East Polk County Selected Area Study Draft 10.30.08
Contents Guiding Principles...4 Context Conclusions...5 Current Context...8 Scenarios...9 Scenario: Status Quo...10 Scenario: Connected & Directed Growth...12 Scenario: Village Centers...14 Introduction The East Polk County Selected Area Study (SAS) includes approximately 22,610 acres of property located in East Polk County, Florida. Of the 22,610 acres, 5,332 acres are within the city limits of the Town of Dundee and 2,150 acres are within the city limits of. Over the past several years, there has been a substantive amount of development related activity within the East Polk County SAS, including development approvals within and around the Town of Dundee of almost 2,000 acres that represent over 6,000 new residential units. Based on the Development Opportunities Analysis prepared for the East Polk County SAS Existing Conditions Profile, there remains over 5,000 acres of undeveloped land within this area that is available for development. The Scenarios This presents three (3) possible development alternatives or scenarios for the undeveloped lands within the East Polk County SAS. Each scenario is based on different options for the form of development. Scenario 1: Status Quo Assumes suburban residential development will continue to occur in the unincorporated portions of the study area in a similar density and pattern to the pending development in Dundee. Scenario 2: Connected & Directed Growth Modifies the Status Quo Scenario to add additional connections between subdivisions and plans focused locations for supporting commercial development at key crossroads locations. Scenario 3: Villages Takes the Connected & Directed Growth Scenario another step by creating several village centers, concentrating and intensifying residential and commercial uses in mixed-use nodes and organizes residential neighborhoods in connected streets and blocks centered on civic uses and parks.
Guiding Principles To help focus the planning efforts for a future Vision for this area, six guiding principles were developed to help guide the development and evaluation of alternative scenarios for the East Polk County SAS. These Guiding Principles have been developed through the course of this planning process stemming from the Existing Conditions Profile with additional community input and dialogue. They represent the goals by which the ultimate will be crafted and judged. WAVERLY REDEVELOPMENT DISTRICT Ensure the Orderly Provision of Public Services and Facilities With further development comes the need to provide a range of public services and facilities including parks, schools, fire, public safety, sewer and other utilities. The plan should identify the need and provision of these public services and facilities to support new development and redevelopment. Water resources are a limited and sensitive asset and future planning in the area needs to consider its availability for future development. The plan should ensure that further development can be supported by the existing public water plants from the surrounding towns, or with appropriate plant expansion as necessary. Direct Urban Growth with a Redevelopment Focus The area includes a rich and historic pattern of towns that serve as civic, commercial, and residential centers. These town centers are appropriate and desired places for intensification, redevelopment and future growth. Vibrant, mixed-use urban growth should be directed to the existing centers and towns of, Dundee and Waverly. Focus Remaining Development Opportunities into Mixed-Use, Walkable Villages While much of the developing agricultural land has already been planned or approved, there remains several opportunities for new, planned village centers that would provide locations for more intensified residential neighborhoods and connected mixed-use commercial areas. These village centers should include a mix of use and housing type, and provide walkable access to parks, schools and services. The plan should support the development of new village centers in strategic locations. Establish a Framework of Streets to Support Future Development It is critical to establish important road corridors before development occurs to protect a transportation network that can accommodate approved future development. A future network of roads will foster the distribution of traffic and minimize the need for larger multi-lane roadways that would conflict with the character of the area. The plan should ensure the protection and implementation of the transportation corridors identified in the East Polk County Transportation. Protect Valuable Environmental Habitat and Scenic Views The area s natural and scenic resources are one of its most valuable assets. The rolling topography of the Wales Ridge and its associated habitat help define the character of the area. The plan should ensure that these resources are protected through conservation and/or design regulations for future development. GJ# 205 4
