STRIP COMMERCIAL AND MIXED-USE DEVELOPMENT

Transcription

1 STRIP COMMERCIAL AND MIXED-USE DEVELOPMENT IN HILLSBOROUGH COUNTY Draf Augus 2014 Hillsborough Couny Ciy-Couny Planning Commission 601 E. Kennedy Boulevard, 18 h Floor Tampa, Florida Dover, Kohl & Parners 1571 Sunse Drive Coral Gables, FL Spikowski Planning Associaes 1617 Hendry Sree For Myers, FL 33901

2 Table of Conens INTRODUCTION GENERAL POLICY DIRECTION COMMERCIAL CORRIDORS... 3 Variey Along Commercial Corridors... 3 TEXT: Suburban Commercial Srip, Compared o Oher Commercial Paerns... 4 PHOTOS: Suburban Commercial Srip, Compared o Oher Suburban Paerns... 5 PHOTOS: Suburban Commercial Srip, Compared o Urban and Rural Paerns... 6 Commercial Srips: Shor-Term & Long-Term Effecs... 7 Exising Planning For Commercial Corridors... 8 Poenial Enhancemens... 8 Proposed Inerim Approach... 9 Proposed Definiions Proposed Policies and Sraegies MIXED-USE DEVELOPMENT Scale of Mixed-Use Developmen Flexible vs. Frozen Urban Paerns Scale and Disance Exising Planning For Mixed Uses MAP: Mixed-Use Caegories in all Comprehensive Plans MAP: Mixed-Use Caegories in Ciy Comprehensive Plans 22 Poenial Enhancemens Proposed Inerim Approach Proposed Definiions Proposed Policies and Sraegies MISSING SCALES OF PLANNING Adding he Missing Scales Scale #1: Conex Mapping for Urban Form Scale #2: Physical Planning for Urban Form MAP: Major Developmen Projecs and DRIs Proposed Definiions DESIGN POLICIES & STRATEGIES Proposed Policies and Sraegies Illusraed Examples: 6. DEVELOPMENT PATTERNS ALONG COMMERCIAL CORRIDORS Residenial Los Facing he Corridor Residenial Los Facing Inward Suburban Commercial Srip Improved Commercial Srip Wih Reverse Access Sree Walkable Sree Nework Tha Accommodaes Varying Inensiies & Land Uses Analysis of Five Paerns Along Commercial Corridors BUILDINGS FOR SHALLOW LOTS IN TAMPA Appendices: A: Case Sudies & Bes Pracices for Discouraging Srip Commercial Developmen... A-1 B: Case Sudies & Bes Pracices for Promoing Mixed-Use Developmen... B-1

3 STRIP COMMERCIAL AND MIXED-USE DEVELOPMENT IN HILLSBOROUGH COUNTY Background The Hillsborough Couny Ciy-Couny Planning Commission is preparing updaes o he comprehensive plans for Tampa, Temple Terrace, Plan Ciy, and unincorporaed Hillsborough Couny. The Planning Commission engaged Dover, Kohl & Parners and Spikowski Planning Associaes o idenify approaches for improving he way hese plans discourage srip commercial developmen and encourage mixed-use developmen. Srip commercial developmen in is pos-world War II form has been one of he mos common paerns for new sores, resaurans, and service businesses. This paern is ofen unsighly, i adversely affecs adjoining neighborhoods, and i causes congesion on adjoining highways. Beer paerns are available for developing land along suburban arerials. Sreching for miles in wha seems o be an undiffereniaed landscape of signs, driveways, parking los and cheap buildings, he American commercial srip is one of he mos exasperaing and ye ubiquious urban forms ever creaed. Occurring in nearly every selemen of any size in he counry, he srip is everywhere he same and everywhere an eyesore. Page 1 of 47 Draf Augus Brenda Case Scheer Unil he 1950s, mixed-use developmen didn have a name because mos developmen didn resric large expanses of land o a single use. I wasn unusual for enire blocks o be dedicaed o one use, ye proximiy and easy access o complemenary uses was aken for graned. Tha ime-honored developmen paern has been replaced in mos new communiies by rigid separaion of uses and severe limiaions on access. Segregaed-use communiies have become so widespread ha buyers of new homes have lile choice if hey prefer a differen kind of neighborhood. Suburban planning is all abou separaion and segregaion of uses: buffers, enormous sebacks, masking, and high speeds. Urban planning, by sark conras, srives for mixed and shared use, permeabiliy, modes speeds, and compac dimensions. Case Sudies & Bes Pracices The iniial ask in his effor was o idenify naional bes pracices plus a specrum of mehods ha oher communiies use in comprehensive plans o discourage or repair srip commercial developmen and o encourage mixed-use developmen. These oher communiies included six Florida counies, one Florida ciy, and hree counies and ciies ouside Florida. Appendices A and B summarize ha research. Policy Framework & Recommended Policies This documen proposes an improved policy approach for he Hillsborough Couny Ciy-Couny Planning Commission o consider in preparing updaes o he four comprehensive plans. This repor begins wih a policy framework, which is a narraive descripion of improved approaches o srip commercial and mixed-use developmen. Specific suggesions are presened as o how hose approaches could be carried ou. Examples are provided o illusrae he applicaion of hese approaches. Specific draf policies are hen presened for consideraion by he Planning Commission and he four local governmens ha i serves. Srip Commercial and Mixed-Use Developmen in Hillsborough Couny --- Dom Nozzi

4 1. GENERAL POLICY DIRECTION The sae of Florida now allows ciies and counies greaer laiude in deciding how o shape a healhy and prosperous fuure. Recen changes o sae law and he comprehensive-plan review processes mean ha many regulaions ha sae acion had forced ino comprehensive plans can now be improved, relaxed, removed, or moved ino codes. The segregaed-use concep for fuure land use maps is sill enshrined in sae law, bu all indicaions are ha local governmens now have more flexibiliy o suppor he creaion and revializaion of compac and diverse mixed-use communiies. The Tampa region is a sophisicaed and hriving urban cener which, hrough is unique public planning srucure, can ake immediae advanage of his opporuniy o updae all four comprehensive plans in a coordinaed way. Hillsborough Couny and is ciies can leverage many asses during his process: Their renewed commimen o making he region more aracive o visiors and businesses. Their recen experience in planning for urban redevelopmen and new suburban developmen while proecing exising neighborhoods and naural sysems. Their closely linked MPO and ciycouny comprehensive planning organizaion. Seps Toward a Beer Fuure The firs wave of beer planning ha discourages srip commercial and promoes mixed-use developmen can be iniiaed in he upcoming revisions o all four comprehensive plans. Essenial aspecs of his firs wave should include: (1) Move unnecessary regulaions ou of comprehensive plans. Regulaions ha are sill useful can be moved ino land developmen codes, where mos regulaions belong. (2) Creae consisen erminology o be used among all four comprehensive plans, beginning wih clear definiions for basic erms like suburban commercial srip and mixed use. (3) Improve he way ha rezonings are evaluaed for comprehensive plan consisency, supplemening numerical crieria wih imporan facors abou physical conex. (4) Include policies ha idenify addiional ways ha comprehensive plans can be refined o address hese same issues, for insance idenifying fuure governmen acions in addiion o responding o he laes developmen proposals. (5) Idenify and implemen sysems ha can idenify how he fuure local and collecor sree nework will be inerconneced despie acual developmen aking place a differen imes and accommodaing differen uses. These comprehensive plan updaes should also se he sage for subsequen land developmen code amendmens. Page 2 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

5 2. COMMERCIAL CORRIDORS Imporan srees are ofen lined on each side wih a row of sores, offices, and resaurans. This paern has always been successful in downowns and along Main Srees, and laer became sandard and highly desirable along sreecar roues. The srip paern becomes problemaic when replicaed along high-speed roads, in large par because each business mus have is own parking lo for cusomers who all arrive by car. Today s common srip-commercial paern is no he ineviable paern for all suburban arerial roads. Wide suburban roads can become much more han commercially-lined conduis for hrough raffic. Mos corridors are composed of disinc ceners of aciviy separaed by segmens of lower-inensiy uses. These differences are healhy and should be encouraged in order o provide varying levels of aciviy and characer along he corridor. Planning for commercial corridors should encourage a series of robus ceners wih segmens of differen characer beween hem. A wide range of nonreail uses can be accommodaed even in he segmens beween ceners, including housing, hoels, offices, banks, personal services, child care, churches, civic uses, and oher culural and recreaional aciviies. Five differen paerns for land developmen along commercial corridors are presened and analyzed in Secion 6 of his repor. The characer of hese corridors should become more inense and diverse as hey maure. Mixeduse developmen should become an essenial par of his change o add new life o he corridor, bring new services, creae a more lively human dimension, and reinforce a sense of place. In he pos-srip suburban ciy, i is easier for corridor fronages o arac value by inegraing wih he neighborhoods hey border han by rying o compee wih far-away crossroads properies for shoppers and reail invesors. --- Resrucuring he Commercial Srip A secondary sree paern will nearly always be needed o make local circulaion convenien and minimize inerference wih hrough raffic. Transi works bes where here are many desinaions along a fairly sraigh line. Many suburban srips have his characer, along wih he poenial for inensificaion ha is needed o suppor convenien ransi service. For a leas some exising suburban srips, ransi hus can play an imporan role in healing heir mos roublesome feaures, re-creaing hem as humane and funcional places where shopping, enerainmen, walking, cycling, and ransi all have adequae space alongside privae cars. Major inersecions of suburban roads can become ransi ransfer poins ha suppor higher-inensiy mixeduse neighborhoods. These neighborhoods would provide excellen accessibiliy for suburban residens who don wish o drive everywhere or don own a car. Variey Along Commercial Corridors Some of he difficuly ha communiies confron regarding srip commercial developmen is undersanding exacly which aspecs of he familiar highway srip are he mos roublesome. For insance, he Hillsborough Couny Comprehensive Plan defines srip commercial developmen his way for he unincorporaed couny: Commercial developmen which is no locaed a an inersecion of major srees (collecors or arerials), or wihin a mixed use developmen. Srip commercial developmen is defined here in a way ha excludes even radiional downowns. This definiion, which was inended o be pejoraive, inadverenly includes several desirable commercial paerns. Improved comprehensive plan policies need o be based on a common se of erminology ha disinguishes beween excellen, accepable, and undesirable paerns of commercial developmen. A ypology of commercial areas is presened on he following pages o disinguish he major ypes of reail configuraions found in Hillsborough Couny. Page 3 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

6 Suburban Commercial Srip, Compared o Oher Commercial Paerns Page 4 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

7 Suburban Commercial Srip, Compared o Oher Suburban Paerns Page 5 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

8 Suburban Commercial Srip, Compared o Urban and Rural Paerns Page 6 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

9 Commercial Srips: Shor-Term & Long-Term Effecs The problems caused by commercial srips have been widely documened. Appendix A provides a horough summary of heir problems, some of which are relaed o raffic congesion, accidens, and he consan urns in and ou of parking los. Buildings on commercial srips are highly varied in size and irregular in shape. Zoning has very lile physical effec on he shape or placemen of hese buildings because he buildings are small relaive o heir los (because of he need o accommodae peak parking demand). Mos new buildings on commercial srips are buil by naional or regional chains using cusomized designs ha serve almos as logos for heir brands. Buildings on older commercial srips vary widely in age due o rapid urnover of businesses and obsolescence of corporae sandards, even for businesses ha remain a he same locaion. Commercial srips are disliked by he public due o heir visual chaos, frequen urning vehicles, and he consan view of parking los and large signs. Despie hese problems, srip commercial is ofen oleraed, for wo major reasons: The raveling public enjoys he new shopping opions his paern provides and doesn realize ha oher paerns can provide he same consumer choices; and Local plans and regulaions rarely encourage beer paerns for developing land along suburban arerials. On collecors, and even on minor arerials wih moderae speeds and raffic volumes, i is accepable for house los o face he sree, even wih privae driveways. However, when oo few collecors and minor arerials are provided in suburban areas, hrough raffic ges funneled o a sparse nework of arerials, wih he resul ha mos end up being widened o 4 or even 6 lanes. This paern causes high raffic levels on arerials, which are exremely aracive o he kind of businesses ha hrive on commercial srips. These levels are equally unaracive o poenial residens of single-family homes, who ypically seek quie locaions where hey can enjoy privae yards. As a resul, when single-family homes are buil along suburban arerials, he backs of houses usually face he arerial; he frons face a local sree ha is compleely isolaed from he arerial Page 7 of 47 Draf Augus 2014 nework. This isolaion is ofen solidified and symbolized wih a solid wall along he arerial. The mos imporan problem caused by suburban commercial srips is he iniial subdivision of los. The srip paern creaes problems ha long oulive he obvious immediae drawbacks and visual incoherence of he new freesanding businesses. Once los on a suburban commercial srip are subdivided and sold o iniial users, he los have lile abiliy o evolve when ravel paerns or consumer ases make he iniial businesses obsolee. These los are difficul o reconfigure for oher purposes due o heir size, single access poins, absence of a local sree nework for circulaion, and fragmened ownership. This siuaion is in sharp conras o shopping ceners, which si on much larger racs and ypically remain in single ownership. When a shopping cener becomes obsolee, i can be orn down and rebuil in a new reail configuraion, or be redeveloped for more inense purposes, including he creaion of new local srees on radiional ciy blocks. Obsolee shopping ceners are someimes he only places in suburban areas where a significan change in urban paern is possible. This change can be anicipaed by placing parking lo drive aisles where hey can be convered o local srees and by placing buried uiliies under he drive aisles. Many commercial areas being buil oday could in he fuure become denser, more valuable, and more aracive if a paern of ciy srees was esablished (or a leas planned) in advance. Addiional local srees would improve access and disribue raffic while supporing he addiion of housing plus a wider range of businesses and oher uses. Debaes over commercial rezonings ypically ignore imporan facors ha are difficul or impossible o rerofi. Even sophisicaed local governmens rarely address some of he mos influenial and long-lasing impacs of developmen, ending insead o ge sideracked wih raffic projecions, he iniial use of new buildings, or minor deails of he building or sie. The comprehensive planning and rezoning sages should focus on long-erm impacs on he urban paern, wih ransiory deails regulaed more lighly (or laer in he developmen review process). Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

10 Exising Planning For Commercial Corridors All comprehensive plans in Hillsborough Couny conain commercial locaional crieria ha apply during he rezoning process. These crieria are used o conrol or forbid srip commercial developmen and o resric he size and ype of commercial buildings ha can be consruced. For he unincorporaed couny, commercial and office developmen are conrolled hrough he policies under Objecives 22 hrough 25. These policies define precise locaional crieria for new commercial developmen. The couny s saed purposes are o avoid srip commercial developmen and o allow neighborhood-serving commercial developmen wihou sie-specific comprehensive plan amendmens. The couny s locaional crieria are based on he cos-affordable highway map from he MPO s longrage ransporaion plan. Accepable locaions include land near he inersecions of major roads shown on ha map, or inersecions of hose roads wih major local srees. The comprehensive plan defines near he inersecion as specific disances from he inersecion, ranging from 300 fee o 1000 fee. The plan provides various waivers and excepions o hese dimensions. The couny limis he square-fooage of buildings in each quadran of he inersecion based on he ype of inersecion and he land-use caegory. The couny s locaional crieria apply in more han 20 land-use caegories, including wo mixed-use caegories for projecs smaller han 40 acres. Tampa s commercial locaional crieria are applied o requess for general commercial, neighborhood commercial, and residenial office rezoning in landuse caegories ha are nominally limied o residenial and suburban mixed-uses. These crieria do no apply in Ybor Ciy. Temple Terrace s commercial locaional crieria apply only o new neighborhood commercial uses, which can be locaed only a he inersecions of collecor and arerial roads in areas accessible o residenial neighborhoods. Plan Ciy has commercial locaional crieria ha apply o rezonings and developmen orders for neighborhood commercial developmen in land-use Page 8 of 47 Draf Augus 2014 caegories ha are nominally limied o residenial uses. Applicaions may be considered for land wihin 250 or 500 fee from he inersecion of collecor and arerial roads, depending on he landuse caegory. Plan Ciy limis highway commercial developmen o I-4 inersecions. These plans do no provide specific locaional crieria for commercial developmen in urban areas. Poenial Enhancemens The commercial locaional crieria are due for a series of refinemens o resolve problems ha have become apparen during heir applicaion across he Hillsborough Couny region. In addiion o hese refinemens, he locaional crieria should incorporae an addiional facor. Perhaps he fundamenal problem of srip commercial developmen is he ransfer of a classic urban paern (rows of pedesrian-scaled sores along imporan srees) o fas suburban roads, a conex where his paern funcions poorly in he shor run and inerferes wih healhy urban evoluion in fuure years. Suburban commercial srips and many oher planning problems are exacerbaed because he essenial differences beween areas wih compac urban versus suburban or rural characer have no been idenified and mapped in advance. If his disincion had been made, i would be more obvious where he classic urban paern should apply and where i should no. The unincorporaed couny plan currenly assigns is land-use caegories ino four groups: ruralagriculure, rural-residenial, suburban, and urban. These groups are oo broad o conrol commercial locaional crieria; for insance, small compac urban areas can occur wihin any of hese four groups. The implicaions of a finer-grain disincion would exend far beyond commercial developmen; i would guide oher developmen decisions and would allow governmen agencies o coordinae sree and uiliy improvemens wih he inended characer of differen neighborhoods, as discussed in Secion 4 of his repor. An inermediae soluion would be make his disincion in advance for poenial commercial locaions only and hen show he resuls for he enire jurisdicion on an adoped vision map or oher overlay map. Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

11 Eiher of hese soluions could be applied by nex year o Temple Terrace and Plan Ciy because of heir limied area. Based on ha experience, hese soluions could be expanded o Tampa and hen o he unincorporaed couny. Proposed Inerim Approach Unil hen, an imporan inerim sep would be o make his disincion for each applicaion based on he physical characerisics of he exising or planned urban paern. For insance, he immediae area may now be, or be planned o become, a: Compac urban area, where commercial developmen uses he classic urban paern of rows of pedesrian-scaled sores along imporan srees. Conneced suburban area, where mos commercial developmen is near corners, in shopping ceners or individual buildings wih shared access. Modern suburban area, where mos commercial developmen is in freesanding shopping ceners and office parks. Rural area, where he limied commercial buildings are near major inersecions. This case-by-case disincion would be made during he rezoning process; i is no he kind of adminisraive deerminaion ha is suiable for laer sages in he developmen review process. Besides adding his new disincion, he exising locaional crieria need several significan refinemens: The curren plans esablish a es of meeing or no meeing precise numerical sandards. In pracice, some of hese crieria have proven difficul o apply, resuling in numerous excepions and waivers. Acual siuaions are ofen far from black and whie; miigaing circumsances need o be considered. Each plan would coninue o have cusomized commercial locaional crieria. Due o he size of he area o be mapped, he couny may coninue o base is crieria on he MPO s 2035 long-range ransporaion plan unil a beer sysem can be developed, bu Temple Terrace and Plan Ciy (and possibly Tampa) should idenify qualifying inersecions on a new map. Page 9 of 47 Draf Augus 2014 A beer map for he unincorporaed couny could be adaped from he local funcional classificaion map (Map 2B) by deleing limied-access faciliies, idenifying mos oher arerials as commercial corridors, and including a subse of collecors (plus cerain major local roadways) as imporan inersecing roads ha may qualify as commercial corridor inersecions Even hough each plan would have is own locaional crieria, hey should share new erminology ha defines he characer of commercial corridor inersecions (land ha mees he crieria ) and he segmens in beween ha may qualify for new opions. The unincorporaed couny s neighborhoodserving erminology for commercial uses along suburban arerials should be updaed. Nearby shopping ceners, resaurans, and offices are prized by nearby residens bu rarely succeed wihou a larger cusomer base. Businesses are placed along suburban arerials because hey can arac cusomers who are merely driving pas in addiion o hose who live or work nearby. The maximum square fooages per quadran in he unincorporaed couny plan were an aemp o mach he amoun of commercial developmen wih is surroundings. This has proven ineffecive because many facors beyond hose lised in he comprehensive plan are relevan o he amoun of commercial developmen ha can be suppored in any given quadran. The maximum floor-area raios in Plan Ciy s plan should be removed. Floor-area raios are occasionally warraned in land developmen codes, bu generally hey esablish a highly arificial cap on he size of buildings, a cap ha is counerproducive in places where developmen is desirable. In any case, regulaions such as floor-area raios rarely belong in policy documens like comprehensive plans (despie prior insisence by sae planners ha hey were a criical par of Florida comprehensive plans). The floor-area raio in he comprehensive plan for he Midown redevelopmen disric is especially resricive, given he desire o creae a walkable environmen which needs a consisen paern of sree-oriened building facades along sidewalks. Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

