. All rights reserved.

29 Reduce Setbacks Zero Setbacks Maximum Setbacks Contextual Setbacks

30 Adjust / reduce parking ratios Shared parking Rear parking

31 In lieu fees Shared parking Centralized parking Maximum parking / parking freezes

32

33 Impact fee waivers Locational standards

34 Especially for urban infill and redevelopment sites, a designer's first obligation is to understand the past and present character of the area. Bernard Zyscovich, Getting Real About Urbanism: Contextual Design for Cities (ULI, 2008)

35 Source: City of Portland Infill Design Project (drawings); White & Smith, LLC (photo)

36 Non Regulatory Tools

37 Payback period is short Land is acquired below replacement cost The lender is familiar with ihthe dominant product type

38 Historic / low income housing tax credits Taxable and tax exempt bonds Housing trust funds Predevelopment grants and loans Construction loans Gap financing Soft second mortgages Credit enhancements

39 San Antonio, Texas

40 Design templates for multiple use use developments Optional Parts of UDC not applicable (e.g., buffers for commercial retrofit, tree preservation for conservation) Early in ordinance Permitted by specific use permit (or as of right) in designated zoning districts or areas

41 Community Revitalization Action Group (CRAG) Master Plan Infill City Reinvestment / Infill Policy Inner City Reinvestment Infill Policy Fee Waiver Guidelines SAWS Impact Fee Waiver Guidelines

42 Growth Management, Policy 1g: Continue to make physical improvements in the inner city to encourage redevelopment and infill development. Economic Development, Goal 4:Provide economic opportunities in targeted areas, particularly within Loop 410 and the southern sector. Neighborhoods, Policy1a: Rezone vacant orunderutilized property in and around neighborhoods to encourage redevelopment that is compatible in use and intensity with the existing neighborhood. Neighborhoods, Policy 1d: Promote conversion or adaptive reuse of vacant or underutilized commercial buildings to provide affordable infill housing.

43 Neighborhoods, Policy 1d: Provide incentives to the private sector to promote reuse of vacant or underutilized commercial buildings for affordable housing through such mechanisms as zoning and platting processing. Neighborhoods, Policy 2b: Amend the Unified Development Code to create mixed use districts. Neighborhoods, Policy4a: Preserve andrevitalize housing and promote targeted infill housing in neighborhoods, particularly older neighborhoods located inside Loop 410.

44 Permitted in most residential districts depending upon street location 0 front setbacks Urban Design Standards (base-middle-cap, fenestration, articulation)

45 Development of commercial parking areas Apartments above commercial storefronts No buffers required

46 ¼ - ½ mile of Transit Station or Major Bus Boarding Location Transit-supportive land uses (see Use Matrix) Traditional street design Minimum FAR No minimum parking within 500 ; reduced in balance

47 Pre mapping Location Community Revitalization Action Group (CRAG) target area Census Tract subject to Neighborhood Plan where at least two (2) are present: At least ten percent (10%) of the structures are abandoned; or At least ten percent (10%) of the platted lots are vacant; or At least ten percent (10%) of the lots or structures are subject to tax liens.

48 Uses Local Street = any use permitted in Base Zoning District Collector Street or higher classification = any use permittedin in the followingzoning districts: any Residential Zoning District, O (Office), NC (Neighborhood Commercial), C 1 (Commercial), C 2 (Commercial), C 3 (Commercial), or D (Downtown). Designation ordinance

49 0 setback (5 rear) No trafiic impact study Transportation only sidewalks apply Stormwater n/a to: reuse of existing building development of existing parcel or lot < 10,000 square feet No parks/open space, natural resource (including tree preservation), buffers No minimum parking Urban design Photos: Andre ew Spurgin & Mark White

50 Acres Transects Infill Village 10 T3, T4, T5 Infill Regional Center 20 T4, T5, T6

51 Designated on FLUM Secondary priority to vehicle mobility and primary ypriority to pedestrian environment & transit interconnection Community design features that Reduce the number of automobile trips or VMT and Support integrated, multimodal transportation system

52 Community design elements Mixed use Interconnected / complete streets Transit friendly densities and intensities Activities within walking distance Physical design New Urbanism public uses, streets, and squares that aresafe, comfortable, andattractive attractive for the pedestrian, with adjoining buildings open to the street and with parking not interfering with pedestrian, transit, automobile, and truck ktravel modes

53 rely primarily on nonvehicular modes of transportation analysis demonstrating that the existing and planned community design provide an adequate level of mobility financially feasible capital improvements design features within the district provide convenient interconnection for a multimodal transportation system may issue development permits without regard to timing Reduce impact / local access fees

54 Transportation Concurrency Exception Areas The Legislature finds that in urban centers transportation cannot be effectively managed and mobility cannot beimproved solely throughthethe expansion of roadway capacity, that the expansion of roadway capacity is not always physically or financially possible, and that a range of transportation alternatives are essential to satisfy mobility needs, Reduce congestion, and achieve healthy, vibrant centers.