Stalnaker Stalnaker Swann Stalnaker Canal East Polk County Selected Area Study Context Conclusions The Existing Conditions Profile for the East Polk County Selected Area Study provided a preliminary overview or snapshot of the study area that serves as the basis for developing a land use vision for this area. The Existing Conditions Profiled described the planning context of the area through a series of maps and data that includes existing land uses; environmental systems; the Wales Ridge and existing scenic viewsheds; the East Polk Transportation Plan; pending development and development opportunities. The conclusions drawn from the context analysis summarize the key issues and inform the development of the Scenarios. Existing Land Use Much of the area is still in agricultural production and undeveloped. This land is under continued pressure for suburban residential development and represents a significant amount of potential change. The historic centers of, Dundee and Waverly provide good models for future development patterns and are places that should be encouraged to grow, intensify and redevelop. Environmental Systems The eastern portion of the study area between and includes a range of valuable habitats native to the Wales Ridge. Opportunity exists to protect these areas through conservation or appropriate lower density development standards. A large portion of land around the US 27 corridor, west of, is within the floodplain and includes extensive wetland. This area is difficult for development, limits connectivity to US 27 and should be limited in land use intensity. Bannon Island Island Bannon Island Island Kokomo Jennings DUNDEE ELEM. SCHOOL SCHOOL D.E. WOODS CENTER DEPOT MUSEUM MUSEUM Watkins LAKE ANNIE ANNIE BOAT RAMP RAMP DUNDEE MIDDLE SCHOOL SCHOOL E. CENTRAL PARK PARK GARDEN GROVE GROVE ELEMENTARY SCHOOL WAVERLY PARK PARK Hatchineha Hatchineha - - CR CR 542 542 SANDHILL ELEMENTARY ELEMENTARY SCHOOL H.L Smith Parton Ranch Rd. Dundee -SR 542 Waverly - - SR SR 540 540 Lincoln Avenue Camp Endeavor Endeavor Blvd. Weiburg Weiburg Water Water Tank Tank Loop Steward Detour Rd. 544 Kokomo Hatchineha Hatchineha - - CR CR 542 542 Trask H.L Smith Jennings Watkins Parton Ranch Rd. Dundee -SR 542 Waverly - - SR SR 540 540 Lincoln Avenue Camp Endeavor Endeavor Blvd. Blvd. Weiburg Weiburg Water Tank Tank Almburg Almburg Ridge Scenic Hwy. Loop Steward Detour Rd. Tindel Camp Camp Timberlane Timberlane Timberlane Source: Glatting Jackson Kercher Anglin Source: SWFWMD FLUCFCCS, 1999 Major s Wetlands Polk County Schools Major s Floodplains Commercial/ Industrial Public / Institutional Residential <1 Acre Lots Residential >1 Acre Lots s Agriculture Undeveloped Parks Polk Historic Sites East Polk Selected Area Study Boundary Range Land Upland Forests Wetlands s East Polk Selected Area Study Boundary GJ# 205 5
Lincoln Avenue Avenue 195 205 195 195 240 Stalnaker Canal Swann Stalnaker Stalnaker Canal East Polk County Selected Area Study Context Conclusions (continued) Wales Ridge & Scenic Viewsheds East Polk Transportation Plan A portion of the Ridge Scenic Highway (SR ) runs through the study area connecting the historic communities of the, Dundee and Waverly. This scenic corridor is an important part of the area s agricultural history and economy and appropriate land use and transportation policies should be established to the scenic viewsheds and road character. The East Polk Transportation Plan identifies a number of road corridors that will be critical to support approved and future development activity in the area. These corridors should be implemented and protected by development as it occurs. Bannon Island Island Bannon Island Island 544 544 Kokomo LAKE HAMILTON VIEWSHED Hatchineha Hatchineha - - CR CR 542 542 H.L Smith Jennings DUNDEE VIEWSHED VIEWSHED Watkins Parton Ranch Rd. Dundee -SR 542 Waverly - - SR SR 540 540 Weiburg Weiburg Water Water Tank Tank Almburg Almburg Ridge Scenic Hwy. Loop Detour Rd. Kokomo Timberlane BOK TOWER TOWER VIEWSHED Hatchineha Hatchineha - - CR CR 542 542 Dundee -SR 542 Loop Trask H.L Smith Jennings Watkins Parton Ranch Rd. Waverly - - SR SR 540 540 Camp Camp Endeavor Endeavor Blvd. Blvd. Weiburg Water Tank Tank Almburg Ridge Scenic Hwy. Steward Detour Rd. Tindel Camp Camp Timberlane Source: Ridge Scenic Highway Corridor Management Plan Source: Glatting Jackson Kercher Anglin Major s View Sheds Ridgeline Contours Wales Ridge s East Polk Selected Area Study Boundary 2 Lane 4 Lane 6 Lane 8 Lane Does Not Currently Exist or Is Unpaved Same # of lanes if Different than Existing East Polk Selected Area Study Boundary GJ# 205 6
Lincoln Avenue Stalnaker Canal Lincoln Lincoln Avenue Stalnaker Stalnaker Canal East Polk County Selected Area Study Context Conclusions (continued) Pending Development Development Opportunities This approved development is incrementally changing the land use pattern and character of the area and needs a coordinated plan for supporting commercial services, higher intensity residential choices, road network, schools, parks and utility infrastructure. The significant amount (over 6,000 new residential units) of approved, but not yet developed, subdivisions has already set in motion a dramatic change to the area that most residents do not realize or comprehend. The pending development represents the first generation (short-term) growth within this area and the uses, density, form and development pattern has already been established through existing development approvals. The annexations in progress include those areas that will experience second generation (mid-term) growth for this area. The development pattern for these areas has not been finalized and can be influenced by the East Polk County SAS. The remainder of the development opportunities land should be considered the third generation growth area (long-term) and