HomeMy WebLinkAboutP & Z packet 4-23-08
City of Cape Canaveral
PLANNING & ZONING BOARD REGULAR MEETING
CITY HALL ANNEX
111 POLK AVENUE
APRIL 23, 2008
AGENDA
7:30 P.M.
Call to Order
Roll Call
NEW BUSINESS
1. Approval of Meeting Minutes: April 9, 2008.
OLD BUSINESS
1. Discussion Re: Mixed Use Districts.
OPEN DISCUSSION
ADJOURN
Pursuant to Section 286.1015, F .S., the City hereby advises the public that: If a
person decides to appeal any decision made by the Planning and Zoning Board
vvith respect to any matter rendered at this I! leeting, that person vvill need a
record of the proceedings, and for such purpose that person may need to ensure
that a verbatim record of the proceedings is made, which record includes the
testimony and evidence upon which the appeal is to be based. This notice does
not constitute consent by the City for the introduction or admission into evidence
of otherwise inadmissible or irrelevant evidence, nor does it authorize challenges
or appeals not otherwise allowed by law. This meeting may include the
attendance of one or more members of the Cape Canaveral City Council, Board
of Adjustment, Code Enforcement and/or Community Appearance Board who
mayor may not participate in Board discussions held at this public meeting.
Persons with disabilities needing assistance to participate in any of these
proceedings should contact the City Clerk's office at 868-1221, 48 hours in
advance of the meeting.
105 Polk Avenue" Post Office Box 326 .. Cape Canaveral, FL 32920-0326
Telephone: (321) 868-1222 .. SUNCOM: 982-1222 .. FAX: (321) 868-1247
www.my-tlorida.com/cape .. email: ccapeca..tlaveral@cfl.rr.com
PLANNING & ZONING BOARD
MEETING MINUTES
APRIL 9, 2008
A Regular Meeting of the Planning & Zoning Board was held on April 9, 2008, at
the City Hall Annex, 111 Polk Avenue, Cape Canaveral, Florida. Chairperson
Bea McNeely called the meeting to order at 7:30 p.m. The Secretary called the
roll.
MEMBERS PRESENT
Bea McNeely Chairperson
John Fredrickson
Donald Dunn
Harry Pearson
John Johanson 1 st Alternate
Ronald Friedman 2nd Alternate
MEMBERS ABSENT
Lamar Russell Vice Chairperson
OTHERS PRESENT
Susan Chapman Board Secretary
Robert Hoog Mayor Pro T em
Shannon Roberts Council Member
Kate Latorre Assistant City Attorney
Todd Morley Building Official
Todd Peetz City Planner
NEW BUSINESS
1. Approval of Meetinq Minutes: March 26, 2008.
Motion by Harry Pearson, seconded by Donald Dunn, to approve the meeting
minutes of March 26, 2008. Vote on the motion carried unanimously.
OLD BUSINESS
1. Discussion Re: Mixed Use Districts.
Todd Peetz, City Planner, gave a brief overview of the articles contained in the
Board packet.
The City Planner pointed the Board members to a map highlighted with proposed
mixed-use locations within the City as follows: Central Boulevard, Center Street,
northern ~~orth Atlantic Avenue, and the McDonalds area. More specifically, at
the corner of N. Atlantic Avenue and Central Boulevard; the West side of Center
Street where the old Chrysler building is located; the \".vest side of the canal, the
United Space Alliance property, north to the AJT property; and the Jungle Village
property continuing south past Martin Greene's property.
Planning & Zoning Board
Meeting Minutes
April 9, 2008
Page 2
The City Planner spoke regarding types of proposed uses in a mixed use
development as follows: Mixed use development refers to the practice of
containing more than one type of use in a building or set of buildings. In zoning
terms, this could mean a combination of residential, commercial, industrial, office,
institutional or other uses.
The City Planner explained the key components of mixed use development. He
stated that mixed use development refers to the practice of containing more than
one type of use in a building or set of buildings. In zoning terms, this can mean
some combination of residential, commercial, industrial, office, institutional or
other issues.
The Planner outlined elements of mixed use as follows:
. Entrance sign
. Architectural design standards (facade, color, theme)
. Village style mix of uses (retail, office, restaurant, civic, residential)
. Flexible setbacks
. Plazas, fountains, and public spaces
. Parking type (rear, on/off street)
. Pedestrian and bicycle oriented (bike racks, benches, bus stop)
. Traffic calming devices
. Landscaping
The City Planner advised that he would present photos of mixed-use, at the next
____i.=___ ___1..,.,..=_1_ ___=11 =___1___1_ .Li_ _ L_II____. _ _ _ I
f!!eeU!!y, WfllGn Will IflCluae me fOllowing examples:
. Architectural Standards - windows, doors, roof peaks, walls, facades,
arches, railings, signs, balconies, front walks, and awnings.