12 Proposed Definiions The following definiions should be considered o suppor he proposed inerim approach for locaing new commercial developmen in Hillsborough Couny: Commercial Corridors Roads wih poenial for commercial developmen on cerain adjoining properies. Unil such ime as hese roads are shown on an adoped vision map or oher overlay and assigned for compac urban, conneced suburban, modern suburban, or rural characer, commercial corridors will be he major roads shown on he adoped highway cos affordable map from he MPO s 2035 long-range ransporaion plan. Commercial locaional crieria in his plan will idenify: Inersecions ha may qualify as commercial corridor inersecions. Land beween hose inersecions may qualify as commercial corridor segmens, excep in rural areas. Commercial Corridor Inersecions Land near he inersecion of wo commercial corridors, or near he inersecion of a commercial corridor and a major local roadway (as defined in his plan), may qualify for commercial rezonings based on he commercial locaional crieria in his plan. Commercial Corridor Segmens Land froning commercial corridors beween commercial corridor inersecions. Downown The major business and civic disric in a communiy, ypically served by major horoughfares and public ransporaion radiaing in all direcions. Los are arranged on a densely inerconneced nework of local srees and are no expeced o accommodae off-sree parking. Main Sree A major business disric in a compac urban paern, ypically in a linear arrangemen along a major horoughfare. Los are no expeced o accommodae off-sree parking. Neighborhood Shopping Disric A compac urban paern where businesses are placed in highly visible locaions on an inerconneced nework of srees and blocks. Los in neighborhood shopping disrics can be small because each lo is no expeced o accommodae all parking for individual businesses; some cusomers may park in shared los or onsree parking spaces and oher may walk or arrive by ransi. Paern, Compac Urban A physical paern of owns and ciies where public srees form an inerconneced nework ha surrounds radiional ciy blocks. Blocks are subdivided ino los for individual buildings ha can accommodae a variey of land uses and building ypes. Parking is placed o he side or rear of buildings and may be reached by mid-block alleys. Paern, Conneced Suburban A pos-war physical paern ha replaces radiional gridded ciy blocks wih irregular blocks while mainaining a conneced nework of public srees ha are spaced a quarer-mile inervals. Paern, Modern Suburban A lae 20 h cenury suburban paern ha groups large superblocks and single-purpose pods ino maser-planned communiies ha are physically separaed from adjoining communiies. Page 10 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

13 Mos jobs, shopping, and enerainmen can be reached on wide arerial roads or expressways. Paern, Rural A non-urban paern where mos land is used for farming or remains unculivaed. Occasional roads connec scaered or clusered homes and businesses wih each oher and wih nearby urban and suburban areas. Rural Crossroads A cluser of businesses in a rural area ypically locaed a an imporan inersecion. Suburban Commercial Srip A suburban paern where mos businesses occupy heir own building on a lo facing a commercial corridor. Los on suburban commercial srips are large enough o accommodae heir peak parking demand. Los have individual driveways o a commercial corridor as heir primary access insead of connecing o adjoining los or secondary srees. CHANGE TO DEFINITION IN COUNTY PLAN ONLY: Neighborhood Serving Commercial / Neighborhood and General Commercial A variey of reail and service uses, commercial and office developmen, usually locaed on a collecor or arerial sree a he edge of a neighborhood, serving, ha serves he daily needs of coniguous neighborhoods and he surrounding communiy. including convenience goods and personal services. Neighborhood serving commercial developmen shall be limied as o he inensiy of he described use as provided in he locaional crieria for neighborhood serving commercial uses. Inensive commercial uses (uses allowed wihin he Commercial Inensive zoning disric) shall no be considered neighborhood and general commercial serving. Page 11 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

14 Proposed Policies and Sraegies The following policies should be considered o enhance commercial locaional crieria in Hillsborough Couny: POLICIES FOR UNINCORPORATED COUNTY AND CITIES: Objecive 101. Discourage suburban commercial srips; encourage diverse commercial and mixed-use developmen in downowns, main srees, neighborhood shopping disrics, commercial corridor inersecions, and rural crossroads. Policy Commercial Corridor Inersecions. Properies along commercial corridors ha mee his plan s commercial locaional crieria are considered o be in a poenial commercial corridor inersecion. In compac urban commercial corridor inersecions: - Commercial or mixed-use developmen should be buil in a compac urban paern as defined in his plan. - Shopping ceners and oher commercial developmen no buil in a compac urban paern should be avoided in compac urban commercial corridor inersecions, downowns, main srees, neighborhood shopping disrics, and areas designaed by his plan for compac urban developmen. If such proposals are approved due o overwhelming miigaing facors, hey mus be: (a) Carefully designed o proec he characer of abuing neighborhoods. (b) Planned o allow fuure redevelopmen and evenual full inegraion of he rac ino he exising or poenial ciy sree nework. Parking lo drive aisles can be locaed so hey could be convered o srees ha form radiional ciy blocks; major uiliies can be placed here o serve fuure developmen as well. In conneced suburban commercial corridor inersecions: - Commercial or mixed-use developmen may be buil in a compac urban paern as defined in his plan. - Shopping ceners mus provide ample connecions o arerial roads and adjoining properies. - Business in freesanding buildings should share driveways wih adjoining properies and provide cross-access easemens ha can accommodae connecions o new businesses and fuure local srees; mos parking should be o he side and rear of sores insead of in fron. Page 12 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

15 - Sies mus be planned o provide or allow he fuure redevelopmen and evenual inegraion of he rac ino he exising or poenial suburban sree nework which includes connecions a leas every ¼ mile. In modern suburban commercial corridor inersecions: - Businesses in freesanding buildings should share driveways wih adjoining properies and provide cross-access easemens ha can accommodae connecions o new businesses and fuure local srees. In rural crossroads: - Parking los should be o he side and rear of he sores insead of in fron. - Businesses should share driveways wih adjoining properies and provide cross-access easemens ha can accommodae connecions o new businesses and fuure local srees. Policy Commercial Corridor Segmens. Properies facing commercial corridors beween commercial corridor inersecions are considered o be in a poenial commercial corridor segmen. Segmen designaions do no apply in rural areas. In compac urban commercial corridor segmens: - Suburban commercial srips may no be formed in hese segmens. - Commercial or mixed-use developmen mus ake he form of a neighborhood shopping disric ha is buil in a compac urban paern. In conneced suburban and modern suburban commercial corridor segmens: - Suburban commercial srips may no be formed in hese segmens unless he surrounding developmen paern compleely precludes he preferred developmen paerns or here are srong miigaing facors such as he exen o which a suburban commercial srip paern has already been irreversibly esablished. - Preferred developmen paerns for suburban commercial corridor segmens include: (a) Commercial or mixed-use developmen may be approved if i akes he form of a neighborhood shopping disric ha is buil in a compac urban paern; or (b) Higher densiy residenial and oher non-reail uses ha are no on radiional ciy blocks bu which have consolidaed access poins o he Page 13 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

16 Policy corridor, inernal circulaion among adjoining parcels, and if in a conneced suburban area, is conneced o surrounding properies a a minimum of ¼-mile inervals. Accepable nonreail uses may include housing, hoels, offices, banks, personal services, child care, churches, civic uses, and oher culural and recreaional aciviies. Suburban Commercial Srip Performance. The performance of exising suburban commercial srips can be improved hrough beer regulaions and fuure inervenions. Public and privae acions are encouraged o pursue echniques ha improve circulaion, such as: Cross-access easemens or oher agreemens ha allow cusomers o paronize muliple businesses wihou reurning o an arerial road. Shared driveways o wase less land and reduce he number of driveways and curb cus. Shared parking for nearby businesses. The addiion of a new sree ha improves local circulaion, including walking and reduced inerference wih hrough raffic. SUPPLEMENTAL POLICIES FOR UNINCORPORATED COUNTY ONLY: Policy Commercial Developmen. Commercial developmen is encouraged in various locaions in unincorporaed Hillsborough Couny: A appropriae locaions in he Neighborhood Mixed Use, Suburban Mixed Use, Communiy Mixed Use, Urban Mixed Use, Communiy Mixed Use, and Regional Mixed Use land use caegories; Properies wih exising CN (Neighborhood Commercial), CG (General Commercial), and CI (Commercial Inensive) zoning; Along main srees and in neighborhood shopping disrics; and In oher locaions ha qualify as commercial corridor inersecions and segmens (see commercial locaional crieria in Policy 101.4). Policy Commercial Locaional Crieria. Commercial corridors are defined in his plan as roads wih poenial for neighborhood and general commercial developmen on cerain adjoining properies. In he unincorporaed couny, commercial corridors are he major roads shown on he adoped highway cos affordable map from he MPO s 2035 long-range ransporaion plan. The commercial locaion crieria below idenify propery along commercial corridors ha may qualify as commercial corridor inersecions or commercial corridor segmens. Page 14 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

17 Commercial Corridor Inersecions Land near he inersecion of wo commercial corridors, or near he inersecion of a commercial corridor and a major local roadway (as defined in his plan), may qualify as a commercial corridor inersecion (see Policy 101.1) and may qualify for commercial rezonings even in land use caegories ha are primarily residenial. Some land near he inersecion may no be suiable for non-residenial uses due o land use compaibiliy, environmenal feaures, or oher facors. Land wihin he following disances from he inersecion is considered o be near he inersecion : Major Local Roadway & Major Road Major Road & Major Road Compac Urban 300' 660' Conneced Suburban 300' 900' Modern Suburban 660' 1000' Rural 300' 660' Commercial Corridor Segmens Land froning commercial corridors beween commercial corridor inersecions may qualify as a commercial corridor segmen, excep in rural areas (see Policy 101.2). Commercial corridor inersecions will be classified a he rezoning sage as compac urban, conneced suburban, modern suburban, or rural based on he exising or planned physical paern in he surrounding area. Policy Commercial Conex and Paern: New commercial developmen shall mach he planned physical paern in he surrounding area. Developmen sandards for he following paerns are provided in Policies and 101.2: Compac Urban, Conneced Suburban, Modern Suburban, and Rural paerns. SUPPLEMENTAL POLICIES FOR TAMPA ONLY: Policy Commercial Locaional Crieria: Commercial developmen is encouraged in various locaions in Tampa: In he Cenral Business Disric and Communiy Commercial land use caegories; A appropriae locaions in he Suburban Mixed Use, General Mixed Use, Urban Mixed Use, Communiy Mixed Use, and Regional Mixed Use land use caegories; Properies wih exising General Commercial, Neighborhood Commercial, and Residenial Office zoning; Along main srees and in neighborhood shopping disrics; and Page 15 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

18 In oher locaions ha qualify as commercial corridor inersecions and segmens (see Policies and 101.2). Unil poenial commercial corridor inersecions are mapped in his comprehensive plan, hey shall be idenified on a case-by-case basis during he rezoning process. Policy Commercial Conex and Paern: New commercial developmen shall mach he exising or planned physical paern in he surrounding area. Developmen sandards for he following paerns are provided in Policies and 101.2: Compac Urban, Conneced Suburban, Modern Suburban, and Rural paerns. SUPPLEMENTAL POLICIES FOR TEMPLE TERRACE ONLY: Policy Commercial Locaional Crieria: Commercial developmen is encouraged in various locaions in Temple Terrace: In he Commercial and Downown Mixed Use land use caegories; In appropriae locaions in he Communiy Mixed Use, and Urban Mixed Use land use caegories; Along main srees and in neighborhood shopping disrics; A rural crossroads; and In oher locaions ha qualify as commercial corridor inersecions and segmens (see Policies and 101.2). Unil poenial commercial corridor inersecions are mapped in his comprehensive plan, hey shall be idenified on a case-by-case basis during he rezoning process. Policy Commercial Conex and Paern: New commercial developmen shall mach he exising or planned physical paern in he surrounding area. Developmen sandards for he following paerns are provided in Policies and 101.2: Compac Urban, Conneced Suburban, Modern Suburban, and Rural paerns. SUPPLEMENTAL POLICIES FOR PLANT CITY ONLY: Policy Commercial Locaional Crieria: Commercial developmen is encouraged in various locaions in Plan Ciy: In he Downown Core, Commercial, and Ligh Commercial/Office land use caegories; In he Midown Redevelopmen Disric; Along main srees and in neighborhood shopping disrics; A rural crossroads; and Page 16 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

19 In oher locaions ha qualify as commercial corridor inersecions and segmens (see Policies and 101.2). Unil poenial commercial corridor inersecions are mapped in his comprehensive plan, hey shall be idenified on a case-by-case basis during he rezoning process. Policy Commercial Conex and Paern: New commercial developmen shall mach he exising or planned physical paern in he surrounding area. Developmen sandards for he following paerns are provided in Policies and 101.2: Compac Urban, Conneced Suburban, Modern Suburban, and Rural paerns. STRATEGIES FOR UNINCORPORATED COUNTY AND CITIES: Sraegy 101.A Add a planning and regulaory sysem ha defines a fuure sree nework o coordinae developmen by adjoining landowners. This sysem could be used o: Idenify a secondary sree nework ha would suppor mixed-use developmen a commercial corridor inersecions and segmens; or Idenify a inerconneced web of collecors and arerials ha would suppor larger scale mixed-use developmen on raw land. Sraegy 101.B Remove regulaory barriers ha inhibi new and expanded neighborhood shopping disrics because suburban sandards are being applied o urban los. These barriers ofen include open space and parking requiremens ha were designed for suburban areas, mandaory reenion of sormwaer on each lo, and unnecessary fron sebacks and fron or side buffer srips. SUPPLEMENTAL STRATEGIES FOR UNINCORPORATED COUNTY: Sraegy 101.C Upgrade he infill residenial densiy bonus program under Objecive 23 o encourage preferred developmen paerns: The following requiremens should be added: - The program should apply only in commercial corridor inersecions and segmens. - The developmen paern mus mach he planned physical paern in he surrounding area. The densiy incenive should be increased o up o wice he maximum densiy allowed in he land use caegory. The following locaional requiremens should be eliminaed: - Resriced o ransi emphasis corridors. - Mus be wihin 660 fee of a collecor/arerial inersecion. Page 17 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

20 Sraegy 101.D Modify comprehensive plan policies ha conflic wih he new policies proposed above, including replacing he erm Neighborhood Serving Commercial wih Neighborhood and General Commercial. SUPPLEMENTAL STRATEGIES FOR TAMPA ONLY: Sraegy 101.E Modify any remaining comprehensive plan policies ha conflic wih he new policies proposed above. SUPPLEMENTAL STRATEGIES FOR TEMPLE TERRACE ONLY: Sraegy 101.F Modify any remaining comprehensive plan policies ha conflic wih he new policies proposed above. Sraegy 101.G Eliminae he comprehensive plan s maximum floor-area raios for commercial developmen. SUPPLEMENTAL STRATEGIES FOR PLANT CITY ONLY: Sraegy 101.H Updae he comprehensive plan s infill developmen densiy credi program in he same manner as proposed for he unincorporaed couny. Sraegy 101.I Modify ciy regulaions o allow he Hisoric Resources Board o approve a mix of compaible uses in exising buildings in he downown hisoric disric. Approvals mus be coningen on a finding ha he expanded uses mainain he hisoric characer of he building, sie, and disric. Exising zoning sandards such as required off-sree parking may be modified so ha excessive parking will no damage he hisoric characer. Sraegy 101.J Modify any remaining comprehensive plan policies ha conflic wih he new policies proposed above. Sraegy 101.K Eliminae he comprehensive plan s maximum floor-area raios for commercial developmen. Page 18 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

21 3. MIXED-USE DEVELOPMENT In many ways, sociey provides previously unimaginable choices abou how and where local residens can work, live, and play. Ye despie he wides variey of vehicles being available oday, hose who choose o walk, bike, or use public ransi have very limied choices. Despie fierce compeiion among naional homebuilders o produce homes wih wide public appeal, hose who prefer radiional neighborhoods wih sidewalks and places o walk find ha oday's choices are in fac quie narrow. Despie he srong compeiion among naional reailers o caer o every ase, mos sores being buil are isolaed from walkable neighborhoods, requiring car rips even for daily needs. Many of hese facors are beyond he influence of local governmen, bu some facors are abeed by comprehensive plan policies or land developmen code regulaions ha can be modified o creae a more flexible and resilien fuure for Hillsborough Couny. Perhaps mos imporan is reversing he los role of local governmen in requiring physical connecions wihin and beween adjoining developmen racs. Scale of Mixed-Use Developmen Over ime, he erm mixed use has acquired many differen meanings: New Communiy: In large new communiies such as Developmens of Regional Impac (100-2,500 acres), mixed use means he communiy will have inegral ceners for shopping, jobs, civic uses, plus a leas several housing ypes. Each of hese uses may be isolaed, or even gaed from he oher uses, bu he differen uses will a leas exis in conras wih he relaive homogeneiy of 1950s communiies such as Norh Por and Por Charloe. Neighborhood: A he neighborhood scale ( acres), mixed use means ha a variey of uses are wihin walking disance. This requires no only physical proximiy of he differen uses, bu a sree and circulaion nework ha makes hem easily accessible. Rezoning: A a common rezoning scale (1 40+ acres), he unincorporaed couny plan uses he erm mixed or muliple use Page 19 of 47 Draf Augus 2014 o mean a single maser-planned developmen (of whaever size) ha will have wo or more uses. Building: A he scale of an individual building (<1/4 acre), mixed use means he building includes more han one use, usually on separae floors of a mulisory building. Anoher caegorizaion of mixed-use spans he walkable neighborhood scale down o an individual building: Mixed-Use Walkable Neighborhoods: These neighborhoods combine verical and horizonal mixed uses in an area wihin a 5- o 10-minue walking disance (known as a pedesrian shed, abou a quarer-mile radius of a neighborhood cener). When newly consruced, hese neighborhoods are ofen known as radiional neighborhood developmens. Horizonal Mixed-Use Blocks: A single ciy block can combine single-use buildings on differen los. Horizonal mixed-use offers he advanage of sharing uiliies and ameniies, while individual buildings are easier o finance and build han mixed-use buildings. Verical Mixed-Use Buildings: A single building can combine differen uses. Lower floors ypically have more public uses like sores or resaurans; upper floors have offices, aparmens, or hoel rooms. In highly urban areas, an enire block can conain buildings wih uses mixed verically. Flexible vs. Frozen Urban Paerns Healhy and resilien mixed-use developmen requires a flexible urban paern raher han a paern ha is frozen indefiniely by he choices made by oday s homebuyers. Compac urban paerns of srees and blocks have allowed communiies o evolve over many cenuries. Srees and blocks work as well for neighborhoods of deached homes as hey do for urban condiions a every scale. They are as desirable oday, when driving is commonplace, as hey were when walking was he primary means of ransporaion. As discussed earlier for srip commercial developmen, he iniial subdivision of land has a phenomenal and very long-lasing influence on how Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

22 a communiy can or canno evolve when consumer ases and demographic condiions have changed. New developmens plaed wih an inward-focused sree paern and only one enrance will be as frozen in ime as a suburban commercial srip. Their isolaion makes hem impenerable o ransi and difficul for pedesrians and bicycliss o reach useful desinaions. I also blocks hose living or working nearby from having reasonable access hroughou he communiy. The resul is excessive ravel, mosly by privae cars, even when oher means of ravel are available. Fully developed racs ha have never been subdivided can ransform dramaically when here is a need o expand or conrac, or when heir uses have become obsolee or inappropriae for a valuable sie. Like shopping ceners, he slae can be wiped clean and he land convered ino a differen urban paern. This is rue for aparmen complexes, corporae or governmen campuses, regional malls, heme parks, RV and mobile home parks, and indusrial sies. Wihou he flexibiliy provided by neversubdivided racs or by a conneced block srucure, modernizing changes o planning and zoning will rarely be able o overcome he handicap caused by land having been subdivided wihou an inerconneced sree nework. Scale and Disance Mixed-use developmen reduces vehicular ravel simply by having complemenary uses closer ogeher. Benefis increase when any given rip can serve more han one purpose. Benefis are enhanced furher when muliple uses can be reached on foo, hus avoiding oversized parking los ha hemselves become impedimens o walking. The desirabiliy of walking depends on many facors, including climae, shade, safey, visual ineres, direc roues, and disance o desinaion. A rule-of-humb on disance is ha he ypical American will walk five minues, abou a quarer mile, before considering driving. Urban planners consider a pedesrian shed o be he area ha can be reached on foo in five minues (or en minues from a ransi saion). This rule-of humb appears in oher conexs as well. Scholars and urban designers observe ha ha a quarer mile reappears across culures as he disance across neighborhoods. Quarer-mile Page 20 of 47 Draf Augus 2014 spacing of connecions beween neighborhoods is dense enough o allow for free movemen (and civic/shopping shared beween neighborhoods) while being sparse enough o allow pedesrianscaled neighborhoods in beween. Exising Planning For Mixed Uses A presen, he Hillsborough Couny Comprehensive Plan defines mixed or muliple use his way for he unincorporaed couny: The mixure of more han one land use wihin a single building, or wihin a single projec in separae buildings, such uses planned in a coordinaed manner under a single maser developmen plan. Land uses, which when combined consiue mixed or muliple uses, exclude parks, golf courses, schools, and public faciliies (fire saions, uiliy subsaions, ec.). Land uses, which when combined wihin a single projec consiue mixed or muliple uses include residenial, commercial, office and indusrial uses. This definiion assumes ha mixed-use developmen requires a single maser developmen plan, even hough wo or more adjoining developmens migh provide an equivalen urban paern. This is a serious shorcoming; he final oucome is he criical facor, no he ownership paern of available racs a he ime of iniial developmen. Tampa defines mixed use developmen his way: A developmen ha combines residenial use wih commercial and/or office uses wihin one building or muliple buildings wihin one lo. The developmen form is: A. Verical Mixed Use... B. Horizonal Mixed Use... C. Horizonal Mixed Use Deached... Plan Ciy defines mixed use developmen his way: A relaively large scale projec composed of one or a group of srucures locaed in proximiy o major roadways and inersecions which is characerized by wo or more significan revenue producing uses (e.g., reail, office, residenial, hoel/moel, and recreaion). Temple Terrace expands on Plan Ciy s definiion: A relaively large scale projec composed of one or a group of srucures locaed in proximiy o major roadways and inersecions which is characerized by wo or more significan revenue producing uses (e.g., reail, office, residenial, hoel/moel, and recreaion); Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

