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HomeMy WebLinkAboutAgenda - 05-21-2007-c6ORANGE COUNTY BOARD OF COMMISSIONERS ORANGE COUNTY PLANNING BOARD PUBLIC HEARING AGENDA ITEM ABSTRACT Meeting Date: May 21, 2007 Action Agenda Item No. C.6 SUBJECT: Text Amendment to Orange County Zoning Ordinance Section 6.29 relating to I-85/Buckhorn Road Economic Development District DEPARTMENT: Planning and Inspection Department PUBLIC HEARING: (Y/N) ATTACHMENT(S): 1) Zoning Ordinance Amendment Section 6.29; including Design. Manual Excerpt, Permitted Use Table and Land Use Intensity 2) I-85/Buckhorn Road EDD Schematic Map INFORMATION CONTACT: Craig Benedict, Planning Director 245-2592 Dianne Reid, Economic Development Director 245-2325 PURPOSE: To receive citizen comment on a proposed amendment to add performance criteria for retail establishments and other uses, including an amended review and approval process. In addition a new threshold categorization classification of low-intensity non-residential use is proposed. BACKGROUND: Economic Development District (EDD) land use designations were created in 1994. Subsequently, Orange County amended it Zoning Ordinance Article 6.29 to include `The Orange County Economic Development Districts Design Manual'. This document set forth the description and intent of 3 economic development zones; ^ I-85 Buckhorn Road, ^ I-40/Old NC 86 (now known as the Hillsborough Area EDD) and the ^ I-85/US Hwy 70 (now known as Eno Township EDD) The focus of this proposed amendment relates only to I-85 Buckhorn Road EDD, which encompasses approximately 940 acres. This area is located in the north and south side of I-85/I-40 and east of Buckhorn Road. Its northern extent is either US Hwy 70 or the railway and its southern extent is West Ten Road. The area includes the new Gravelly Hill Middle School. Portions of this area has received or is in the process of receiving water and sewer infrastructure and therefore additional planning is underway to ensure compatible uses and a pattern of development that will support existing uses as well as future uses. Another planning effort regarding this general area is the Efland-Mebane Small Area Plan Implementation Focus Group. This amendment supports task force recommendations. Presently, the entire I-85/Buckhorn Road EDD is listed as a `Primary Development Area' with a companion permitted use table that attempts to regulate the wide range of uses from retail to industrial. z The manual and table employs different sets of approval processes, i.e. administrative, Class A or B Special Use Permit (SUP) or Planned Development (PD) rezoning. Although, this is a classic zoning mechanism that can be effective, other methods can be used to promote compatibility. In fact the two other EDD zones, used other methods such as placing compatible uses in a prescriptive large zone (either Primary or Secondary EDD), so the potentially conflicting land uses of retail and light industrial or residential would not occur. Another method uses heightened performance standards such as is noted in the Design Manual to create better access, appropriate buffers and landscaping and master planning to manage the patterns of development. Also, the scale and/or employment impact of a project can be considered. Therein, this amendment to the I-85/Buckhorn Road EDD would amend the use table and associated process requirements and promote the Primary EDD zone to develop into a Retail-Office-Service zone south of I-85 and/or a Wholesale, Industrial, Manufacturing zone north of I-85. The ranges of uses are still generally allowed but the process type promotes a certain generalized use category located in a particular zone. Since these different EDD zone types are being suggested to be intermixed, there. is a different and higher level of performance standards and procedural scrutiny that is involved. The attached permitted uses tables will be explained at the public hearing. Also attached