Lehigh Acres Land Development Regulations Community Planning Project

Size: px
Start display at page:

Download "Lehigh Acres Land Development Regulations Community Planning Project"

Transcription

1 Lehigh Acres Land Development Regulations Planning Effort Summary In July, 2010 Commissioner Frank Mann invited the Lehigh Acres community to start discussing how to achieve their recently adopted community planning vision. The vision, which was adopted March 2010, envisions a, vibrant residential and commercial community consisting of safe and secure single and multi family neighborhoods; vibrant commercial and employment centers; pedestrian friendly mixed use activity centers and neighborhood nodes; and adequate green space and recreational opportunities. The community is working to achieve this goal by working on a community wide planning effort including a diverse group of residents, business owners, and Lee County Community Development staff. Through this collaborative effort, we will develop a set of land development standards which meet Lehigh Acre s unique needs, demands, challenges, and opportunities. The standards that result from this effort will be incorporated into the Lee County Land Development Code, Chapter 33 and will help shape development in the Lehigh Acres community for years to come. Lehigh Acres Centers & Nodes Since that fist meeting in July, the working group has met twice. At the first meeting, the community planning group discussed what kind of development standards they wanted for their community. The information from that meeting has become the basis for development of the community s land development standards as it is being used to help shape the overall planning effort. First Work Effort: Mixed-Use Centers and Nodes The first work effort being developed as part of this effort is the development of form based development standards for the community s mixed use neighborhood, community, and downtown centers. This effort began with the Lehigh Acres Mixed Use Centers Workshop held September, 25, 2010 at the East County Regional Library. The information contained in this workshop report summarizes the discussion held at this workshop and helps provide a basis for development of the Lehigh Acres Compact Community Code Standards. The next Lehigh Acres Land Development Community planning workshop is scheduled for November 20, 2010 from 9 to 11 a.m. at the East County Regional Library. Please contact Kathie Ebaugh, Principal Planner, at kebaugh@leegov.com or for more information. Page 1 Example of Mixed Use Center Small Table Discussion

2 Neighborhood Centers: Small Table Discussion Neighborhood Centers are intended to serve one or more neighborhoods and are characterized by small scale retail and services that include mixed use housing opportunities. These mixed use centers are characterized by a compact scale and a pedestrian friendly form, which encourages pedestrian access from adjacent neighborhoods. Neighborhood Centers are generally located at the intersections of two collector streets or a collector and a local street. Neighborhood Centers are typically between 3 to 5 acres; however, they may be as small as 1 acre when integrated within a neighborhood. The actual mix of uses is varied. It may include restaurants, coffee shops, offices, and small scale retail shops. It may also include a range of residential uses including attached, single family units; garden apartments and patio homes; apartments or condominium units that are above ground floor retail uses; and live work units. The mix of primary and secondary uses will vary based on adjacent uses, location, and access. Form Principles Active uses such as retail shops and restaurants are located at the ground level to generate pedestrian engagement. Housing above non residential uses provides opportunities for residents to walk, bike, or take transit to shopping, services, and employment. Mixed use housing is compatible in scale and type with the surrounding neighborhoods. Schools, parks, neighborhood facilities, open space, and other public spaces serve the needs of the neighborhood residents. Site layout and building orientation are formed with an emphasis on character and safety of the pedestrian and public realm, with buildings oriented to the street, parking placed behind, clear pedestrian connections, generous sidewalk widths, shade, low level lighting, and comfortable outdoor gathering places. Materials, architectural detailing, façade articulation, varied building heights, scale, graphics, landscaping, and other elements contribute to the neighborhood s unique identity that distinguishes it from other neighborhoods in Lee County. Energy efficient construction techniques, materials, designs, and other sustainable development strategies. Page 2

3 Neighborhood Centers Small Table Discussions Topic Group 1 Group 2 Group 3 Group 4 Commonalities Height Intensity/Massing 2 stories Tree tops No single family Multi-family with commercial Live-work buildings 3-4 stories 2 stories 0.7 FAR (Floor Area Ratio) 6-10 du/a (Dwelling Units Per Acre) 4-5 stories feet 10 du/a FAR Under 4 stories Under 10 du/a Under 0.7 FAR Proportion of Use Civic - Commercial - Residential Streetscape Features Sidewalks Passways with pavers Courtyard areas Ample greenspace Lot parking behind buildings No internally lit signs Shared-use paths Raised curbs along walkway Sidewalks Parks & kid activities Family-oriented uses Playgrounds On -street parking Residential garages Wide sidewalks Handicap accessible Handicap friendly Public spaces / park areas Street furniture Seating throughout Sidewalks Public spaces and parks Ample green space Lot parking behind buildings Lighting Low intensity Downward facing Directed lighting - public area No light loss from street Solar/LED Consistent w/ neighborhood Solar Well lit throughout Ample Directed Directed Solar/LED Consistent w/ neighborhood Landscaping Native street trees Planters Cluster Planting Native plants No sod groundcover South Florida friendly Minimal Canopy trees Open Space Varied Pedestrian friendly Varied Florida Friendly Transition Between Uses Passways between buildings Green neighborhood buffers Landscaped walls Soft use transitions Berms Parks, civic space, & water Parks, green & recreation space Diminish in intensities Seamless Parks, green & civic space Page 3

4 Community Centers: Small Table Discussion Community Centers should serve the needs of a group of neighborhoods or an entire section of the Lehigh Acres community. Each center is a destination that may include a grocery store or other anchor and compact residential, office, services, and mixed use development. They are typically between 20 and 50 acres in size. Community Centers are most appropriately located at the intersections of arterials and of collectors where they may be served by existing and planned future transit. While the mix of uses in most Community Nodes today is fairly limited to retail and office uses, in the future the community envisions that they should evolve to a more varied mix of uses as they redevelop over time. Form Principles Site plans address the possibility of transitioning to higher intensity, more integrated development where an integrated mix of uses is not currently achievable. Housing above non residential uses provides opportunities for residents to walk or take transit to shopping, services, recreation, and employment. Increased transit opportunities promote a more compact and wider range of mixed use housing choices. Schools, parks, community facilities, open space, and other public spaces serve the needs of the community residents. Community facilities may include mini parks and plazas, libraries, etc., in compact configurations that reinforce the form of the activity center. Site layout and building orientation are formed with an emphasis on character and safety of the pedestrian and public realm, with buildings oriented to the street; parking is on street or placed behind, clear pedestrian connections, generous sidewalk widths, shade, low level lighting, and comfortable outdoor gathering places. Walkable blocks of complete streets with frequent and clear pedestrian connections to transit corridors and stops, surrounding neighborhoods, parks, trails, and open space provide the framework for the development. Materials, architectural detailing, façade articulation, varied building heights, scale, graphics, landscaping, and other elements to contribute to the activity center s unique identity that distinguishes it from other centers in Lee County. Energy efficient construction techniques, materials, designs, and other strategies are consistent with sustainability Page 4