23 or a mixure of uses wihin one srucure, usually including reail, services, office, parking, and residenial uses. All four comprehensive plans in Hillsborough Couny define mixed use caegories on heir fuure land use maps, as summarized below. The following page provides more deail for he mixed-use caegories in he hree ciies. Mixed-Use Caegories in all Comprehensive Plans (wih densiies and floor-area raios) Page 21 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

24 Mixed-Use Caegories in Ciy Comprehensive Plans (wih densiies and floor-area raios) Page 22 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

25 The exensive use of mixed-use caegories in Hillsborough Couny is noeworhy because many Florida communiies have fuure land use maps ha resemble zoning maps, wih separae residenial and commercial caegories. The use of common erminology in all four comprehensive plans is also unprecedened around he sae; each ciy and couny plan generally creaes is own erminology and sandards, even when responding o nearly idenical condiions. By using mixed-use caegories, communiies avoid arbirarily forcing he separaion of uses ha a a broad scale can clearly be complemenary. The zoning process is fully capable of defining where used need o be separaed because of inheren incompaibiliies. Ye he applicaion of hese mixed-use caegories has proven roublesome. Several facors have conribued o hese difficulies: Despie he similariy in erminology, hese caegories have been applied o land whose characer varies remendously. For insance: In Tampa, hese caegories apply o downown Tampa (he couny s employmen cener) and along walkable urban corridors, while also applying o oulying areas where he developmen paern has already been esablished as he anihesis of mixed-use developmen. In he unincorporaed area, hese caegories apply o exremely large racs ha include raw land in he pah of growh as well as fully eniled large-scale suburban developmens. Major regulaing mechanisms for hese caegories are maximum densiy and maximum FAR, wo gross measures of inensiy ha have very lile relaionship o he inended characer of developmen or even o he varying levels of inensiy ha should occur wihin large racs. The wo major issues for mixed-use developmen in Hillsborough Couny are how o encourage a compac and walkable mix of uses in urban areas and how o plan new developmen in a way ha avoids large expanses of single uses ha are separaed from complemenary uses and frozen ino homogeneous paerns. Page 23 of 47 Draf Augus 2014 Poenial Enhancemens These issues are relaed, bu no idenical. To achieve boh ends, he applicaion of mixed-use caegories need o clearly differeniae beween areas wih a leas hree disinc ypes of characer and inensiy: Compac urban areas, wih a compac urban paern of inerconneced public srees and radiional ciy blocks. Conneced suburban areas, wih lowerinensiy mixed uses, larger blocks, and public srees ha connec o surrounding areas a quarer-mile inervals. Modern suburban areas, wih large maser-planned developmens separaed by suburban arerials. The firs wo ypes are he primary subjec of he policies proposed below. The hird ype may include occasional examples of he firs wo, bu isn generally considered mixed-use developmen even hough i may conain some commercial uses such as office parks and shopping malls. The ideal planning approach for new mixed-use developmen would begin wih refining he mixeduse caegories on all four fuure land use maps: These caegories should be differeniaed by heir exising and proposed physical paern and characer so he fuure land use map would clearly disinguish beween compac urban areas and conneced suburban areas. Modern suburban areas would be deleed from he mixed-use caegories excep where here are rerofi opporuniies. Each caegory now conains a single densiy cap, even hough each covers very large areas. Suburban mixed-use areas for insance should have some urban-level concenraions wihin hem. The densiy caps in each mixed-use caegory should accoun for hese variaions. This general approach is discussed in Secion 4 of his repor, along wih an imporan supplemen for mixed-use caegories which could provide: A clear paern of where he ceners of inense aciviy would occur, including major employmen ceners, wihin each mixed-use caegory. A depicion of how ha developmen paern would be served by major roads and public ransporaion. Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

26 A less precise depicion of how a collecor and minor arerial sysem would be buil a ¼-mile inervals o supplemen he major road paern. This is essenial o avoid recreaing oday s suburban dilemma where every hrough road becomes a wide highspeed horoughfare. This ideal approach would be a major underaking and would cerainly occur in phases over a period of years. A similar approach is already conemplaed for he unincorporaed couny plan in Objecive 35 and relaed policies. Several inerim adjusmens o he curren approach oward mixed-use developmen can be made during 2015 ha would ake imporan srides oward encouraging mixed-use developmen in he Hillsborough Couny region. Proposed Inerim Approach The remainder of his secion describes inerim modificaions ha would no require significan changes o he fuure land use maps. Insead, he rezoning process would be used o deermine which se of sandards should apply o applicaions in mixed-use caegories: Compac urban sandards, Conneced suburban sandards, or Modern suburban sandards (as would apply o land ouside he mixed-use caegories). To guide his process, several seps would be required. The firs sep would be o clarify he erminology ha he four comprehensive plans use o describe mixed-use developmen and he physical paerns ha he various ypes need o succeed. The second sep would be o refine he descripions of mixed-use caegories so ha conneciviy o exising or fuure srees ouside he rezoning applicaions becomes an imporan crierion. The level of conneciviy can vary beween mixed-use caegories, wih he compac urban areas requiring he greaes level of conneciviy. The hird sep would be o refine cerain exising mixed-use sandards in he comprehensive plans. For insance, each mixed-use caegory in he unincorporaed couny s plan conains crieria ha developmen applicaions mus mee and he poenial approval processes, using language such as his: Rezonings shall be approved hrough a sie planned conrolled rezoning disric in which he sie plan demonsraes deailed inernal relaionships and pedesrian inegraion among uses or hrough a mixed use sandard zoning disric. A key sandard o be applied is ha each applicaion is required o develop wih a minimum of wo land uses wihin a single building or wihin a single projec in separae buildings, wih a leas 50% of he sie being he primary use (see Policy 19.1). This policy requires a second land use in each new developmen projec wihou any crieria o assess if he second use is accessible. The primary use mus be a leas 50% of he sie, bu he second use can be of negligible size. Applicans can asser compliance by promising jus a single building wih wo uses, or promising a second use anywhere on he sie, regardless of viabiliy, separaion, or likelihood of ever being consruced. Even if he second use is viable and non-rivial, he resuling urban paern can be isolaed pods of noncomplemenary uses raher han he acual mixeduse paern envisioned in he comprehensive plans. Technical refinemens should: Specify a minimum propery size for he mixed-use requiremen o apply; Take ino accoun oher uses on nearby properies ha may already exis or be commied; Specify a minimum size or percenage for he second use. Remove floor area raio caps from mixeduse caegories. These sandards are now being applied a he unincorporaed couny s planned-developmen rezoning sage. Several drawbacks o reliance on ha approach are discussed in Secion 4 of his repor. The couny plan also allows he use of a mixed-use sandard zoning disric and conains a specific policy calling for is sandard zoning disrics o begin permiing mixed-use developmen (Policy 19.4). Page 24 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

27 Mixed-use areas can be regulaed by sandard zoning disrics afer srees have been buil; however, sandard zoning disrics do no provide any of he ools ha would be needed o ensure ha a mixed-use paern will be creaed from raw land. Sandard zoning disrics operae primarily by limiing allowable uses o a narrow range and esablishing numerical sandards for how a building can be placed on each lo. These sandards are minimums for sebacks and parking and maximums for densiy, building heigh, and someimes non-residenial inensiy. Sandard zoning disrics do no regulae key facors for creaing mixed-use developmen such as varying levels of inensiy, a conneced sree nework, and muliple land uses ha require differen developmen sandards. Two echniques are used o successfully generae new mixed-use developmen: Planned-developmen zoning, where a sie plan is presened for zoning approval and is measured agains eiher general or specific mixed-use sandards; or Form-based codes, where he code conains sandards ha govern inensiy levels, limi he maximum size of blocks, and se sandards for a selecion of building ypes ha suppor each level of inensiy. In some communiies, hese wo echniques are combined. The appendices o his repor describe several mehods used in oher communiies. Comprehensive plans should be amended o allow form-based codes o be an alernaive o planneddevelopmen zoning for creaing new mixed-use developmen. Page 25 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

28 Proposed Definiions The following definiions should be considered for promoing mixed-use developmen in Hillsborough Couny: Paern, Compac Urban A physical paern of owns and ciies where public srees form an inerconneced nework ha surrounds radiional ciy blocks. Blocks are subdivided ino los for individual buildings ha can accommodae a variey of land uses and building ypes. Parking is placed o he side or rear of buildings and may be reached by mid-block alleys. Paern, Conneced Suburban A pos-war physical paern ha replaces radiional gridded ciy blocks wih irregular blocks while mainaining a conneced nework of public srees ha are spaced a quarer-mile inervals. Paern, Modern Suburban A lae 20 h cenury suburban paern ha groups large superblocks and single-purpose pods ino maserplanned communiies ha are physically separaed from adjoining communiies. Mos jobs, shopping, and enerainmen can be reached on wide arerial roads or expressways. Block A block is he smalles area ha is surrounded by srees. Blocks are subdivided ino los ha face a sree. Tradiional ciy blocks are ypically wo o four acres in size. Superblocks can be irregular and much larger han radiional ciy blocks. Superblocks may have srees wihin hem, bu many srees do no exend o he perimeer of he block. Superblocks can be agglomeraions of former ciy blocks or hey can be creaed when land is firs developed. Mixed-Use Caegory A caegory on he fuure land use map ha expressly encourages or requires developmen o combine complemenary uses of land wihin walking disances. Mixed-Use Developmen A developmen paern where complemenary uses of land are locaed wihin walking disances. Mixed-Use, Horizonal A physical paern ha include a leas wo differen uses near each oher, bu ypically in buildings ha conain only a single use. CHANGE TO DEFINITION IN COUNTY PLAN ONLY: Mixed or Muliple Use - The mixure of more han one land use wihin a single building, or wihin a single projec in separae buildings, or wihin walking disance such uses planned in a coordinaed manner under a single maser developmen plan. Land uses, which when combined consiue mixed or muliple uses, exclude parks, golf courses, clubhouses, schools, and public faciliies (fire saions, uiliy subsaions, ec.). Land uses, which when combined wihin a single projec consiue mixed or muliple uses include residenial, commercial, office and indusrial uses. Page 26 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

29 Proposed Policies and Sraegies The following policies should be considered for promoing mixed-use developmen in Hillsborough Couny: POLICIES FOR UNINCORPORATED COUNTY AND CITIES: Objecive 201. Require new developmen proposals in mixed-use caegories o accommodae sree connecions in conex wih surrounding properies and mee oher sandards conducive o creaing mixed-use developmen. Policy Policy Compac urban mixed-use developmen is buil on a compac urban paern which has he following characerisics: All srees are muli-modal, enhancing neighborhood characer, safey, walkabiliy, and ransi poenial. Local srees connec o he exising and fuure sree nework in all adjoining areas excep where blocked by physical consrains such as canals, expressways, railroads, welands, ec. Los are placed on radiional ciy blocks. Small parks are placed in neighborhoods. Each neighborhood has a greaer variey of housing ypes o accommodae diverse ages and incomes, allowing residens o rade up, down-size, or creae muligeneraional households. The wides variey of ransi, employmen, shopping, and enerainmen opporuniies are available. Conneced suburban mixed-use developmen is buil on a conneced suburban paern which has he following characerisics: This paern relies on privae cars for mos ravel. Sree connecions ake place on a web of collecors and arerials spaced a quarer-mile inervals. Mos are complee srees ha also accommodae walking and bicycling. Local srees form a reasonably coninuous block srucure, alhough blocks may be irregular in shape and larger han radiional ciy blocks. Parks are larger and are spaced farher apar. Each neighborhood has several housing ypes. Employmen, shopping, and enerainmen is available along commercial corridors. A key locaions, pockes of compac urban mixed-use developmen provide addiional employmen, shopping, and enerainmen opporuniies. Page 27 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

30 Policy Policy Modern suburban developmen is buil on a modern suburban paern which has he following characerisics: This paern relies on privae cars for nearly all ravel. Sree connecions ake place on arerials spaced a 1/2 mile o 1 mile apar. Walking and bicycling are accommodaed on a nework of pahs ha are separaed from arerial raffic. Blocks may be much larger han in conneced suburban areas, or blocks may have been replaced by pods. Differen neighborhoods provide differen housing ypes. Mos employmen is provided in office parks and mos shopping and enerainmen is provided in shopping ceners and malls. Addiional employmen, shopping, and enerainmen is provided along commercial corridors. A key locaions, pockes of compac urban mixed-use developmen provide addiional employmen, shopping, and enerainmen opporuniies. Sree Conneciviy for Mixed Use Developmen. Developmen proposals in all mixed-use caegories mus provide a level of conneciviy o exising and poenial fuure srees consisen wih he planned urban paern: In he compac urban paern, srees are generally coninuous hroughou a neighborhood and beween neighborhoods o suppors a greaer inensiy and variey of aciviies. In he conneced suburban paern, srees can also be coninuous, bu hrough srees are placed no more han ¼-mile apar. In he modern suburban paern, mos sree connecions ake place on arerial roads. SUPPLEMENTAL POLICIES FOR PLANT CITY ONLY: V. PLAN CATEGORIES. O. MIXED USE RESIDENTIAL/COMMERCIAL/INDUSTRIAL (MU-RCI) 1.d Requiremens for he MU-RCI Plan Caegory: 1. The minimum size for he MU-RCI caegory is 1000 acres The MU-RCI caegory mus have direc access o an arerial roadway Public waer and sewer service mus be available or available concurren wih developmen The MU-RCI caegory mus be locaed wihin fire, police, and EMS service areas The MU-RCI caegory mus be locaed in an area where i can be demonsraed ha environmenal damage will no occur. Policy 2.G.2 Consideraion of plan amendmens o he MU-RCI plan caegory requires a leas 1000 acres and mus be locaed on an arerial road. Page 28 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

31 FOR UNINCORPORATED COUNTY ONLY: Mixed Use Land Use Caegories Objecive 19: The Couny will esablish echniques in he Comprehensive Plan, which will ensure mixed use developmen in he mixed use caegories. Policy 19.1 xv Larger new projecs proposed in he all of mixed use plan caegories shall be required o develop wih a minimum of 2 land uses wihin a single building or wihin a single projec in separae buildings in accordance wih he following. Requiremens for 2 land uses will apply o properies acres or greaer in he RMU- 35, UMU-20, and CMU-12 land use caegories, and o properies acres or greaer in he SMU-6 and NMU-4 land use caegories. These acreage hresholds will no apply o properies ha have adoped plan amendmens o a mixed use caegory afer January 1, A leas 10% 50% of he sie shall be used for he second or hird primary uses. Use percenages will be deermined based on land area for primarily residenial projecs or building square fooage for primarily nonresidenial projecs. Uses may be horizonally mixed (in separae buildings wihin walking disance) or verically inegraed (wo or more uses in one building). If a differen use already exiss ouside he projec bu wihin walking disance and conneced by sidewalks, a second use is no required wihin he projec. The possible land uses for a mixed use projec include: reail commercial, office, ligh indusrial (if permied in he land use caegory), residenial and civic uses including residenial suppor uses. These requiremens do no apply wihin idenified economic developmen areas or wihin Communiy Aciviy Ceners (if oher mixed use sandards have been adoped for ha area). Policy 19.2: In he mixed use land use caegories, planned developmen disrics, or mixed use sandard zoning disrics, or form-based zoning disrics ha specify inensiy levels and he proposed sree nework are required for all new rezonings, excep as provided for in applicable land developmen regulaions. Policy 19.3: Incenives for Mixed Use xvi The following incenives are available o encourage horizonal mixed use and verically inegraed mixed use projecs wihin he Urban Service Area: Parking srucures shall no coun owards he FAR for projecs ha include 3 or more land uses or verically inegrae wo land uses. Projecs ha eiher include 3 or more land uses or verically inegrae wo land uses may uilize a densiy bonus o he nex higher land use caegory. or he following FAR bonus: o Propery wih a Fuure Land Use Caegory of 35 unis per acre and/or 1.00 FAR and higher and wihin he USA may increase up o 50 unis and/or an addiional.50 FAR o Propery wihin a Fuure Land Use Caegory of 9 unis per acre and/or.5 FAR and higher and wihin he USA Increase in FAR by.25 o Propery wihin a Fuure Land Use Caegory of 4 unis per acre and/or.25 FAR and higher and wihin he USA Increase in FAR by.10 When considering mixed use projecs of 3 or more land uses, a differen housing ype (muli-family, aached single family or deached single family) may be considered as one of he uses. Policy 19.4: xvii By 2014, The Couny will updae he Land Developmen Code as follows: o permi mixed use developmen in one or more sandard or Euclidean zoning disrics; and o provide an addiional mehod for rezoning land in mixed use caegories, such as a formbased zoning disric ha governs inensiy levels, esablishes he fuure sree nework and connecions o adjoining properies, and defines he maximum size of blocks; and o allow greaer flexibiliy for sie design regulaions (such as parking sandards) for mixed use developmen, such as: o Reduced parking requiremens where onsree parking is provided and were complemenary uses can share parking. o Reduced buffering and open space requiremens. Addiional incenives o promoe mixed use developmen shall be considered for inclusion in he land developmen code. Page 29 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

32 Policy 19.5: The Planning Commission saff shall review he locaions of he mixed use caegories on he Fuure Land Use caegories on he Fuure Land Use Map and heir appropriaeness given exising and approved developmen paerns. Land ha has been developed in a modern suburban paern may be considered for redesignaion from is mixed use caegory unless here are rerofi opporuniies. Any needed amendmens o he locaion of he mixed use land use caegories on he Fuure Land Use Map shall be iniiaed by he end of Policy 35.9: Planned developmen disrics, or mixed use sandard zoning disrics, or form-based zoning disrics are required for all new rezonings in mixed use caegories, excep as provided for in applicable developmen regulaions. STRATEGIES FOR UNINCORPORATED COUNTY AND CITIES: Sraegy 201.A Refine he descripions of all comprehensive plan mixed-use caegories o remove floor area raio caps, o allow he use of formbased zoning disrics in addiion o planned developmen disrics, and o require developmen proposals o provide a level of conneciviy o exising and poenial fuure srees consisen wih he planned urban paern (see Policy 201.4). Sraegy 201.B Add a planning and regulaory sysem ha defines a fuure sree nework o coordinae developmen by adjoining landowners. This sysem could be used o: Idenify a secondary sree nework ha would suppor mixed-use developmen a commercial corridor inersecions and segmens; or Idenify a inerconneced web of collecors and arerials ha would suppor larger scale mixed-use developmen on raw land. Sraegy 201.C Remove regulaory barriers ha would inhibi developmen in he compac urban paern by inappropriaely applying suburban sandards. These barriers ofen include open space and parking requiremens ha were designed for suburban areas and unnecessary fron sebacks and fron or side buffer srips. Sraegy 201.D Amend local subdivision regulaions o include a sree conneciviy index and o esablish minimum conneciviy sandards for new developmen, wih one sandard for compac urban areas and anoher for conneced suburban areas. SUPPLEMENTAL STRATEGY FOR PLANT CITY ONLY: Sraegy 201.E Review maximum floor-area raios for commercial developmen in Midown and Gaeway mixed-use disrics o be sure hey are appropriae o allow walkable, compac urban forms. Higher raios should be pursued, coupled wih furher specificiy in land developmen regulaions o direcly shape urban form o mee communiy and ciy goals. Parameers o be included in land developmen regulaions may include maximum building heighs (in sories), build-o locaions, minimum building fronage, and percenage of open space per lo. Page 30 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

33 4. MISSING SCALES OF PLANNING The upcoming comprehensive plan updaes provide a imely opporuniy o reconsider he pracice of planning newly developing areas mainly hrough isolaed sie-specific planned developmen rezonings. Tha pracice evolved because landowners have financial incenives o achieve zoning ha is commensurae wih he developmen poenial specified in comprehensive plans, and planneddevelopmen rezoning is ofen a formal requiremen or he approach preferred by local governmen. Planned developmen zoning, wih is sie plans and special condiions, seems like a reasonable approach o his end, bu is many pifalls mus also be acknowledged. From he governmen side, his process isolaes he discussion o individual sies, foregoing he opporuniy o plan essenial facors such as he sree nework ha should exend beyond ha sie. ulimaely be developed. The use of inward-focused bubble plans, which are inended o preserve flexibiliy for developers o mee fuure marke condiions and unknown design consrains, can end wih very unpredicable resuls from he governmen and communiy perspecive. Even when a planned-developmen rezoning successfully mediaes compeing concerns, fundamenal quesions may no have been resolved abou: How he developmen sie is inegraed ino or separaed from is surroundings. Where he local sree nework should connec o adjoining developmen racs. How special zoning condiions migh resric he abiliy for neighborhoods and buildings o evolve over ime a paricular risk when pre-developmen conceps are frozen ino zoning approvals. From he general public s perspecive, planning becomes a never-ending series of lenghy public hearings managed by paid expers ha frequenly ake place afer sie plans and oher deails have already been solidified by applicans and saff. From he landowner s side, he process works when developmen is imminen and he required sie plan and special condiions respond o a serious developmen proposal. When developmen isn imminen, landowners are sill required o propose sie plans and developmen conceps even hough hey may no resemble how he propery will Bubble sie plans emphasize isolaion Beer sie plans emphasize connecions Page 31 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