55 Transportation Concurrency Exception Areas Municipal dense urban land area (DULA) Urban service areas (USA) in DULA County County DULA with > 900,000 and no (USA) Mobility strategies t including alternative ti modes Mobility fee study Permit extensions

56 urban design appropriate land use mixes, including intensity and density network connectivity plans needed to promote urban infill, redevelopment, or downtown revitalization

57 Urban infill development, Urban redevelopment, Downtown revitalization, i or Urban infill and redevelopment Florida Statutes

58 compact geographic area existing network of roads where multiple, viable alternative travel paths or modes are available for common trips. areawide level of service standard based upon an analysis that justifies areawide level of service how urban infill development or redevelopment will be promoted how mobility will be accomplished Florida Statutes

59 Maryland SmartGrowth Areas priority funding areas water/sewer industrial zoning average density 2 du/ac (existing) 3.5 du/ac (new) rural villages growth related projects only in PFA s analysis of infill and buildout potential

60 Infill is a win win Substantial regulatory and non regulatory challenges Up front planning can assist Texas law can accommodate innovative strategies

Attachment B Policy Audit Template

Attachment B Policy Audit Template Attachment B Policy Audit Template 5 6 7 8 9 0 Provide A Variety of Transportation Choices Provide A Variety of Transportation Choices Provide A Variety of Transportation Choices Encourage transit-oriented

More information

d. Building permits may only be approved if consistent with the approved development plan and land division for all units with common walls.

d. Building permits may only be approved if consistent with the approved development plan and land division for all units with common walls. Section 20.920.060 Tier 2 Infill Standards. In addition to the Tier 1 standards and incentives, Tier 2 infill parcels and land divisions and the subsequent development on those Tier 2 infill parcels shall

More information

Draft Goals and Objectives Wadena Comprehensive Plan City of Wadena, Minnesota. Land Use Goals:

Draft Goals and Objectives Wadena Comprehensive Plan City of Wadena, Minnesota. Land Use Goals: Draft Goals and Objectives Wadena Comprehensive Plan City of Wadena, Minnesota Land Use Goals: 1. Growth in Wadena will be undertaken in such a manner as to create a full range of living, working, shopping,

More information

Corridor Goals and Objectives

Corridor Goals and Objectives Corridor Goals and Objectives This chapter presents the goals and objectives, developed by the Corridor Study Committee, that serve as the purpose and intent of the Corridor Plan. This plan covers a twenty

More information

c. assist in the preparation of any future secondary plan, community improvement plan, or other relevant planning documents; and,

c. assist in the preparation of any future secondary plan, community improvement plan, or other relevant planning documents; and, Section 8. Urban design encompasses the arrangement of elements within the built and natural environment that contribute to an individual s sense of place and appreciation of that place. It includes the

More information

Land Use and Zoning. Land Use Within the Port Madison Indian Reservation

Land Use and Zoning. Land Use Within the Port Madison Indian Reservation Land Use and Zoning Land Use Within the Port Madison Indian Reservation A portion of the Suquamish Rural Village is Trust land, owned either by the Tribe or individual tribal members. The following list

More information

Walkable Communities Florida Department of Transportation State Safety Office Pedestrian and Bicycle Program April 1995 www.dot.state.fl.us/safety Twelve Steps for an Effective Program Page 1 Twelve Steps

More information

Volume II Recommendations January 2006 City of Madison Comprehensive Plan

Volume II Recommendations January 2006 City of Madison Comprehensive Plan 2 LAND USE THE PLAN: GOALS, OBJECTIVES, POLICIES AND IMPLEMENTATION RECOMMENDATIONS Volume II Recommendations January 2006 TABLE OF CONTENTS Land Use Overview...2 1 Summary of Land Use Issues...2 2 Accommodating

More information

Shaping Our Future. A Comprehensive Plan for Montgomery County

Shaping Our Future. A Comprehensive Plan for Montgomery County Shaping Our Future A Comprehensive Plan for Montgomery County Shaping Our Future A Comprehensive Plan for Montgomery County The plan consists of eight elements: Vision Plan Transportation Plan Economic

More information

Historic Village Design and Zoning. Pennsylvania Chapter of APA Annual Conference Lancaster, PA October 5, 2010

Historic Village Design and Zoning. Pennsylvania Chapter of APA Annual Conference Lancaster, PA October 5, 2010 Historic Village Design and Zoning Pennsylvania Chapter of APA Annual Conference Lancaster, PA October 5, 2010 Presentation Structure Historic Village Design and Zoning 1. Introduction and Design Exercise

More information

Chapter 7 ZONING PLAN

Chapter 7 ZONING PLAN Chapter 7 ZONING PLAN Introduction This Chapter opens with a general description of a zoning plan. It is followed by a brief explanation of the relationship between this Growth Management Plan and the

More information

WESTFIELD-WASHINGTON ADVISORY PLAN COMMISSION December 7, 2015 1512-SPP-24 & 1512-ODP-24

WESTFIELD-WASHINGTON ADVISORY PLAN COMMISSION December 7, 2015 1512-SPP-24 & 1512-ODP-24 Petition Number: Subject Site Address: Petitioner: Request: East side of Oak Road, north of 151 st Street Langston Development Co. Primary Plat and Overall Development Plan amendment review for Mapleridge

More information

INTRODUCTION TO ZONING DISTRICT REGULATIONS

INTRODUCTION TO ZONING DISTRICT REGULATIONS INTRODUCTION TO ZONING DISTRICT REGULATIONS Classification of Zoning Districts Zoning districts in Dorchester County are categorized as Suburban Urban, Suburban Transition, or Rural. These districts are

More information

LAND USE ELEMENT GOALS AND POLICIES

LAND USE ELEMENT GOALS AND POLICIES City of Pasadena General Plan LAND USE ELEMENT GOALS AND POLICIES Excerpt of policies for Design Commission review Urban Form and Placemaking "Urban form" is often defined as (a) the "general pattern of

More information

Comprehensive Plan Policies that support Infill and Mixed Use

Comprehensive Plan Policies that support Infill and Mixed Use Comprehensive Plan Policies that support Infill and Mixed Use Introduction A comprehensive plan provides a broad vision for the future growth of a community. It is often formulated using community visioning