5 Community Centers / Centers Small Table Discussions Topic Group 1 Group 2 Group 3 Group 4 Commonalities Height 4-5 stories 3-4 stories 5 stories 6-7 stories feet Under 5 stories Intensity/Massing No single family/duplexes Multi-family apartments Rowhomes 1.0 FAR Minimum of 10 du/a 1.0 FAR 1.0 FAR Proportion of Use Civic - Commercial - Residential Streetscape Features Greater pedestrian access Walkways Alleys Shared use paths Plazas Raised curbs along walkway No parking lots On -street parking Animated signs Walkways between buildings Canopies on buildings Outdoor dining Benches Mobile vendors Parking behind/ over buildings Wide sidewalks Handicap accessible Handicap friendly Public spaces / park areas Street furniture Seating throughout High level pedestrian access Walkways Alleys Plazas No parking lots Lighting Intensity more than elsewhere Downward facing Higher up on buildings Directed lighting - public area No light loss from street Solar/LED Consistent w/ neighborhood Well lit throughout Solar lights Building lights Seating area lights Ample Directed Well lit throughout Decorative Solar lights Public area lighting Landscaping "City of Oaks" Native street trees Planters Cluster Planting Native plants No sod groundcover South Florida friendly Native plants Street trees Appropriate size for space Varied Pedestrian friendly Florida friendly Cluster planting Transition Between Uses Green neighborhood buffers Landscaped walls Soft use transitions Parks, civic space, & water Access ways to connect areas Sidewalks/Bike paths Transit hub Landscaping between areas Diminish in intensities Transportation options Page 5

6 Downtown Node: Small Table Discussion Downtown Node should serve the entire Lehigh Acres community as it provides the community a central core and economic center. The Downtown Node is unique in its scale, development intensity, and mix of uses, typically including large scale employment and retail uses, and compact residential development. They are typically between 50 and 150 acres in size. While Lehigh Acre s existing downtown area focuses almost exclusively on retail uses, in the future the area can be transformed in to a more vibrant place with a broader mix of uses. Lehigh Acre s Downtown is located in close proximity to an intersection of two of the community s most used roadways, but should be developed to minimize the impacts of traffic both internally and on proximate residential neighborhoods. Form Principles Building heights are tapered toward established residential neighborhoods. Housing located above non residential uses provides opportunities for residents to walk or take transit to shopping, services, and employment. Increased transit opportunities promote a more compact and wider range of mixed use housing choices. Schools, parks, community facilities, open space, and other public spaces serve the needs of community residents. Community facilities may include mini parks and plazas, libraries, etc., in compact configurations that reinforce the form of the activity center and create gathering places. Site layout and building orientation emphasize the character and safety of the pedestrian and public realm, with buildings oriented to the street, rear or on street parking, clear pedestrian connections, wide sidewalks, shade, urban lighting, and comfortable outdoor gathering places. Development is based on walkable blocks of complete streets with frequent and clear pedestrian connections to transit corridors and stops, surrounding neighborhoods, parks, trails, and open space. A variety of features establish a unique identity and pedestrian oriented character. Materials, architectural detailing, façade articulation, varied building heights, scale, graphics, landscaping, and other built environment form elements contribute to the activity center s unique identity that distinguishes it from other centers in Lee County. Energy efficient construction techniques, materials, designs, and other strategies are consistent with sustainability policies. Page 6

7 Downtown Nodes / Centers Small Table Discussions Topic Group 1 Group 2 Group 3 Group 4 Commonalities Height 4-5 stories 5-6 stories Intensity/Massing No single family / duplexes Minimal residential Live-work buildings 4-8 stories Highest in center Up to 12 stories 120' maximum Under 8 stories 3.0 FAR du/a 1.0 FAR Higher Intensities Proportion of Use Civic - Commercial - Residential No stand alone commercial Streetscape Features Pedestrian mall Sidewalks Passways with pavers Courtyard areas Ample greenspace Lot parking behind buildings Animated signs Shared-use paths Raised curbs along walkway Walkways between buildings Canopies on buildings Outdoor dining Benches Mobile vendors Landscape Islands Parking behind/ over building Wide sidewalks Handicap accessible Handicap friendly Small public space Courtyards Street furniture Seating throughout Wide sidewalks Handicap friendly Public spaces Street furniture Seating throughout Structure Parking Lined buildings Lighting Intensity more than elsewhere Downward facing Higher up on buildings Directed lighting - public area Well lit No light loss from street Solar/LED Consistent w/ neighborhood Decorative bases Solar Intesity based on use Outdoor areas well lit Ample Directed More intense than elsewhere Well lit throughout Decorative Solar lights Public area lighting Landscaping Transition Between Uses "City of Oaks" Flowers Less intense than elsewhere Planters Change in landscape Change in streetscape Parks and civic space Less foliage than other areas Native plants No sod groundcover South Florida friendly Parks, civic space, & water Minimal Street landscaping Landscape islands Native Sidewalks/Bikepaths Transit hub Roundabouts Landscaping between areas Varied Distinct to area Pedestrian friendly Less than other areas Diminish in intensities Florida friendly Cluster planting Transportation options Page 7