34 Adding he Missing Scales Today s planned-developmen zoning process can be suiable for large and isolaed single-owner parcels. However, he more common siuaion is ha one landowner wishes o obain enilemens hrough a sie-specific rezoning applicaion; adjoining owners are ofen no ready for ha acion and expense, ye hey are ofen direcly affeced by he rezoning decision. Individual planned-developmen rezonings are also an awkward approach for discouraging srip commercial developmen or encouraging mixed-use developmen on small or medium-sized parcels. The general approach suggesed in his repor for srip commercial and mixed-use developmen could be expanded hrough wo relaed effors ha would improve local comprehensive plans. Each effor would add a new scale or dimension o public-secor planning in he Hillsborough Couny region. Scale #1: Conex Mapping for Urban Form Alhough each comprehensive plan conains a fuure land use map wih a wide variey of land-use caegories, hese caegories ofen don reflec he exising or anicipaed developmen paern. For insance, he unincorporaed couny s fuure land use map clearly idenifies rural areas, which is he land ouside he urban service area. For land inside he urban service area, he map s caegories are divided ino Urban Developmen Areas and Suburban Developmen Areas. However, his disincion is based mainly on maximum allowable densiies across broad areas, raher han a finergrained deerminaion of where, for insance, compac urban or conneced suburban developmen should be focused wihin hese areas. Fuure land use maps would be more valuable if hey idenified he exising and/or anicipaed developmen paern so ha coordinaed privae and public improvemens would produce highly successful urban, suburban, and rural places. Earlier porions of his repor described specific developmen paerns. Corresponding designaions could be mapped across Hillsborough Couny, describing he exising or anicipaed physical conex as follows: Areas ha are (or are planned o become) compac urban areas would have mixed uses of higher inensiy, rows of sores Page 32 of 47 Draf Augus 2014 along imporan srees, a ighly inerconneced nework of slower-speed srees, beer ransi service, and shared drainage and parking soluions. Areas ha are (or are planned o be become) conneced suburban areas would have mixed uses of lower inensiy, wih he larges commercial uses clusered near major inersecions. Travel would be accommodaed by a moderaely inerconneced nework of srees designed so ha hrough-raffic isn always forced ono a sparse arerial nework. Areas ha are (or are planned o become) modern suburban areas would have segregaed uses of varying inensiy, including regional employers and shopping malls. Travel would be accommodaed by a hierarchical nework of wide arerial roads and expressways. Areas ha are (and would remain) rural would have mos land in farming or remaining unculivaed. Counry homes would be scaered, and sores would be clusered a occasional crossroads. Major roads would be infrequen bu would allow high speeds and would have rails insead of sidewalks. Some areas would require special conex designaions. Examples include developed areas such heme parks and indusrial sies, and undeveloped areas such as parks, welands, and oher preserves. The unincorporaed couny has already aken imporan seps in his direcion. The communiy design componen of he couny s comprehensive plan esablishes concepually similar aspiraional policies for unincorporaed urban, suburban, and rural areas. Each ciy in Hillsborough Couny conains boh compac urban places and less inense suburban places. The ciies could add hese same physical conex designaions o heir fuure land use maps Implemening his approach would require significan revisions o he fuure land use maps of each jurisdicion in Hillsborough Couny, or a a minimum include a larger scope for vision maps ha migh accomplish he same ask or move in his direcion. Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

35 To apply his approach effecively, he couny and he ciies would consider hese conex designaions when evaluaing developmen applicaions and would provide infrasrucure improvemens ha mach an area s conex. For insance, hese conex designaions would become he basis for conex-sensiive sree design as promoed by he Federal Highway Adminisraion and he Insiue for Transporaion Engineers. These conexs would also become he basis for planning by he MPO for he fuure collecor and arerial nework. An imporan enhancemen o his approach would be o idenify areas of change where he conex may or should be evolving. For insance, a suburban commercial srip migh be designaed on he conex map as modern suburban, bu could be classified as conneced suburban or compac urban on he areas of change map o indicae he opporuniy and direcion for urban evoluion in ha area. Scale #2: Physical Planning for Urban Form In larger undeveloped areas, he conex mapping jus described canno be compleed in isolaion from oher criical aspecs of physical planning, such as idenifying proposed ceners of aciviy and creaing a concepual plan for an appropriae sree nework. This more deailed planning effor would be especially imporan on vacan racs ha have been designaed ino mixed-use caegories, paricularly where land ownership is fragmened or enilemens have no ye been graned. These mixed-use caegories have already been assigned a maximum residenial densiy, bu some of hem, especially along he I-75 corridor, cover excepionally large areas. Acual mixed-used developmen in hose areas should conain many paches of higher and lower inensiy. An example of his more deailed level of physical planning is described on pages B-23 hrough B-26 of Appendix B. This example is in Sarasoa Couny, in he norheas and souheas quadrans of he inersecion of Fruiville Road and I-75. This example conains 322 acres of mosly vacan land wih ownership shared among six eniies. Planning for his area was coordinaed by he Economic Developmen Corporaion of Sarasoa Couny, a public/privae parnership. An iniial sep in adding his dimension o he planning process in Hillsborough Couny would be idenifying wha level of deail his planning process should provide. The conex designaions described above are essenial, bu a greaer level of deail should be provided (for insance, using ransec zones in compac urban areas and comparable classificaions in suburban areas). An imporan resul is a clear indicaion of where ceners of inense aciviy would occur, including major employmen ceners. For large-scale mixed-use planning, i would be essenial o idenify a major road and public ransporaion nework ha serves he ceners of aciviy, and a less precise depicion of how a collecor and minor arerial sysem would be buil a ¼- mile inervals. This nework would idenify poenial connecing poins beween racs o avoid oday s suburban dilemma where every hrough road becomes a wide highspeed horoughfare. For smaller-scale planning in compac urban areas or along suburban arerials, he local sree nework would also need o be idenified. The second sep would be idenifying one or more places in he exising planning and regulaory process where he resuls of his deailed planning effor could be incorporaed. For smaller areas, he resuls could be implemened hrough planneddevelopmen rezoning or adoped direcly ino he land developmen code, once suiable sandards had been esablished. For larger areas, he resuls could be incorporaed ino comprehensive plans, similar o communiy plans. Anoher approach would be o creae a special zoning caegory ha could preclude he need for landowners o rezone individually. Wha hese approaches would share in common would be erminology, sandards, and a echnique for memorializing he essenial resuls hrough a special kind of sie plan ofen referred o as a regulaing plan. Page 33 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

36 A valuable hird sep would be o idenify areas where public agencies could iniiae his kind of deailed physical planning o mee clearly saed goals (such as corridor revializaion or creaing employmen-rich mixed-use areas). An ideal es corridor would cross jurisdicional boundaries and be suiable for expansion of public ransi (and he inensificaion ha ransi can generae). An ideal mixed-use area would be raw land in a mixed-use caegory wihou exising enilemens bu in a locaion well-suied for higher-inensiy developmen. The map below shows he mixed-use caegories hroughou Hillsborough Couny along wih he bes available summary of approved major developmen projecs and developmens of regional impac. (boundaries of approved developmens are based on bes available GIS daa, which is known o be incomplee) Page 34 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

37 Proposed Definiions The following addiional definiions should be considered if jurisdicions in Hillsborough Couny begin o add he missing scales of planning as described on he previous pages: Regulaing Plan, Concepual A map or sie plan ha summarizes a general physical plan for developmen or redevelopmen. A concepual regulaing plan covers more area and provides less deail han a deailed regulaing plan conained in a form-based code. Primary focuses of concepual regulaing plans are he fuure sree nework, paricularly as he nework crosses propery boundaries, and he idenificaion of areas where inensiy levels will be he highes. Regulaing Plan, Deailed A map or sie plan ha serves as an inegral par of a form-based code by idenifying exacly where and how specific regulaions will apply. Deailed regulaing plans generally idenify exising and fuure srees, zones of varying characer and inensiy, he configuraion of privae buildings in relaion o srees, and civic spaces and preserves. Page 35 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

38 5. DESIGN POLICIES & STRATEGIES Earlier secions of his repor propose new policies o discourage srip commercial paerns and encourage mixed-use developmen. In addiion o achieving a desired mixure of uses, a high qualiy urban realm depends on he design of srees, public spaces, and buildings on privae los working ogeher o creae he desired resul. Land developmen regulaions can specify design parameers for srees (such as opimal dimensions for sidewalk and lane widhs) and for buildings (such as build-o locaions, heigh, massing, and ransparency requiremens). However, general guidance ha addresses urban design basics can also be provided in comprehensive plans and can be calibraed for specific physical paerns, defined here as compac urban, conneced suburban, modern suburban, and rural. A conneced nework of srees allows for he dispersal of vehicular, pedesrian, and bicycle raffic along many roues, raher han funneling raffic ono a few main areries. This reduces he need o widen roads (as ofen happens when oo few opions exis) and provides more opporuniies for walkable and bikeable sree design elemens. The design of a sree should reflec is immediae conex, changing as he conex changes: In compac urban seings, he needs of all users pedesrians, cycliss, drivers, and ransi users are balanced. Vehicles move more slowly so ha cycliss can safely share he road and pedesrians can feel comforable crossing and walking near he sree. Design echniques for compac urban seings include on-sree parking, narrower vehicle lanes, sree rees, sharrows, frequen crosswalks, and wide sidewalks. On horoughfares ha mus be wide (four lanes or more), a side access lane should be considered. This lane would include a slower-moving lane, on-sree parking, and a wide sidewalk o provide a proper fronage for sree-oriened buildings. In conneced suburban seings, he needs of all users are sill accommodaed, bu more prioriy is given o vehicles because here is a greaer separaion of uses and more rips require a car. Vehicle lanes are slighly wider han in compac urban seings, and cycliss are ypically accommodaed in bike lanes raher han sharrows. On-sree parking, if provided, can be locaed on a side access lane o allow Page 36 of 47 Draf Augus 2014 vehicles o move unresriced in cener lanes. An inerconneced nework of sidewalks is provided, sized appropriaely for adjacen land uses: wider in mixed-use seings and narrower in residenial areas where pedesrian aciviy will be less. In modern suburban seings, higher prioriy in sree design is given o mooriss, given he sparser road nework and greaer need for ravel by car. Vehicular design speed is ypically faser. Pedesrians and cycliss are ofen accommodaed on muli-use rails, separaed from raffic. In compac urban seings, land developmen regulaions should provide appropriae sandards for privae developmen, specifically how buildings relae o he sree, in order o achieve a walkable, bikeable, ransi-ready urban realm. This is bes regulaed hough a form-based code produced for a specific disric or corridor o achieve a desired urban characer. However, general guidance can also be provided in comprehensive plans. Design elemens ha can be addressed include: Lo access and building-o-sree relaionship: Pedesrians in compac urban seings feel mos comforable when walking on a coninuous sidewalk ha is lined by building façades. Parking should be locaed o he side or he rear of buildings, and access o parking consolidaed and provided o he rear when possible o reduce curb cus and driveway inerrupions in sidewalks. Buildings in compac urban seings should be locaed a he back edge of sidewalks, wih doors and windows ha face srees and appurenances ha provide shade o pedesrians. Consrained parcels should use urban sandards: The developmen or redevelopmen of consrained parcels wih walkable building forms should be encouraged. Ofen, hese parcels creae missing eeh in he urban fabric because redevelopmen under convenional sandards is no feasible. Parking and sormwaer are common barriers; suburban requiremens for large parking los and sormwaer reenion on each lo can be prohibiive for small los. In compac urban seings, disric soluions (such as shared parking, parking in public los, and shared sormwaer faciliies) should be encouraged. Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

39 The following addiional policies should be considered o assis wih roadway design and mixed-used issues: POLICIES/STRATEGIES FOR UNINCORPORATED COUNTY & CITIES Objecive 301. Esablish walkable, conneced mixed-use developmen forms ha suppor ransi, healhy living, and safe ravel for all modes (vehicles, pedesrians, and cycliss). Policy Policy Policy All srees should be designed o be par of a conneced nework, o provide opions for mobiliy and reduce impacs o collecor and arerial srees. Srees should connec o oher srees. Dead-end srees should only be permied where physical consrains such as highways, sensiive naural resources, or unusual opography provide no alernaives. Sree subs should be provided o adjoining parcels o accommodae fuure sree conneciviy. All sree neworks should conain muliple pahs for vehicular and pedesrian movemen. Addiional narrow horoughfares are beer han fewer wide ones; capaciy and redundancy should be creaed by an inerconneced nework raher han relying on high capaciies on a few arerials. When major horoughfares are spaced oo far apar, hese consequences are unavoidable: The remaining major horoughfares mus be oo wide, making hem inhospiable o all users. Traffic may encroach on neighborhood srees designed for ligher raffic. Transi roues along he remaining horoughfares become very inefficien. Inersecions wih oher wide roads grealy resric heir capaciy. The characer of each horoughfare should be based on he planned physical conex he horoughfare is passing hrough in addiion o is role in he larger nework. Thoroughfares in exising or planned compac urban areas are muli-modal, wih walkabiliy and ransi accessibiliy as key design feaures. Design sandards include: - Vehicle lanes are generally narrower and on-sree parking is ypically provided o creae raffic calming and reduce vehicle speeds, enhancing safey for pedesrians and cycliss. - Sidewalks should be provided on boh sides of he sree. Sidewalks should be wides in fron of mixeduse or reail buildings where pedesrian aciviy is anicipaed o be greaes. Page 37 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

40 - Cycliss are ypically accommodaed wih sharrows, given slower vehicular design speeds in his conex. - Sree rees should be provided a a regular spacing on boh sides of srees o provide shade as well as define he public realm. - Crosswalks should be provided a mos inersecions. Addiional mid-block crossings are encouraged where blocks are larger han a radiional ciy block. Thoroughfares in exising or planned conneced suburban areas favor auomobiles while sill accommodaing oher modes. Design sandards include: - Vehicle lanes are generally wider han in compac urban areas. On-sree parking, if provided on collecors or arerials, may be locaed on a side access lane o allow vehicles o move freely in cener ravel lanes. - Sidewalks should be provided on boh sides of srees. Sidewalks should connec o oher sidewalks o encourage walking beween residenial neighborhoods and adjacen commercial, civic, and mixed-use developmen as well as beween residenial neighborhoods. - Bike lanes should be provided along major bicycle roues. - Sree rees should be provided a a regular spacing on boh sides of srees. - Crosswalks should be provided a major inersecions. Addiional crosswalks should be provided a eighhmile inervals along bus roues. Thoroughfares in exising or planned modern suburban areas accommodae walking and bicycling on a nework of pahs ha are separaed from raffic. Design sandards include: - Vehicle lanes are generally wider and on-sree parking is no provided o encourage free-flowing raffic. - Sidewalks or separaed muli-use pahs should be provided on a leas one side of all srees. Sidewalks and pahs should connec o oher sidewalks and pahs o encourage walking and cycling beween residenial neighborhoods and adjacen commercial, civic, and mixed-use developmen as well as beween residenial neighborhoods. - Sree rees should be provided a a regular spacing on boh sides of srees. - Crosswalks should be provided a major inersecions. Addiional crosswalks should be provided a quarermile inervals along bus roues. Page 38 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

41 Policy Policy Policy Policy Lo and building design sandards for compac urban areas should accommodae he needs of he many users ha acivae compac urban areas (mooriss, pedesrians, cycliss, and ransi users). In compac urban areas, he design of access o individual los should seek o balance vehicular and pedesrian needs. A coninuous nework of rear and side alleys or lanes should serve as he primary means of vehicular ingress o individual los, o reduce curb cus and enhance he pedesrian realm. Parcels ha face auo-oriened horoughfares (paricularly hose four or more lanes wide) should incorporae a side access lane as par of fuure redevelopmen o allow a slow-moving sree fronage and a sidewalk for new buildings. In compac urban areas, building sie design (specifically how a building relaes o he sree, and how parking is accommodaed) should prioriize pedesrian funcion and comfor. Building facades facing srees or public spaces should include doors and windows; large expanses of blank walls facing primary srees or public spaces should be avoided. Mixed-use buildings should proec pedesrians wih awnings, balconies, colonnades, or arcades along a leas 50% of he fron building façade. The fron façade of mixed-use buildings should be locaed a he back edge of a sidewalk or direcly facing a public park or plaza; parking should be locaed o he side or rear of he building. In compac urban areas, developmen or redevelopmen of consrained parcels in mixed-use, walkable forms should be encouraged. Suburban minimum parking requiremens on individual los should be reduced or eliminaed where compac urban building sie design sandards are me. Shared infrasrucure such as parking and driveways is encouraged beween adjacen parcels. Page 39 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

42 Sraegy 301.A To implemen design sandards of greaer specificiy in compac urban areas, changes o he land developmen regulaions should be iniiaed. Seps include: Idenify areas ha are or should become compac urban. Creae overlay disrics, form-based codes, and deailed regulaing plans o guide fuure developmen in hose specific areas. Code revisions should address he privae realm (new developmen on individual los) as well as he public realm (sree design), and include: - Urban Sandards, which include dimensional requiremens for building heigh and massing, and defining how buildings are placed relaive o he sree, including: Prescribed build-o locaions (esablishing he locaion where he fron building wall mus be placed) raher han sebacks, o guide placemen of new buildings in relaionship o he sree and sidewalk. Minimum ransparency requiremens o acivae sreescapes, such as esablishing a minimum percenage of he building façade ha is fenesraion, and a maximum spacing beween doors along he sree. - General Sandards, which include requiremens for basic urban infrasrucure such as parking, sormwaer, and oher uiliies, ha permi shared faciliies o fulfill requiremens (raher han on a perlo basis). - Sree Sandards, which specify he minimum and maximum dimensions of vehicular lanes, on-sree parking, sidewalks, bike lanes or sharrows, and medians/ planing areas, o balance he needs of cars, pedesrians, cycliss, and ransi users. - Opionally, Archiecural Sandards, which may specify permied maerials and building elemen configuraions o unify he design of buildings. Page 40 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

43 6. DEVELOPMENT PATTERNS ALONG COMMERCIAL CORRIDORS Several alernaives for land developmen along commercial corridors are illusraed on he following pages. These paerns were generaed o evaluae alernae developmen sraegies for he segmens of land beween commercial corridor inersecions. The physical condiion chosen for hese alernaives includes muliple propery owners, recen commercial developmen near he major inersecions, and an exising local sree. See aerial phoograph below. A ypical expecaion for his muli-owner condiion would be a series of individual requess for commercial zoning ha would resul in a suburban commercial srip beween he inersecions. If he land were owned by a single eniy, a wider range of alernaives would be possible. Five alernaives are shown for fuure developmen. The firs hree alernaives include convenional shopping a he inersecions, bu wih differen paerns in beween: residenial los facing he arerial residenial los facing inward a suburban commercial srip The oher alernaives include: an improved commercial srip wih a reverse access sree a walkable sree nework ha accommodaes varying inensiies and land uses Exising condiions are shown above. A major eas-wes corridor is locaed o he souh. This segmen has remnans of a more rural paern on he norh side of he corridor. The alernaives on he following pages are concepual only, no acual sie plans. Inpu from propery owners and he communiy would be needed o es hese conceps. Page 41 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

44 Residenial Los Facing he Corridor This paern includes convenional shopping a each major inersecion and convenional residenial los in beween. This is a common paern when raffic on he corridor is fairly ligh. (Arrows indicae vehicular access from each lo along he arerial.) Residenial Los Facing Inward This paern includes convenional shopping a each major inersecion and residenial los in beween ha are par of a maser-planned communiy ha isolaes iself from he corridor. Page 42 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

45 Suburban Commercial Srip This paern includes convenional shopping a each major inersecion and a suburban commercial srip in beween. Improved Commercial Srip Wih Reverse Access Sree This paern shows an alernaive commercial srip. This paern sill has individual commercial los facing he arerial, bu i includes a parallel vehicular access sree ha provides he primary access o he commercial los. The parallel lane would connec o he corner commercial parcels and o boh major norhsouh roads. Connecions from he corridor o he access sree are spaced a ciy-block inervals; some of hese connecions would exend o he norh (a ¼-mile inervals). Page 43 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

46 Walkable Sree Nework Tha Accommodaes Varying Inensiies & Land Uses This paern shows how exising srees (highlighed in yellow) could be exended and new cross srees added o creae a walkable sree nework. By locaing fuure srees before new developmen is designed, individual propery owners can develop as marke condiions allow, seing he sage for fuure conneciviy as oher parcels are developed. (Exising parcels are shown in red; poenial righs-of-way are black.) The regulaing plan below shows hese new srees and also he poenial inensiy of new developmen. Darker shades indicae a higher inensiy and a greaer variey of uses near major inersecions. Ligher shades indicae lower inensiy and less or no mixing of uses. Preserve areas are shown around exising sormwaer ponds; addiional green open spaces are shown on he plan o form a conneced nework hroughou he disric, raher han being a percenage of lef-over space on each lo. A nework of rear alleys is included, o reduce curb cus on srees and promoe vehicular access/parking o he rear. (NOTE: These diagrams are examples of he regulaing plan echnique, no a specific maser plan. Inpu from propery owners and he communiy would be needed o es hese conceps.) Page 44 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

