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BUILDING THE COMMUNITY YOU WANT WITH ZONING TOOLS JOHN ZEPKO, CPESC DAVID NELSON, AICP CAYUGA COUNTY DEPARTMENT OF PLANNING & ECONOMIC DEVELOPMENT NOVEMBER 15, 2017 ---PAGE BREAK--- OVERVIEW 1. Comprehensive Plan. 2. Special Use Permits. 3. Overlay Zoning. 4. Transect Zoning. 5. Performance Zoning. 6. Form Based Code. 7. Planned Unit Developments. 8. Unconventional Subdivisions. ---PAGE BREAK--- COMPREHENSIVE MASTER PLAN “The comprehensive plan is the culmination of a planning process that establishes the official land use policy of a community and presents goals and a vision for the future that guides official decision making.” ---PAGE BREAK--- COMPREHENSIVE MASTER PLAN “The comprehensive plan is the culmination of a planning process that establishes the official land use policy of a community and presents goals and a vision for the future that guides official decision making.” ---PAGE BREAK--- COMPREHENSIVE MASTER PLAN well considered plan is not necessarily interpreted as a single document A Zoning Law. Environmental Reviews & Findings. Legislative Findings relating to Adoption of a Law or Ordinance. Minutes of the Legislative Body. Studies. Previously Adopted Plan. ---PAGE BREAK--- COMPREHENSIVE MASTER PLAN Since 1993 a Comprehensive Plan….. “....means the materials, written and /or graphic, including but not limited to maps, charts, studies, resolutions, reports and other descriptive material that identify the goals, objectives, principles, guidelines, policies, standards, devices and instruments for the immediate and long- range protection, enhancement, growth and development of the town located outside the limits of any incorporated village or city.” ---PAGE BREAK--- COMPREHENSIVE MASTER PLAN Plan Should Address…. Goals, objectives and policies for the immediate and long-range enhancement growth and development of the community. Existing and proposed land uses, and their intensity. Agricultural uses, historical resources, cultural resources, natural resources, coastal resources and sensitive environmental areas. Population, demographic and socioeconomic trends. Transportation facilities. Utilities and infrastructure. Housing resources and needs. Infrastructure. Other governmental plans and regional needs. Economic development. Proposed means to implement goals, objectives and policies. ---PAGE BREAK--- COMPREHENSIVE MASTER PLAN Actual regulations must be based on logical and “Comprehensive Plan:” o Town Law § 263, §272-a; Village Law §7-704, §7-722; General City Law §28-a. o The Comp Plan connects the circumstance and geography to the zoning law. o Removes planning process from political considerations and allows for objective analysis of community growth and need. The comprehensive plan is insurance that the ordinance bears a “reasonable relation between the end sought to be achieved by the regulation and the means used to achieve that end.”2 ---PAGE BREAK--- COMPREHENSIVE MASTER PLAN Adoption of a Comprehensive Plan is VOLUNTARY. Once adopted ALL land use regulations must be in accordance with it. ---PAGE BREAK--- SPECIAL USE PERMITS Definition: The authorization of a particular land use which is permitted in a zoning ordinance or local law, subject to requirements imposed by such zoning ordinance or local law to assure that the proposed use is in harmony with such zoning ordinance or local law and will not adversely affect the neighborhood if such requirements are met. ---PAGE BREAK--- SPECIAL USE PERMITS Uses are listed which the governing board has determined should be generally allowed in particular zoning districts; yet the decision as to whether and under what conditions they may actually be allowed on a particular piece of property, is left to a reviewing board in each individual case. ---PAGE BREAK--- SPECIAL USE PERMITS Allows uses that are subject to additional criteria and a more detailed review process. To