will occur over a much longer planning horizon. These areas also benefit from a long-term that reflects how this area can ultimately grow consistent with the desired planning goals for the area. Bannon Island Island 544 Bannon Island Island 544 Kokomo Water Water Tank Tank Hatchineha Hatchineha - - CR CR 542 542 Trask H.L Smith Jennings Watkins Parton Ranch Rd. Weiburg Weiburg Dundee -SR 542 Ridge Scenic Hwy. Loop Detour Rd. Kokomo Hatchineha - - CR CR 542 542 Jennings Watkins Detour Rd. Water Tank Tank Weiburg Weiburg Dundee -SR 542 Ridge Scenic Hwy. Loop Trask H.L Smith Tindel Camp Camp Waverly - - SR SR 540 540 Tindel Camp Camp Timberlane Waverly - - SR SR 540 540 Tindel Camp Camp Timberlane POTENTIAL POTENTIAL HIGH HIGH SCHOOL SCHOOL Source: Town of Dundee Planning Department Source: Glatting Jackson Kerhcer Anglin Major s Minor Streets Proposed New Streets Parcel with Pending Development s East Polk Selected Area Study Boundary Major s Minor Streets Parcel with Pending Development Development Opportunities (10-40 Acres) Development Opportunities (40+ Acres) Annexations in Progress s East Polk Selected Area Study Boundary GJ# 205 7
Current Context This diagram summarizes the key features of the current context and forms the base from which the Scenarios are derived. These key features include: The extent of existing development The jurisdictional boundaries for the Town of, Town of Dundee, and the Waverly Redevelopment District The proposed new road corridors from the East Polk County Transportation Study The extent of large wetland and floodplain areas Legend City Hall Existing Development Existing Commercial Development Hatchineha - CR 542 H.L Smith Wetland Dundee - SR 542 Town of Dundee City Hall Floodplain East Polk Transportation Study Proposed s Town of Boundary Town of Dundee Boundary Waverly Redevelopment District Waverly - SR 540 Waverly Loop GJ# 205 8
Scenarios For the purposes of defining a long-term vision for the area a sequence of vision plan scenarios have been defined that outline the development trends likely and a range of choices available for future development in the study area. These three scenarios include: Status Quo, Connected & Directed Growth, and Villages. Components of Development Form Scenario Scenario 1: Status Quo Assumes suburban residential development will continue to occur in the unincorporated portions of the study area in a similar density and pattern to the pending development in Dundee. Without a coordinated plan, parcels will continue to be annexed into Dundee and developed incrementally and this scenario illustrates a potential way this might look. Scenario 2: Connected & Directed Growth Modifies the Status Quo Scenario to add additional connections between subdivisions and plans focused locations for supporting commercial development at key crossroads locations. Scenario 3: Villages s the Connected & Directed Growth Scenario another step by creating several village centers, concentrating and intensifying residential and commercial uses in mixeduse nodes and organizes residential neighborhoods in connected streets and blocks centered on civic uses and parks. Suburban Residential Development Low Density, Sensitive Area Residential Suburban Commercial Village Centers Ridge Scenic Highway Corridor Overlay Existing Town Centers Existing Town Centers Expanded Development Form Example The Development Form Examples illustrate the principles behind each scenario by applying them on a prototypical development site. They serve to compare and contrast the three scenarios and show how development form can be directed to serve each scenario s goals. U.S. 27 Corridor Wetland/Conservation GJ# 205 9
Scenario: Status Quo The Status Quo Scenario illustrates the future impact of continuing the current development trends that are incrementally subdividing of the area s agricultural lands into residential lots. This scenario assumes that suburban residential development will continue to occur in the unincorporated portions of the study area through annexation into the Town of Dundee and will be similar in density and pattern to the pending development subdivisions currently planned and approved in Dundee. Description of Scenario Components Suburban Residential Development Residential development will incrementally occur on undeveloped land at a density of approximately 3 units per gross acre (consistent with recently approved pending development projects). These subdivisions will connect to and provide the road network planned in the East Polk County Transportation Study but will not by rule provide connections between subdivisions. This disconnected, low-density pattern places increasing pressure on the limited network of collector and arterial roads. Individual subdivisions will provide small, internal parks and open spaces around retention ponds or as central features based on existing subdivision regulations. Area-wide facilities like schools and parks will be incrementally planned and integrated into future development. Wetland/Conservation Existing wetlands and floodplain areas are currently protected from direct impact from development based on the current rules and regulations in place. Adjacent development will incur small impacts and incrementally over time will result in isolating these environmental systems and surround them with suburban development. H.L Smith Suburban Commercial Suburban-scaled