47 Analysis of Five Paerns Along Commercial Corridors The five paerns illusraed on he preceding pages creae very differen physical arrangemens. Each paern changes he visual landscape and has differing impacs on ransporaion and qualiy of life. Residenial Los Facing he Corridor: This paern can be appropriae and is ofen found in rural areas where raffic is ligh. This paern becomes undesirable when developmen inensifies o suburban levels and raffic levels rise. Is shorcomings include a leas one driveway for each lo, wih vehicles ofen backing ou. The lack of sree conneciviy requires all vehicular rips o use he arerial road, increasing raffic and delays. Residenial Los Facing Inward: This paern is ypical in modern suburban developmens. One drawback is he lack of sree conneciviy, which funnels all new raffic back ono he arerial, in his case from a single enrance road raher han individual driveways. The second drawback is ha he rear yard, a home s mos privae oudoor space, is close o he arerial, reducing privacy for he homeowner and damaging he public realm for hose raveling on he arerial. Suburban Commercial Srip: Concepually, his paern presens a similar conneciviy challenges as he firs paern. The driveways are fewer and rarely have vehicles backing ou, bu raffic levels are dramaically higher. Once a corridor is developed in his manner, i is difficul o rerofi. As commercial preferences change, or as newer srip locaions become available on new or wider roads, suburban commercial srips quickly reach obsolescence and decline faser han any oher urban paern. Improved Commercial Srip Wih Rear Access Sree: A rear access sree improves a suburban commercial srip by allowing beer circulaion and esablishing a framework for fuure inensificaion. In his paern, buildings can be placed closer o he corridor, wih parking o he side or rear and direcly accessed from he rear. The reducion in curb cus improves vehicular and bicycle ravel on he corridor and grealy benefis pedesrians by removing repeaed conflic poins on he sidewalk. The rear access sree differs from a ypical sree because i may be faced by dumpsers and loading areas; i is designed primarily for vehicular mobiliy. I may be buffered from adjacen los wih landscaping bu may, a leas iniially, no include sidewalks or sree rees. This secondary corridor can evolve over ime; he rear access sree could be convered o a complee sree wih sidewalks and sree rees, making i an aracive fronage for addiional developmen. Walkable Sree Nework Tha Accommodaes Varying Inensiies & Land Uses: This paern comforably accommodaes higher levels of inensiy due o enhanced circulaion; vehicles, bicycliss, and pedesrians all benefi from muliple conneced roues. This paern also provides pedesrian-oriened urban form wih vehicular access provided hrough alleys. The block and sree nework creaes good bones for walkable developmen ha can evolve over ime. Iniial developmen may be a a lower densiy or inensiy; if marke demands improve (for example, if ransi is enhanced on he corridor), los can be subdivided or redeveloped wihou changing any basic infrasrucure. CONCLUSION: A comparison of hese paerns demonsraes he imporance of sree conneciviy. The firs hree paerns show paerns ha ypically emerge from piecemeal developmen in he absence of effecive urban policy. Locaional crieria may resric commercial uses o he inersecions (as in he firs wo paerns), bu access and conneciviy issues may no be resolved and ofen are permanenly blocked. The fourh paern improves access and circulaion around commercial los bu doesn comforably inegrae commercial uses wih surrounding neighborhoods. The fifh paern fully inegraes residenial and commercial uses on a conneced sree nework, allowing higher inensiies while providing a beer ransiion from he arerial o quieer neighborhoods behind. Page 45 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

48 7. BUILDINGS FOR SHALLOW LOTS IN TAMPA Many of he neighborhood shopping disrics in Tampa have shallow (100 deep) los ha consrain redevelopmen opions. In midblock areas, new mulifamily housing or mixed-use buildings would ofen be a desirable alernaive sandard commercial buildings. Housing developers ofen hesiae o face heir buildings ono an auo-oriened corridor. The following diagrams show some opions for mixed-use or residenial building ypes ha fi his condiion. 1. Buildings froning on a semipublic space. New buildings can be oriened so ha a majoriy of unis fron a small green space inroduced as par of he sie design, wih he narrow end of he buildings facing he sree. Two sie design opions are shown on he diagrams a righ buildings flanking a new green (op) and an L- shaped building creaing a new couryard space o he fron (boom). In boh cases, parking is locaed o he side raher han he fron of buildings. A low wall or hedge should be used o shield he view of parked cars from he sidewalk. Parking should be planned in coordinaion wih adjacen los so ha drive aisles can be shared, for efficiency as well and o minimize curb cus from he main corridor. In some cases i may also be possible o park under he rear of he building uilizing a privae drive or alley beween he rear propery line and he building. Page 46 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

49 2. Buildings froning on side access lane. A side access lane wih one lane of slow moving raffic, on-sree parking, sree rees, and a wide sidewalk could be added o adjoining los o provide a pedesrian-friendly fronage for new buildings. This opion creaes a shallower buildable area; parking can be accommodaed under or a he firs floor of he building o maximize usable floor space. A he firs floor, design sandards should require parking o be screened and archiecurally reaed. Regulaions could require small verical openings oriened similar o building windows, and parking accessed from he side or rear raher han from he fron sree, ensuring ha a walkable sree fronage would be coninued, as shown in hese phoos from Winer Park. Wih a deeper lo, usable space should occupy he firs floor facing he sree, even wih uck under parking in he rear. Some buildable area ha would be los because of he access lane may be recapured by uilizing square fooage above a colonnade over he sidewalk. Removing or hinning he sidewalk in he public righ-of-way is a way o increase he landscaped area (as he sidewalk is now provided on he lo, beween he access lane and building). Below: Easern Parkway (side access lane preceden); Brooklyn, New York Page 47 of 47 Draf Augus 2014 Srip Commercial and Mixed-Use Developmen in Hillsborough Couny

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51 APPENDIX A CASE STUDIES & BEST PRACTICES FOR DISCOURAGING STRIP COMMERCIAL DEVELOPMENT The Hillsborough Couny Ciy-Couny Planning Commission is preparing updaes o he comprehensive plans for Tampa, Temple Terrace, Plan Ciy, and unincorporaed Hillsborough Couny. A criical ask is improving he mehods hese plans currenly use o discourage srip commercial developmen. This appendix summarizes research conduced o ha end. Srip Commercial Developmen Srip commercial developmen in is pos-world War II form has been one of he mos common paerns for new sores, resaurans, and service businesses. Despie his prevalence, he planning profession is generally conempuuous of srip commercial developmen for is visual impacs, is impac on adjoining neighborhoods, and is congesion-inducing effecs. Sreching for miles in wha seems o be an undiffereniaed landscape of signs, driveways, parking los and cheap buildings, he American commercial srip is one of he mos exasperaing and ye ubiquious urban forms ever creaed. Occurring in nearly every selemen of any size in he counry, he srip is everywhere he same and everywhere an eyesore. --- Brenda Case Scheer Comprehensive plans in Florida ake a uniformly negaive sand agains srip commercial developmen. In par his reflecs he planning profession s sance, bu i is also a direc oucome of Florida s program ha governs local comprehensive plans. For insance, sae law says ha a primary indicaor of urban sprawl is a plan ha promoes, allows, or designaes urban developmen in radial, srip, isolaed, or ribbon paerns... (F.S (6)(a)9.a.iii)). Palm Beach Couny Policy a: In order o discourage srip commercial developmen, o limi commercial developmen o nodes, o foser inerconneciviy, and o promoe he developmen of innovaed mixed use projecs inside he Urban Service Area, all new commercial fuure land use designaions shall mee one of he following locaion requiremens... Sarasoa Couny: A hird ene of he Fuure Land Use Plan is he aggregaion of commercial uses in ceners, and avoidance of any addiional srip commercial developmen along roadways. This Appendix The Planning Commission s consuling eam idenified a wide variey of mehods used in comprehensive plans from oher communiies o discourage or repair srip commercial developmen. Brief case sudies are presened in he following pages for he following jurisdicions: Sarasoa Couny (redevelopmen corridors) Palm Beach Couny (variey of approaches) Lee Couny (sie locaion sandards) Orange Couny (commercial locaion sandards) Arlingon Couny VA (rerofi) Miami-Dade Couny (rerofi) Two examples are hen provided o show buil examples of new sree-oriened developmen a differen scales: he firs an individual building on a small infill sie (in Souh Miami, FL), and he second a walkable mixed-use cener wih a new nework of blocks and srees (in Alana, GA). This documen hen summarizes bes pracices suggesed by he Urban Land Insiue and he U.S. Environmenal Proecion Agency. The case sudies and bes pracices helped he Planning Commission eam formulae policy proposals o discourage srip commercial developmen. The case sudies and bes pracices are provided here for reference. Page A-1 Draf Augus 2014 Appendix A: Case Sudies & Bes Pracices for Discouraging Srip Commercial Developmen

52 CASE STUDIES SARASOTA COUNTY, FLORIDA Sarasoa Couny s comprehensive plan received a major refinemen in 2002 when a new secion was added, widely known as Sarasoa Much of Sarasoa 2050 deal wih an opional process ha allowed major landowners eas of Inersae 75 o consolidae heir developmen righs and build compac villages or hamles. Tha porion of Sarasoa 2050 has remained conroversial and is undergoing major revisions a he presen ime o loosen he requiremens ha he developmen communiy believes have inhibied he successful creaion of villages. A lesser-known porion of Sarasoa 2050 deal wih he poenial for urban infill in he unincorporaed couny. The map on he nex page designaed land (in red) as Economic Developmen RMAs (Resource Managemen Areas). Some of he larger racs are vacan and awaiing firs-generaion developmen. Mos of he linear areas on his map face major arerials and are idenified as redevelopmen corridors, even if hey had no been fully developed a ha ime. The RMA designaions did no change he underlying Fuure Land Use Map; he designaions idenified areas where landowners could choose o use new policies and approaches in place of he preexising rules. To incenivize aciviy in he Economic Developmen RMAs, he comprehensive plan commied o a series of immediae seps: A new zoning disric ha would faciliae economic developmen and re-developmen. A special planning process ha would combine a communiy plan wih simulaneous rezoning for affeced properies. Afer compleion of he planning process, he affeced areas would become prioriy spending areas for couny infrasrucure. Rezoning and developmen applicaions would receive expedied review. Design sandards were included o ensure he creaion of walkable ciy blocks ha can accommodae varying uses over ime. Since 2002, Sarasoa Couny has adoped wo new form-based zoning disrics ha are available o landowners in Economic Developmen RMAs. Boh require landowners o prepare deailed sie plans ha will become binding upon rezoning. The newer zoning disric is called Planned Mixed- Use Infill (PMI) and was adoped in I has several aribues o avoid srip commercial developmen or conver exising srips ino walkable environmens: Sie planning mus include a collaboraive charree where ciizens and adjoining propery owners can idenify heir concerns, undersand sie consrains, and explore alernaives. A highly inerconneced nework of srees is mandaory, wih maximum block perimeers of 1,600 fee (2,000 fee under cerain condiions). Transec zones are a major organizing principle. An Edge ransec zone, which has a scale similar o suburban neighborhoods, can be used along he perimeer in place of buffer srips. A pre-approved palee of lo ypes is provided for each ransec zone. Each lo is allowed a series of compaible uses so ha uses can change over ime wihou rezoning. The primary enrance of every building mus direcly face a sree or civic space. Parking los canno be placed beween a building and he sree. Shared on-sree parking is provided o reduce he size of individual parking los, which if provided mus be placed in side or rear yards or embedded in buildings. Page A-2 Draf Augus 2014 Appendix A: Case Sudies & Bes Pracices for Discouraging Srip Commercial Developmen

53 Page A-3 Draf Augus 2014 Appendix A: Case Sudies & Bes Pracices for Discouraging Srip Commercial Developmen

54 The upper figures on his page, included in he PMI zoning disric, are examples of pre-approved sree and lo ypes for he PMI zoning disric. The lower lef figure on his page shows he kind of illusraive plan ha mus be prepared for each PMI zoning applicaion. The lower righ figure is a schemaic regulaing plan ha would be adoped by he couny commission if he PMI zoning is approved, showing ransec zones, sree ypes, and lo ypes, bu no showing specific building fooprins or oher non-binding deails from he illusraive plan. Page A-4 Draf Augus 2014 Appendix A: Case Sudies & Bes Pracices for Discouraging Srip Commercial Developmen

55 In 2009, couny officials sudied how his code could be used o help rerofi commercial srips. The couny choose Bee Ridge Road a S. Beneva Road. Poenial reconfiguraions included: New norh-souh local srees o break up over-sized racs New access drives along Bee Ridge Road (see cross-secion on previous page) Landscaped medians along S. Beneva Road Aerial views (exising and reconfigured) are shown below, along wih an image sequence ha shows how his ransformaion could ake place over ime. Images couresy Moule & Polyzoides & Urban Advanage Page A-5 Draf Augus 2014 Appendix A: Case Sudies & Bes Pracices for Discouraging Srip Commercial Developmen

56 PALM BEACH COUNTY, FLORIDA The Palm Beach Couny comprehensive plan conains a clear definiion of srip commercial developmen: A form of developmen ha is designed primarily for vehicular access and is hazardous or inconvenien for pedesrians o use. Srip commercial developmen may include any of he following: 1. inense, largely non-residenial developmen, which is shallow in deph, and lies along a lengh of roadway 2. poorly coordinaed sie plan, wih buildings organized in a linear paern or in isolaed islands 3. separae driveways or curb cus from adjacen properies 4. separae parking los from adjacen properies 5. inadequae accessibiliy and circulaion for pedesrians and bicycles Afer early aemps o forbid any new srip commercial developmen, Palm Beach Couny has experimened wih a wide variey of echniques o conrol he locaion of new commercial uses. In 1991 he couny adoped sric commercial locaion crieria. These were applied o comprehensive plan amendmens, which were required before new commercial developmen could be approved in residenial caegories on he fuure land use map. The crieria were based largely on he proximiy o inersecions of major arerials, a major arerial and a collecor, or wo collecors. In 1995, much of his sysem was replaced by a formal sie-specific consisency/compaibiliy analysis. Afer 1997, he formal analysis was no longer required, bu compaibiliy policies were sill applied in order o discourage srip commercial. Examples include compaibiliy beween land uses including adjoining neighborhoods, impacs on road capaciy, and environmenal consrains. In 2005, he couny disconinued all requiremens for Commercial Needs Assessmen/Locaion Sudies. Specific policies in he curren plan sill esablish some locaion crieria for commercial developmen based on inensiy and locaion (see char on he nex page); deailed liss of excepions also apply. The inensiy and compaibiliy policies have been adjused in accordance wih a iered growh plan ha he couny added o is comprehensive plan in The following conex zones or iers are currenly mapped (see map immediaely following char). These iers were based on he area s exising and proposed characer: Urban/Suburban Exurban Rural Agriculural Reserve Glades The iers have played a role in Palm Beach Couny s effors o avoid srip commercial developmen, bu a his ime he disincions have been blurred. In he Exurban and Rural iers, he couny only allows new commercial developmen on land wih fronage on wo arerials or on an arerial and a collecor. In he Urban/Suburban iers, he rules are similar bu less demanding. For insance, he fronage requiremen doesn apply if a proposed commercial parcel shares a propery line wih anoher commercial parcel. The Urban/Suburban ier also includes a revializaion and redevelopmen infill overlay and an Urban Redevelopmen Area (URA), which is similar o he revializaion and redevelopmen overlay bu doesn include any peripheral racs. Wihin he URA are designaed Prioriy Redevelopmen Areas (PRAs), where wo new urban mixed-use Fuure Land Use Designaions have been esablished: Urban Cener and Urban Infill. As currenly configured, hese overlays don provide any special policies or regulaions o discourage srip commercial developmen. Page A-6 Draf Augus 2014 Appendix A: Case Sudies & Bes Pracices for Discouraging Srip Commercial Developmen

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59 LEE COUNTY, FLORIDA In 1984, Lee Couny adoped an enirely new comprehensive plan ha conained specific sie locaion sandards and policy saemens regarding commercial developmen. New sandards, variaions on which are sill in use oday, were esablished for he following ypes of commercial ceners: Minor commercial (<30,000 SF of floor area), o be locaed wihin 300 fee of inersecions of local and collecor, local and arerial, or collecor and collecor; or a he inersecion of collecor and collecor or arerial and arerial srees. Neighborhood commercial (30,000 o 100,000 SF), o be locaed a he inersecion of collecor and arerial or arerial and arerial srees. Communiy commercial (100,000 o 600,000 SF), o be locaed a he inersecion of arerial srees. Regional commercial (>400,000 SF), o be locaed on an arerial beween ½ and 2 miles from a freeway. These caegories were based on hen-curren shopping cener ypes and sizes, which are only one ype of commercial developmen. An early amendmen added he following clarificaion: The locaion sandards... shall apply o he following commercial developmen: shopping ceners; free-sanding reail or service esablishmens; resaurans; convenience food sores; pos offices; gas saions; car washes; car sales; and oher similar reail and service developmen. These locaion sandards shall no apply o he following: banks and saving and loan esablishmens (wih drive-in faciliies); hoel or moels; marinas; general, medical or professional offices; indusrial, warehouse or wholesale developmen; and oher similar developmen. Even wih his clarificaion, his caegorizaion proved overly rigid when applied during he rezoning process, resuling in a variey of excepions being added over ime. Relaed policies (since superseded) included: Commercial developmen a he inersecion shall exend no more han onequarer mile from he cenerline of he inersecion and include proper spacing of access poins, wih he following excepion. Commercial developmen a he inersecion may exend beyond one-quarer mile from he inersecion, provided ha (a) direc access is provided o he developmen wihin one-quarer mile of he inersecion; and (b) a parallel access road or fronage road provides access o he inersecing sree. Applicaion for neighborhood and communiy commercial zoning and developmen shall provide a professional marke analysis indicaing among oher hings a demonsraed need for commercial developmen a he proposed locaion, he ypes of markeable commercial aciviies, and he projeced rade area needs of he proposed developmen. In 1996, he comprehensive plan was amended o replace he absrac local and arerial or collecor and collecor sandards wih a map ha idenified which specific inersecions me he neighborhood commercial and communiy commercial sandards, insead of relying on he previous local and collecor and similar designaions. This map, shown on he nex page, eliminaed he uncerainy caused by occasional reclassificaions of collecor and arerial srees by ransporaion planning agencies. This map also provided a more nuanced analysis of suiable commercial locaions, including insances where commercial developmen would be desirable on some bu no all quadrans of an inersecion. Page A-9 Draf Augus 2014 Appendix A: Case Sudies & Bes Pracices for Discouraging Srip Commercial Developmen

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61 In he inervening years, he Lee Couny comprehensive plan has been amended o provide addiional excepions, especially where communiy plans have idenified poenial commercial locaions. Much of he original language supporing he sie locaion sandards has been replaced by more generic policy saemens which are used during he rezoning process o evaluae developmen proposals. These policies remain: Commercial developmen mus be consisen wih he locaion crieria in his policy excep where specifically exceped by his policy or by Policy 6.1.7, or in Lehigh Acres by Policy or locaed in he Mixed Use Overlay uilizing Chaper 32 Compac Communiies of he Land Developmen Code. The approval of exisence of commercial developmen on one corner of an inersecion shall no dicae he developmen of all corners for commercial developmen, nor does he exisence of commercial developmen on an arerial dicae ha all fronage mus be similarly used. Prohibi commercial developmens from locaing in such a way as o open new areas o premaure, scaered, or srip developmen; bu permi commercial developmen o infill on small parcels in areas where exising commercial developmen would make a residenial use clearly unreasonable. I has been hiry years since Lee Couny s sie locaion sandards appeared in he comprehensive plan. Couny planning officials are now proposing o delee he sie locaion map and replace mos of he sandards wih hese wo policies: POLICY 3.4.6: Commercial developmen approved or exising on one corner of an inersecion does no mean all corners are appropriae for commercial or mixed use developmen. Furher, he exisence of commercial developmen on an arerial or collecor road does no dicae ha all fronages mus be used in a similar manner. POLICY 3.4.7: Permi limied commercial uses, agriculurally relaed services, and oher needs of he rural area in non-urban areas as follows: a. Locaion: The reail use, including buildings and oudoor sales area, mus be locaed as follows excep where his plan provides specific excepions: 1. A he inersecion of an arerial and collecor or wo arerials wih direc access o boh inersecing roads. Direc access may be achieved wih an inernal access road o eiher inersecing road. On islands wih inersecing nework of collecors and arerials, commercial developmen may be locaed a or near he inersecion of local and collecor, or local and arerial, or collecor and collecor roads; and 2. Consisen wih he Communiies Elemen; b. Sie Area: Two acres or less; and c. Range of Gross Floor Area: Less han 30,000 S.F. Page A-11 Draf Augus 2014 Appendix A: Case Sudies & Bes Pracices for Discouraging Srip Commercial Developmen