provide flexibility to achieve a desired diversity of uses while insuring compatibility with surrounding properties. Can help to make sure the use would be a good neighbor. ---PAGE BREAK--- CONTINUUM OF USES (None) As-of-right Always Allowed Allowed under certain circumstances Not Allowed Special Use Permits Use Variance For each zoning district there are uses that are: The appropriate tool for dealing with these types of uses are: ---PAGE BREAK--- Lists the Specially Permitted Uses allowed in each zoning district. Specifies the criteria / conditions that must be met. Specifies the Board that will issue the Special Use Permit. Specifies the procedures to be followed in applying for a Special Use Permit. TYPICAL ZONING ORDINANCE The list of allowed uses should be clear, and defined in the law. Identify locations where special uses may be allowed. By zoning districts. By overlay districts. Specific criteria should be established for every specially permitted use. SPECIAL USE PERMITS ---PAGE BREAK--- SPECIAL USE PERMITS A use permitted by special use permit is comparable to a legislative finding that if the special permit conditions are met, there will not be an adverse impact on the neighborhood and nearby areas. • A special use permit must meet all required conditions before it can be issued. • If a special use permit meets all of the requirements it MUST be issued. • Noncompliance with a condition imposed when a SUP is granted can result in revocation of special permit. ---PAGE BREAK--- PERFORMANCE ZONING Regulates the impacts of land uses rather than the uses themselves. Open Space Ratio Impervious Surface Ratio Density Measure/Floor Area Ratio Visual Appearance Multiple uses could be allowed together as long as they meet performance standards. ---PAGE BREAK--- PERFORMANCE ZONING Open Space Ratio: amount of built to nonbuilt space; the use of open space. Impervious Surface Ratio: the amount of space covered by roads, parking lots, roofs, sidewalks, relative to the entire site. Density Measure: Residential: dwellings per acre. Non Residential : Floor Area Ratio – square feet of floor area in a building to area of the entire site. Visual Appearance: details (standards or guidelines) for buildings, signs, landscaping. ---PAGE BREAK--- OVERLAY ZONING What is Overlay Zoning ? An extra layer of regulations or standards that lays on top of several different conventional zoning districts. Does not change the use and dimensional requirements of the underlying districts unless specifically stated. Is there a physical situation that demands unique regulations? Uniformity in Zoning: similar properties should be regulated similarly. ---PAGE BREAK--- When does an Overlay District make sense ? Flood Zones per NFIP. Waterfront Areas. Historic Districts. Highway Corridors. Environmentally Sensitive Areas. Scenic Viewsheds. Prime Soil Areas. OVERLAY ZONING ---PAGE BREAK--- OVERLAY ZONING ---PAGE BREAK--- What additional regulations might be found in Overlays ? OVERLAY ZONING ---PAGE BREAK--- OVERLAY ZONING EXAMPLES Town of Fleming – Owasco Lake Watershed Overlay Purpose is to protect and improve the quality of Owasco Lake, its shoreline, groundwater resources, and surrounding watershed. Geographic extent = watershed boundary. Restricts the use of pesticides & fertilizers. Limits impervious surface to 15% - 25% of lot coverage. Requires a 50 ft vegetated buffer from mean high water mark. ---PAGE BREAK--- OVERLAY ZONING EXAMPLES Village of Rhinebeck – Historic District Overlay / Special Sensitivity Overlay Purpose: “The Village finds that properties listed on the US Dept. of Interior’s National Register of Historic Places deserve an extra level of protection Site Plan Approval for all construction & building modifications. Recommends certain building materials; prohibits others. ---PAGE BREAK--- OVERLAY ZONING EXAMPLES Town of Blooming Grove – Scenic Areas Overlays Rural / Suburban Town in Orange County, along the Shawangunk Mountain Ridge. 