8 Next Steps The information from the Workshops will be used to guide the drafting of the Lehigh Acres Compact Communities Code. Based on the Lee County Compact Communities Code the Lehigh code will establish a set of form based development standards and regulations. Lee County Community Development staff will develop a conceptual regulating plan and generalized standards for the neighborhood centers, community nodes, and downtown area. The development of the conceptual regulating plan will involve the following work efforts: 1. Mixed Use Centers and Nodes Conceptual Regulatory Plan. The conceptual regulatory plan will achieve the preferred project strategy and community design pattern through the Chapter 32, Compact Communities Code standards that identifies the intended variety and location of transect zones and a preferred street/ block structure. Conceptual Regulatory Plan 2. Generalize Design and Development Standards. The regulations will include general parameters for design and development including: intensity, height, streetscape, landscaping, lighting, and transitions. Future Workshops Future workshops will review proposed concept regulations and discuss how the detailed regulatory plan required by Lee County LDC Chapter 32, Compact Communities Code ought to be developed and implemented through the site development process. The detailed regulatory plan identifies the final assignment of transect zones and the exact street/block structure, including specific street types and lot types. The next workshop schedule to discuss these issues is November 20, 2010 from 9 to 11 a.m. at the East County Regional Library. Detailed Regulatory Plan Lehigh Acres Community Planning Information More information about the Lehigh Acres community planning effort, including Chapter 32, Compact Communities Code, is available at the Lehigh Acres Community Planning section of the Community Development website: Page 8

Town Center (part of the Comprehensive Plan)

Town Center (part of the Comprehensive Plan) Town Center (part of the Comprehensive Plan) Mercer Island Town Center Looking North (2014) In 1994, a year-long process culminated in a set of design guidelines and code requirements for the Town Center

More information

Complete Neighbourhood Guidelines Review Tool

Complete Neighbourhood Guidelines Review Tool Complete Neighbourhood Guidelines Review Tool Prepared By: City of Regina Planning Department October 2014 Page 1 of 14 Community Development Review Checklist for Secondary Plans and Concept Plans The

More information

Metro. Activity Center Design Guidelines. Recommendations For Developing Focused, Mixed-Use Commercial/Residential Centers

Metro. Activity Center Design Guidelines. Recommendations For Developing Focused, Mixed-Use Commercial/Residential Centers Metro Activity Center Design Guidelines Recommendations For Developing Focused, Mixed-Use Commercial/Residential Centers Metro Activity Centers What is a MAC? Legacy, the adopted guide for the future growth

More information

Policies and Code Intent Sections Related to Town Center

Policies and Code Intent Sections Related to Town Center Policies and Code Intent Sections Related to Town Center The Town Center Vision is scattered throughout the Comprehensive Plan, development code and the 1994 Town Center Plan. What follows are sections

More information

ELMVALE ACRES SHOPPING CENTRE MASTER PLAN

ELMVALE ACRES SHOPPING CENTRE MASTER PLAN ELMVALE ACRES SHOPPING CENTRE MASTER PLAN Contents 1.0 INTRODUCTION... 2 2.0 LOCATION... 2 3.0 EXISTING CONTEXT... 2 4.0 VISION & GUIDING PRINCIPLES... 2 5.0 LAND USE AND BUILT FORM... 4 5.1 St. Laurent

More information

PUBLIC RIGHT-OF-WAY IN THIS CHAPTER PUBLIC REALM

PUBLIC RIGHT-OF-WAY IN THIS CHAPTER PUBLIC REALM PUBLIC RIGHT-OF-WAY This section provides design guidelines for improvements in the public right-of-way. The public right-of-way refers to streets, sidewalks, non-vehicular thoroughfares, parks and greenways

More information

appendix and street interface guidelines

appendix and street interface guidelines appendix five: building and street interface guidelines appendix 5 building and street interface guidelines BOULEVARDS Boulevards are generally characterized by higher levels of traffic movement at higher

More information

3.1 community vision. 3.3 required plan elements

3.1 community vision. 3.3 required plan elements Chapter 3 Community Form 3.1 community vision 3.2 Parks & landscaping concepts 3.3 required plan elements D R A F T 20 Community Form Chapter 3 3.0 Community form 3.1 community vision The Specific Plan

More information

5.1 Site Plan Guidelines

5.1 Site Plan Guidelines 5. Community Core Guidelines Development of the Community Core will take place by plan of subdivision and site plan approval. It will occur in a phased manner that will reflect the timing of residential

More information

PINE CURVE REZONING. Property does not meet criteria for open space preservation and is not a candidate for a park

PINE CURVE REZONING. Property does not meet criteria for open space preservation and is not a candidate for a park PINE CURVE REZONING BACKGROUND Purchased as two parcels in 2001 and 2002 Annexed and Zoned Greater Downtown District Historic Center September 25, 2002 and October 7, 2002 WHAT THE PROJECT IS AND IS NOT

More information

DRAFT. 10% Common Open Space

DRAFT. 10% Common Open Space % OF CHARLOTTE IS CATEGORIZED AS A. LAND USES : Placeholder map displaying location of Place Type GOALS: Accommodate XX% of future growth. Provide a concentration of primarily commercial and civic activity

More information

4.9 Mendocino Avenue Corridor Plan Design Guidelines

4.9 Mendocino Avenue Corridor Plan Design Guidelines 4.9 Mendocino Avenue Corridor Plan Design Guidelines The Mendocino Avenue Corridor Plan addresses the area between College Avenue and Steele Lane. Mendocino Avenue is a busy arterial that runs parallel

More information

GUIDING PRINCIPLES IN THIS CHAPTER

GUIDING PRINCIPLES IN THIS CHAPTER GUIDING PRINCIPLES The guiding principles and design concepts in this chapter work together with the Chapel Hill 2020 Comprehensive Plan to support new public places that can be enjoyed by all while also

More information

1.0 VISION STATEMENT. December 6, PRINCIPLES

1.0 VISION STATEMENT. December 6, PRINCIPLES Vision Statement Lincoln Regional Airport 1.0 VISION STATEMENT 1.1 City LOCATION of AND OVERVIEW The Easton Lincoln Place Land Use Master Plan identifies the principles, goals, policies, and standards

More information

A. Background Summary of Existing Challenges and Potential Possibilities. 1. Summary of Existing Assets and Potential Opportunities

A. Background Summary of Existing Challenges and Potential Possibilities. 1. Summary of Existing Assets and Potential Opportunities A. Background 1 A Main Street Master Plan Study was performed and completed in October of 2007. The study was initiated to review current land uses and development patterns along Main Street, from Parrish

More information

Regency Developments. Urban Design Brief. Holyrood DC2 Rezoning

Regency Developments. Urban Design Brief. Holyrood DC2 Rezoning Regency Developments Urban Design Brief Holyrood DC2 Rezoning Stantec Consulting Ltd. 7-31-2017 1. Overview Regency Developments intends to rezone the lands located at 8510 and 8511 93 Avenue, within the