62 ARLINGTON COUNTY, VIRGINIA Arlingon Couny s Columbia Pike corridor is an example of rerofi and revializaion of an aging srip commercial corridor. Columbia Pike is he hisoric main sree of souh Arlingon Couny. The firs developmen along he corridor was buil o house governmen workers, in proximiy o DC (and laer o he Penagon); commercial areas emerged o serve his residenial populaion. In he 1990s, he primary urban form observed in he 3.5-mile-long corridor was srip commercial developmen wih surface parking, surrounded by aging garden aparmens. Exising zoning and developmen regulaions had deerred developmen. While explosive growh had occurred in much of he D.C. region, he Pike was suck in ime wih a large amoun of underuilized land. A Special Revializaion Disric for Columbia Pike was designaed on he General Land Use Plan by he Couny Board in The goal was o build a safer, cleaner, and more compeiive corridor. The goals and vision for his disric were defined in Columbia Pike 2000: A Revializaion Plan, and laer updaed in 2002 s Columbia Pike Iniiaive: A Revializaion Plan. The plan focused on economic developmen and commercial revializaion, land use and zoning, urban design, ransporaion, open space and recreaional needs, envisioning a radiional Main Sree environmen. The elemens described include: Mixed-use developmen disrics (reail, office, residenial, culural) Sree fronage a a pedesrian scale wih ariculaed ground-floor reail Buildings placed a back of sidewalk, oriened o Columbia Pike, and buil close ogeher forming a coninuous sree wall characerisic of an urban environmen Parking locaed underground or o he rear of buildings Appropriae ransiions o residenial neighborhoods Enhanced public and pedesrian ransporaion, enhanced sreescape Based on recommendaions from his plan, he Columbia Pike Special Revializaion Disric in he GLUP was expanded in In February 2003, he Columbia Pike Special Revializaion Disric Form Based Code was adoped by he Couny Board, codifying Plan elemens. The formbased code regulaes land developmen, seing clear conrols on building form (heigh, siing, and building elemens), wih broader parameers on building use, o shape public space. The plan and form-based code have unlocked developmen poenial: The code, which is opional, provides for a quicker review han he sandard Couny process; in addiion, he code increased new developmen poenial for many sies, regulaing hrough building heigh and massing raher han densiy, and prescribing mixed-use buildings in previously commercial-only zones. Since 2003, 1,500 residenial unis and 300,000 SF of commercial space were added hrough redevelopmen projecs under he new code, including 200 commied affordable unis and 64,000 square fee of communiy uses. Addiional sies are currenly in various sages of he approvals and consrucion process. A lef: exising condiions in 2002 A lef: 2010, new building under he Plan/ Code Page A-12 Draf Augus 2014 Appendix A: Case Sudies & Bes Pracices for Discouraging Srip Commercial Developmen

63 Arlingon Couny GLUP The General Land Use Plan (GLUP), one of several elemens of he Comprehensive Plan, is he primary policy guide for fuure developmen in Arlingon Couny. Where special condiions or circumsances exis, he Couny Board may iniiae special planning processes for designaed areas ( Special Planning Areas ), and amend he GLUP o include a specific disric o guide fuure land use according o he Plan. Columbia Pike is one of hese Special Planning Areas (he GLUP for he Columbia Pike Commercial Ceners is included on page 14). Commercial Revializaion The Arlingon Couny Board has endorsed a land use policy ha concenraes high-densiy developmen wihin Transi Corridors and preserves lower-densiy residenial areas hroughou he Couny. The revializaion of commercial corridors o bes serve residens in surrounding neighborhoods is a prioriy. In suppor of his overall policy, he following is one of five adoped land use goals incorporaed ino he General Land Use Plan: 5. Preserve and enhance neighborhood reail areas. The Couny encourages he preservaion and revializaion of neighborhood reail areas ha serve everyday shopping and service needs and are consisen wih adoped Couny plans. The Commercial Revializaion Program concenraes public capial improvemens and Couny services in hese areas o simulae privae reinvesmen. The Commercial Revializaion Program is a Special Planning Program developed o implemen he GLUP goals and fuel revializaion effors hrough capial improvemen projecs. Civic associaions, neighborhood groups, couny commissions or commiees, couny agencies, business or commercial propery owners or individual residens may submi proposals for locaions o be considered for funding. Improvemens (such as sreescape enhancemen, uiliy undergrounding, or new parks/public spaces) are aimed o complemen and simulae addiional invesmen from he privae secor. Improvemens o Penrose Square on Columbia Pike were parially funded hrough his program. Page A-13 Draf Augus 2014 Appendix A: Case Sudies & Bes Pracices for Discouraging Srip Commercial Developmen

64 To view full-size map, visi: hp://arlingonva.s3.amazonaws.com/wp- conen/uploads/sies/31/2014/03/glup-map pdf Page A-14 Draf Augus 2014 Appendix A: Case Sudies & Bes Pracices for Discouraging Srip Commercial Developmen

65 ORANGE COUNTY Orange Couny s Comprehensive Plan Desinaion 2030 provides an example of locaional crieria for commercial developmen; here is also guidance for rerofi ino mixed-use formas. Urban Framework The Urban Framework porion of he plan provides locaion and developmen crieria o guide he locaion of commercial uses: The locaion of commercial developmen shall be concenraed a major inersecions and wihin Aciviy Ceners and Neighborhood Aciviy Nodes wihin he Urban Service Area. Guidance is provided o evaluae fuure land use amendmen requess: o Crieria is provided for accepable acreage and square fooage of leasable area for differen ypes of commercial (Neighborhood, Village, and Lifesyle Ceners, and Wholesale/Reail) o The FAR for new commercial developmen is se a 3.0, unless oherwise resriced by Couny policy or code (his increased densiy/inensiy is aimed o make more producive use of land) o The Couny may require a marke sudy o validae land use requess o Policy saes he Couny is seeking more inegraed forms of commercial and non-residenial developmen (see Urban Sraegies) Commercial aciviy larger han a Neighborhood Cener is limied o he Urban Service Area and Growh Ceners. Village Cener Commercial uses shall be locaed a or near major road inersecions where one road is an arerial. The full reail/general commercializaion of an inersecion shall be avoided unless sufficien jusificaion of need is provided. Office, hoel, and muli-family uses can be used o avoid he full commercializaion of an inersecion. Specifically relaed o srip commercial, he plan saes: FLU Srip commercial land uses shall be defined as commercial uses adjacen o roadways ha are locaed ouside he reasonable zone of influence of he inersecion o which hey relae. They are characerized by individual curb and median cus and lack visual landscaped buffers. Srip commercial land use paerns shall be avoided by requiring a ransiion of land uses, encouraging a mix of land uses, or requiring incorporaion of a buffer ino he developmen's design. Srip commercial land uses do no include ouparcels in shopping ceners, malls, or similar developmens where access is provided inernally from he shopping cener/mall or similar developmen, or via a sysem of shared or common driveways. More compac, clusered pedesrian and ransi-friendly developmen opions shall be encouraged. The locaional crieria in he Urban Framework secion help make fuure land use choices o scale he amoun of commercial developmen and avoid coninuous sreches of srip commercial. However, his secion does no address urban design (pedesrian-friendliness, bikabiliy, ransiworhiness, susainabiliy). The srip commercial policy focuses primarily on vehicular access (curb cus) bu no on oher shorcomings of his approach (reliance on auos, visual bligh, ec). These opics are addressed in he Urban Sraegies and Urban Form policies. Mixed-Use Sraegies & Aciviy Ceners Orange Couny s comprehensive plan conains policies o develop, adop, and implemen mixed-use sraegies and incenives; hese sraegies can be used o rerofi exising srip commercial areas. In addiion, he Plan promoes pedesrian-friendly, compac, ransi-ready and ransi-oriened developmen in Mixed-Use Developmen Aciviy Ceners. Alhough no specifically argeed o rerofi of srip commercial corridors (Aciviy Ceners may be implemened in sies hroughou he Couny), he requiremens of his se of policies, specifically design/ developmen sandards and a charree requiremen, render his approach promising o achieve he desired physical resuls. (For addiional informaion, refer o he Mixed-Use Developmen case sudy). Page A-15 Draf Augus 2014 Appendix A: Case Sudies & Bes Pracices for Discouraging Srip Commercial Developmen

66 MIAMI-DADE COUNTY Downown Kendall, locaed a he inersecion of he US-1 and Kendall Drive corridors in Miami-Dade Couny, demonsraes he ransformaion of srip commercial developmen form ino a walkable urban cener. Thiry years ago Kendall Drive was a narrow counry road and Dadeland Mall s firs buildings were sprouing a he rural edge of a young meropolis. By he 1990s, his locaion was embedded in he suburban growh ha followed, ypified by srip commercial developmen wih poor pedesrian accessibiliy. In addiion o major regional roadways, here are wo Merorail saions in he area. The economic vialiy of he area was sable, bu he suburban seing lef he area wih a lack of sense of place. In he early 1990s, he Miami-Dade Couny Comprehensive Plan designed he Downown Kendall/ Dadeland area a Regional Aciviy Cener. Requiremens included a minimum and maximum densiy wihin proximiy o ransi saions, as well as minimum open space requiremens. A public charree planning process creaed a vision for he sie ha me he Comprehensive Plan requiremens. The Downown Kendall Urban Cener Disric was creaed as a resul o implemen he vision and guide new developmen. This form-based code conains hree Regulaing Plans: a Sub-Disric Plan, which designaes core, cener and edge areas o mee Plan densiy requiremens; a Sree Fronage Plan, which designaes fronage ypes A hrough E o he nework of srees (each designaion has a corresponding se of developmen sandards for buildings: build-o locaion, heigh, ec.); and a Designaed Open Space Plan, which ensures he 15% open space Plan requiremen is me hrough new squares and plazas raher han swales and useless open areas. The big ideas in he code include: Regulaing by specific building placemen and design parameers, no jus absrac conrols such as FAR Downown Kendal aerial view, from op o boom: Exising condiions 1998; Plan Vision; Exising Condiions 2010 Page A-16 Draf Augus 2014 Appendix A: Case Sudies & Bes Pracices for Discouraging Srip Commercial Developmen

67 Habiable Space requiremen creaes pedesrian friendly srees -- no blank walls Open space is coherenly organized in squares and plazas, no jus lefovers Building heigh regulaed by sories, no fee; sep-back a op of pedesal & penhouse level Since code adopion, more han 350,000 sf of reail / commercial, 110,000 sf of office space, and more han 3200 new dwelling unis in mixed-use seings have been approved. Over 200,000 square fee of commercial square fooage, and 2,500 residenial unis have been buil. The urban form of new developmen, which includes new buildings ha line srees in a walkable urban seing, have been praised, and he projec has been feaured in numerous publicaions, including a special issue of Business Week 21 Ideas for he 21s Cenury, as a case sudy for rerofiing sprawl. However, much of his ransformaion has occurred on privae propery; early plans o ransform Kendall Drive ino a walkable boulevard remain unrealized due o resisance from implemening agencies, which compromises he funcionaliy of buildings which direcly fron on auo-oriened horoughfares. In addiion, he FBC is silen on he placemen of mechanical equipmen, and does no include srong archiecural conrols which has allowed some less desirable implemenaion choices. Downown Kendall (maser plan and code compleed in 1999) served as an imporan preceden; building upon is success, he Couny refined i s approach for Aciviy Ceners. The curren Plan idenifies Urban Ceners of differing scales; from he Land Use Elemen of he Comprehensive Developmen Maser Plan (CDMP): Diversified urban ceners are encouraged o become hubs for fuure urban developmen inensificaion in Miami-Dade Couny, around which a more compac and efficien urban srucure will evolve. These Urban Ceners are inended o be moderae- o high-inensiy design-unified areas which will conain a concenraion of differen urban funcions inegraed boh horizonally and verically. Three scales of ceners are planned: Regional, he larges, noably he downown Miami cenral business disric; Meropolian Ceners such as he evolving Dadeland area; and Communiy Ceners which will serve localized areas. Such ceners shall be characerized by physical cohesiveness, direc accessibiliy by mass ransi service, and high qualiy urban design. The curren CDMP conains guidelines for new developmen in Urban Ceners such as: Uses and Aciviies: a mix of uses o be provided, including requiremens for residenial uses; Srees and Public Spaces: srees o be designed for pedesrians as well as vehicles; srees creae a nework of blocks; minimum of 15% of sie area for public open spaces; Parking: shared parking is encouraged; reducions from sandard parking requiremens auhorized where here is a complimenary mix of uses and nearby ransi saions; Buildings: buildings shall be buil o he sidewalk edge o frame he sree ; coninuous blank walls a sree level are prohibied; weaher proecion by awnings, canopies, arcades, and colonnades provided in areas of significan pedesrian aciviy; Densiy and Inensiy: Range of average FAR and max densiies esablished. In addiion, minimum densiies and inensiies se wihin designaed Communiy Urban Ceners and near ransi saions should no be lower han provided in Policy 7F: LU-7F. Residenial developmen around rail rapid ransi saions should have a minimum densiy of 15 dwelling unis per acre (15 du/ac) wihin 1/4 mile walking disance from he saions and 20 du/ac or higher wihin 700 fee of he saion, and a minimum of 10 du/ac beween 1/4 and 1/2 mile walking disance from he saion. Business and office developmen inensiies around rail saions should produce a leas 75 employees per acre wihin 1/4 mile walking disance from he saion, 100 employees per acre wihin 700 fee, and minimum of 50 employees per acre beween 1/4 and 1/2 mile walking disance from he saion. Where exising and planned urban services and faciliies are adequae o accommodae his developmen as indicaed by he minimum level-ofservice sandards and oher policies adoped in his Plan, and where permied by applicable federal and Sae laws and regulaions, hese densiies and inensiies shall be required in all subsequen developmen approvals. As pioneered in he Kendall example, Urban Ceners wih an adoped area plan have hese CMDP guidelines codified in a form-based zoning overlay disric o direc new developmen. Page A-17 Draf Augus 2014 Appendix A: Case Sudies & Bes Pracices for Discouraging Srip Commercial Developmen

68 BUILT EXAMPLES Corridor Infill in Souh Miami The Amser Building is an example of a small incremen of mixed-use infill on a shallow lo made possible hrough a change in he land developmen regulaions. This area of Souh Miami has a number of small los ha fron he primary norh-souh corridor (US 1). This parcel was unbuildable under he previous zoning, which required parking o be provided on each lo. In 1992 a form-based code was adoped for Souh Miami s downown; among oher changes, he new code allows for shared parking and ransi-proximiy parking reducions, allowing small los such as his o be developed. The code also requires new developmen o be pedesrian-friendly and conribue o a conneced downown commercial disric. For example, i requires buildings o be locaed a he back of he sidewalk (wih any on-sie parking o he rear), and doors and windows (no blank walls) o face he sree. The Amser Building was he firs main sree ype building consruced on US-1 in over 50 years. Righ: Exising Condiions, 1992 Below: The Amser Building on US 1 Page A-18 Draf Augus 2014 Appendix A: Case Sudies & Bes Pracices for Discouraging Srip Commercial Developmen

69 Mixed-Use Developmen in Alana Alana s Edgewood reail disric, locaed abou hree miles eas of downown, provides an example of naional big-box reailers fiing ino a walkable urban cener following a maser plan and formbased design principles. The naional enan mix found here is similar o wha can be found in Hillsborough Couny: Targe Lowe s Bes Buy Bed Bah & Beyond Barnes & Noble Kroger Ross Office Depo, Wha is differen is design. The urban form prioriizes he needs of pedesrians on he sree side, wih buildings lining he back of wide sidewalks, sree rees separaing pedesrians from moving vehicles, and awnings and canopies providing sheler from he elemens. Parking is locaed o he rear, in boh surface los and srucures. On he main sree, shopfron buildings wih upper sories conain office, reail, and residences. There are also new residenial buildings on side srees which ransiion o adjacen neighborhoods. Page A-19 Draf Augus 2014 Appendix A: Case Sudies & Bes Pracices for Discouraging Srip Commercial Developmen

70 BEST PRACTICES Ten Principles for Reinvening America s Suburban Srips In 2001, he Urban Land Insiue published Ten Principles for Reinvening America s Suburban Srips. This prescien repor proposed many ideas ha have since moved ino mainsream publicsecor planning. The en principles are: Ignie Leadership and Nurure Parnership Anicipae Evoluion Know he Marke Prune Back Reail-Zoned Land Esablish Pulse Nodes of Developmen Tame he Traffic Creae he Place Diversify he Characer Eradicae he Ugliness Pu Your Money (and Regulaions) Where Your Policy Is The zoning echnique used by mos suburban communiies is o designae everyhing along he arerial highway srip for commercial uses and wai for reailers and developers o gradually fill in all of he individual sies. In his ype of environmen, new developmen sprawls ouward even as sies closer o he ciy remain vacan and older reail ceners deeriorae. Reail overzoning hus has had he effec of exending srips premaurely in disconinuous and inefficien ways as developers leapfrog over one anoher ono sies farher and farher away from he ciy. By pruning back he amoun of land zoned for reail, suburban communiies can simulae reail growh, encourage revializaion, and improve he qualiy of heir shopping srips. I simply is no necessary for every major parcel along every arerial o be zoned for commercial or reail use. --- Ten Principles Here are some quoaions from his repor ha are relevan in Hillsborough Couny: Recognize ha a corridor will likely be composed of many disinc neighborhoods wih differen populaions, incomes, growh raes, and levels of access. These differences should lead o wide variaions in aciviy and characer along differen pars of he srip. Srucure zoning in maure srips o encourage denser forms of developmen ha can be reached by muliple access modes. Reserve some of he previously zoned reail land for housing, office space, civic uses, recreaional faciliies, and open space. The success of srip commercial developmen is predicaed on free and pleniful parking. Unforunaely, parking los commonly dominae he landscape of he srip. Convenional pracice requires ha every developmen along he srip provide for all of is parking needs on is own sie beween is srucure and he roadway, even hough his is inefficien and conribues subsanially o he waseland aesheics of oday s commercial srip. Pedesrian connecions should be provided along corridors ha are designaed for fuure reail growh. Transi saions obviously are no he soluion o mos srips problems, bu some srips have maured and densified enough o become urban places wih opporuniies for ransi. In fac, i is he increased densiy ha makes ransi feasible and reduces dependence on he auomobile. Surround big boxes wih sleeves of reail and service uses o minimize blank walls and dead spaces. As developmen pressures increase and land values rise along suburban srips, he characer of he srips should densify and diversify, and mixed-use developmen should become an essenial par of his change. This will add a new and exciing diversiy o he srip, bring new services, creae a more lively human dimension, and reinforce a sense of place. Page A-20 Draf Augus 2014 Appendix A: Case Sudies & Bes Pracices for Discouraging Srip Commercial Developmen

71 Accommodae a range of nonreail uses, including housing, hoels, offices, civic uses, and culural, enerainmen, and recreaional aciviies. Arrange he diverse land uses in ways ha encourage walking and discourage driving for shor rips and errands. Rezone designaed areas in maure srips for urban mixed-use projecs and higherdensiy housing. Landscape he main arerial wih maure rees [and] plans in he median. Be creaive wih parking by placing i in couryards, behind buildings, above sores, and in innovaive arrangemens as properies are redeveloped in new and denser configuraions; his will reduce he visual bligh of endless parking los. Design and landscape parking areas so ha cars are in a park raher han ha rees are in a parking lo. Creae a secondary sree paern where appropriae, and modify seback requiremens o pull reail and resauran faciliies close o he arerial and secondary srees. The public secor mus be prepared o make invesmens and ake acions o suppor is own public policies for reinvening suburban srips. Design zoning regulaions ha faciliae privae developers in implemening he public s sraegy. Zoning mus be clearly linked o he public s implemenaion plans, including effecive by-righ developmen sandards as well as ransfer of developmen righs in maure srips. No every developer has he wherewihal o go hrough a rezoning or a replanning effor. Page A-21 Draf Augus 2014 Appendix A: Case Sudies & Bes Pracices for Discouraging Srip Commercial Developmen

72 Resrucuring he Commercial Srip In 2010, EPA s Smar Growh Program commissioned Resrucuring he Commercial Srip: A Pracical Guide for Planning he Revializaion of Deerioraing Srip Corridors o help communiies revialize hese corridors, re-use land already served by infrasrucure, and expand economic aciviy. Prior o commissioning his repor, EPA had assised five communiies wih corridor developmen and redevelopmen issues. Each effor was summarized in his guidebook, wih a link o he formal repor for each communiy. This guidebook was hen prepared o lay ou specific seps communiies can follow o revialize heir aging and ofen underused commercial corridors. A brief hisory is provided abou he adven, reign, and dissoluion of America s commercial srips, which oday ofen have prosperous businesses a major crossroads and disinvesmen on sies in beween. The in-beween sies are ofen hampered by inflexible los, a legacy of low-qualiy consrucion, and compeiion from an oversupply of vacan reail-zoned sies. The guidebook recommends a deliberae process of resrucuring aging commercial srips ino a form which propery owners, developers, and communiies will once again inves. Complemenary sraegies are required. The firs is resrucuring he physical form of reail aciviy from a linear o a nodal paern, based on a hierarchy of crossroads locaions and indusrysandard shopping ceners formas. Anoher is redesigning he public righ-of-way o serve he new paern. The guidebook provides specific principles for reconfiguring ypical auo-oriened superblock shopping ceners ino mixed-use developmens ha can be served by ransi and are comforable for pedesrians. Segmens beween major crossroads ofen lose value over ime. However, where hese segmens have sable clusers of specialized auo-accessed uses such as car dealers, moels, or quasi-indusrial uses, planning should bolser hem and encourage coninued invesmen. When reail uses have been ou-compeed by beer locaions, new uses and developmen ypes may be he answer o resoring value. Residenial and office uses are ofen he mos viable and predominan alernae use for segmens experiencing disinvesmen. These uses are easily inegraed wih he neighborhoods hey border and hey don need o compee wih crossroads locaions for shoppers and reail invesors, In he pos-srip suburban ciy, i is easier for corridor fronages o arac value by inegraing wih he neighborhoods hey border han by rying o compee wih far-away crossroads properies for shoppers and reail invesors. --- Resrucuring he Commercial Srip Page A-22 Draf Augus 2014 Appendix A: Case Sudies & Bes Pracices for Discouraging Srip Commercial Developmen