More information

Smart Growth Illustrated: Developer s Guidebook. City of Bentonville Community Development Department October 2006

Smart Growth Illustrated: Developer s Guidebook. City of Bentonville Community Development Department October 2006 Smart Growth Illustrated: Developer s Guidebook City of Bentonville Community Development Department October 2006 1 Table of Contents What is Smart Growth...3 Six Goals of Smart Growth 5 Ten Tools of Smart

More information

DENSITY AND PUBLIC SPACE AT BISHOP STREET

DENSITY AND PUBLIC SPACE AT BISHOP STREET DENSITY AND PUBLIC SPACE AT BISHOP STREET Niehoff Urban Studio Senior Planning Capstone Spring 2015 Justin M. Lightfield U N I V E R S I T Y O F C I N C I N N A T I Table of Contents Overview... 3 Design

More information

2006 Tax Increment Financing Program Policy and Implementation Manual City of San Antonio, Texas

2006 Tax Increment Financing Program Policy and Implementation Manual City of San Antonio, Texas 2006 Tax Increment Financing Program Policy and Implementation Manual City of San Antonio, Texas Housing and Neighborhood Services Department www.sanantonio.gov/tif (210) 207-7881 Table of Contents 1.

More information

PLANNING AND ZONING BOARD

PLANNING AND ZONING BOARD PLANNING AND ZONING BOARD CITY OF DELRAY BEACH --- STAFF REPORT --- MEETING DATE: October 15, 2012 AGENDA ITEM: V. A. ITEM: Maison Delray - A final subdivision plat consisting of a replat of 6 single-family

More information

MEMORANDUM OF AGREEMENT Between THE CITY OF BALTIMORE And THE MID-ATLANTIC FEDERAL PARTNERSHIP FOR THE ENVIRONMENT

MEMORANDUM OF AGREEMENT Between THE CITY OF BALTIMORE And THE MID-ATLANTIC FEDERAL PARTNERSHIP FOR THE ENVIRONMENT MEMORANDUM OF AGREEMENT Between THE CITY OF BALTIMORE And THE MID-ATLANTIC FEDERAL PARTNERSHIP FOR THE ENVIRONMENT The Mid-Atlantic Federal Partnership for the Environment ( MAFPE ) and the City of Baltimore

More information

COUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY. Staff: Claudette Grant

COUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY. Staff: Claudette Grant COUNTY OF ALBEMARLE PLANNING STAFF REPORT SUMMARY Project Name: ZMA 2013-00004 Hollymead Town Center Block VI Planning Commission Public Hearing: July 29, 2014 Staff: Claudette Grant Board of Supervisors

More information

TOWN OF DAVIE TOWN COUNCIL AGENDA REPORT

TOWN OF DAVIE TOWN COUNCIL AGENDA REPORT TOWN OF DAVIE TOWN COUNCIL AGENDA REPORT TO: Mayor and Councilmembers FROM/PHONE: Mark Kutney, AICP, Development Services Director/(954) 797-1101 Prepared by Annie Feng, Planner II SUBJECT: Resolution

More information

Cherokee County: Bells Ferry LCI Study & County Ordinance Audit. Prepared by Atlanta Regional Commission Staff 2006. Atlanta Regional Commission

Cherokee County: Bells Ferry LCI Study & County Ordinance Audit. Prepared by Atlanta Regional Commission Staff 2006. Atlanta Regional Commission Cherokee County: Bells Ferry LCI Study & County Ordinance Audit Prepared by Atlanta Regional Commission Staff 2006 Atlanta Regional Commission 1 Document Review and Recommendations Introduction The objective

More information

Request Conditional Use Permit (Automobile Repair Garage and Bulk Storage) Staff Planner Jimmy McNamara

Request Conditional Use Permit (Automobile Repair Garage and Bulk Storage) Staff Planner Jimmy McNamara Applicant Property Owner J & J Shikellamy, LLC Public Hearing March 9, 2016 (Deferred on 02/10/2016) City Council Election District Beach Agenda Item D2 Request Conditional Use Permit (Automobile Repair

More information

Citizen Advisory Group Meeting #1 December 8, 2011 6:00 p.m.

Citizen Advisory Group Meeting #1 December 8, 2011 6:00 p.m. Citizen Advisory Group Meeting #1 December 8, 2011 6:00 p.m. Meeting Agenda 1. Background Information 2. Policy Framework 3. Plan Development Process 4. Public Input Results 5. Vision Statement 6. Group

More information

Chapter 9: Transportation

Chapter 9: Transportation Chapter 9: Transportation What is this chapter about? The goals and policies in this chapter convey the City s intent to: Create a coordinated, efficient, and more affordable multimodal transportation

More information

REPORT OF THE PLANNING AND DEVELOPMENT DEPARTMENT FOR APPLICATION FOR REZONING ORDINANCE 2015-0183 TO PLANNED UNIT DEVELOPMENT APRIL 9, 2015

REPORT OF THE PLANNING AND DEVELOPMENT DEPARTMENT FOR APPLICATION FOR REZONING ORDINANCE 2015-0183 TO PLANNED UNIT DEVELOPMENT APRIL 9, 2015 AWH REPORT OF THE PLANNING AND DEVELOPMENT DEPARTMENT FOR APPLICATION FOR REZONING ORDINANCE 2015-0183 TO PLANNED UNIT DEVELOPMENT APRIL 9, 2015 The Planning and Development Department hereby forwards

More information

Restoration. a brief look at

Restoration. a brief look at Copyright 2009 Canin Associates, Inc. All rights reserved. No part of this publication may be reproduced or transmitted by any means without written permission from Canin Associates, Inc. a brief look