More information

Sheridan Boulevard S TAT I O N A R E A P L A N S H E R I D A N B O U L E VA R D S TAT I O N A R E A P L A N

Sheridan Boulevard S TAT I O N A R E A P L A N S H E R I D A N B O U L E VA R D S TAT I O N A R E A P L A N Sheridan Boulevard S TAT I O N A R E A P L A N 1 City of Lakewood Adopted November, 2006 S H E R I D A N B O U L E VA R D S TAT I O N A R E A P L A N The Vision The City of Lakewood s overall vision is

More information

EXISTING COMPREHENSIVE PLAN

EXISTING COMPREHENSIVE PLAN EXISTING COMPREHENSIVE PLAN Town Center Land Use Element: V. LAND USE POLICIES Town Center Mercer Island's business district vision as described in "Your Mercer Island Citizen-Designed Downtown" was an

More information

Westwind Developments Ltd. PIONEER LANDS AREA STRUCTURE PLAN - PROPOSED AMENDMENT

Westwind Developments Ltd. PIONEER LANDS AREA STRUCTURE PLAN - PROPOSED AMENDMENT FEBRUARY 2013 TABLE OF CONTENTS 1.0 BACKGROUND... 1 1.1 Amendment... 1 2.0 LOCATION & CONTEXT... 2 2.1 Land Ownership... 2 3.0 POLICY CONTEXT... 3 3.1 Municipal Development Plan... 3 3.2 Capital Region

More information

PINE CURVE REZONING. BACKGROUND Purchased as two parcels in 2001 and 2002

PINE CURVE REZONING. BACKGROUND Purchased as two parcels in 2001 and 2002 BACKGROUND Purchased as two parcels in 2001 and 2002 WHAT THE PROJECT IS AND IS NOT A Rezoning establishes the land use standards for Annexed and Zoned Greater Downtown District Historic Center September

More information

Community Design Guidelines. Port Wallace DRAFT

Community Design Guidelines. Port Wallace DRAFT Community Design Guidelines Port Wallace DRAFT Energy 1 2 3 Nature Movement Connections Built Form DRAFT Layout Energy 1 Nature Community Design Guidelines GREAT COMMUNITIES PROTECT, CELEBRATE, AND CONSERVE

More information

TRANSIT ORIENTED DEVELOPMENT PINELLAS COUNTY MPO LIVABLE COMMUNITIES INITIATIVE PINELLAS COUNTY COMPREHENSIVE PLAN AMENDMENTS

TRANSIT ORIENTED DEVELOPMENT PINELLAS COUNTY MPO LIVABLE COMMUNITIES INITIATIVE PINELLAS COUNTY COMPREHENSIVE PLAN AMENDMENTS PINELLAS COUNTY MPO LIVABLE COMMUNITIES INITIATIVE MODEL LAND DEVELOPMENT CODE TRANSIT ORIENTED DEVELOPMENT PINELLAS COUNTY COMPREHENSIVE PLAN AMENDMENTS MPO Livable Communities Initiative Goal: Improve

More information

North Downtown Specific Plan MEMORANDUM

North Downtown Specific Plan MEMORANDUM North Downtown Specific Plan MEMORANDUM MEETING DATE: November 13, 2017 TO: Members of the North Downtown Specific Plan Advisory Committee FROM: Jeanine Cavalli, Senior Planner SUBJECT: Materials for the

More information

STREETSCAPE MANUAL ONLINE TRAINING SESSION 1: Background

STREETSCAPE MANUAL ONLINE TRAINING SESSION 1: Background TRAINING SESSION 1: The Urban Design Streetscape Manual is a reference tool developed to help implement City policy and guide the design, construction and maintenance of streetscape improvements in Toronto.

More information

The Village. Chapter 3. Mixed Use Development Plan SPECIFIC PLAN

The Village. Chapter 3. Mixed Use Development Plan SPECIFIC PLAN The Village SPECIFIC PLAN Chapter 3 3.1 INTRODUCTION 3.1.1 Purpose This Chapter describes the development regulations applicable to the Mixed-Use and Transit Center Planning Areas. These form-based regulations

More information

Seneca Meadows. Block 4 Locate office, technology, and medical development adjacent to I Screen views of garage structures from I-270.

Seneca Meadows. Block 4 Locate office, technology, and medical development adjacent to I Screen views of garage structures from I-270. Seneca Meadows Seneca Meadows has an industrial park in its southern end and a mixed-use employment area planned for the north end. The district benefits from extensive I-270 visibility, stream valley

More information

3.0 URBAN DESIGN. December 6, OVERVIEW

3.0 URBAN DESIGN. December 6, OVERVIEW Urban Design 3.0 URBAN DESIGN December 6, 2007 3.1 OVERVIEW The highly urban character of Easton Place is defined by the overall design of the community. The following sections provide an overview of the

More information

Sahuarita District & Phase 1 Master Plan. Town Council December 11, 2017

Sahuarita District & Phase 1 Master Plan. Town Council December 11, 2017 Sahuarita District & Phase 1 Master Plan Town Council December 11, 2017 Visioning Study Visioning Process Advisory Group Meetings Community Questionnaire Town Center Case Studies Community Analysis The

More information

ARLINGTON COUNTY, VIRGINIA

ARLINGTON COUNTY, VIRGINIA ARLINGTON COUNTY, VIRGINIA County Board Agenda Item Meeting October 15, 2005 DATE: September 28, 2005 SUBJECT: Request to Advertise the adoption of the 2005 Clarendon Sector Plan C. M. RECOMMENDATION:

More information

Buildings may be set back to create small plazas provided that these setbacks do not substantially disrupt the street wall s continuity.

Buildings may be set back to create small plazas provided that these setbacks do not substantially disrupt the street wall s continuity. 6-22 Community Design Street Walls and Street-front Setbacks The siting of buildings will play a critical role in establishing the character and sense of place for the District. Siting buildings at the

More information

City of Farmington. Downtown Plan. Amendment to the 1998 Master Plan Adopted October 11, 2004

City of Farmington. Downtown Plan. Amendment to the 1998 Master Plan Adopted October 11, 2004 City of Farmington Amendment to the 1998 Master Plan Adopted October 11, 2004 Introduction Planning Background 1 Scope and Components of the Plan Amendment 2 Concept Introduction 3 Plan Concepts 3 Conceptual

More information

4.0 Design Guidelines For The Village Centre. South fields Community Architectural Design Guidelines Town of Caledon

4.0 Design Guidelines For The Village Centre. South fields Community Architectural Design Guidelines Town of Caledon 4.0 Design Guidelines For The Village Centre 4.0 Design Guidelines for the Village Centre The Village Centre is the focal point of the entire South Fields Community and is designed as a traditional commercial

More information

TEAM INPUT SUMMARY. Postcard Image?