73 In older communiies, zoning ofen persiss from he heyday of he srip when he highes and bes use was assumed o be he same for he crossroads as for he segmens in beween. Typical commercial-only srip zoning leaves propery owners in he segmens wih limied opions, as rezoning is ofen a barrier o reinvesmen. Residenial uses can simply be added o commercial zoning disrics. A more effecive echnique would be o replace underperforming commercial zoning wih residenial zoning on segmens ha are wellsuied for housing. Wihou he anicipaion of a lucraive (bu unlikely) purchase by a reail developer, residenial invesmen will occur sooner. The new zoning should permi a wide range of housing ypes including single-family homes, duplexes, aached or sacked ownhomes, couryard housing, and flas o accommodae a variey of incomes and family srucures. Compaibiliy of building ypes is he key o mixing uses in hese segmens. Building ype compaibiliy can only be ensured by esablishing and enforcing a developmen code ha offers flexibiliy of use bu is quie specific wih regard o physical form (he opposie of mos srip zoning codes). Re-making he corridor o pu housing on fronage parcels is an opporuniy o finish he residenial neighborhood o ransform i from a place ha ends wih dumpsers o one ha is bounded by housing and puncuaed by he neighborhood ceners. Residens in srip corridor-abuing neighborhoods would ypically suppor a plan ha would reduce or eliminae noise, odor, and privacy impacs of srip developmen by replacing i wih properly designed housing --- Resrucuring he Commercial Srip The developmen code mus esablish he characerisics and posiioning of building ypes o ensure ha all permied uses are good neighbors o each oher and paricularly o a poenial residenial developmen. The same sebacks, building orienaion, buffering devices, and archiecural consisency required for corridorfroning housing mus be applied o office, lodging, live-work, and any permied commercial uses wihin he segmen. Corridor zoning should be organized by cener and segmen, insead of by commercial or residenial. These regulaory changes would promoe lasing value of he enire corridor. The guidebook also provides specific suggesions for resrucuring he righ-of-way o mach he anicipaed privae redevelopmen. The guidebook ends wih pracical observaions abou he role of local governmen in orchesraing he resrucuring of srip commercial corridors. This guidebook describes very specific planning and coding echniques designed o be used on specific srip corridors. The conceps behind he echniques are broadly applicable and could be inroduced a he comprehensive planning sage. Page A-23 Draf Augus 2014 Appendix A: Case Sudies & Bes Pracices for Discouraging Srip Commercial Developmen

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75 APPENDIX B CASE STUDIES & BEST PRACTICES FOR PROMOTING MIXED-USE DEVELOPMENT The Hillsborough Couny Ciy-Couny Planning Commission is preparing updaes o he comprehensive plans for Tampa, Temple Terrace, Plan Ciy, and unincorporaed Hillsborough Couny. A criical ask is improving he mehods hese plans currenly use o promoe mixed-use developmen. This appendix summarizes research conduced o ha end. Mixed-Use Developmen Unil he 1950s, mixed-use developmen didn have a name because mos developmen didn segregae large expanses of land ino pods resriced o a single use. I wasn unusual for block upon block o be dedicaed o one use, bu proximiy and easy access o complemenary uses was aken for graned. Florida s comprehensive planning program is generally supporive of mixed-use developmen. Sae planning saues repeaedly encourage mixed use developmen (F.S. Chaper 163, Par II). Ye wihou noing he irony, hese same saues require local governmens o designae residenial and commercial zones separaely on heir fuure land use maps. (F.S (6)(a)(10)a). Suburban planning is all abou separaion and segregaion of uses: buffers, enormous sebacks, masking, and high speeds Urban planning, by sark conras, srives for mixed and shared use, permeabiliy, modes speeds, and compac dimensions. --- Dom Nozzi Palm Beach Couny Policy a: In order o discourage srip commercial developmen, o limi commercial developmen o nodes, o foser inerconneciviy, and o promoe he developmen of innovaed mixed use projecs inside he Urban Service Area, all new commercial fuure land use designaions shall mee one of he following locaion requiremens... This Appendix The Planning Commission s consuling eam idenified a wide variey of mehods used in comprehensive plans from oher communiies o encourage mixed use developmen. Brief case sudies are presened in he following pages for he following jurisdicions: Souheas Lee Couny (new mixed-use communiies on greenfield sies) El Paso TX (variey of echniques) Miami-Dade Couny (designaed Urban Ceners ) Gainesville (variey of echniques) Ausin TX (mapped growh areas coupled wih incenives) Orange Couny, FL (mixed-use corridors and aciviy ceners) Sarasoa Couny (new villages ouside he urban service boundary) Sarasoa Couny (mixed-use planning) Afer he case sudies, his documen summarizes bes pracices suggesed by ohers: Oregon s Commercial and Mixed-Use Developmen Code Handbook ULI s Mixed-Use Developmen Handbook The case sudies and bes pracices helped he Planning Commission eam formulae policy proposals o promoe mixed-use developmen. The case sudies and bes pracices are provided here for reference. Page B-1 Draf Augus 2014 Appendix B: Case Sudies & Bes Pracices for Promoing Mixed-Use Developmen

76 CASE STUDIES LEE COUNTY, FLORIDA Lee Couny s comprehensive plan received a major refinemen in 2010 when a new plan was adoped for he undeveloped quadran of he couny souh of Lehigh Acres and eas of I-75. Like Sarasoa 2050, his plan provides an opional incenive-based process ha would allow major landowners o consolidae heir developmen righs and build compac mixed-use communiies while permanenly preserving open spaces. An overlay on he fuure land use map, shown on he nex page, designaes five poenial mixed-use communiies along he norhern and wesern edges of Lee Couny s souheas quadran. This plan does no se fixed percenages of uses ha each mixed-use communiy mus mee when sie plans are prepared and reviewed. Couny commissioners waned o incenivize mixed-use developmen by removing poenial obsacles o approval. In place of numerical crieria, he land developmen code includes a concepual regulaing plan for each mixed-use communiy ha includes muliple ransec zones and a walkable block nework (see upper righ plan). Developers choosing o use or modify his regulaing plan do no need o rezone heir land; hey submi a deailed regulaing plan like he one shown on he lower righ, which can be approved adminisraively. Developers may choose rezoning if hey wan o deviae considerably. Each concepual regulaing plan includes several differen ransec zones and a variey of walkable sree ypes chosen from a pre-approved palee of ypes. Wihou rezoning, developers may aler he ransec zone assignmens provided he diversiy of ransec zones is no eliminaed; and hey may modify block sizes and shapes provided he blocks coninue o mee he code s sandards. This sysem was developed o avoid arificial percenages of differen uses, while sill ending up wih a mix of uses in each communiy and precluding a monoculure of any single housing ype. Under his sysem, porions of each communiy can be developed by differen paries insead of by a single developer, wih he regulaing plan ensuring ha he overall diversiy and walkabiliy will be mainained. Page B-2 Draf Augus 2014 Appendix B: Case Sudies & Bes Pracices for Promoing Mixed-Use Developmen

77 Page B-3 Draf Augus 2014 Appendix B: Case Sudies & Bes Pracices for Promoing Mixed-Use Developmen

78 EL PASO, TEXAS The Ciy of El Paso, Texas, adoped Plan El Paso in 2012, an enirely new comprehensive plan for his border ciy of 650,000 residens. Many aspecs of his plan srongly suppor mixed-use developmen and redevelopmen. Several examples are provided on he following pages. Fuure Land Use Map An enirely new fuure land use map was creaed for Plan El Paso. One disinguishing feaure was he eliminaion of mos of he prior zoning-ype designaions ha had specified a single use of land (residenial, commercial, ec.). In heir place, his map idenified a series of openspace secors for land ha would no be developed over he life of he plan, and anoher series of growh secors ha varied by he characer and inensiy of exising and proposed land uses. Page B-4 Draf Augus 2014 Appendix B: Case Sudies & Bes Pracices for Promoing Mixed-Use Developmen

79 Design Guidance Plan El Paso conained specific design guidance for he mos common growh secors. Summaries are shown below for he Tradiional Neighborhood growh secor, which applies o areas developed prior o World War II, and he Suburban growh secor, which applies o modern single-use residenial subdivisions and shopping ceners. Page B-5 Draf Augus 2014 Appendix B: Case Sudies & Bes Pracices for Promoing Mixed-Use Developmen

80 Communiy Design Manual A heavily illusraed communiy design manual was included as an appendix o his plan. This manual explained and illusraed five basic componens of grea neighborhoods: Idenifiable cener and edge for each neighborhood Walkable size Mix of land uses and housing ypes, wih opporuniies for shopping and workplaces close o home Inegraed nework of walkable srees Special sies reserved for civic purposes Urban Design Elemen Plan El Paso s urban design elemen combines goals and objecives wih illusraive plans for a dozen places wih specific problems or opporuniies for growh and redevelopmen, such as a poenial ransi-oriened developmen sie and commercial srips ha could evolve ino much more. Page B-6 Draf Augus 2014 Appendix B: Case Sudies & Bes Pracices for Promoing Mixed-Use Developmen

81 Thoroughfare Plan To mach he design of new and rerofied srees wih he characer of developmen, El Paso s new Thoroughfare Plan was based on he Plan El Paso s fuure land use map. The growh and open-space secors were grouped o idenify areas where srees should have urban characer (slower speeds, curbs, on-sree parking), suburban characer (faser speeds, bike lanes, urn lanes), or rural characer (swales, rails). The Thoroughfare Plan creaed cross-secions for each characer ype. Page B-7 Draf Augus 2014 Appendix B: Case Sudies & Bes Pracices for Promoing Mixed-Use Developmen

82 MIAMI-DADE COUNTY, FLORIDA In he early 1990s, many communiies in Miami-Dade Couny were experiencing rapid developmen, and convenional suburban zoning sandards were in place hroughou he region. In an effor o allow higher densiy and o accommodae developmen wih a mix of land uses, he couny alered he Land Use Elemen of he Comprehensive Developmen Maser Plan o designae Aciviy Ceners, which has been refined in he curren plan as Urban Ceners. Urban Ceners are defined as moderae- o high-inensiy design-unified areas which will conain a concenraion of differen urban funcions inegraed boh horizonally and verically. There are hree ypes of Urban Ceners, which range in scale (from large o small): Regional Aciviy Ceners, Meropolian Urban Ceners, and Communiy Urban Ceners. Each ype has a minimum FAR and a maximum densiy. The land wihin each Urban Cener is characerized by being locaed in he core, he cener, or along he edge. Specific language in he Plan encourages shared parking, prohibis blank walls, and noes ha buildings should be buil o he sidewalk edge in hese areas. A diversified mix of uses is prescribed in all Urban Ceners including: reail, business, professional services, hoels, resaurans, recreaion, enerainmen, public space, and moderae-o-high densiy residenial uses. The locaions of urban ceners and he mix and configuraion of land uses wihin hem are designed o encourage convenien alernaives o ravel by auomobile, o provide more efficien land use han recen suburban developmen forms, and o creae idenifiable "own ceners" for Miami-Dade's diverse communiies. These ceners shall be designed o creae an ideniy and a disincive sense of place hrough uniy of design and disincively urban archiecural characer of new developmens wihin hem. Page B-8 Draf Augus 2014 Appendix B: Case Sudies & Bes Pracices for Promoing Mixed-Use Developmen

83 To view full-size map, visi: hp:// doped-2020-and-2030-land-use-plan-map.pdf Page B-9 Draf Augus 2014 Appendix B: Case Sudies & Bes Pracices for Promoing Mixed-Use Developmen

84 To simulae mixed use, he Couny requires an average FAR and densiy for each Urban Cener: In Regional Aciviy Ceners, he average FAR is required o be greaer han 4.0 in he core and no less han 2.0 in he edge, wih a maximum densiy of 500 dwelling unis per gross acre. In Meropolian Urban Ceners, he average FAR mus be greaer han 3.0 in he core and no less han 0.75 in he edge, wih a maximum densiy of 250 dwelling unis per gross area. In Communiy Urban Ceners, he average FAR mus be greaer han 1.5 in he core and no less han 0.5 in he edge, wih a maximum densiy of 125 unis per gross acre. The Land Use Elemen designaes Downown Kendall as he Dadeland Regional Aciviy Cener. Requiring a minimum densiy and allowing a higher densiy has resuled in mixed-use developmen in downown Kendall a locaion previously in he form of a srip commercial corridor wih vas amouns of surface parking. In he new developmen, big box sores ha are ypically par of sprawling, single-use buildings are locaed on he ground floors, wih residences locaed above. Resaurans and hoel chains have also successfully adaped o his building forma. Addiionally, he combinaion of shared parking spaces and parking garages creaes a buil environmen ha is urban in characer. I is imporan o noe ha in Downown Kendall a form-based code was creaed o codify he comprehensive plan s requiremens. Three Regulaing Plans (he Sree Fronage Plan, he Designaed Open Space Plan, and he Sub-Disric Plan) are used o guide new developmen. However, i was he iniial policy mechanism in he comprehensive plan ha firs defined Aciviy Ceners and required a minimum and maximum densiy for his area. For deails of he requiremens of he CMDP and form-based code, see he Miami-Dade Couny srip commercial case sudy. The combinaion of he comprehensive plan vision and requiremens and he subsequen implemenaion of he area-specific form-based code are ransforming his area ino a walkable urban cener. Page B-10 Draf Augus 2014 Appendix B: Case Sudies & Bes Pracices for Promoing Mixed-Use Developmen

85 GAINESVILLE, FLORIDA The Fuure Land Use Elemen of he Comprehensive Plan for he Gainesville oulines a series of policies ha promoe (and in some cases require) a mix of land uses in an effor o creae walkable and susainable communiies. To he exen possible, all planning shall be in he form of complee and inegraed communiies conaining housing, shops, workplaces, schools, parks and civic faciliies essenial o he daily life of he residens. The developmen goals oulined by he Ciy describe he need o esablish sandards ha allow convenional shopping ceners o be rerofied or redeveloped ino mixed use ceners: Adop land developmen regulaions ha guide he ransformaion of convenional shopping ceners ino walkable, mixed use neighborhood (aciviy) ceners. To implemen he vision for mixed use, he Ciy idenifies land use caegories ha prescribe a range of densiy requiremens for a series of characer areas. Mixed-use caegories include: Mixed-Use Residenial: up o 75 unis per acre Mixed-Use Low-Inensiy: 8-30 unis per acre Mixed-Use Medium-Inensiy: unis per acre Mixed-Use High-Inensiy: up o 150 unis per acre Urban Mixed-Use 1 (UMU-1): 8-75 unis per acre; and up o 25 addiional unis per acre by special use permi Urban Mixed-Use 2 (UMU-2): 10 o 100 unis per acre; and up o 25 addiional unis per acre by special use permi. Wihin he Mixed-Use caegories, he plan specifies ha developmen conform o he Tradiional Neighborhood Developmen (TND) ordinance an ordinance ha encourages compac, walkable communiies. The Urban Mixed-Use caegories describe he need o be conneced as being relaed o conducing collaboraive research. (These zones are locaed adjacen o he Universiy of Florida faciliies.) The descripion noes ha an essenial componen of he disric is orienaion of srucures o he sree and muli-modal characer of he area. A maximum allowable densiy in specified for he Mixed-Use zones; a minimum and a maximum densiy is specified in he Urban Mixed-Use zones. The Ciy also designaes a series of Planned Use Disrics (see map) based on locaion and fuure use. While he requiremens of each are slighly varied, he language requires mixed-use developmen paerns. For example, The Oron Trus Planned Use Disric is required o include a mix of residenial and non-residenial uses while also complying wih he following requiremens: A minimum of 40,000 square fee of residenial use shall be required above he firs or second sory of non-residenial uses, and may be placed above he firs or second sory of any par of he 80,000 square fee of non-residenial use auhorized. The maximum allowable square fooage for any one-sory reail/ commercial building where he enire building is in a single use is 15,000 square fee. A maximum of 2 businesses shall be allowed o have drive-hrough faciliies. The planned developmen zoning ordinance shall prescribe a phasing schedule in order o ensure a mixed use projec including residenial and/or residenial infrasrucure from he firs phase of consrucion. The inernal road nework shall be designed using Tradiional Neighborhood Developmen Sree Design Guidelines as published by he Insiue of Transporaion Engineers, as updaed from ime o ime. The Urban Village Disric includes many of he same requiremens, bu also prohibis developmen ha conflics wih mixed-use communiies. Neiher single-sory, large scale reail (defined as a single reail use wih a ground floor fooprin exceeding 100,000 square fee), nor developmen where surface parking is he principal use are allowed in he Urban Village. In essence, he Ciy has designaed areas where sprawling commercial srips canno be developed. Page B-11 Draf Augus 2014 Appendix B: Case Sudies & Bes Pracices for Promoing Mixed-Use Developmen

86 To view full-size map, visi: hp:// U_Map_11X17.pdf Page B-12 Draf Augus 2014 Appendix B: Case Sudies & Bes Pracices for Promoing Mixed-Use Developmen

87 The Plan maps and describes anoher ineresing overlay, called he Innovaion Zone. The characer and inended developmen wihin he zone will be urban and walkable. Given he proximiy of he zone o boh downown and he Universiy of Florida, i is deemed essenial ha he sree nework be ighly inerconneced o encourage collaboraive research. Specific requiremens for he overlay area are discussed in a relaed documen, he Innovaion Square Developmen Framework. While he exac mehod of requiring a mix of land uses varies slighly in each mapped Disric, he inen o include a minimum amoun of residenial developmen along wih compac commercial developmen remains inac. The Ciy is also Page B-13 Draf Augus 2014 Appendix B: Case Sudies & Bes Pracices for Promoing Mixed-Use Developmen

88 careful o noe ha effecive design is necessary in order o accommodae for higher densiy. Design sandards in he Land Developmen Code ensure ha higher densiies are livable. Redevelopmen should be encouraged o promoe compac, vibran urbanism, improve he condiion of blighed areas, discourage urban sprawl, and foser compac developmen paerns ha promoe ransporaion choice. In addiion o he Fuure Land Use Elemen, Gainesville s comprehensive plan also provides an illusraed Urban Design Elemen ha offers specific design sandards for ceners of mixed-use developmen. The Urban Design Elemen describes in-deph mehods for achieving conneced srees and public spaces ha can easily be uilized by pedesrians, cycliss, and ransi users. The guidance is simply depiced and is prescribed o be applied o selec locaions wihin he Ciy. Objecive 1.2: Promoe urban livabiliy and aesheics, including he safey, comfor, and convenience of pedesrians, bicycliss and ransi users, while sill providing for he needs of car drivers. Gridded, inerconneced sree neworks wih a generally norh souh, eas-wes orienaion are encouraged. Srees should be conneced wih oher srees o he maximum exen feasible. Blocks are encouraged o be generally recangular in shape. Block lengh and perimeer are encouraged o be modes. required percenage of Cener floor area ha is residenial and reail. No free-sanding reail esablishmen wihin he cener exceeding 30,000 square fee (or some se maximum) of firs floor area. Firs floor uses promoing enerainmen and reail uses, and ariculaion and glazing for pedesrian ineres. Rules ha resric esablishmen of auooriened uses, or uses ha generae significan noise, odor, or dus. These guidelines are inended o encourage he design of neighborhood ceners and own ceners ha are walkable and mixed use in characer, wih he following requiremens: Commercial build-o lines ha pull he building up o a wide sidewalk wih a row of rees. Modes insead of abundan off-sree parking, locaed a he rear or side of buildings, and away from pedesrian areas. A sense of arrival and deparure. A conneced sidewalk and pah sysem promoing safey, comfor and convenience by linking buildings wihin he Cener and o adjacen properies. Building facades facing he sree and aligned o form squares, A verical mix of residences above nonresidenial uses wihin he cener, and a Page B-14 Draf Augus 2014 Appendix B: Case Sudies & Bes Pracices for Promoing Mixed-Use Developmen