More information

KANE COUNTY S PLANNING BENCHMARKS

KANE COUNTY S PLANNING BENCHMARKS 2030 Land Resource Management Plan PLANNING FRAMEWORK PLANNING IN KANE COUNTY (RPC 3/2/11) PLANNING IN KANE COUNTY Comprehensive planning has been a continuous function of Kane County government for over

More information

ASPEN HILL Minor Master Plan Amendment

ASPEN HILL Minor Master Plan Amendment ASPEN HILL Minor Master Plan Amendment Agenda Welcome and Introductions (6:30 PM) Staff Presentation (6:40-7:30 PM) Q&A (7:30-8:00 PM) Community Meeting #2 April 1, 2014 Aspen Hill Library Planning Process

More information

Will vote on the Affordable Housing Incentive Review and Recommendation Report at a public hearing. Public Hearing: February 19, 2014.

Will vote on the Affordable Housing Incentive Review and Recommendation Report at a public hearing. Public Hearing: February 19, 2014. Page 1 of 14 Lee County Affordable Housing Advisory Committee Evaluation and Recommendations of the incentives in the current 2011/12 2013/14 Local Housing Assistance Plan (LHAP) I. Background Information:

More information

Los Angeles Union Station, CA Sustainable Neighborhood Assessment. April 22-23, 2014

Los Angeles Union Station, CA Sustainable Neighborhood Assessment. April 22-23, 2014 Los Angeles Union Station, CA Sustainable Neighborhood Assessment April 22-23, 2014 Sustainable Neighborhood Assessment Through the Sustainable Neighborhood Assessment Tool developed by Global future development

More information

Grocery Store Zoning H A R V A R D P L A N N I N G B O A R D S E P T E M B E R 2 2, 2 0 1 4

Grocery Store Zoning H A R V A R D P L A N N I N G B O A R D S E P T E M B E R 2 2, 2 0 1 4 Grocery Store Zoning H A R V A R D P L A N N I N G B O A R D S E P T E M B E R 2 2, 2 0 1 4 Purpose of This Forum To hear public comments on the Economic Development Committee s proposal to increase the

More information

FUTURE LAND USE ELEMENT

FUTURE LAND USE ELEMENT GOALS, OBJECTIVES AND POLICIES FUTURE LAND USE ELEMENT GOAL A THE CITY OF FORT WALTON BEACH WILL PLAN FOR AND PROVIDE A HIGH QUALITY OF LIFE TO MEET THE NEEDS OF THE CURRENT AND FUTURE POPULATION, PROVIDING

More information

Rezoning case no. RZ15-08: Adam Development Properties, LP

Rezoning case no. RZ15-08: Adam Development Properties, LP PLANNING AND ZONING COMMISSION STAFF REPORT June 4, 2015 Rezoning case no. RZ15-08: Adam Development Properties, LP CASE DESCRIPTION: LOCATION: a request to amend the development plan of a previously-approved

More information

TRANSPORTATION SERVICE STANDARDS ELEMENT GOALS, OBJECTIVES & POLICIES

TRANSPORTATION SERVICE STANDARDS ELEMENT GOALS, OBJECTIVES & POLICIES TRANSPORTATION SERVICE STANDARDS ELEMENT GOALS, OBJECTIVES & POLICIES Background One of the most critical public services provided by a community is the community s transportation system. An effective

More information

AREA: 2.37 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF. Single-family, Non-conforming machine shop

AREA: 2.37 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF. Single-family, Non-conforming machine shop FILE NO.: Z-8958 NAME: Rock Structure Repair Short-form PID LOCATION: Located at 8024 Stanton Road DEVELOPER: Rock Structure Repair Attn. Rudy Gutierrez 3 Kipling Court Little Rock, AR 72209 ENGINEER:

More information

Eagle Commuter Rail Denver, Colorado Final Design (Based upon information received by FTA in November 2010)

Eagle Commuter Rail Denver, Colorado Final Design (Based upon information received by FTA in November 2010) Eagle Commuter Rail Denver, Colorado Final Design (Based upon information received by FTA in November 2010) Summary Description Proposed Project: Electrified Commuter Rail 30.2 Miles, 13 Stations Total

More information

Zoning Districts, Gwinnett County, Georgia

Zoning Districts, Gwinnett County, Georgia Zoning Districts, Gwinnett County, Georgia The zoning district descriptions in this section should be used as a guide only for the unincorporated areas of Gwinnett County. Before buying or selling property,

More information

30 Years of Smart Growth

30 Years of Smart Growth 30 Years of Smart Growth Arlington County s Experience with Transit Oriented Development in the Rosslyn-Ballston Metro Corridor A Presentation by the Arlington County Department of Community Planning,

More information

I I I I I I. 8. Encourage equitable taxation and assessment policies for

I I I I I I. 8. Encourage equitable taxation and assessment policies for 6. Encourage the establishment of appropriate Agriculture Security Areas, under Act 43, as amended, consistent with local and county Comprehensive Plans. Care should be taken not to designate farmland

More information

Land Use Element. Introduction 2.3. A Citywide Land Use Policies 2.3. A-1 The Future Land Use Map & the Location of Zones 2.3. A-2 Uses 2.