TEAM INPUT SUMMARY. Postcard Image? DOWNTOWN MAULDIN TEAM PUBLIC INPUT TEAM INPUT SUMMARY Postcard Image? A nice neighborhood The main city center with government buildings Mauldin entry sign, high school, Cultural Center, Sunset Park, Hall

More information

The broad range of permitted and special uses allowed in the district remain, but some descriptions have been clarified.

The broad range of permitted and special uses allowed in the district remain, but some descriptions have been clarified. Memorandum To: Emily Fultz, AICP City Planner, City of Edwardsville From: Michael Blue, FAICP Principal, Teska Associates Date: January 24, 2019 RE: B-1 Zoning District Update A draft, updated B-1 Central

More information

RESEDA - WEST VAN NUYS COMMUNITY PLAN

RESEDA - WEST VAN NUYS COMMUNITY PLAN RESEDA - WEST VAN NUYS COMMUNITY PLAN Executive Summary As part of the initial outreach effort, the Department of City Planning hosted two workshops for the Reseda-West Van Nuys Community Plan Area during

More information

FUTURE LAND USE ELEMENT

FUTURE LAND USE ELEMENT FUTURE LAND USE ELEMENT GOAL I: To create and sustain a great place to live, play, and prosper Objective 1: The City of Ocala shall incorporate the principles and strategies of the Ocala 2035 Vision into

More information

THE NEIGHBORHOOD TODAY

THE NEIGHBORHOOD TODAY THE NEIGHBORHOOD TODAY CORE AREA VISION How are we Good Urbanism A Site s DNA thinking about Elements of great Unique elements urban communities embedded in a place the site and design? ELEMENTS LIKE:

More information

Urban Design Manual PLANNING AROUND RAPID TRANSIT STATIONS (PARTS) Introduction. Station Study Areas

Urban Design Manual PLANNING AROUND RAPID TRANSIT STATIONS (PARTS) Introduction. Station Study Areas 111111 PLANNING AROUND RAPID TRANSIT STATIONS (PARTS) Introduction The ION rapid transit system will link Waterloo, Kitchener and Cambridge through a central transit corridor (CTC). There are a number

More information

Wadsworth Boulevard S TAT I O N A R E A P L A N

Wadsworth Boulevard S TAT I O N A R E A P L A N Wadsworth Boulevard S TAT I O N A R E A P L A N City of Lakewood Adopted November, 2006 The Vision The City of Lakewood s overall vision is to transform the area around the light rail station into a mixed-use

More information

Prosperity Hucks Area Plan. Transportation and Planning Committee May 11, 2015

Prosperity Hucks Area Plan. Transportation and Planning Committee May 11, 2015 Prosperity Hucks Area Plan Transportation and Planning Committee May 11, 2015 Presentation Outline 1. Background and Location 2. Community Dialog Process 3. Activity Center Recommendations 4. Wedge Recommendations

More information

Community Mixed Use Zone Districts (CMU)

Community Mixed Use Zone Districts (CMU) 18.28.500 Community Mixed Use Zone Districts (CMU) The Community Mixed Use Zone Districts (CMU) are intended to help implement the land use goals and strategies found in the Golden Vision 2030 values,

More information

Plan Framework Report. Attachment A

Plan Framework Report. Attachment A Plan Framework Report Attachment A Uptown-Douglas Corridor Plan - Plan Framework Report Contents Introduction... 1 Planning Process... 3 Project Objectives... 4 Vision... 5 Community Values... 6 Structural

More information

B L A C K D I A M O N D D E S I G N G U I D E L I N E S for Multi-family Development

B L A C K D I A M O N D D E S I G N G U I D E L I N E S for Multi-family Development B L A C K D I A M O N D D E S I G N G U I D E L I N E S for Multi-family Development Adopted June 18, 2009 This section of the Design and focuses on site planning and design guidance for new multi-family

More information

Chapter 6--Urban Design

Chapter 6--Urban Design 6.1 Introduction... 6-1 6.1.1 Background & Scope... 6-1 6.1.2 Relationship to State Law... 6-2 6.1.3 Relationship to Other General Plan Chapters... 6-2 6.2 Guiding Principles... 6-2 6.3 Urban Design Guidelines...

More information

Mix of Uses Guide for Transit-Oriented Development MIX OF USES

Mix of Uses Guide for Transit-Oriented Development MIX OF USES MIX OF USES Creating a Destination Magnet A diversity of uses such as retail, housing, offices, civic and entertainment within the TOD creates a destination magnet for transit users and TOD neighbors.

More information

Table of Contents. Elm Avenue Improvement Plan City of Waco, Texas. Introduction 1. Existing Context 1 Figure 1 2.

Table of Contents. Elm Avenue Improvement Plan City of Waco, Texas. Introduction 1. Existing Context 1 Figure 1 2. Table of Contents Introduction 1 Existing Context 1 Figure 1 2 Plan Guidelines 3 Future Urban Form 4 The West-End 4 Main Street 6 The East-End 7 Figure 2 9 Public Improvement Recommendations 7 General

More information

Bayshore Boulevard Home Improvement District Design Guidelines

Bayshore Boulevard Home Improvement District Design Guidelines Bayshore Boulevard Home Improvement District Design Guidelines guidelines for New construction projects and major alterations IN the bayshore boulevard home improvement special use DISTRICT SAN FRANCISCO

More information

ARTICLE 6: Special and Planned Development Districts

ARTICLE 6: Special and Planned Development Districts ARTICLE 6: Special and Planned Development Districts 6-10 Traditional Neighborhood Development (TND) District 6-10.10 Purpose and Intent The Traditional Neighborhood Development (TND) District provides

More information

Planning Charlotte s Future. Planning Committee June 21, 2016

Planning Charlotte s Future. Planning Committee June 21, 2016 Planning Charlotte s Future Planning Committee June 21, 2016 Charlotte s Vision Livable city Vibrant economy Thriving natural environment Diverse population Choices for housing, education, employment Safe