89 AUSTIN, TEXAS In Imagine Ausin, he comprehensive plan for Ausin, Texas, he iniial policy objecives describe a fuure for he Ciy ha promoes mobiliy, livabiliy, and susainabiliy while also adaping o rapid growh. A mix of uses including residenial, commercial, enerainmen, office, and civic aciviies are cenral o he developmen of he neighborhoods and communiies oulined in he Plan. The mehod for defining fuure growh in Imagine Ausin is depiced in he Growh Concep Map. (see page 15) Essenially, he Ciy has mapped a sequence of aciviy ceners and corridors where a mix of all uses is desired. These ceners range in scale from larges o smalles and are called Regional Ceners, Town Ceners and Neighborhood Ceners. By definiion, hese ceners are required o develop as mixed use nodes wihin he Ciy. These ceners and corridors allow people o reside, work, shop, access services, people wach, recreae, and hang ou wihou raveling far disances. Imagine Ausin conains parameers for regional, own and neighborhood ceners ha prescribe a minimum and a maximum for he residenial populaion and he number of jobs. Regional Ceners are he larges of heir ype and are inended o be he mos urban of he mixed-use ceners. They are also inended o have he highes densiy. Regional ceners will range in size beween approximaely 25,000-45,000 people and 5,000-25,000 jobs. Town Ceners are inended o be less inense han Regional Ceners, bu sill large enough o accommodae a mix of housing ypes and a range of employers. Town ceners will range in size beween approximaely 10,000-30,000 people and 5,000-20,000 jobs. Neighborhood Ceners are places ha are walkable, bikable and locaed near ransi bu hey are he leas inense of he hree ceners. Neighborhood ceners range in size beween approximaely 5,000-10,000 people and 2,500-7,000 jobs. Developmen wihin all hree caegories is allowed as long as i conribues o reaching he hresholds for boh populaion and jobs in a designaed area. By uilizing populaion and job growh as he primary merics for developmen, Imagine Ausin has oulined an original process for encouraging mixed use growh. The goals and sraegies oulined in he comprehensive plan for he Ciy of Ausin have been complemened by an incenive-based approach Page B-15 Draf Augus 2014 o achieving mixed use wihin he designaed ceners. The Ciy has uilized he Smar Growh Crieria Marix as a ool for prioriizing desired developmen and providing incenives o hose proposing new projecs. Wih he principles of Smar Growh as is foundaion (including, walkable, mixed use neighborhoods), he Smar Growh Crieria Marix is essenially a scorecard for proposed developmens. Goals from he comprehensive plan, such as building locaion, densiy, amoun of mixed use, ransi coordinaion and parking, are weighed and ranked in a scorecard forma. The resuling score fis wihin a series of caegories. Each caegory acs as an individual incenive o he applican. Afer allying a oal score for all caegories, he higher he score he beer he incenive for he proposed developmen. Examples of incenives include: waiver or reducion of process fees for he applican, a reducion in axes, or a general sreamlining of he approval process. In Ausin, he Transporaion, Planning and Design Deparmen iniiaed his process and works wih oher members of Ciy governmen o implemen he incenives. The Marix is a helpful way for he Ciy o undersand how proposed projecs will measure up o he goals lised in he comprehensive plan. A he same ime, his mehod provides incenives and opporuniies o developers and oher applicans as hey plan for fuure projecs. The Ausin comprehensive plan clearly communicaes ha implemenaion of mixed use communiies a he regional, own, and neighborhood scale are of primary imporance. This is also clear in he Marix. This ool allows he Ciy o measure he amoun of mixed use in each proposal, which hen resuls in an appropriae reward. For example, he iem called Mixed Use per Building explains he crieria for earning credis in his caegory. In order o obain poins, he Ciy requires ha he proposed developmen has a minimum of 20% of he building space allocaed for each use residenial, reail, and office. Afer achieving he required minimum hreshold for each use, he applican may receive addiional poins for differen aspecs of mixing uses wihin a building. Addiional poins can be earned for including residenial above he firs floor, sree level pedesrian uses, and/or having wo or hree uses wihin he building. Each of hese caegories is hen weighed. In his case, he locaion of residenial unis above he firs floor earns he mos poins. Appendix B: Case Sudies & Bes Pracices for Promoing Mixed-Use Developmen

90 The Smar Growh Crieria Marix was employed in Ausin as a means for boh implemening desired growh and providing financial incenives for proposed developmen ha aligns wih he goals oulined by he Ciy in he comprehensive plan. This mehod has been uilized by a variey of ciies, counies and saes. To see he complee Ausin scorecard visi: hp:// marix.pdf For furher informaion abou he Smar Growh Crieria Marix, visi: hp:// hml Page B-16 Draf Augus 2014 Appendix B: Case Sudies & Bes Pracices for Promoing Mixed-Use Developmen

91 To view full-size map, visi: fp://fp.ci.ausin.x.us/gis- Daa/planning/maps/Fig_4.5_Growh_Concep_Map _24x36-2_Map.jpg Page B-17 Draf Augus 2014 Appendix B: Case Sudies & Bes Pracices for Promoing Mixed-Use Developmen

92 ORANGE COUNTY Orange Couny s Comprehensive Plan Desinaion 2030 provides guidance for rerofi ino mixed-use formas, o implemen he overarching plan goal of making more efficien use of land, infrasrucure, and services wihin he Urban Service Area. (Addiional policies ha address locaional crieria for commercial developmen are described in he Srip Commercial case sudy memo). Urban Sraegies: Mixed-Use Orange Couny s Plan conains policies o develop, adop, and implemen mixed-use sraegies and incenives; objecives include reducing rip lenghs, providing for diverse housing ypes, using infrasrucure efficienly, and promoing a sense of communiy. Specifically, he Plan saes: FLU Projecions indicae ha Orange Couny is anicipaed o have an adequae amoun of single use commercial land available hroughou he planning horizon. As par of he Desinaion 2030 Plan, Orange Couny will be ransiioning o more mixed-use opions available for new commercial fuure land use requess, including verical mixed-use. As par of his ransiion, he Couny will updae is land developmen code o provide incenives o achieve a complemenary mixing of uses by revising developmen sandards o remove consrains for developmen meeing crieria ha may include, bu is no limied o, he following: 1. Locaion wihin he Urban Service Area, wih special emphasis on he Alernaive Mobiliy Area and poenial Transi Corridors; 2. Locaions idenified in he Infill Maser Plan, locaions consisen wih FLU3.2.2 and FLU3.2.3, and locaions idenified as Energy Economic Developmen Zones; 3. Locaions ha will faciliae he Couny s Mobiliy Planning effors, such as hose locaions ha eiher have or poenially can: o Esablish and promoe communiy and neighborhood conneciviy; o Provide mulimodal opporuniies for enhanced mobiliy, improved access, and flow of people and goods; o Have proximiy o exising or planned ransi corridor or ransi sop. The following provisions o implemen mixed-use developmen on idenified corridors are also included in he plan: Properies may be designaed a Mixed-Use Corridor (MUC) Fuure Land Use designaion. This opion is available only hrough a saff-iniiaed process and mus consider he following crieria (FLU 2.2.6): 1. Access o a 4-lane road wihin he Urban Service Area; 2. There are opporuniies for infill, reinvesmen and redevelopmen consisen wih he Infill Maser Plan and Mixed-Use Aciviy Cener (see Urban Form); 3. Locaions where infrasrucure can be more fully used such as an Alernaive Mobiliy Area; 4. Auomobile, bicycle, and pedesrian faciliies are adequae o accommodae safe and convenien access; 5. There is poenial for compac, pedesrianfriendly, mixed-use opporuniies in he surrounding neighborhood; 6. There is poenial for a mixure of reail, office mulifamily and civic and public uses o discourage underuilized srip-syle developmen; 7. There are opporuniies o creae linkages wih aciviy ceners and oher similar mixed-use paerns of developmen; and 8. Where hese locaions are supporable by sudies. The Plan furher saes he Couny may esablish Mixed-Use Corridors wih minimum FARs, implemened hrough modificaions o he Land Developmen Code. Urban Form: Mixed-Use Aciviy Ceners Orange Couny promoes pedesrian-friendly, compac, ransi-ready and ransi-oriened developmen in Mixed-Use Developmen Aciviy Ceners. Mixed-Use Developmen Aciviy Ceners aim o achieve energy conservaion and reduce auomobile use hrough greaer muli-modal conneciviy, supporing ransi services, and opporuniies for workforce housing, while encouraging qualiy urban design sandards o achieve aracive pedesrian-friendly environmens. This opion does no require a Fuure Land Use amendmen if he saed policies are me, which include: Page B-18 Draf Augus 2014 Appendix B: Case Sudies & Bes Pracices for Promoing Mixed-Use Developmen

93 Locaional consideraions (wihin urban service area; a locaions for mulimodal conneciviy; environmenal facors: wildlife, hydrology) Design consideraions (proposed mix of uses; pedesrian-friendly design sandards; shared parking; ransiion o neighborhoods) The size and locaion of required sub-disrics (Core, Edge, Gaeway) deermined hrough a Maser Plan or unified Planned Developmen- Land Use Plan. A charree process is required o creae he Maser Plan. Crieria is esablished o deermine he appropriaeness for promoing a Mixed-Use Developmen Aciviy Cener a a specific locaion (see char, righ). Regional Mixed-Use Developmen Aciviy Cener designaion requires a leas 14 poins; Communiy Mixed-Use Developmen Aciviy Cener designaion requires a leas 10 poins. TOD and Neighborhood Aciviy Nodes are subjec o separae crieria. Prioriy consideraion is given for locaions adjacen o wo major arerials, ransi, or freeway of inersae; where ransi does no exis, shall be ransiready by providing righs-ofway for fuure saions or ransi corridors. Minimum and maximum densiies, desired mix of uses esablished by ype (Regional, Communiy, TOD and Neighborhood Ceners) The requiremens of his se of policies, specifically he design/ developmen sandards and charree requiremen, render his approach promising o achieve he desired physical resuls. Page B-19 Draf Augus 2014 Appendix B: Case Sudies & Bes Pracices for Promoing Mixed-Use Developmen

94 SARASOTA COUNTY, FLORIDA Sarasoa Couny s comprehensive plan received a major refinemen in 2002 when a new secion was added, commonly known as Sarasoa Much of Sarasoa 2050 deal wih an opional incenive-based process ha would allow major landowners eas of Inersae 75 o consolidae heir developmen righs and build compac villages or hamles while permanenly preserving open spaces. The map shown on he nex page designaed land (in he lighes color) as Village / Open Space RMAs (Resource Managemen Areas). These are large agriculural or naural racs ha had been precluded from developmen because hey were ouside he urban service boundary as esablished in he couny s comprehensive plan. The RMA designaions did no change he underlying Fuure Land Use Map; he designaions idenified areas where land owners could choose o use he new policies in place of he pre-exising rules. Two of he main principles ha apply o new villages ouside he urban service boundary address how land uses are mixed (or no): Open Space: An iner-conneced sysem of open spaces would conserve naural habias and preserve agriculural lands. New Urbanism: Developmen mus be in villages or hamles ha are compac, walkable, and inerconneced, wih a variey of housing ypes and mix of oher uses. Broad Village/Open Space principles were placed in he comprehensive plan. A new zoning disric was creaed o provide deailed sandards plus he processes for submiing deailed sie plans ha mee he principles and design sandards. The comprehensive plan requires ha each village include a range of housing ypes ha suppor a broad range of family sizes and incomes. To implemen his policy, he land developmen regulaions idenify 9 housing ypes and require ha 6 of hose ypes be provided in each village, and 5 ypes in each neighborhood in he village. The adequae mix of non-residenial uses is o be provided in mixed-use village ceners designed o serve he daily and weekly needs of village residens. The comprehensive plan requires hese minimum and maximum percenages: LAND USE MIX MINIMUM AREA MAXIMUM AREA Residenial 25% 50% Commercial/Office 30% 60% Public/Civic 10% n/a Public Parks 5% n/a The comprehensive plan saes he villages are collecions of neighborhoods where a majoriy of homes are wihin walking disance or ¼-mile radius of a neighborhood cener. Policy VOS2.5 includes his requiremen abou mixing of uses: Tha he inegriy of he mixed-use disric is no compromised by allowing exensive single-uses. The land use mix shall be phased o provide an adequae mix of nonresidenial uses o serve residenial developmen wihin each developmen phase or sub-phase. Page B-20 Draf Augus 2014 Appendix B: Case Sudies & Bes Pracices for Promoing Mixed-Use Developmen

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96 The village porion of Sarasoa 2050 has been conroversial from is incepion. In 2014 i is undergoing major revisions o loosen some requiremens ha he developmen communiy believes have inhibied he successful creaion of villages. Some of he requiremens being loosened are described here: The land developmen regulaions are being changed o require 4 housing ypes in each village (down from 6); 3 ypes in each neighborhood (down from 5); and no more han 75% of he homes in each neighborhood being a single ype (down from 60%). Some of he percenages of he required mix of non-residenial uses in village ceners are being changed o allow developers more laiude. The new percenages would be as follows: LAND USE MIX MINIMUM AREA MAXIMUM AREA Residenial 15% 65% Commercial/Office 25% 75% Public/Civic 5% n/a Public Parks 5% n/a The sie plan below shows he Grand Palm communiy under developmen near Venice. This communiy is he firs being buil under he exising Sarasoa 2050 rules. Page B-22 Draf Augus 2014 Appendix B: Case Sudies & Bes Pracices for Promoing Mixed-Use Developmen

97 Mixed-use Planning in Sarasoa Couny Sarasoa Couny is experimening wih a coordinaed developmen sraegy for 322 acres immediaely eas of I-75 a he Fruiville Road inerchange. The planning area includes five privaely owned racs and one couny-owned rac. The planning area shares a number of characerisics wih major developmen racs in Hillsborough Couny: 1. Much of he land has been formally designaed as a fuure major employmen cener. 2. This land borders major horoughfares; Fruiville Road is a major eas-wes arerial ha connecs downown Sarasoa o I Mos oher inerchanges have been developed according o familiar paerns of big box reail and auomobile-dominaed arerials, bu here is enough undeveloped land a his inerchange ha oher paerns are sill possible. The vision for he planning area includes: 1. All racs are o be conneced o each oher hrough a nework of local and hrough srees. 2. Developmen parcels will be inernally configured o adhere o he planning area vision of neighborhoods, disrics and corridors. 3. The parcels will be developed on an inegraed nework of walkable srees and blocks using Sarasoa Couny s Planned Mixed-Use Infill (PMI) code. An aerial phoo of he planning area is shown below. The following pages show diagrams ha will become par of a regulaing plan. The firs shows ransec zones ha ensure a diversiy of inensiies and land uses; he second shows horoughfares; and he hird highlighs essenial connecions beween he six racs, which probably will be developed a differen imes. Page B-23 Draf Augus 2014 Appendix B: Case Sudies & Bes Pracices for Promoing Mixed-Use Developmen

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101 BEST PRACTICES Bes pracices for successful mixed-use developmen includes policies ha prioriize or reward projecs for combining land uses, providing a variey building ypes, shorening or eliminaing auomobile rips, and faciliaing he use of alernaive modes of ransporaion. Oregon s Commercial & Mixed-Use Developmen Code Handbook and he Urban Land Insiue s Mixed- Use Developmen Handbook each offer deailed guidance on mehods for implemening policies ha work. Commercial & Mixed-Use Developmen Code Handbook The Commercial & Mixed-Use Developmen -- Code Handbook is a useful how-o guide for local governmens and organizaions ha are familiar wih public policy. The handbook begins by oulining he basic principles ha define effecive mixed-use developmen including: he efficien use of land resources and urban services, compac neighborhoods, a variey of ransporaion opions, and human-scaled design sandards (for boh srees and buildings). The guide also noes ha mixed-use developmen involves making idenifiable places full of choices for inhabians choices for how o arrive a hese desinaions, wha o buy, where o work, and where o live. Sraegies for implemenaion, bes pracices, and model ordinances are also conained in he documen. While Chaper 3, iled Plans and Policies Supporing Smar Developmen is mos useful for hose ineresed in modifying comprehensive plans and oher planning ordinances, he goals ha define hese policies are oulined in Chaper 2. In order o develop compaible land uses close ogeher in appropriae locaions, independence of movemen for people of all ages needs o be abundan. Mobiliy opions such as sidewalks, bike lanes, ransi sops, and slow-raveling auomobiles are cornersones for his kind of developmen. Safey and variey are also key in a successful mixed-use environmen. Effecive mechanisms for ciies, counies, and developers include boh regulaory and financial incenives. The handbook noes ha comprehensive plans, specific area plans, local sree plans, capial faciliies plans, and ransporaion sysem plans are all poenial avenues for adding mixed-use regulaions and incenives. A comprehensive plan can be paricularly effecive by direcing Page B-27 Draf Augus 2014 commercial developmen o nodes and ceners insead of coninuous srips along corridors. This can be carried ou by including growh maps in he comprehensive plan ha designae corridors and ceners where mixed uses are mos appropriae. Regulaing land use in a manner ha reflecs he principals of Smar Growh by specifically designaing areas where mixed use is desired is one of he firs seps o improving he qualiy of developmen. A series of regulaory incenives can srenghen his iniiaive. For example, in he case of Porland, Oregon, a sreamlined applicaion process for mixed use proposals is in place. This mehod makes he process of consrucing mixed use buildings easier for he developer. Oher regulaory incenives are also suggesed including: uilizing adminisraive reviews as an opion (as long as he projec mees saed objecives), providing densiy, building heigh and/or floor area raio bonuses for proposals ha have mixed use and pedesrian-friendly design, allowing mixed-maser plans o se he developmen framework, or allowing auomaic adjusmens (of a specified percenage) for lo coverage. Appendix B: Case Sudies & Bes Pracices for Promoing Mixed-Use Developmen

102 In addiion o regulaory improvemens ha simulae mixed-use buildings, financial benefis can also be used. The handbook recognizes ha Commercial and mixed use projecs, like mos developmens, are fundamenally driven by he profi poenial of he deal. If he poenial exiss for an adequae reurn on invesmen wihin he developer s imeframe, hen he projec can move forward hrough he permi process, including obaining land use approvals. Many ciies in Oregon have uilized benefis of his ype in renewal disrics or specific areas where mixed uses are preferred. There are several financial mechanisms o be considered, including: Tax incremen financing ha offers funding for land acquisiion in argeed locaions Tax abaemen for he housing componen of a mixed-use projec Permi fee reducion Sysem developmen fee reducion or waiver in designaed areas Uilizing he incenive-based Smar Growh Crieria Marix o alleviae process fees Financial and regulaory guides can work ogeher and can also be applied o separae plans or areas. The handbook reminds policy-makers and organizaions o cusomize hese ools in order o bes respond o he specific conex in which hey are working. In Chaper 5, he handbook liss a series of chars and graphs ha help describe a common language o be used wihin a communiy. The inen of his secion is o help hose ha are amending policy o idenify clear erminology. A he conclusion of he handbook, he auhors include a model ordinance for implemening mixed use as an example for policy-makers. The model ordinance is inended o be adaped o fi wihin comprehensive plans, specific area plans, and oher planning frameworks. The conclusion reieraes he idea ha a sandard rule applied universally will no resul in successful developmen. A flexible framework, rooed in he principles of Smar Growh, will be mos effecive. Page B-28 Draf Augus 2014 Appendix B: Case Sudies & Bes Pracices for Promoing Mixed-Use Developmen

103 Mixed-Use Developmen Handbook The Mixed-Use Developmen Handbook from he Urban Land Insiue is anoher resource for planners and policy-makers. This reference includes examples of places where mixed uses have conribued o he vibran characer of a place. The handbook explains various aspecs of Smar Growh and New Urbanism in much greaer deail han mos publicaions of his ype. A recap of he hisory of he buil environmen poliical, archiecural, and financial is discussed in deph in he firs hree chapers of he book. The pages are filled wih examples of mixed-use developmen in boh he Unied Saes and abroad. In Chaper 8, en case sudies are reviewed, each of a differen ype and size. Each case sudy includes references o he policy uilized o produce mixed uses and he amoun and disribuion of each use. The informaion conained in Chaper 4 is mos useful for municipaliies and organizaions. Like Oregon s handbook, he Urban Land Insiue is quick o poin ou ha financial incenives when used in he appropriae conex can ac as a muchneeded simulus for mixed use developmen. The Urban Land Insiue deails mehods a municipaliy migh employ o creae incenives: simplify he building approval process, clean up brownfield sies (or provide funding o do so), allow ax abaemens and incenives, provide public parking infrasrucure, provide public financing mechanisms, and/or provide addiional public infrasrucure such as sreescape improvemens. The handbook noes ha a successful public/privae parnership beween he local governmens and a developer can improve growh paerns. A char in Chaper 4 iled, Zoning Tools for Encouraging Mixed-Use Developmen (see page 26) liss a series of opions for alering regulaions o encourage mixed-use such as: adding a Mixed Use Zoning Disric, an Overlay Disric, a Planned Uni Developmen, a Specific Plan, or implemening a Performance Sandard. The pros and cons of each opion are lised in he graphic, highlighing he difference in expense for each mehod as well as common problems wih neighboring communiies. Washingon DC ha have designaed areas where mixed use is required (in eiher a comprehensive plan, developmen plan, or relaed ordinance) have had more success wih implemenaion. Addiional resources: Addiional bes pracices for mixed use are also available. For a compilaion of bes pracices on many subjecs relaed o compac developmen and mixed use, see: New Urbanism Bes Pracices Guide and he Urban Land Insiue s Placemaking. For more specific resources relaed o Smar Growh, see Geing o Smar Growh hp:// and Geing o Smar Growh II hp:// Using several examples, he book compares he success of ciies and counies ha have required mixed use raher han permied i. Ciies like Page B-29 Draf Augus 2014 Appendix B: Case Sudies & Bes Pracices for Promoing Mixed-Use Developmen

104 Page B-30 Draf Augus 2014 Appendix B: Case Sudies & Bes Pracices for Promoing Mixed-Use Developmen