Land Use Element. Introduction 2.3. A Citywide Land Use Policies 2.3. A-1 The Future Land Use Map & the Location of Zones 2.3. A-2 Uses 2. Seattle s Comprehensive Plan Toward a Sustainable Seattle 2.1 Land Use Element Table of Contents Introduction 2.3 A Citywide Land Use Policies 2.3 A-1 The Future Land Use Map & the Location of Zones 2.3

More information

LAND USE ELEMENT. The forwarddallas! citizen survey results show:

LAND USE ELEMENT. The forwarddallas! citizen survey results show: LAND USE ELEMENT Map II-1.1 Downtown Dallas This Downtown Dallas rendering shows current building footprints with the Vision illustration draped over. The color pink indicates areas envisioned as part

More information

Model Subdivision and Land Development (SALDO) Subdivision/ Land Development Presentation Overview. Why Subdivision and Land Development Regulations?

Model Subdivision and Land Development (SALDO) Subdivision/ Land Development Presentation Overview. Why Subdivision and Land Development Regulations? Model Subdivision and Land Development (SALDO) Subdivision/ Land Development Presentation Overview Purpose of Subdivision/ Land Development Ordinances (SALDO) Municipalities Planning Code Process Design

More information

NEED FOR AFFORDABLE HOUSING

NEED FOR AFFORDABLE HOUSING SECTION 8 - AFFORDABLE HOUSING Need for Affordable Housing...8-1 What Is Affordable Housing?...8-1 Needs Analysis...8-2 Identifying Solutions...8-5 Goals, Policies, and Implementation Measures.8-6 NEED

More information

HARRIS TEETER AT LADY S ISLAND CITY OF BEAUFORT DRB CONCEPTUAL PROJECT NARRATIVE Submittal Date: September 2, 2015 Meeting Date: September 10, 2015

HARRIS TEETER AT LADY S ISLAND CITY OF BEAUFORT DRB CONCEPTUAL PROJECT NARRATIVE Submittal Date: September 2, 2015 Meeting Date: September 10, 2015 HARRIS TEETER AT LADY S ISLAND CITY OF BEAUFORT DRB CONCEPTUAL PROJECT NARRATIVE Submittal Date: September 2, 2015 Meeting Date: September 10, 2015 PROPOSED REDEVELOPMENT The project consists of demolishing

More information

Department of Community Planning and Economic Development Zoning Code Text Amendment

Department of Community Planning and Economic Development Zoning Code Text Amendment Zoning Code Text Amendment Date: July 29, 2013 Initiator of Amendment: Council Member Schiff Date of Introduction at City Council: June 28, 2013 Specific Site: Citywide Ward: Citywide Neighborhood Organization:

More information

NEW CASTLE COUNTY Department of Land Use FAQ. Child Day Care

NEW CASTLE COUNTY Department of Land Use FAQ. Child Day Care NEW CASTLE COUNTY Department of Land Use FAQ Child Day Care A. Child Day Care in General: Under the New Castle County Unified Development Code (UDC), Child Day Care can be provided in two different settings:

More information

Schenk-Atwood Neighborhood Business District Master Plan

Schenk-Atwood Neighborhood Business District Master Plan Schenk-Atwood Neighborhood Business District Master Plan Prepared for the Schenk-Atwood Revitalization Association (SARA) and the City of Madison SCHREIBER/ANDERSON ASSOCIATES, INC. BEST Real Estate Group,

More information

Market Analysis for Padre Boulevard Initiative in the Town of South Padre Island, TX

Market Analysis for Padre Boulevard Initiative in the Town of South Padre Island, TX Market Analysis for Padre Boulevard Initiative in the Town of South Padre Island, TX Prepared for Gateway Planning Group Spring 2010 TXP, Inc. 1310 South 1st Street; Suite 105 Austin, Texas 78704 (512)

More information

Haynes Recreation Center, Laredo, TX. Data Matrix and Sustainability Benchmarks

Haynes Recreation Center, Laredo, TX. Data Matrix and Sustainability Benchmarks Haynes Recreation Center, Laredo, TX Data Matrix and Sustainability Benchmarks (Updated Spring 2010) 1 Standard Benchmarks BENCHMARKS UNITS PRE PROJECT GOAL Property value (pre/post) Assessed or redevelopment

More information

PLANNING DIVISION STAFF REPORT February 23, 2015. Summary. Background Information PREPARED FOR THE PLAN COMMISSION. Legistar File ID # 36810

PLANNING DIVISION STAFF REPORT February 23, 2015. Summary. Background Information PREPARED FOR THE PLAN COMMISSION. Legistar File ID # 36810 PLANNING DIVISION STAFF REPORT PREPARED FOR THE PLAN COMMISSION Project Address: Application Type: Legistar File ID # 36810 Prepared By: Summary Conditional Use Timothy M. Parks, Planning Division Report

More information

Sec Planned unit development residential (PUD-R).

Sec Planned unit development residential (PUD-R). Sec. 8-3034. Planned unit development residential (PUD-R). (a) Definition. Any residential development consisting of 25 acres or more which includes a mixture of any of the following: single-family detached,

More information

Neighborhood Planning Guide To Zoning

Neighborhood Planning Guide To Zoning City of Austin Neighborhood Planning Guide To Zoning City of Austin Planning & Development Review Department 505 Barton Springs Road One Texas Center Austin, TX 78704 June 2014 DISCLAIMER: This Guide is

More information

City of Griffin Quality Growth Audit. Prepared by Atlanta Regional Commission Staff June 2009. Atlanta Regional Commission

City of Griffin Quality Growth Audit. Prepared by Atlanta Regional Commission Staff June 2009. Atlanta Regional Commission City of Griffin Quality Growth Audit Prepared by Atlanta Regional Commission Staff June 2009 Atlanta Regional Commission Atlanta Regional Commission Community Choices staff spent several months conducting

More information

DRAFT POLICIES COUNTY OF HALIBURTON OFFICIAL PLAN UPDATE

DRAFT POLICIES COUNTY OF HALIBURTON OFFICIAL PLAN UPDATE SETTLEMENT AREAS Introduction Urban Serviced DRAFT POLICIES These urban areas have either full or partial primary urban services, mainly water, sewage and roads. Functionally, they tend to service larger

More information

Statutory Changes to the Community Planning Act (Chapter 163, Part II, Florida Statutes): 1986 2015

Statutory Changes to the Community Planning Act (Chapter 163, Part II, Florida Statutes): 1986 2015 Contents 1986: Chapter 86 191, sections 7 12 and 18 31, Laws of Florida... 3 1987 Chapter 87 224, sections 24, 25 and 26 (Reviser s bill) and Chapter 87 338, Laws of Florida... 4 1988, 1989, and 1990 [None]...

