Planning and Zoning Commission Workshop September 1, 2015 Preliminary Observations - David Bailey, AIA, AICP
Outline, per 8-27-15 Memorandum: 1. Background 2. General Observations 3. Comprehensive Plan 4. Application and Review Process 5. Master Plan and Guiding Principles 6. Other Documents 7. Applicant s Presentations 8. Requirements of the CLURO 9. Preliminary Conclusions
1. Background Ordinance 15-17 proposes a number of actions that set the course of the redevelopment of the Pre-Stressed site, including: Creation of the Planned Combined Use District (PCUD) Approval of the Conditional Uses within the PCUD Approval of the Development Concept Other actions needed to allow redevelopment to proceed as proposed, including a variance to the City s regulations regarding fill and grading
2. General Observations The proposal does feature many positive aspects, as a result of the charrette and study of the community The proposed density in combination with the mix of uses has raised valid questions The nature of regulatory review requires that potential issues be identified according to an established set of criteria and that any inconsistencies discovered either be resolved, that a variance be considered or that the inconsistencies be rejected.
3. Comprehensive Plan The City has long anticipated the redevelopment of the Pre-Stress site. Goal 12 in the Comp Plan describes a specific set of criteria and goals for the redevelopment of the Pre-Stress property, providing 9 policies and a map: Policy 12.1 notes that the City should coordinate with the property owner to mitigate traffic and other constraints to this site and plan for a mix of uses at intensities that can be supported without introducing unacceptable levels of congestion to Old Mandeville. Primary Access should be provided through Mariner s Village and from Monroe Street.
3. Comprehensive Plan, cont d Policy 12.7 - Limit development along the northern and eastern edges of this area to low to medium density residential uses. Policy 12.8 Require development of the area to comply with new urbanist design standards and incorporate local architectural elements. Policy 12.9 Promote the redevelopment of Mariner s Village in conjunction with the development of the Pre-Stressed site.
3. Comprehensive Plan, cont d Policy 12.8 requires that the site be redeveloped following the principles of New Urbanism. Appears therefore that establishing a premier waterfront development (as noted in the Issues and Challenges within the Comp Plan) at the Pre- Stressed site, based on a form-based code, sets the threshold for the project, while avoiding the overburdening of the transportation infrastructure (in part through traffic improvements) sets the ceiling.
4. Application and Review Process Conceptual Review Establish the PCUD and zoning requirements as a conceptual master plan, establishing the maximum entitlements possible. Subdivision Review /Site Plan Review Commit to specific/precise site configuration for a particular portion of the overall property. Demonstrate through detailed site plan review, compliance with the zoning requirements (approved by Ordinance). Development Permitting demonstrate detailed compliance with zoning and building requirements, and draw-down on entitlements.
5. Master Plan and Guiding Principles The definitions of the terminology must be reviewed carefully to ensure the intended meaning of these terms is understood. For example, an Outbuilding or Backbuilding (see Page 34, then Page 20) appears to be able to contain a secondary dwelling unit, but neither precisely match the definition of a Guest House or an Accessory Dwelling Unit within the CLURO. The Applicant has indicated their intention of addressing this issue.
5. Master Plan and Guiding Principles, cont d The density of residential uses along the northern edge of the site appears to exceed low to medium density per Policy 12.7 of the Comp Plan. For example, while the Neighborhood General zoning is proposed at 6.8 lots per acre (average, as lot sizes may vary somewhat), 7 of these lots appear to allow for a proposed total of 28 Mansion/Manor House condo units along Monroe St. The density of residential uses along the eastern edge does appear to comply with the Comp Plan.
5. Master Plan and Guiding Principles, cont d PHASING: What is developed in each phase is important to the success of any mixed-use proposal and also on the evolving impacts to surrounding development. It is recommended that a Summary Table similar to that on Page 13 be developed for each Phase. In addition, more detail regarding timing of infrastructure improvements such as Roadways, Drainage, Parking, and Utilities as well as Open Space should be provided.
5. Master Plan and Guiding Principles, cont d CONNECTIONS TO EXISTING ROAD NETWORK: To accomplish all of the proposed policies under Goal 12 in the Comp Plan, the importance of coordinating the installation and improvements of the transportation system is paramount. Certain elements of the transportation infrastructure may need to be considered contingencies for the proposed site and master plans to function as intended and represented. This coordination will largely need to occur during the subdivision process.
5. Master Plan and Guiding Principles, cont d Additionally, establishing the timing of these connections in relation to Phasing and build-out is critical. Agreements with adjacent private property owners and granting of servitudes across the 50 city-owned canal should be contingencies of any regulatory approvals. The language contained in the Comp Plan does suggest an active role by the City in accomplishing these tasks. Further review of this aspect of the project may also be needed after the City completes its review of the Traffic Impact Analysis.
5. Master Plan and Guiding Principles, cont d URBAN REGULATIONS: This is one of the more important tables in the document to coordinate with the City s regulatory criteria. The word minimum as used in the phrase residential use with a minimum of other potential uses at the Land Classification Neighborhood General should be explicitly defined. Civic Buildings are noted as being exempt from the Urban Regulations. Outbuildings are permitted to include limited office use (see my earlier comments re: Definitions above).
5. Master Plan and Guiding Principles, cont d The General Instructions notes that parking shall conform to the Mandeville Planning and Zoning Ordinance or the Port Marigny TND Zoning Case and Amendments Thereafter these references should be clarified. There are also notes establishing maximum numbers of parking spaces for Neighborhood General and Neighborhood Edge classifications.
6. Other Documents The two components of the current actions before the PZC and City Council (adoption of Ordinance 15-17 and the Conditional Use Permit) both include several exhibits that require careful evaluation. Some do appear to promote the policies and goals established in the Comp Plan.
7. Applicant s Presentations Care should be taken to ensure anticipated uses and activities or future changes to respond to the market or other unforeseen events are coordinated with the requirements in the Comp Plan and CLURO. Example: Special Events, potential changes to the Master Plan or CCRs.
8. Requirements of the CLURO Matching up the terminology and intent of the requirements of the CLURO with the structure of the regulations going forward for the Pre-Stressed site under Ordinance 15-17 and the Conditional Use Permits is an important focus at this point Some of the remaining details will need to be refined and determined during the Subdivision Review and others later still during Development Permitting
9. Preliminary Conclusions The concept of a form-based development on the Pre-Stressed site appears to be appropriate The architectural character of the proposed development appears to be appropriate The connection to Mariner s Boulevard appears to be a critical component of the proposal and one which likely requires the City s active involvement to accomplish Additional transportation improvements may be necessary to comply with Policy 12.1 of the Comp Plan, more detail regarding the phasing would help tremendously in this regard
9. Preliminary Conclusions, cont d The residential areas proposed along the northern edge of the site (in Phases 2 and 4) appear to exceed the low to medium density noted in Policy 12.7 of the Comp Plan. The Master Plan and Guiding Principles document should be reviewed against the details of the CLURO (Articles 4, 6, 7, 8, etc) to better understand the mix of uses and the infrastructure required to support that mix.
QUESTIONS?