Part VII: SUB-AREA ONE: IMPLEMENTATION
SUB-AREA TWO: IMPLEMENTATION
SUB-AREA THREE: IMPLEMENTATION
SUB-AREA FOUR: IMPLEMENTATION
LAND USE IMPLEMENTATION
A number of strategies are available to implement the vision for the future development of the sub-areas. In developing a general implementation strategy, consideration of each of the following strategies is appropriate.
The most obvious vehicle for land use control is the development of regulatory changes to zoning and subdivision regulations to implement desired form and combination of uses. This method of implementation might be accomplished via the adoption of a new zoning district or planned unit development (PUD) district. In the alternative, this might better be accomplished through the expansion and modification of the Urban Business overlay district. In either case, it would appear appropriate to create specific development standards that would apply to each of the Sub-Areas.
In some instances the sub-area standards would relax restrictions that do not permit desired form or uses, in other instances the standards would impose restrictions where necessary to preclude undesirable results. PUD and overlay options are compared below.
Regulatory changes always have the potential for being controversial because they effect current entitlements. Moreover, changes to zoning regulations provide only rough parameters under which development occurs. Where possible, regulatory changes should be combined with other implementation strategies to promote and encourage desired results.
In instances where it is necessary to relax regulations to achieve desired results, it may be appropriate to tie the regulatory latitude to some other desired result. For instance, where an inviting pedestrian oriented commercial area is desired at station stops, it may be appropriate to reduce setbacks to encourage sidewalk fronting retail. Obviously, however, the overall goal would not be enhanced where the form of development itself is not conducive to a positive pedestrian experience. Therefore, it may be appropriate to relax the setback only in conjunction with requirements for pedestrian entrances and visibility.
While zoning and regulatory measures are by nature generally tools of broad brush uniformity, use of public funds can generally be handled in a more discretionary manner. Where public funding of site specific infrastructure is available, such funding may be made contingent on specific conditions or on development meeting design standards that are additional to the development standards contained in the zoning. For example, irrespective of whether regulatory entitlements allow for more liberal development, if tax increment funds, bond money, or other public funds are available for participation in the funding of streets or streetscape adjacent to a site, such public funds in some instances could be tied to the owner/developer who adopts a design that meets the envisioned land use goals for a particular sub-area.
The table below sets forth an outline of specific measures that may be appropriate to take to facilitate implementation of the land use vision and desired development for all Sub-Areas. Timing of various measures should be considered in light of the overall implementation strategy and the general considerations outlined earlier.
This table assumes a regulatory amendment strategy based on an expansion of, and elaboration of development standards within, the Urban Business overlay district. However, the table could easily be modified to reflect a strategy based on the establishment of a PUD.