More information

Zoning and Development Regulations

Zoning and Development Regulations Zoning and Development Regulations 1. HISTORIC ZONING Prior to the adoption of this Plan, properties within the Manchester Village have experienced a variety of different zoning designations. These designations

More information

VANDERBILT COMPARISON

VANDERBILT COMPARISON Village of Vanderbilt Comparison One County, One Vision Master Plan (2000) 1 15 Improve recreation in Otsego County by assessing the availability and need to improve bike paths, county recreation facilities,

More information

Goals & Objectives. Chapter 9. Transportation

Goals & Objectives. Chapter 9. Transportation Goals & Objectives Chapter 9 Transportation Transportation MISSION STATEMENT: TO PROVIDE A TRANSPORTATION NETWORK CAPABLE OF MOVING PEOPLE AND GOODS EFFICIENTLY AND SAFELY. T he transportation system

More information

Land Banks and Affordable Housing

Land Banks and Affordable Housing September 2008 Volume 7 Issue 5 Land Banks and Affordable Housing You can hardly turn on the news today without hearing a report that the number of foreclosed properties continues to rise nationwide. In

More information

Frederick. Frederick. Maryland. Smart Growth Successes. Frederick. Maryland Department of Planning

Frederick. Frederick. Maryland. Smart Growth Successes. Frederick. Maryland Department of Planning Frederick Frederick Maryland Smart Growth Successes Frederick Maryland Department of Planning Smart, Green & Growing Martin O Malley Governor Anthony G. Brown Lt. Governor Maryland Department of Planning

More information

TOWN OF CARY CONDITIONAL USE ZONING PERMIT. 412 Rutherglen Cary, NC 27511-6437. 412 Rutherglen Cary, NC 27511-6437

TOWN OF CARY CONDITIONAL USE ZONING PERMIT. 412 Rutherglen Cary, NC 27511-6437. 412 Rutherglen Cary, NC 27511-6437 TOWN OF CARY CONDITIONAL USE ZONING PERMIT PETITION: PETITIONER(S): OWNER(S): LOCATION: 01-REZ-16 204 N. Dixon Avenue, Cary, NC PARCEL IDENTIFICATION: 076418218784 REALID: 0031004 AREA: APPROVED ZONING:

More information

Tashman Johnson LLC Consultants in Policy, Planning & Project Management

Tashman Johnson LLC Consultants in Policy, Planning & Project Management Tashman Johnson LLC Consultants in Policy, Planning & Project Management AN OVERVIEW OF URBAN RENEWAL Tashman Johnson LLC Jeffrey Tashman 503.245.7828 Nina Johnson 503.245.7416 Fax 503.245.3171 6585 S.W.

More information

Table 7-1: 2011 to 2014 Home Median Prices for Salt Lake County by Zip Code Home Median Sales Price

Table 7-1: 2011 to 2014 Home Median Prices for Salt Lake County by Zip Code Home Median Sales Price VII Housing 7-1 Introduction The data at the beginning of this chapter covers all housing within West Valley City and is intended to provide a snapshot of housing conditions at the time of the General

More information

Appendix N: Bicycle Parking Ordinance

Appendix N: Bicycle Parking Ordinance Appendix N: Bicycle Parking Ordinance ORDINANCE NO. #1-13. AN ORDINANCE AMENDING CHAPTER 40 OF THE MUNICIPAL CODE OF THE CITY OF DAVIS TO ADD ARTICLE 40.25A ESTABLISHING BICYCLE PARKING STANDARDS WHEREAS,

More information

Appendix J Santa Monica Travel Demand Forecasting Model Trip Generation Rates

Appendix J Santa Monica Travel Demand Forecasting Model Trip Generation Rates Appendix J Santa Monica Travel Demand Forecasting Model Trip Generation Rates SANTA MONICA TRAVEL DEMAND FORECASTING MODEL TRIP GENERATION RATES SUBMITTED BY: 201 Santa Monica Blvd., Suite 500 Santa Monica,

More information

INTRODUCTION As part of a statewide realignment of due dates for updating local comprehensive plans, the Georgia Department of Community Affairs (DCA) is requiring partial updates as an interim step for

More information

Prepared by: Samuel Dennis Date prepared: December 21, 2011

Prepared by: Samuel Dennis Date prepared: December 21, 2011 Hillsborough County City-County Planning Commission EXECUTIVE SUMMARY Meeting Date: Agenda Item: January 9, 2012 - Planning Commission Public Hearing Tampa: Text Amendment to Public/Semi-Public Land Use

More information

Planning and Zoning Commission Johnston, Iowa June 29, 2015

Planning and Zoning Commission Johnston, Iowa June 29, 2015 ITEM NO. 15-19 Planning and Zoning Commission Johnston, Iowa June 29, 2015 SUBJECT: Consider recommending approval of the Final Plat for Crosshaven Plat 6 subdividing 28.28 acres into 47 single family