5 overlay districts; 4 of which deal with scenery. Scenic Gateways. Scenic Viewshed. Ridgeline. Scenic Roads. ---PAGE BREAK--- OVERLAY ZONING EXAMPLES Town of Blooming Grove – Scenic Areas Overlays Purpose: “to protect specific types of resources such as scenic viewsheds, scenic roads, and ridgelines.” Ridgeline Overlay Purpose: “protect people and property from potentially hazardous conditions particular to hillsides.” Site Plan Review required. Visual Assessment Review required in many cases. ---PAGE BREAK--- What is Transect Zoning ? aka Rural-to-Urban Transect A transect is a cut or path (cross-section) through part of the environment showing a range of different habitats. Applying this theoretical concept to zoning, a range emanates from the dense center city, incrementally reducing the level of development intensity as it transitions to a natural environment. TRANSECT ZONING ---PAGE BREAK--- TRANSECT ZONING ---PAGE BREAK--- TRANSECT ZONING Why is it used ? Easy to understand. Easily applied (lot size, block size, max. building coverage, setbacks). Defends against sprawl, protects natural areas, sets growth boundaries. Allows for variety: focus is more on intensity of development than specific land use (think Form Based Code). ---PAGE BREAK--- Why is it not used ? Strictly applied, does not allow for special circumstances. Does not always conform to natural conditions around it. TRANSECT ZONING ---PAGE BREAK--- TRANSECT ZONING EXAMPLES Onondaga County Traditional Neighborhood Development Code Scale instead of use is the basis for zoning decisions. Regulates building heights, lot configuration, and block size. Encourages compact, walkable development. Applies a regional context to identify open space conservation needs. Encourages infill and renovation projects. ---PAGE BREAK--- TRANSECT ZONING EXAMPLES Cayuga County Ag. & Farmland Protection Plan: Transect Study (2014) Reviewed the variations and diversity in topography and soils and how they related to land uses. Identified land use policy considerations that reflected the transitional nature of these transects. ---PAGE BREAK--- TRANSECT ZONING EXAMPLES Transect 1 Village of Fair Haven to drumlin cropland & forest south of Cato. Wetlands and variable soils make large-scale agriculture difficult. Land Use Policy Consideration: The potential negative impact of sign ordinances on farm accessory activities such as roadside stands. Land Use Policy Consideration: The benefits of allowing a wide array of accessory uses. ---PAGE BREAK--- TRANSECT ZONING EXAMPLES Transect 2 Port Byron to Scipio. Covers agricultural land fractured by suburbanization, through Auburn, back through lakefront suburbs, to large dairy farms. Land Use Policy Consideration: The need for farmland conservation in subdivisions and development projects. Land Use Policy Consideration: The importance of preventing use conflicts between farm activities and other, incompatible activities. ---PAGE BREAK--- TRANSECT ZONING EXAMPLES Transect 3 West-East: Aurora to Sempronius, through Moravia. Variable terrain, significant elevation changes present unique challenges. Land Use Policy Consideration: Understanding the role of agri-tourism such as wineries. Land Use Policy Consideration: The need for farmland conservation in subdivisions and development projects. ---PAGE BREAK--- TRANSECT ZONING & THE SMALL TOWN Transect Study Traditional Hamlet Settlements and Villages Identify and record Traditional Settlements. Direct development to the core rather than along road corridors. Simplify the Gradient: even a simplified transition is better than none. Role in the Regional Context Regional Cooperation and Local Implementation. Auburn’s Edge Towns vs. Remote Rural. ---PAGE BREAK--- PDD / PUD Planned Development District or Planned Unit Development NYS Town Law, § 261-c. Planned unit development zoning districts. A town