commercial centers and outparcels will be requested and approved at a number of locations throughout the area as part of larger-scale subdivision approvals and at small parcels on major corridors or crossroads. These commercial areas will be accessible only from adjacent road corridors with few, if any, connections to surrounding residential neighborhoods. The incremental and dispersed pattern of this commercial limits the ability to create walkable, connected mixed-use centers and spreads the location of daily service needs over a wide area increasing the length and number of vehicle trips. Existing Town Centers Loop The existing town centers of Dundee,, and Waverly are appropriate locations for concentrated commercial and residential uses. Their existing infrastructure, streets, and historic architecture provide ideal locations for infill and redevelopment with a range of housing choices and mixed-use opportunities. US 27 Corridor Waverly - SR 540 The US 27 corridor is the location for regional and highway-oriented commercial and industrial uses and will continue to develop along the highway and at important crossroads. GJ# 205 10
Status Quo Development Form Principles Commercial Center Single Family Residential Park and Open Space Individual Subdivision with Limited External Connectivity Small Commercial Centers Spread along Major Corridors The principles of the Status Quo Scenario are based on the current pattern and trend of suburban, single-family residential development. This scenario illustrates the likely result of continuing the current pattern of suburban development. Neighborhoods Single-family residential subdivisions are the predominant land use form in this scenario. This single use pattern offers few opportunities for a range of housing type and density, and spreads an auto-dependent land use pattern that will place increasing pressure on the area s transportation system. Commercial Centers Commercial centers will continue to be approved in a variety of locations along major corridors and at key intersections. The incremental and dispersed pattern of this commercial limits the ability to concentrate commercial uses into centrally accessible locations and ultimately results in strip commercial along major corridors. This dispersed commercial pattern leaves little opportunity to create enough critical mass for mixed-use development that could in the future be walkable, transit supportive places like the historic centers of Dundee and. Connectivity Limited connections are provided to adjacent collectors or arterials and no connectivity is required between neighborhoods. This lack of required connectivity places a growing pressure on the existing and planned network of collectors and arterials, increasing the need for future and costly road and intersection widening. Public Space & Facilities Neighborhood parks and/or shared neighborhood facilities may be planned and located as central neighborhood amenities. The lack of planning for dedicated school sites results in their future location decisions being determined only by available sites when demand dictates, rather than as part of neighborhood form as it occurs. The result is schools and neighborhoods being artificially separated, making them more auto-dependent. GJ# 205 11
Scenario: Connected & Directed Growth The Connected and Directed Growth Scenario illustrates the result of directing the current development trends to better support the Guiding Principles of the without dramatically altering the density, location and pattern of likely development. Like the Status Quo Scenario, this scenario assumes that suburban residential development will continue to occur in the unincorporated portions of the study area but proposes requiring additional connectivity, focusing commercial services in key locations, supporting increased infill in the existing centers, and limiting intensity near the major environmental systems. Description of Scenario Components Suburban Residential Development Residential development will incrementally occur on undeveloped land at a density of approximately 3 units per gross acre (consistent with recently approved pending development projects). These subdivisions will connect to and provide the road network planned in the East Polk County Transportation Study. In addition, these subdivisions will be required to provide street connections to future adjacent subdivisions through planned connections or stub-outs. Individual subdivisions will provide small, internal parks and open spaces around retention ponds or as central features based on existing subdivision regulations. Area-wide facilities like schools and parks will be incrementally planned and integrated into future development. Existing Town Centers Expanded The existing town centers of Dundee,, and Waverly are appropriate locations for concentrated commercial and residential uses. Their existing infrastructure, streets, and historic architecture provide ideal locations for infill and redevelopment with a range of housing choices and mixed-use opportunities. In addition, these existing town centers could be expanded to support more housing options and intensity to create vibrant, mixed-use places and further strengthen the area s existing centers. US 27 Corridor The US 27 corridor is the location for regional and highway-oriented commercial and industrial uses and will continue to develop along