More information

2.0 THE PLATINUM TRIANGLE VISION

2.0 THE PLATINUM TRIANGLE VISION 2.0 THE PLATINUM TRIANGLE VISION The envisions an exciting future for the area surrounding Angel Stadium of Anaheim, the Honda Center and The Grove of Anaheim. 2.1 Planning Principles In order to further

More information

MALL REVITALIZATION CASE STUDIES

MALL REVITALIZATION CASE STUDIES MALL REVITALIZATION CASE STUDIES DECEMBER 9, 2012 MALL REVITALIZATION OVERVIEW Introduction Sample Case Studies prepared for Lacey Woodland District Steering Committee as it considers strategies to revitalize

More information

Lower Merion Commercial Districts Issues and Characteristics Handbook November 2013

Lower Merion Commercial Districts Issues and Characteristics Handbook November 2013 Lower Merion Commercial Districts Issues and Characteristics Handbook November 2013 DRAFT TOWNSHIP-WIDE VISION: To maintain and enhance commercial areas to complement the surrounding high-quality residential

More information

Planning Charlotte s Future. Planning Committee May 17, 2016

Planning Charlotte s Future. Planning Committee May 17, 2016 Planning Charlotte s Future Planning Committee May 17, 2016 Place Types: Next Steps March - June Public Input: Education & input on community character and place-type framework Public open house (Transportation

More information

URBAN DESIGN BRIEF URBAN DESIGN BRIEF 721 FRANKLIN BLVD, CAMBRIDGE August 2018

URBAN DESIGN BRIEF URBAN DESIGN BRIEF 721 FRANKLIN BLVD, CAMBRIDGE August 2018 URBAN DESIGN BRIEF URBAN DESIGN BRIEF 721 FRANKLIN BLVD, CAMBRIDGE August 2018 DESIGN BRIEF CONTENTS PART A 1.0 INTRODUCTION 2.0 DESCRIPTION & ANALYSIS OF SITE CONTEXT 3.0 DESIGN CONSTRAINTS AND OPPORTUNITIES

More information

The Five Components of the McLoughlin Area Plan

The Five Components of the McLoughlin Area Plan The Five Components of the McLoughlin Area Plan This documents contains the complete language of the five components of the McLoughlin Area Plan: The Vision Statement The Values The Guiding Principles

More information

Unique. Livable. Connected. Sustainable. Anticipate and Manage Change. Variety of Housing Choices. Enhanced Arterial Corridors

Unique. Livable. Connected. Sustainable. Anticipate and Manage Change. Variety of Housing Choices. Enhanced Arterial Corridors Neighborhood Vision The Old Town Neighborhoods are Unique, Livable, Connected, and Sustainable. As mature, established neighborhoods, many of the ideas and opportunities expressed by stakeholders in support

More information

Additional information about land use types is given in Chapter 5. Design guidelines for Centers and Neighborhoods are given in Chapter 7.

Additional information about land use types is given in Chapter 5. Design guidelines for Centers and Neighborhoods are given in Chapter 7. 4. Place Types Introduction In Albemarle County s Development Areas, the Neighborhood is the fundamental unit of community planning. The County s Neighborhood Model, an adopted part of the Comprehensive

More information

Zoning Code Issues Prioritization

Zoning Code Issues Prioritization City of Streetsboro The City of Streetsboro has begun the process of updating its Zoning Code. The new Zoning Code will be based on the recently adopted Comprehensive Plan, which establishes the overall

More information

What Does It Take To Create A Town Center?

What Does It Take To Create A Town Center? What Does It Take To Create A Town Center? Context, Design, and Process The Prince Frederick Master Plan Update 1 Background and Overview A Brief History of Town Centers in Calvert County 2 Background

More information

6. DOWNTOWN. The Downtown Element focuses on supporting and expanding the vitality and enhancement of Downtown Chico as the City s central core.

6. DOWNTOWN. The Downtown Element focuses on supporting and expanding the vitality and enhancement of Downtown Chico as the City s central core. VISION In 2030, Downtown Chico is the heart of the community and the center of cultural activity. Engaging and active at the street level, it is a multi-story, mixed-use hub, with specialty retail, restaurants,

More information

4- PA - LD - LIVELY DOWNTOWN. LD - Background

4- PA - LD - LIVELY DOWNTOWN. LD - Background 4- PA - LD - LIVELY DOWNTOWN LD - Background The downtown has been the service centre for the community since the city s inception and the area continues to supply people with their personal services,

More information

Staff Report to the North Ogden City Planning Commission

Staff Report to the North Ogden City Planning Commission Staff Report to the North Ogden City Planning Commission SYNOPSIS / APPLICATION INFORMATION Application Request: Concept review on a legislative application to rezone land located at approximately 1750

More information

Town Center. Block 5 Existing multifamily residential units are expected to remain.

Town Center. Block 5 Existing multifamily residential units are expected to remain. Area Guidelines Germantown s districts should be developed as distinct communities with unique features that are supported through the guidelines. The guidelines not only help distinguish these districts

More information

Chapter PEDESTRIAN COMMERCIAL (PC) ZONING DISTRICT

Chapter PEDESTRIAN COMMERCIAL (PC) ZONING DISTRICT Chapter 11-17 PEDESTRIAN COMMERCIAL (PC) ZONING DISTRICT Sections: 11-17-01 GENERAL PURPOSE 11-17-02 PERMITTED BUILDING TYPES 11-17-03 USES PERMITTED WITH DESIGN REVIEW 11-17-04 USES PERMITTED BY CONDITIONAL

More information

FLORIN ROAD CORRIDOR Site Plan and Design Review Guidelines Checklist

FLORIN ROAD CORRIDOR Site Plan and Design Review Guidelines Checklist FLORIN ROAD CORRIDOR Site Plan and Design Review Guidelines Checklist Applicant s Name: Project Address: Phone: Email: Applicant shall fill out the design guidelines checklist for all guidelines applicable

More information

VILLAGE OF SKOKIE Design Guidelines for Mixed-Use Districts NX Neighborhood Mixed-Use TX Transit Mixed-Use CX Core Mixed-Use

VILLAGE OF SKOKIE Design Guidelines for Mixed-Use Districts NX Neighborhood Mixed-Use TX Transit Mixed-Use CX Core Mixed-Use VILLAGE OF SKOKIE Design Guidelines for Mixed-Use Districts NX Neighborhood Mixed-Use TX Transit Mixed-Use CX Core Mixed-Use TABLE OF CONTENTS CHAPTER 1 SITE DESIGN Purpose 1 CHAPTER 2 SITE DESIGN Streetscape