is an excerpt the amended Design Manual explaining the locational characteristics of the preferred EDD zones of economic development. activity in the I-85/Buckhorn Road district. FINANCIAL IMPACT: ,Cost of Legal Advertisements are part of the Planning Department Budget. Existing staff will support the writing and implementation of the proposed ordinance. RECOMMENDATION(S): 1) Conduct a Public Hearing to receive public input and 2) Refer to Planning Board for their recommendation to the BOCC 3a) To be received in time for the June 26, 2007 regular Board of County Commissioner meeting or 3b) Another date so decided by the BOCC .~ LL .o iii G ~ .~ O ~ C N = w ~- ~ ~ ~ U ~~ G ~ 0 ~ N CV /"'\ ~ u ~ ~O ,~ c O (~ 'N ~ .~ C V ..,, ~ ~ U ~ Z Q Q7 c N a~ p ~ ~ ~~., W c (' L ~ G ~~® O U N fa ~ ~ .{.J 0 C ~ p _ C ~ ~ i ~ ~ V U ~o iri _ ~ ~ ~ ~ ~ stn L ~ o•~'o Q ®® ~ ~ ~ ~ ~ W C 0 ~ O .L .N CAN U o in n a~i .a D. N O ~ D C ~ ~ ~ C ' ~+- LLI ® .Q O 'O cu , to ~ a-+ E cn ~ -v ~ M ,.•,, o 'o C . ,,,~ O G ~ G ~ t6 .. ~ N ~~ ~ ~ N M O ~ Z .0 ~ O ~ N C O O ~ -Q N O V';"' W ca ~~ O ~ o o -~ ~~a"i V ~ Q7 u 07 N O ~ ~ ~ `p '~ p ~ cn o~ aoi c~ m ~ ~ ~ ~ ~ U 'D (/) N ~ ~ .Q ~~ E C .a ~ Q c~ a~ . ~ o- ~ ~ ~ p N a~ N ~ ~.• `o° i p a ~~-o ~ m4 cWl v~ N c~ a~ a~ U C cts C `~ U ~ ~ 0 i ~ O N `'"' V O Cep U o a ~ O ~ .~ N L N ~ o ~ '~ o •... 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'~ c~ O m N 0 i I~ U ECONOMIC DEVELOPMENT DISTRICTS DESIGN MANUAL PART TWO: PERFORMANCE STANDARDS SECTION 2.1 DEVELOPMENT AREAS (ZONING ORDINANCE SECTION 6.29.3) Proposed Amendment Section 6.29 Economic Development District Design Manual; Part Two (2) Performance Standards; Section 2.1 Development Areas; I-85 Buckhorn Road District page 2.1.3a: 1-85 Buckhorn Road District* The I-85/Buckhorn Road Economic Development District is comprised of 940 acres located on the northeast and southeast quadrants of the interstate .interchange. This acreage is distributed among the three principal land use categories in the schematic plan as follows: Primary Development Area Individual Area Acreages: 940 Gross Acres Area 1 A 446 +/- Acres Area 1C 155 +/- Acres Area 2A 340 +/- Acres *Note: These acreage calculations include open space, resource protection areas, and rights-af-way The district is characterized by gently rolling topography. with few building constraints. However, soils .unsuited for development are found along intermittent streams, which flow south beneath 1-40%1-85 to join Seven-mile Creek, a tributary of the Eno River. Because of its location on the western edge of the Upper Eno Watershed, land uses in the district are subject to watershed protection standards governing impervious surface and the control of stormwater. NORTHERN ZONE: General DescriptionlBoundaries: This Zone is bordered by 1-85 to the .south and the Southern Railroad spur to the north with Buckhorn Road serving as the western boundary area and the Town of J Mebane WaterlSewer boundary line comprising the eastern boundary line Existing Land Uses: Land uses within, and adjacent, to the Northern Zone range from single-family residential to a variety of non- residential and institutional uses. There are numerous undeveloped properties within the area, clustered primarily between Interstate 85 to the south and .the Southern Railroad line to the north. The rail line crosses through the zone, as does a Duke Power transmission line, running from east to west, and a Public Service Company gas pipeline. Utilities: The OrangelAlamance Water Corporation serves portions of the Zone. Sewer service would be available through an extension of the Efland sewer system owned by Orange County. In 2004, the Orange County Board of Commissioners approved a utility service agreement with the Town of Mebane for 836 acre part of the Buckhorn Economic Development district, which includes portions of the Northern Zone. Access Management and Mass Transit: Access to interior portions of the Northern Zone is