the highway and at important crossroads. H.L Smith Low Density, Sensitive Area Residential These are areas that are limited for development by existing wetlands, floodplains, the lack of transportation infrastructure, and/ or utility service. They should be planned to have lowest density of residential development that is appropriate for the area. Residential developed in this area should be encouraged to be designed utilizing clustering and conservation design practices that preserve sensitive areas and buffer and locate residential lots to maximize environmental protection. Suburban Commercial Centers Wetland/Conservation Existing wetlands and floodplain areas are currently protected from direct impact from development based on the current rules and regulations in place. Waverly - SR 540 Loop The suburban commercial centers are focused into a limited number of locations along major road corridors and/or at key crossroads to minimize commercial sprawl. These centers should be of minimum size to support a range of commercial uses and neighborhood needs including retail, grocery, restaurants, and professional services in central locations to serve a number of neighborhoods. The centers should be planned and designed to include connections to adjacent subdivisions in order to maximize pedestrian and vehicular accessibility. The implementation of these focused commercial centers would occur through the regulation of their minimum and maximum size, location, and connectivity standards. GJ# 205 12
Connected & Directed Growth - Development Form Principles Commercial Center Single Family Residential Park and Open Space The principles of the Connected and Directed Growth Scenario center on providing some basic neighborhood connectivity commercial center location standards. This scenario recognizes the current pattern and trend of suburban, single-family residential development and attempts to adjust this pattern without requiring significant changes in form, land use or intensity. Requires Additional Connectivity between Neighborhoods Concentrates Commercial Centers at Every Crossroad Location Neighborhoods Single-family residential subdivisions are the predominant land use form in this scenario. Where possible, a mix of housing types and densities should be accommodated in new neighborhoods. Commercial Centers Commercial centers should be located and concentrated at key crossroads to provide for valuable commercial sites to serve surrounding residential uses while limiting the spread of commercial uses along road corridors. These uses should be designed on a regular pattern of blocks to create pedestrian-oriented streets and building orientation. Multiple connections should be provided to adjacent roads and neighborhoods to maximize vehicular and pedestrian connectivity. Connectivity Additional connections should be provided between neighborhoods to create interconnectivity that is not reliant solely on adjacent collector or arterial roads. Neighborhoods should provide multiple connections to surrounding collector and arterial roads to avoid concentrating traffic at limited neighborhood entrances. Public Space & Facilities Neighborhood parks and/or shared neighborhood facilities should be planned and located as central neighborhood amenities. The lack of planning for dedicated school sites results in their future location decisions being determined only by available sites when demand dictates, rather than as part of neighborhood form as it occurs. The result is schools and neighborhoods being artificially separated, making them more auto-dependent. GJ# 205 13
Scenario: Villages The Villages Scenario creates several village centers that concentrate and intensify residential and commercial uses in mixed-use nodes with surrounding higher intensity residential neighborhoods designed with connected streets and blocks centered on civic uses and parks. Like both the Status Quo and Connected & Directed Growth Scenarios, this scenario assumes that suburban residential development will continue to occur in the unincorporated portions of the study area but proposes and incentivizes an alternative village center land use option that encourages focusing commercial and residential intensity in key locations. H.L Smith Description of Scenario Components Suburban Residential Development Residential development will incrementally occur on undeveloped land at a density of approximately 3 units per gross acre (consistent with recently approved pending development projects). These subdivisions will connect to and provide the road network planned in the East Polk County Transportation Study. In addition, these subdivisions will be required to provide street connections to future adjacent subdivisions through planned connections or stub-outs. Individual subdivisions will provide small, internal parks and open spaces around retention ponds or as central features based on existing subdivision regulations. Area-wide facilities like schools and parks will be incrementally planned and integrated into future development. Low Density, Sensitive Area Residential These are areas that are limited for development by existing wetlands, floodplains, the lack of transportation infrastructure, and/ or utility service. They should be planned to have lowest density of residential development that is appropriate for the area. Residential developed in this area should be encouraged