More information

Gold Line Bus Rapid Transit Transit Oriented Development (BRTOD) Helmo Station Area Plan

Gold Line Bus Rapid Transit Transit Oriented Development (BRTOD) Helmo Station Area Plan Appendix F Gold Line Bus Rapid Transit Transit Oriented Development (BRTOD) Helmo Station Area Plan Introduction and Purpose of the Plan The Gold Line Bus Rapid Transit facility is an eleven-mile dedicated

More information

New Street Proposed Redevelopment Architecture & Urban Design Brief

New Street Proposed Redevelopment Architecture & Urban Design Brief 2130 2136 New Street Proposed Redevelopment Architecture & Urban Design Brief Prepared By: Cynthia Zahoruk Architect Inc. 3077 New Street, Burlington, ON, L7N 1M6 TABLE OF CONTENTS Background and Objective

More information

Rosslyn Plaza PDSP (SP #422) SPRC Staff Presentation

Rosslyn Plaza PDSP (SP #422) SPRC Staff Presentation Rosslyn Plaza PDSP (SP #422) SPRC Staff Presentation ote Guiding Principles included in this document are taken from the latest working draft of the Guiding Principles dated. The illustrations included

More information

Commercial Node Plan Devine Street/Jackson Blvd. COLUMBIA, SC

Commercial Node Plan Devine Street/Jackson Blvd. COLUMBIA, SC Commercial Node Plan Devine Street/Jackson Blvd. COLUMBIA, SC 9.17.13 AGENDA 1 Introductions 2 Project Update 3 Concepts 4 Recommendations 5 Next Steps Introductions Project Update Process 5-Phase Process

More information

City of Woodinville Planning Commission Study Session. Development Regulations 101: An Overview of Specific Regulatory Items To Help You in 2012

City of Woodinville Planning Commission Study Session. Development Regulations 101: An Overview of Specific Regulatory Items To Help You in 2012 City of Woodinville Planning Commission Study Session Development Regulations 101: An Overview of Specific Regulatory Items To Help You in 2012 Development Regulations 101 Overview of the Different Zones

More information

Appendix A COMMUNITY IMPROVEMENT PLAN DESIGN GUIDELINES

Appendix A COMMUNITY IMPROVEMENT PLAN DESIGN GUIDELINES Appendix A COMMUNITY IMPROVEMENT PLAN DESIGN GUIDELINES INTRODUCTION The continuous and desirable improvement of Arnprior requires a clear understanding of what is envisioned for the Town. These Design

More information

West Ocala Vision & Community Plan City Council Work Session. Presented by West Ocala Community Plan Steering Committee

West Ocala Vision & Community Plan City Council Work Session. Presented by West Ocala Community Plan Steering Committee West Ocala Vision & Community Plan City Council Work Session Presented by West Ocala Community Plan Steering Committee November 29,2011 Ocala 2035 Vision West Ocala Community Vision & Master Plan West

More information

Tonight s Agenda. Summary Presentation Open House. Group Discussion Next Steps: online community wide survey

Tonight s Agenda. Summary Presentation Open House. Group Discussion Next Steps: online community wide survey Community Open House February 22, 2018 Tonight s Agenda Summary Presentation Open House Station 1: Project Overview and Community Input Station 2: Draft Vision and Guiding Principles Station 3: Western,

More information

FRUITVALE TRANSIT VILLAGE (Phase 2) Residential Project

FRUITVALE TRANSIT VILLAGE (Phase 2) Residential Project FRUITVALE TRANSIT VILLAGE (Phase 2) Residential Project DEVELOPER: SIGNATURE PROPERTIES ARCHITECT: HKIT ARCHITECTS April 23, 2010 TABLE OF CONTENTS 3 Vision 4 Description of Site 5 Guiding Concepts 6

More information

Property Profile 2954 WEST FRANKLIN ROAD MERIDIAN, ID

Property Profile 2954 WEST FRANKLIN ROAD MERIDIAN, ID 082614 FOR SALE > MIXED-USE LAND Franklin & Ten Mile Land 2954 WEST FRANKLIN ROAD MERIDIAN, ID Property Profile > ~38 acres for sale, located on the NE corner of Franklin and Ten Mile > Power and gas running

More information

NORTHGATE AREA. Design Guidelines. Effective, final draft: 2 may 02. City of Seattle Department of Design, Construction & Land Use

NORTHGATE AREA. Design Guidelines. Effective, final draft: 2 may 02. City of Seattle Department of Design, Construction & Land Use NORTHGATE AREA neighborhood urban village Design Guidelines Effective, final draft: 2 may 02 City of Seattle Department of Design, Construction & Land Use Design Review: Northgate Area Neighborhood Design

More information

Chapter 1.0 Introduction

Chapter 1.0 Introduction Chapter 1.0 Introduction 1.1 Background The North Metro commuter rail line is part of the RTD FasTracks regional transit system expansion program to build more than 100 miles of rail transit throughout

More information

1 Adapted from the Statewide Transit-Oriented Development Study by CalTrans, 2006

1 Adapted from the Statewide Transit-Oriented Development Study by CalTrans, 2006 APPENDIX C: LAND USE PLANNING FOR ENHANCED RAIL SERVICE 72 BACKGROUND One of the consistent themes heard from localities in the Route 29 corridor Planning Forums was the need for expanding rail service

More information

Community Design Plan

Community Design Plan Gardena General Plan 2006 Authority While the is not a required element of a General Plan, it is included because improving the community appearance and image is paramount to the overall quality of life

More information

4.1.3 LAND USE CATEGORIES

4.1.3 LAND USE CATEGORIES 4.1.3 LAND USE CATEGORIES a. City Center District The City Center District incorporates the existing character and mix of uses in downtown Belmont to encourage redevelopment and new development in keeping

More information

Draft Memorandum #1: Goals and Vision for Revitalization

Draft Memorandum #1: Goals and Vision for Revitalization Keizer Revitalization Plan Draft Memorandum #1: Goals and Vision for Revitalization Submitted to: City of Keizer April 12, 2018 (revised) Prepared By: Angelo Planning Group and Otak, Inc. Project No. 17482.A