proposed through the extension of a service road being constructed as part of the I-85/1-40 widening project. The service road will terminate on the west side of Buckhorn Road,' and any collector road extended to serve the district must align with it. Transit access is also proposed through apark-and-ride lot or similar facility located in the northern quadrant, with access to both rail and thoroughfare systems. A sidewalk, running along Buckhorn Road, will. be necessary to provide access between the transit station and the southern quadrant. Design criteria for these systems are presented in Section 3.3, Circulation and Parking. SOUTHERN ZONE: General Description/Boundaries: The Zone is bordered by I-85 to the north and West Ten Road to the south, with Buckhorn Road serving as the 2 4~ western boundary area and the Town of Mebane Water/Sewer boundary comprising the eastern boundary line. Existing Land Uses: Land uses within, and adjacent, to the Southern Zone range firom single-family residential to a variety of non- residential and institutional uses including the Gravely Hill (Middle School and the proposed West Ten Soccer complex. There are numerous . undeveloped, and underdeveloped, properties within the Southern Zone where additional development can occur. Utilities: In 2004, the Orange County Board of Commissioners approved a utility service agreement with the Town of MMebane allowing for water and sewer services to cover an 836 acre portion of the Buckhorn Economic Development district, including properties within the Southern Zone, as well a 222 acre portion of a Commercial Industrial Node west of Buckhorn Road. Access (Management and Klass Transit: All of the lots in the Southern Zone have direct frontage on either West Ten Road or Buckhorn Road. The number of access points onto Buckhorn Road and West Ten Road should be minimized by .creating internal access roads where possible, which should be accomplished by an access management system of project master plan. The extent to which internal access roads are feasible and the points at which internal roads would intersect with West Ten Road, will depend in part on which lot(s) is (are) first developed, and how lots are combined as development occurs. There are three (3) sub Economic Development zones wifihin the I-$5 Buckhorn ED district that allow for differing levels and intensities of non-residential development. These areas are as follows: 1. Southern Zone (Area 'I A) Primary Retail/Office/Service (P-ROS): As a result of the existing development trends within the zone, non-residential development is 3 7 suggested as general retail, office, and service uses where the traffic impact will be of a lower intensity and there will be less need for large scale warehouse transportation vehicles to access local roadways. While the majority of small scale development within this zone shall be reviewed and approved at staff level, larger retail operations shall require additional levels of advisory board and County Commissioner .involvement, unless the project is proposed through a comprehensive master plan and is designated as a major employment center. Mixed use developments are possible within the zone subject to the submission, review, and approval of a Conditional Use Application/Site Plan to be reviewed in accordance with the provisions of the Zoning Qrdinance. The portion of the Southern Zone outside of the Town of Mebane water/sewer boundary agreement, specifically the properties east of the Gravelly Hill Middle School property (Southern Zone Primary II Transition), can be utilized to support mixed use development projects subject to Conditional Use Application/Site Plan approval. 