More information

The Lancaster Medical District Master Plan. The Lancaster Campus District 1

The Lancaster Medical District Master Plan. The Lancaster Campus District 1 The Lancaster Medical District Master Plan The Lancaster Campus District 1 Table of Contents 1 INTRODUCTION 3 2 THE PLANNING PROCESS 4 Assumptions 6 3 PLANNING CONTEXT AND ECONOMIC OUTLOOK 7 Site Analysis

More information

7.0 GOALS, OBJECTIVES & POLICIES

7.0 GOALS, OBJECTIVES & POLICIES 7.0 GOALS, OBJECTIVES & POLICIES The following Goals, Objectives and Policies specific to Housing are organized into broad categories including: 7.1: Housing Availability 7.2: Protection of Existing Neighborhoods

More information

Topic 2 11/28/2012 Blocks & Street Network

Topic 2 11/28/2012 Blocks & Street Network TOPIC 2 Blocks & Street Network Implementation Note: 1. Some recommendations are summarized in the tables herein. For complete recommendation language, please see the. 2. Recommendations referenced in

More information

COMPREHENSIVE PLAN HOUSING ELEMENT

COMPREHENSIVE PLAN HOUSING ELEMENT COMPREHENSIVE PLAN HOUSING ELEMENT Policy Document CHAPTER 3: HOUSING ELEMENT TABLE OF CONTENTS Chapter 3: HOUSING ELEMENT... 1 INTRODUCTION... 2 GOALS, OBJECTIVES AND POLICIES... 3 Goal: Housing... 3

More information

Downtown Core Sub-district

Downtown Core Sub-district 3-10 Land Use Downtown Core Sub-district District development will be most intense and most urban in character in the Downtown Core. The objective is to establish this area as a citywide and regional retail

More information

Three ordinances for different TOD conditions are included:

Three ordinances for different TOD conditions are included: Model Ordinances Three ordinances for different TOD conditions are included: Residentially-led TOD around a transit station (primarily residential with only service retail and commercial); Employment-led

More information

City of Tampa Zoning Districts

City of Tampa Zoning Districts City of Tampa Zoning Districts The city is divided by chapter 2 into zoning districts, the boundaries and designations of which are shown in a series of maps, covering in combination the entire land and

More information

A PPENDICES C OLLIERVILLE 2040 LAND USE PLAN UPDATE

A PPENDICES C OLLIERVILLE 2040 LAND USE PLAN UPDATE A PPENDICES C OLLIERVILLE 2040 LAND USE PLAN UPDATE Traditional Neighborhood Character Study with a Neighborhood Center Commercial Node Aldi s is appropriate in a Neighborhood Center School Greenbelt Trail

More information

Scenario Planning Report. Austin South Shore Central

Scenario Planning Report. Austin South Shore Central View of Downtown Austin from South Shore s Statesman site. Introduction Austin s South Shore Central Sub-District South Shore Central is an 88-acre sub-district of the waterfront overlay. As a fairly auto-oriented

More information

Downtown Tampa Transportation Vision

Downtown Tampa Transportation Vision Downtown Tampa Transportation Vision Executive Summary August 1, 2006 Hillsborough County Metropolitan Planning Organization County Center, 18 th Floor Tampa, Florida 33602 813-272-5940 www.hillsboroughmpo.org

More information

Near West Side Comprehensive Plan Executive Summary (Revised) April 2004 City of Milwaukee DCD

Near West Side Comprehensive Plan Executive Summary (Revised) April 2004 City of Milwaukee DCD Near West Side Comprehensive Plan Executive Summary (Revised) April 2004 City of Milwaukee DCD Boundaries The Near West Side Comprehensive Plan covers a broad area immediately west of Milwaukee s downtown.

More information

CITY OF FLORENCE NEIGHBORHOOD REVITALIZATION STRATEGY SECOND PUBLIC MEETING

CITY OF FLORENCE NEIGHBORHOOD REVITALIZATION STRATEGY SECOND PUBLIC MEETING CITY OF FLORENCE NEIGHBORHOOD REVITALIZATION STRATEGY SECOND PUBLIC MEETING Prepared for: City of Florence July 7th, 2014 AGENDA Review Feedback from First Community Meeting Present Catalytic Project Areas

More information

28.0 Development Permit Area #2 (Neighbourhood District)

28.0 Development Permit Area #2 (Neighbourhood District) 28.0 Development Permit Area #2 (Neighbourhood District) Goals and Objectives To provide a guide for infill and new development in the Neighbourhood District. To outline the nature, form and character

More information

Tier 1 Strategies. WV Route 14 Corridor Management Plan

Tier 1 Strategies. WV Route 14 Corridor Management Plan 1.1 1.2 1.3 1.4 Signal timing optimization system improvements. Improve geometry traffic control at high crash intersections. Construct intersection capacity improvement projects. Widen longer sections

More information

TEXT AMENDMENT SUMMARY INFORMATION

TEXT AMENDMENT SUMMARY INFORMATION Comprehensive Plan Update Public School Facilities Section Planning Commission Workshop: January 12, 2015 PEOPLE, PLACES AND NATURAL SPACES TEXT AMENDMENT SUMMARY INFORMATION Application type Agency Review

More information

6 Commercial. Introduction

6 Commercial. Introduction 6 Commercial Introduction A variety of commercial uses are located within the urban and rural service areas of Strathcona County, providing services for County residents, the travelling public and surrounding