to be designed utilizing clustering and conservation design practices that preserve sensitive areas and buffer and locate residential lots to maximize environmental protection. Village Centers Development incentives and intensification would promote the creation of larger park and open space systems that serve as buffers to existing rural uses and connects neighborhoods together. The implementation of the village centers would occur through the regulation of their minimum and maximum size, location, density, use, and connectivity standards. Ridge Scenic Highway Corridor Overlay Additional standards for the Ridge Scenic Highway Corridor could include regulations and incentives that promote clustering and conservation subdivision design practices that would encourage the preservation of important viewsheds for development along the corridor. Existing Town Centers Expanded The existing town centers of Dundee,, and Waverly are appropriate locations for concentrated commercial and residential uses. Their existing infrastructure, streets, and historic architecture provide ideal locations for infill and redevelopment with a range of housing choices and mixed-use opportunities. In addition, these existing town centers could be expanded to support more housing options and intensity to create vibrant, mixed-use places and further strengthen the area s existing centers. US 27 Corridor The US 27 corridor is the location for regional and highway-oriented commercial and industrial uses and will continue to develop along the highway and at important crossroads. Waverly - SR 540 Loop Locates and focuses mixed-use village centers to provide for intensified commercial and residential development (ranging from 6-15 unit per gross acre) in an integrated and walkable pattern. The intensified housing identified in these centers provides planned locations for a range of housing options not currently available in the area. Commercial areas would serve as the center of the villages and encourage mixed-use and higher intensity residential on streets and blocks that are interconnected to surrounding neighborhoods. Organizes village center neighborhoods on a 5-minute (¼ mile) walk to a central neighborhood park and creates pedestrian scaled-blocks to increase connectivity and neighborhood walkability. Village centers would encourage and incentivize the planning and dedication of school sites in locations that are walkable and accessible to surrounding neighborhoods. Wetland/Conservation Existing wetlands and floodplain areas are currently protected from direct impact from development based on the current rules and regulations in place. GJ# 205 14
Villages - Development Form Principles Commercial Center Multifamily Residential Townhouse/Small Lot Residential Single Family Residential Park and Open Space School Site The Village concept defines a new pattern of development for selected locations within the study area. This pattern is made up of a collection of neighborhoods organized around a concentrated and mixed-use commercial center. The intent of the Village is to encourage the focusing of commercial development in key crossroads locations, create neighborhoods that offer a wider range of housing types and densities, and plan a connected form that results in walkable neighborhoods that increase accessibility to parks, schools, commercial services and other adjacent neighborhoods. School Site Neighborhood Park 5 Minute Walk Neighborhood Scale School Site Commercial Center Neighborhoods Residential neighborhoods form the basic building block of the Village pattern and should be scaled such that the majority of the housing is within walking distance (1/4 mile) of a neighborhood center such as a park or community facility. Neighborhoods should include a mix of housing types and densities ranging from singlefamily to multi-family. Neighborhoods adjacent to commercial centers should include higher density/multi-family housing options that are integrated and connected to the commercial center. Commercial Centers Commercial centers should be located and concentrated at key crossroads to provide for valuable commercial sites to serve surrounding residential uses while limiting the spread of commercial uses along road corridors. Commercial centers should be planned to accommodate a range of uses that includes retail, office, professional services, and residential. These uses should be designed on a regular pattern of blocks to create pedestrian-oriented streets and building orientation. Multiple connections should be provided to adjacent roads and neighborhoods to maximize vehicular and pedestrian connectivity. Connectivity Blocks and streets should be interconnected and small in scale (maximum 500-600 feet in length) to maximize walkability and connectivity. Neighborhoods should provide multiple connections to surrounding streets to avoid concentrating traffic at limited neighborhood entrances and maximize interconnectivity between neighborhoods. Public Space & Facilities Public schools should be planned and designed as part of the community to be important civic features and maximize their accessibility to surrounding neighborhoods. Neighborhood parks and/or shared neighborhood facilities should be planned and located as central neighborhood amenities, located to be within a 5-minute walk of most residents. GJ# 205 15
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