2. iVorthern Zone (Area 2A) - Primary Wholesale/Light Industrial/Manufacturing (P-WIM): Due to the presence of the Southern Railroad line, and the proximity of US Highway 70 to the Plorthern Zone, non-residential development within the Zone shall focus primarily on providing wholesale, light industrial, and manufacturing land uses. All of these uses still have to adhere to the high performance standards as noted within the EDD Design Manual. There shall be limitations on general commercial or service related business being able to locate within this Zone. The concentration of such land uses in this area is due to the presence of existing transportation infrastructure to properly support the service delivery and shipping needs of large scale, distribution warehousing, wholesaling, and light industrial operations. Existing .residential development shall be preserved and protected to the greatest extent 4 possible. Any and all non-residential development within the zone shall be required to demonstrate that no .development proposal will have adverse off-site impacts that will make residential land uses within the area enviable. Mixed use developments are possible within the zone, especially developments in close proximity to the existing residential areas in order to promote compatibility with these diverse land uses and to encourage or provide workforce housing opportunities. Mixed use developments are subject to .the submission, review, and . approval of a Conditional Use ApplicationlSite Plan to be reviewed in accordance with the provisions of the Zoning Ordinance. 3. Northern Zone Primary II Transition (NPII-T): The Northern PII-T zone is bordered the Southern Railroad spur to the south and US Highway 70 to the north, with Frazier Road serving as the western boundary area and the Town of Mebane Water/Sewer boundary comprising the eastern boundary line. Uses in this zone shall be limited to retail uses as outlined in Section 2.1.2 of the ED Design Manual. This area shall represent a transition from manufacturingllight industrial uses to general retail uses that are more suited for highway frontage. Mixed use developments are not permitted within the transition area. All development within this zone shall also adhere to any and all applicable development standards outlined within the Efland Cheeks Highway 70 Corridor Overlay Zoning District. 4. Southern Zone Primary II Transition (PII-T): The Southern PII-T zone is bordered the Town of Mebane water/sewer agreement boundary line and the Gravelly Hill Middle School property to the east, Interstate 85 to the North, and West Ten Road to the south Uses in this zone shall be suggested to be retail uses as outlined in Section 2.1.2 of the ED Design Manual. This area shall represent a transition from large scale P-ROS land uses to smaller scale 5 general retail uses that are more compatible for use of individual septic and well systems for utility provision. As outlined under the P-ROS, section mixed use development projects are possible within this zone subject to project approval through the Conditional Use permitting and review process at such time residential land uses are made operative by land use and zoning amendments. IMPERVIOUS SURFACE AREA - BUCKHORN DISTRICT: The total amount of impervious surface covered by buildings and parking lots is limited to 70% of a building site. As shown on the schematic plan, stormwater control for multiple sites may be provided through construction of several detention basins, located along individual streams draining the district, particularly an the north side of the interstate (as shown on the schematic plan). Alternatively, a larger, single detention basin could be constructed on the south side of 1- 85 at or below the confluence of the streams. Detention basins may also be constructed on individual sites. Impervious surface limits and standards for detention basin construction and ~ maintenance are discussed further in Section 2.3 -Land Intensity and Appendix C -Wet Detention Basin Standards, respectively. 