legislative body is hereby authorized to enact, as part of its zoning local law or ordinance, procedures and requirements for the establishment and mapping of planned unit development zoning districts. Planned unit development district regulations are intended to provide for residential, commercial, industrial or other land uses, or a mix thereof, in which economies of scale, creative architectural or planning concepts and open space preservation may be achieved by a developer in furtherance of the town comprehensive plan and zoning local law or ordinance. ---PAGE BREAK--- Describes both the type of development and the process. Traditional zoning often does not have the ability to meet the needs for mixed uses, reduced setbacks, environmental protection, etc. PDD/PUDs can permit greater flexibility in zoning, site planning and building design. More efficient site design. Preservation of open space. Provision of public amenities. Lower costs of road & utility infrastructure. Mixed Uses. Clustering of buildings. Designation of open space. Allow a variety of building types. Promote energy efficiency. Create housing for specific and/or varied resident groups. PDD / PUD ---PAGE BREAK--- Typically negotiated between the community and single developer. Usually on a single large plot of land. Can be used to meet community specific goals. Allows a combination of uses to be planned and built comprehensively. PUDs/PDDs are formed by the local legislative body. Standards are tailored to specific PDD/PUD. PUD/PDD becomes a new, site-specific zoning district, and is added to the zoning map. PDD / PUD ---PAGE BREAK--- PDD / PUD PITFALLS TO AVOID Overuse Non-conformance with a comprehensive plan. PDD/PUDs should not be a circumvention of zoning. Can be perceived as “spot zoning.” PDD/PUDs require a great deal of planning expertise and oversight to ensure all requirements are met. Because of limited resources at Community level, they can often benefit the developer more than the community. Standards are still needed to protect the public safety. ---PAGE BREAK--- Example Standards Areas where PUDs are allowed. Developer provision of land and capital improvements for public uses. Dimensions and grading of parcels and a ceiling on the total number of structures permitted in the development. Permissible land uses. Population density limits. Amendment procedures. Schedule of development and assurance of completion. Preservation of architectural, scenic, historic, or natural features of the area. PDD / PUD ---PAGE BREAK--- PDD/PUD Local Law should have a very clear review process. Procedural guidelines. Allow for public involvement. Should be in conformance with goals/objectives/ needs identified in a comprehensive plan. PDD / PUD ---PAGE BREAK--- • Approx. 94 acres. • 4 Buildings (800,000 sq ft). • Zoned Industrial. • Located on Route 96B, Ithaca, NY. • Site is located in both City and Town of Ithaca. PDD / PUD EXAMPLE: CHAIN WORKS ---PAGE BREAK--- ---PAGE BREAK--- PDD / PUD EXAMPLE: CHAIN WORKS • Early 1900s – Site of Morse Chain Company, manufactured buggy springs, rocker joints, auto timing and drive chains, etc. • 1929 – Morse Chain joins Borg Warner. • Trichloroethene (TCE) utilized as a solvent for cleaning and degreasing. • 1983 – purchased by Emerson Power Transmission. • TCE is detected in groundwater, at levels up to 6,680 ppb (5 ppb is the standard). • 2009-2011 – Emerson Power Transmission closes site. ---PAGE BREAK--- Challenges Contaminated site (Superfund Level Zoned Industrial (commercial, warehousing, storage, etc.). Multi-jurisdictional. City of Ithaca. Town of Ithaca. DOT. DEC. DOH. OPRHP. PUD Proposal Environmental Remediation. Rehabilitation of existing buildings. Mixed Use (1.7 million sq ft). Residential (~900 units possible over 10-15 yrs.). Office. Commercial. Industrial. Open Space. LEED ND Certification. PDD / PUD EXAMPLE: CHAIN WORKS ---PAGE BREAK--- ---PAGE BREAK--- Benefits: • Remediating environmentally challenged site. • Restoring historic buildings. • ~$200 million in public/private investment. • Create estimated 1,000 new jobs. • Meet communities established need for housing w/ ~900 additional units. • Will bridge South Hill with City Downtown. • Recreational connections to Buttermilk Falls State Park, Black Diamond Trail, and South Hill Recreation Way. PDD / PUD EXAMPLE: CHAIN WORKS ---PAGE BREAK--- More Benefits: • Site is part of a potential microgrid project of 5-15 Megawatts of power (could support Ithaca College). • Increase tax base. • Meets objectives of City and Town’s Master Plans. Meeting need for housing. Concentrating growth in areas w/ existing infrastructure. Meeting need for mixed-use development. Promotes pedestrian focused modes of transport. Provides for public spaces. PDD / PUD EXAMPLE: CHAIN WORKS ---PAGE BREAK--- FORM BASED CODE If your community was destroyed, would your existing zoning code allow you to rebuild it? ---PAGE BREAK--- Responding to disasatisfaction with Traditional (Euclidean) Zoning. Strict separation of uses. Generous setbacks. Automobile oriented. Difficult/complex to administer – not user friendly. Emphasizes FORM over USE, and refocus on the public realm, i.e. streets and sidewalks. Useful for infill & redevelopment of historic town centers. Revitalization of certain areas or corridors. FORM BASED CODE ---PAGE BREAK--- They are defined around districts, neighborhoods, and corridors, whereas conventional zoning districts may bear no relationship to the transportation framework or the larger area. They favor rules for building-form in place of use-regulation, recognizing that uses may change over time, but the building will endure. They emphasize mixed-use development and a mix of housing types in order to bring destinations into close proximity to the housing and to provide housing choices to meet many individuals’ needs at different times in their lives. Greater attention is given to streetscape, the design of the public realm, and the role of individual buildings in shaping the public realm—recognizing how critical these public spaces are to defining and creating a “place.” FORM BASED CODE ---PAGE BREAK--- FORM BASED CODE ---PAGE BREAK--- FORM BASED CODE ---PAGE BREAK--- Differences from Conventional Zoning: A well-written form-based code uses plain English. Highly graphic, with diagrams and images to both regulate and illustrate intent. FBCs start with a vision and plan for a place, not from arbitrary numerical parameters typically found in a conventional zoning code. FBCs use clear, objective standards wherever possible that are based on a place-based physical plan. FORM BASED CODE ---PAGE BREAK--- More Differences from Conventional Zoning: Streamline the administrative review and approval processes. If the objective standards in the plan and code are satisfied, most development is allowed by right, increasing certainty for neighbors and developers alike. FBCs are fairly prescriptive for issues that fundamentally affect the public realm such as building height ,placement on the lot, windows and doors on the street. FBCs assume that building uses will change over time if the physical form is appropriate for the location, such changes should require minimal review or regulation. FORM BASED CODE ---PAGE BREAK--- DX-3: Downtown Mixed Use ---PAGE BREAK--- DX-3 DOWNTOWN MIXED USE ---PAGE BREAK--- Mixed Use Shopfront A building that typically accommodates ground floor retail, office or commercial uses with upper-story residential or office uses. Ground floor residential uses are prohibited. ---PAGE BREAK--- DX-3 DOWNTOWN MIXED USE ---PAGE BREAK--- DX-3 DOWNTOWN MIXED USE Build to Zone (BTZ) - The area on the lot where a certain percentage of the front façade must be located, measured as a min. & max. setback range from the edge of the right-of-way. ---PAGE BREAK--- DX-3 DOWNTOWN MIXED USE ---PAGE