More information

1161.01 CONFORMITY WITH PLANS; DRAINAGE.

1161.01 CONFORMITY WITH PLANS; DRAINAGE. CHAPTER 1161 Subdivision Requirements 1161.01 Conformity with plans; drainage 1161.07 Easements 1161.02 Trees 1161.08 Streets 1161.03 Subdivision name 1161.09 Blocks 1161.04 Street names 1161.10 Lots 1161.05

More information

VISION, DESIGN PRINCIPLES & OVERALL PLANNING STRATEGY

VISION, DESIGN PRINCIPLES & OVERALL PLANNING STRATEGY 3 VISION, DESIGN PRINCIPLES & OVERALL PLANNING STRATEGY The overall planning strategy for the Bank Street CDP is to ensure that future development is undertaken in a coordinated and planned approach, supported

More information

Kirkland Zoning Code 113.25

Kirkland Zoning Code 113.25 Kirkland Zoning Code 113.25 Chapter 113 COTTAGE, CARRIAGE AND TWO/THREE-UNIT HOMES Sections: 113.05 User Guide 113.10 Voluntary Provisions and Intent 113.15 Housing Types Defined 113.20 Applicable Use

More information

residential intensification paper

residential intensification paper April SUPPLEMENTARY PLANNING document 2007 @ sandwell metropolitan borough council residential intensification paper... raising the quality of residential development and living environments in Sandwell

More information

SEEKING COMPLETENESS WAIVERS AND PRELIMINARY & FINAL SITE PLAN APPROVAL

SEEKING COMPLETENESS WAIVERS AND PRELIMINARY & FINAL SITE PLAN APPROVAL APPLICATION & REPORTS FOR PB2009-05 INTERNATIONAL DEVELOPMENT CORPORATION SEEKING COMPLETENESS WAIVERS AND PRELIMINARY & FINAL SITE PLAN APPROVAL MEMORANDUM TO: FROM: RE: Borough of Tinton Falls

More information

Sustainable Code: Climate Change

Sustainable Code: Climate Change Sustainable Code: Climate Change OVERVIEW OF PRESENTATION Climate Change And Greenhouse Gases Zoning Codes And Control Of Greenhouse Gases Reduce VMT/Encourage alternative modes Promote Alternative Energy

More information

APPENDIX 2.134 - ADOPTED NEIGHBORHOOD PLANS. Overview

APPENDIX 2.134 - ADOPTED NEIGHBORHOOD PLANS. Overview APPENDIX 2.134 - ADOPTED NEIGHBORHOOD PLANS Overview With the adoption of the Comprehensive Plan in 1991, the County recognized up to two dozen communities that were to be studied to encourage revitalization

More information

Comparison of Goals and Policies Between Draft Plan (November 28, 2012) and Final Draft Plan (March 20, 2013)

Comparison of Goals and Policies Between Draft Plan (November 28, 2012) and Final Draft Plan (March 20, 2013) Comparison of Goals and Policies Between Draft Plan (November 28, 2012) and Final Draft Plan (March 20, 2013) GOALS HIGHLIGHTED TEXT INDICATES THE DRAFT PLAN GOALS & POLICIES THAT HAVE CHANGED IN THE FINAL

More information

BEACON AVENUE URBAN RENEWAL PROJECT

BEACON AVENUE URBAN RENEWAL PROJECT BEACON AVENUE URBAN RENEWAL PROJECT City of Jersey City Adopted May, 1976 Block and Lot Updates August 6, 2012 Amended September 13, 2012 DIVISION OF CITY PLANNING Beacon Avenue Urban Renewal Project Table

More information

Transportation Breakout Session. Curvie Hawkins Mark Rauscher Mike Sims Paul Moore

Transportation Breakout Session. Curvie Hawkins Mark Rauscher Mike Sims Paul Moore Transportation Breakout Session Curvie Hawkins Mark Rauscher Mike Sims Paul Moore Curvie Hawkins Director of Planning Fort Worth Transportation Authority Fort Worth Transportation Authority The T Presented

More information

STAFF REPORT AND RECOMMENDATIONS PLANNING & DEVELOPMENT SERVICES DIVISION COMMUNITY DEVELOPMENT DEPARTMENT

STAFF REPORT AND RECOMMENDATIONS PLANNING & DEVELOPMENT SERVICES DIVISION COMMUNITY DEVELOPMENT DEPARTMENT MEMO DATE: April 24, 2015 AGENDA DATE: May 7, 2015 STAFF REPORT AND RECOMMENDATIONS PLANNING & DEVELOPMENT SERVICES DIVISION COMMUNITY DEVELOPMENT DEPARTMENT TO: FROM: SUBJECT/CASE: City of Largo Planning

More information

Section 13 Urban Residential Zones

Section 13 Urban Residential Zones Section 13 Urban Residential Zones 13.1 RU1 Large Lot Housing RU1c Large Lot Housing with Carriage House RU1h Large Lot Housing (Hillside Area) RU1hc Large Lot Housing (Hillside Area) with Carriage House

More information

FINAL SCOPING DOCUMENT

FINAL SCOPING DOCUMENT State Environmental Quality Review Act (SEQR) FINAL SCOPING DOCUMENT Draft Generic Environmental Impact Statement Adoption of Proposed Comprehensive Plan and Zoning Law Amendments Route 94 Priority Growth

More information

RESOLUTION NO. WHEREAS, the 2016-2017 City Budget Forecast estimates that housing

RESOLUTION NO. WHEREAS, the 2016-2017 City Budget Forecast estimates that housing RESOLUTION NO. WHEREAS, the 2016-2017 City Budget Forecast estimates that housing (21.6 percent) and transportation (14.9 percent) are the two largest expense categories for the typical Austin family;

More information