6 iQ ECONOMIC DEVELOPMENT DISTRICTS DESIGN MANUAL PART TWO: PERFORMANCE STANDARDS SECTION 2.2 PERMITTED USES (ZONING ORDINANCE SECTION 6.29.3) Proposed Amendment Section 6.29 Economic Development District Design Manual; Part Two (2) Performance Standards; Section 2.2 Permitted Uses; page 2.2.1 Permitted Uses As noted in the preceding section, Economic Development Districts are divided into two major development categories: Primary and Secondary. In Primary Development areas, a wider range of acceptable nonresidential uses is permitted. However, since Secondary Development Areas are provided as a "step-down" or transition between Primary Development Areas and neighboring residentially zoned or developed property, the range of permitted uses is limited to office and residential uses. In the table presented on the following pages, individual uses permitted in the Primary and Secondary Development Areas are identified for each Economic Development. District. The rationale for distinguishing between each district is as follows: 1. I-85/Buckhorn Road - This district is broken down into three (3) sub- districts intended to: A. Concentrate retail, office and services land uses within a specific portion of the district where the primarily existing land use is single-family and institutional land uses, B. Concentrate wholesale, manufacturing, and tight industrial uses within a specific portion of the district where there are numerous undeveloped properties and where existing utility and transportation infrastructure is readily available to support high intensity non-residential and uses, and C. Allow for transition zones to encourage development on the fringes of the district to be compatible with surrounding land uses 7 2. I-85/U.S. Highway 70 -Because of the number of existing uses in this district, nearly all uses of an industrial, wholesale, retail, office or service nature are permitted by right. 3'. 1-40/Old NC Highway 86* -See Article 6.29.3a. 8 ~v ~yd .ccc G% ~ ~,_-• ~ ~ O E O ~ O d U i d X '% d. Na~-aR ~d~°w ~ "r ~ m .N ~ O d N~ C s N~'Q'~'' +~+,Q~L m Ns c o ~a~ ,.. Q- :.. ~; ~ ~ V L N O.~ ~ O_ O C O to = d A V O R! L d O G~ Q N N ~ ~ ~ Q O ~ 41 V 'Q 'i Q. ~ d N N N N~ d y ~~ O O ~ N d V N ~ G. S ~ ~ d tC y-O,, p V ,N y d d O V L N C N O O G. d O~ y S dy- ~'V O N ~3 F- a. 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N N = '~ N c°~o~s .a'vV'V ~ ~ ~ Q.C ~a O •L O d O m N ~ Q~ V 'p O L tC tOCd~~ ~ ~C L y ~ d O ~ d ~a~ N_Q c~ m~-Qa ~Q~o ~L~~ °~' ~ o ~m~m ~ d ~ m o~-~~ y'~'d ~ L ~ ~~ 3 C 41 ~ O ~ ' ~~~-:~s ~.. `O ~ ~ ~ O d~ tad C O. a y O ~ ~ ..i N .r., O X O ~ d d U ~ d~c°~o~ .mac ~ d ~ ~ ~..=_~o > 0 z v ~ m a p) 't 1C ~t X X Q st ~ ? = w S H ~~' ~ ° >C k X >C !~C st ~ >C 'r3 ~: i.W tct O ~+- ~' ~~ ue ~ s . ~ ~~ ` ~ s ^ ~ p I ?< !C ?G X >C Q 4C >C ~:LU V ~ t/1, , t[1 CO ~ Q X ~ L=((~; I „w L ;~N 'Q "Q ~' ~ ~ ~ ~ ;~ ~~i p O c al .QI 41 .SCI 4.w <Ci ~XI t }; 'x~ t yz ~XI >C ~ W o ~ CV ~ V; LL ® ~i L lV p ~ ~ o ~~, .~I ~QI IXI ;l {xl ~ I ~w ~ v : tC~ 00 cV ~ g; _ ~0 ~Q l 0 O ~ 0.. ~ 0.. ~ E X X X X 4 Z X >C ~N aw a a a . `~ ~ ~ ca cca _ ~_ °~' ~~~ aGi -~ ~ a ~ ~ ~ m O °- L-' O °- c N ~ ~ c~ ~ c~~ -°cm~~cOa ~ o ~ so ~ ~~c`o°~ ° a~ic~~= ;~ ~u ca O a, O ~, ~ ~~ a .-. ~ ~ Ica o ~ N ~ CV ~ ~~o~N ~ N G L ~ ~~t_ w ' N ~ ~ G ~ ~ L a~ O ~ O f/1 (B C -a -o ca N O O N 'O -a -a -G~ W N N N ~ C G N "' G C.C O O G 3 N' O ~ C O O "C > ,O_ -O m O ~ ` to N ~ ~ i O ~ N ~ i ,O ~ O •O ;,_, ~ ~ O O •L O 'p Sl G CL ~ C t0 L O N G O O N ;v ~ 0~ (U O G N G O N ~~ O O ~' d O ~ G O fA Q. 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N CV a~ 0~. d N O Q V 'O 0 W O N .'O N_ ~ .G C •C + ~~ ~ C O ~•La ~ ~ ~ c~ ~., .c L d u,~o.~ ~ ^ L C ~ Q O O Q. v '~ V ` N .i.+ .Q ~ __ W w .a ~ la O d ~,'~ ~ ~. y ~ w ,~~aN ~.m cNay d o ~ 3 R ,~ d N_ t4 •V •~ L C) O d .Q d O m = S 'jy :.. ~ N N ~ ~~ N `°?o~c ,la,,' v V ~t~ E r ~ N ct. c_ ~ Q O ~L O G1 ~ m N aiam~ ~a Q.~ V ~ L ~ (~ m ,~ ~ L Q~ C G1 O ~ d ~a~ tUQ L~( Q O d ~ O tl> ~ -a a+ ~ d O E ° ~m ~ m cp d Oa~.l'~y=., d '- N ,p d ~ L ~ ~ m o 0 '4d ~~ {~ ~~=GO 2~ O Q. C Q N ~ _ ~ v N +~ ~ ~ ~ ~ m d V 'a .c O Q. ~ ~'a~-°= ~ ~ ~ ~ ~ ~..