BREAK--- DX-3 DOWNTOWN MIXED USE Transparency - the minimum percentage of windows and doors. ---PAGE BREAK--- DX-3 DOWNTOWN MIXED USE ---PAGE BREAK--- FBC: SINGLE FAMILY EXAMPLE ---PAGE BREAK--- FBC: SINGLE FAMILY EXAMPLE ---PAGE BREAK--- Streets connections are planned in advance, rather than in an ad-hoc fashion. Public realm, streets, sidewalks, etc are given great weight FBC: STREETS ---PAGE BREAK--- FBC: STREETS ---PAGE BREAK--- Landscaping / Screening. Parking. Lighting. Signs. FBC: OTHER ELEMENTS TO CONSIDER ---PAGE BREAK--- Landscaping / Screening. Parking. Lighting. Signs. FBC: OTHER ELEMENTS TO CONSIDER ---PAGE BREAK--- Landscaping / Screening. Parking. Lighting. Signs. FBC: OTHER ELEMENTS TO CONSIDER ---PAGE BREAK--- Landscaping / Screening. Parking. Lighting. Signs. FBC: OTHER ELEMENTS TO CONSIDER ---PAGE BREAK--- Landscaping / Screening. Parking. Lighting. Signs. FBC: OTHER ELEMENTS TO CONSIDER ---PAGE BREAK--- UNCONVENTIONAL SUBDIVISIONS What are Unconventional Subdivisions ? An option for Major Subdivisions. Cluster Subdivisions. Conservation Subdivisions. Cottage/Pocket Neighborhoods. What are the Benefits of these Types of Subdivisions ? Preserve Water Quality, Protect Against Flooding. Preserve Natural Areas. Reduce Infrastructure & Maintenance Costs. Sustainable, Value-Retaining Communities. ---PAGE BREAK--- CLUSTER SUBDIVISIONS What are Cluster Subdivisions ? Grouping of residential lots to preserve sensitive environmental areas. Lot sizes are reduced so that density is maintained after “clustering.” Overall development footprint is reduced. Lot Size vs. Density: • Lot Size focuses on individual properties and sets a minimum. Density looks at the entire development and sets a maximum. • Density looks at the “carrying capacity” of the land. • Density encourages protection of resources. • Density encourages a variety of housing options. • Density limits sprawl. ---PAGE BREAK--- CONSERVATION SUBDIVISIONS What are Conservation Subdivisions ? Popularized by Randall Arendt. Low Density Residential (typically served by septic systems). Large Open Space Areas (>40% of buildable land). ---PAGE BREAK--- CLUSTER VS. CONSERVATION Cluster Subdivision Conservation Subdivision Open Space Amount 25% to 30% > 40% Open Space is Taken From All Land Buildable Land Open Space Quality Not Considered High ---PAGE BREAK--- CLUSTER VS. CONSERVATION A. B. C. D. E. F. G. H. I. J. K. L. M. N. O. ---PAGE BREAK--- CONSERVATION SUBDIVISIONS Characteristics & Elements of Conservation Subdivisions: Preserved Land should be a priority, not an afterthought. Single-Loaded Streets. Curvilinear Street Segments & Reverse Curves. Terminal Vistas. ---PAGE BREAK--- CONSERVATION SUBDIVISIONS Characteristics & Elements of Conservation Subdivisions: Preserved Land should be a priority, not an afterthought. Single-Loaded Streets. Curvilinear Street Segments & Reverse Curves. Terminal Vistas. ---PAGE BREAK--- CONSERVATION SUBDIVISIONS Characteristics & Elements of Conservation Subdivisions: Preserved Land should be a priority, not an afterthought. Single-Loaded Streets. Curvilinear Street Segments & Reverse Curves. Terminal Vistas. ---PAGE BREAK--- CONSERVATION SUBDIVISIONS Characteristics & Elements of Conservation Subdivisions: Preserved Land should be a priority, not an afterthought. Single-Loaded Streets. Curvilinear Street Segments & Reverse Curves. Terminal Vistas. ---PAGE BREAK--- CONSERVATION SUBDIVISIONS Characteristics & Elements of Conservation Subdivisions: Preserved Land should be a priority, not an afterthought. Single-Loaded Streets. Curvilinear Street Segments & Reverse Curves. Terminal Vistas. ---PAGE BREAK--- CONSERVATION SUBDIVISIONS Characteristics & Elements of Conservation Subdivisions: Preserved Land should be a priority, not an afterthought. Single-Loaded Streets. Curvilinear Street Segments & Reverse Curves. Terminal Vistas. ---PAGE BREAK--- A conventional subdivision of 130 