More information

Broadway District Specific Plan. Community Workshop #2 February 23,2016

Broadway District Specific Plan. Community Workshop #2 February 23,2016 Broadway District Specific Plan Community Workshop #2 February 23,2016 1 Agenda Introductions Project Progress Status Upcoming Milestones Emerging Framework Land Use Urban Design Circulation Infrastructure

More information

NORTH LAKE SPECIFIC PLAN AREA

NORTH LAKE SPECIFIC PLAN AREA NORTH LAKE SPECIFIC PLAN AREA June 21, 2018 WELCOME Workshop Agenda Introduction Provide information about the program and introduce the team Background Information Share information about the North Lake

More information

Ivywild On The Creek PRELIMINARY CREEK DISTRICT MASTER PLAN

Ivywild On The Creek PRELIMINARY CREEK DISTRICT MASTER PLAN Ivywild On The Creek PRELIMINARY CREEK DISTRICT MASTER PLAN Introduction: Rejuvenating an extraordinary Creekside neighborhood THE CREEKSIDE DISTRICT The Ivywild On The Creek Neighborhood District Master

More information

1.0 Purpose of a Secondary Plan for the Masonville Transit Village

1.0 Purpose of a Secondary Plan for the Masonville Transit Village Report to Planning and Environment Committee To: Chair and Members Planning & Environment Committee From: John M. Fleming Managing Director, Planning and City Planner Subject: Masonville Transit Village

More information

CONTENTS 8.0 LAND USE 8.1 GENERAL LAND USE 8.2 RESIDENTIAL 8.3 MIXED USE 8.4 COMMERCIAL 8.5 EMPLOYMENT LANDS

CONTENTS 8.0 LAND USE 8.1 GENERAL LAND USE 8.2 RESIDENTIAL 8.3 MIXED USE 8.4 COMMERCIAL 8.5 EMPLOYMENT LANDS 8-2 Land Use 8.0 LAND USE CONTENTS 8.1 GENERAL LAND USE 8.1.1 Uses provided for in all Land Use Designations 8.1.2 Uses prohibited in Hazardous Lands, Hazardous Sites and Special Policy Areas 8.1.3 Uses

More information

Civic Center District

Civic Center District Civic Center District The Civic Center district is the civic and social heart of Warrenville, containing such public buildings as the City Hall, Warrenville Public Library, Police Station, Park District

More information

VEHICULAR AND PEDESTRIAN CIRCULATION

VEHICULAR AND PEDESTRIAN CIRCULATION This perspective sketch communicates the intended character and quality of a proposed streetscape design. Locate benches near a major intersection where people tend to gather. Seating and lighting provide

More information

A. WHAT IS A GENERAL PLAN?

A. WHAT IS A GENERAL PLAN? I. Introduction A. WHAT IS A GENERAL PLAN? A general plan is the planning guideline for the future of a city. It contains goals and policies which regulate urban development, the protection of the natural

More information

North Fair Oaks Community Plan Summary and Information

North Fair Oaks Community Plan Summary and Information North Fair Oaks Community Plan Summary and Information WHAT IS THE NORTH FAIR OAKS COMMUNITY PLAN? The North Fair Oaks Community Plan is part of the San Mateo County General Plan, and establishes policies

More information

EXISTING TOWNHOUSE. What s working & What s not?

EXISTING TOWNHOUSE. What s working & What s not? What s working & What s not? Distance from the sidewalk/street to the building Landscape vs. Hardscape in front of the building Porches, stoops, steps, and entries Residential vs. contemporary character

More information

CHAPTER 3 VISION, GOALS, & PLANNING PRINCIPLES. City of Greensburg Comprehensive Plan. Introduction. Vision Statement. Growth Management Goals.

CHAPTER 3 VISION, GOALS, & PLANNING PRINCIPLES. City of Greensburg Comprehensive Plan. Introduction. Vision Statement. Growth Management Goals. CHAPTER 3 VISION, GOALS, & PLANNING PRINCIPLES Introduction The Greensburg Comprehensive Plan is intended as a working community document. A combination of long and short-term goals, this document is intended

More information

SUBCHAPTER 4-B GUIDELINES FOR THE B-3 COMMERCIAL CHARACTER AREA

SUBCHAPTER 4-B GUIDELINES FOR THE B-3 COMMERCIAL CHARACTER AREA 1 SUBCHAPTER 4-B GUIDELINES FOR THE B-3 COMMERCIAL CHARACTER AREA Downtown Bozeman should be the location of buildings of greatest height and intensity in the community. The following guidelines apply

More information

VISION AND GUIDING DESIGN PRINCIPLES

VISION AND GUIDING DESIGN PRINCIPLES pleasure point commercial corridor VISION AND GUIDING DESIGN PRINCIPLES Public Draft November 26, 2018 County of Santa Cruz with assistance from MIG CONTENTS PART I: INTRODUCTION AND VISION... 3 Community

More information

Cit of Kitchener Ur 6 an Design Manual PARTA. Desi n for _--::

Cit of Kitchener Ur 6 an Design Manual PARTA. Desi n for _--:: Cit of Kitchener Ur 6 an Design Manual Date PARTA Year ) Desi n for k Nodes Corridors _--:: Section Page 01 of 12 2 INTRODUCTION Purpose & Application Nodes and Corridors have been identified as key intensification

More information

City of Fort Lauderdale UPTOWN URBAN VILLAGE. Public Workshop December 7, 2016

City of Fort Lauderdale UPTOWN URBAN VILLAGE. Public Workshop December 7, 2016 Public Workshop December 7, 2016 Workshop Agenda Introductions Project Presentation o o o History Project Scope/Timeline Character of Study Area o o o o Land Use Public Realm/Pedestrian Mobility Multimodal

More information

Millbrae TOD #2 Project Analysis

Millbrae TOD #2 Project Analysis Millbrae TOD #2 Project Analysis Project Description A Site Development Permit and Conditional Use Permit are proposed to allow for a mixed-use transitoriented development on approximately 9 Acres located

More information

hermitage town center

hermitage town center hermitage town center A Community Vision prepared by Strada for The City of Hermitage and The Mercer County Regional Planning Commission January 2007 table of contents introduction 3 design principles

More information

(DC1) Direct Development Control Provision DC1 Area 4

(DC1) Direct Development Control Provision DC1 Area 4 . General Purpose (DC) Direct Development Control Provision DC Area 4 The purpose of this Provision is to provide for an area of commercial office employment and residential development in support of the

More information