=_ao> O z - - - ~, - td ~ s p l ~G 4t >C <C >C ~ >C Q >C X >C ?C >C t ~ A.rr+-+ ..C ~ O • ~ f eo ~ '~I ~ ~i ,,.! Q ~ ,.{ Q ~ ~ ~. Q ~ ~i Q Q ~. yq V U Z~ 0 ~' G L ~ ~ .~II ~ ~ pl >C 4t X Q ~4 j~ >C Q ~C ?G 4( d >t ' w ~ ~ 00 •.. ts'> 00 '~ I ~ 1C ~ >C Q DC ~, );~ L f= ~ ~' ~ ~, ~ ii ?i~ C T O cv 'Q > d v ~ o ca ° r- 1 ~ ~~~i ~~~~ X Q ~ ~ ~ ~ X ~ X ~ ~ ~ ~ ~ ~ ~ v ~ ~ ~ . . .} .. O~ ~ LiL ~ r ~ ~ ~ v V ~ ~ ~ ~ ~ ~ O 0 ~ i Q . . X ~ ~ /~ X ~ ~ ~ ~ ~ X .. 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O ~ N ~ V w Lt ® ~yy k. ~ tJ~ ~ u1 ) C ~ ~ r~ ~i ~ ~ O C ~ ?C }~ V: u~ ~ N ~ N ~~ ~ ~ = LL LL .. (n ~ ;c~ v~ ~ ~, v' v L a ~ ~ a ~ m ~ -° .~ ~ =p i X t v • ~ ._ ~ ~ `, ~ a- N ~ ~ ~ ~ V C N ~ D " ~ ~ ,moo ~ .F+ N N ''~ ~ U N tCj ~ ~ ~ ~ > O ~ ~ O ~ ~ ~ v1 ~ Q- v ~ ~ o C N ~ O gy i O 41. ~ O vim.. ,;~ N - p .U ~ tTS to . w, ~ z Q ~ ~ ~ ~*- a ~ ~ ~ 0 ro 4,:. ~ U ~ O W ~ ' -p Z G ~ cB ~ p O E C > > ~ O '.Q ~ w ~ ~Ua ~; _ L~ ~ w n U •~ 0 > > > = L ~ L > U ~ V ° Liz C9 C9 4 a ~ S O .: Q = ~"i CV N O) a f~w .~~ a~i Q v o ;~~, o ;p ~ ~ co O o> ~ ~-- a ~ a~ o ~C W ~~ ECONOMIC ®E!/ELOPMENT ®ISTItICTS ®ESIGN MANl1~4L SECTION 2.3 (ZONINda Olt®TNANCE SECTION 6.29.3) Pr®p®sed Arnendrnen The ease st~,~ry The Prototype P/an The prototype plan used by the deve%per in other communities is an office complex consisting of four one- story office buildings clusfered around a parking court: To determine if the prototype plan will fit the site, the deve%per reviewed the recommended list of ordinances, technical reports and other documents contained in Appendix A and drew up the fo/%wing list of design constraints. -Building and parking lots musf not be located in floodplain areas. - The bottomland hardware forest musf not be disturbed, - The remaining woodlands must be disturbed on/y to the extenf necessary to fit the building and parking to the site. - The frontage road is to be widened from a 60-foot right-of-way to a 100 feet section, requiring the dedication of20 feet of right-of-way. - Buildings must be set back at least 25 feet from the new property (righf-of- way) line. By applying these constraints and p/acing the prototype plan on the site, the deve%per learns that the prototype will not "fit"and revisions must be made. hand Se IntenSi Introduction In section 2.1-Development Areas, schematic plans were presented to illustrate the desired balance between economic development and environmental protection. In this section, intensity standards are introduced which seek to carry this approach one step further by defining an acceptable three- dimensional spatial relationship between natural features and man-made construction. Stated differently, intensity standards seek to define the degree to which a parcel of land may be . used. To assist the user in applying the intensity standards described in this section, a'~case study" is presented, using the development scenario described in the Introduction section of this Manual. First, however, a brief description of some more traditional approaches to measuring intensity is presented to help the reader understand the evolution to the intensity concepts of impervious surface ratio (ISR), building volume ratio (BVR), landscape volume ratio (LVR), and site volume ratio (SVR). iVew Approaches (2007) In order to offer flexibility in the design of larger proiects that becomema~'or employment centers and to update performance standards that are now in 2007 more widely accepted the following land use master planning smart growth principles including~erformance standards are available to non-residentialprojects Incorporation of these aspects will support the EDD application and the balance with traditional approaches. Economic Development Districts Design Manual Page 2.3.9 ~~ SMART GROWTH ATTRIBUTES ENERGY CONSERVATION/ENVIRONMENTAL - Water Reuse Building and Site) - Solar Lyhtina - Solar Heating - Environmental Protection (Trees, Streams Thermal Shading) - Xeriscapina - Recreation and Open Space Program TRANSPORTATION - Pedestrian Friendly & Connectivity - Public Transit~Park-and-Ride Lots) - Bicycle Plan - Internal Traffic Capture - Reduced and Shared Parkins Innovative Transportation and Traffic Systems ,(Transportation Demand Management) - Access Mana eq ment COMMUNICATION - Stakeholder Involvement - Public/Private Partnerships LAND USE - Community Use/Events - Joint Use/Mixed Use - Compatibility with Adjacent Uses' BUILDING AND SITE DESIGN ' - Value Engineering ' - Low Maintenance/Life Cycle - Crime Prevention Through Environmental Design (OPTED) - No Light Pollution - Recycling and Rec~rcled Products - Compact Des~n (Multi-story Building) - Shared Facilities - Parking Lot Desian CONSTRUCTION - Low Impact Desian. - Erosion and Sediment Control (Stormwater Bio-retention) - Use and Reuse of Existing Infrastructure/Redevelopment MASTER PLANNING The Master Planning_techniaue offers distinct advantages to the public while affordingprivate property owners greater flexibility in the development of their land, the opportunity for the application of new and ingenious development techniques and more prudent use of time mone~and effort. The public benefits include more efficient and effective use of land; more efficient use of energy the reduction of the costs of continuing maintenance responsibilities and a higher average level of amenity in all types of development Economic Development Districts Design Manual Page 2.3.2 z~ MASTER PLANNED districts shall be so related to the general development pattern and the objectives of the Comprehensive Plan as to provide for comfort and convenience of residents, facilitate protection of the character of surrounding neighborhoods, and reduce automotive traffic congestion by a reasonab~ close relationship (either in distance or in time) between or~ins and destinations of persons living, working or visiting in such developments, or by availability of mass transit. Housing, commercial and service facilities and principal places of employment shall be so related by physical proximity, by major street networks or by mass transit as to promote these objectives. Within MASTER PLANNED districts, regulations adapted to such unified ~lanninci and development are intended to accomplish the purposes of zoning and other applicable regulations to an ~uivalent or higher degree than where such regulations are intended to control unscheduled development on individual lots, and to promote economical and efficient land use, and improved level of amenities, appropriate and harmonious variety, creative design and a better environment. I~laster Planned Defined For purposes of those regulations, a Master Planning is: Land under unified control, to be planned and developed as a whole; b) A single development operations or a definitely programmed series of development operations, including all lands and buildings; Principal and accessory structures and uses substantially related to the character and purposes of the district; According to comprehensive and detailed plans which include not onl r~streets~utilities, lots or building sites and the like, but also site plans and floor plans for all buildings as intended to be located, constructed used and related to each other, and detailed plans for other uses and improvements on the land as related to the buildings; and e) With a program for provision, operation and maintenance of such areas, facilities and improvements as will be for common use by some or all of the occupants of the district, but will not be provided operated or maintained at general public expense. Traditional Approaches Traditionally, the typical measure of residential land use intensity has been density. For nonresidential uses, bulk has been the measure of intensity, and building coverage, building height, and floor area standards have been used to limit bulk to acceptable levels. A basic understanding of these intensity measures. Building Coverage Ratio (BCR) .................. 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