acres might have… 55 lots with a lot size of 2 acres. No considerations of water resources. CONSERVATION SUBDIVISIONS ---PAGE BREAK--- Whereas developing it as a Conservation Subdivision would produce… 55 lots with a lot size of 3/4ths of an acre. 62% of subdivision is preserved. Trails & historical elements. Floodplain protection. CONSERVATION SUBDIVISIONS ---PAGE BREAK--- Step 1: Determine the yield of the land. Subtract roads and Primary Conservation Area from Total Area. 36.9 acres / by 2 acres per dwelling = 18 lots. CONSERVATION SUB-DIV. STEPS ---PAGE BREAK--- Step 2: Identify All Potential Conservation Areas. Primary & Secondary. CONSERVATION SUB-DIV. STEPS ---PAGE BREAK--- Step 3: Locate the House Sites. Before Road Layout to maximize placement. CONSERVATION SUB-DIV. STEPS ---PAGE BREAK--- Step 4: Designing Street Alignments & Trails. Try to avoid stream crossings. CONSERVATION SUB-DIV. STEPS ---PAGE BREAK--- CONSERVATION SUB-DIV. STEPS To Summarize: Total Area = 46 acres. Primary Conservation Area = 5.0 acres. Total Buildable Area = 41 acres. Secondary Conservation Area = 24.5 acres Developed Area = 16.5 acres. Allowed Density = 18 lots. Each Lot = 30,000 sf. ---PAGE BREAK--- CONSERVATION SUBDIVISIONS What are the benefits of conservation subdivisions ? Protection of Resources. Smoother Review. Lower Maintenance / Infrastructure Costs. Marketing & Sales Advantages. Value Appreciation. Reduced Demand for Public Parkland. ---PAGE BREAK--- CONSERVATION SUB-DIV. EXAMPLES Scipio Zoning Regulations Provides “intensity” options for Major Subdivisions in all districts. Option 1: “Basic Conservation” allows one unit per 80,000 sf of land. Option 2: “Low Density” allows one unit per 10 acres. Option 3: “Hamlet Conservation” allows one unit per 28,000 sf of land, 1/4th of which must be placed in a conservation easement. District Option 1 Option 2 Option 3 Agriculture / Residential District Hamlet District Water Conservation Overlay District ---PAGE BREAK--- CONSERVATION SUB-DIV. EXAMPLES Dryden Conservation Subdivision Law Required in “Conservation Zoning District,” optional in others. Flexibility: Lot Size is variable. Wells & Septic Systems can be shared and located in Common Open Space. Shared Driveways are “encouraged.” ---PAGE BREAK--- CONSERVATION SUB-DIV. EXAMPLES Radisson Community – Lysander variety of housing options in a park-like setting.” First residence constructed in 1974. 2,943 residences. More than 500 acres (38%) of “open space” including natural areas, trails, parks, and a golf course. ---PAGE BREAK--- CONSERVATION SUB-DIV. EXAMPLES ---PAGE BREAK--- ---PAGE BREAK--- COTTAGE / POCKET NEIGHBORHOODS What are Cottage/Pocket Neighborhoods ? Cluster Subdivisions on an even smaller scale. Floor Area Ration (FAR): Based on building size, not lot size. Maximum square footage established, # of units is up to developer (Individual houses range from 800 to 1200 sf). ---PAGE BREAK--- COTTAGE / POCKET NEIGHBORHOODS What are the benefits ? Good for infill development of smaller lots. Allows for aging-in-place when downsizing. Still protects resources. What are the drawbacks ? Expensive. Requires separation from similar. ---PAGE BREAK--- WHICH COMPONENTS WORK FOR YOU ? Always be thinking about Resource Protection: Wetlands & Floodplains. Steep Slopes Prime Soils. Historical, Archaeological, & Cultural Features. Wildlife Habitats & Migration Corridors: Contiguous Woodlands. Viewsheds. ---PAGE BREAK--- WHICH COMPONENTS WORK FOR YOU ? Always be thinking about Resource Protection: Dimensional Flexibility allows a developer to work around a resource that does not conform to Euclidean measures. First Step: Inventory / Mapping of Important Resources & Sensitive Environmental Areas. Second Step: Review Code – Consider Lot Size / Density, Lot Widths, etc. ---PAGE BREAK--- QUESTIONS ? DAVID NELSON, AICP [EMAIL REDACTED] (315) 253-1484 JOHN ZEPKO, CPESC [EMAIL REDACTED] (315) 253-1633