. Walls - clapboard, bricks, and stucco.
. Landscape Standards - screening; and vegetation placement
. Focus on Village Center - office, retail, residential, including:
relationship of buildings to public spaces; building orientation;
gathering spaces, civic spaces; open spaces, parks, and recreation.
. Parking - shared parking, on-street parking, permeable parking lots if
available, paralleled parking, shade trees, and bike racks.
. Sidewalks - connecting walkways, breezeway, bicycle path, pedestrian
path, and transit stops.
. Lighting features.
. Pedestrian friendly streetscape/hardscape - benches, and street
furniture.
. Markers/Signs - things that provide direction.
Planning & Zoning Board
Meeting Minutes
April 9, 2008
Page 3
. Traffic calming devices - pavers, textured pavements, pinch in the
road (chokers), narrow roads, winding roads, raised intersections,
crosswalks, on-street parking, landscaping (sides/center of the roads),
speed humps, bumps, tables, cushions, etc.; and traffic circles.
Discussion was held regarding: traffic, parking, walking distances, bike riders
and bike paths, transit stops, lighting, street furniture, markers and directional
signs, traffic calming, climatic weather, landscaping, potential properties that
would be a good location for mixed use; impact to existing infrastructure;
incentives for the City's tax base to grow; providing services to the residents;
tools to make property viable for redevelopment; growth; the City being 93%
built-out, and building has stopped; the City is heading towards a $600,000 deficit
tlY thE! tlE!gillr!illg ()f thE! OEl)(t /)llggElt YElClr; tOEl~QClrcl'$ GOClH13D913 i$ to move
forward with what is best for the City to attract development; bringing money
back into the City from County tax dollars by defining Community
Redevelopment Agency's (CRA) areas to improve that area(s) infrastructure;
redevelopment; create and provide new incentives and flexibility for investors to
want to come into the City, which would help grow the City's tax base.
Todd Peetz advised that last year, the Business and Cultural Development Board
performed a redevelopment study. He noted that he has seen mixed
developments work in other communities, and believed it would be a great asset
to the City.
The Board reviewed a table showing the eight CRA's in the County, and how
much tax money the County and Cities have to pay into each eRA. Bennett
Boucher, City Manager, stated that if Cape Canaveral were to implement a CRA,
funds can be used to improve roadways, bury power lines, street scape and
other CRA related projects. He advised that it is a funding source that the City
should consider for redevelopment. Discussion followed. Mr. Peetz added that
the City should create a concept of product for potential redevelopment areas
that the City is looking for to achieve. He stated that the zoning map would ne13d
to include a mixed-use overlay referencing the locations and the City would also
need to do a Comprehensive Plan Amendment. Discussion continued.
Joyce Hamilton, citizen & business owner, stated that the City has a problem
novv, not 20 years dovvn the road. She further stated that redevelopment is a
good idea for the City; and the City has an investor that is willing to spend a lot of
money to bring needed services into the City, which will strengthen the City's tax
base. She encouraged the Board to seriously consider creating incentives for
developers to want to build in this City.
Planning & Zoning Board
Meeting Minutes
April 9, 2008
Page 4
Chairperson, Bea McNeely, advised that she wanted the Board to be provided a
map of potential eRA properties; wanted the Board to see a CRA presentation;
and a PowerPoint presentation of how they did the CRA in Satellite Beach.
Bennett Boucher, City Manager, congratulated Dr. John Fredrickson for being
reappointed as our Brevard County School Board liaison.
There being no further business the meeting was adjourned at 9:25 p.m.
Susan L. Chapman, Secretary
Meeting Type: Planning &
Zoning Board Meeting
Meeting Date: 4/23/08
AGENDA
Heading Discussion
Item I
No.
AGENDA REPORT
PLANNING AND ZONING BOARD
THE CITY OF CAPE CANAVERAL
SUBJECT: Discussion: Continued Discussion on Mixed Use Districts.
DEPT./DIVISION: Building Department
Requested Action:
Discussion to provide staff direction pertaining to mixed use districts.
Summary Explanation & Background:
This is a continuation of the Planning and Zoning Board's discussion regarding mixed use districts. At the last
meeting the City Planner provided additional information regarding the development standards for the Baldwin
Park and OrIa-ndo's Southeast Sector Plan mixed use developments. The elements of mixed use were also I
discussed. The City Planner will present a powerpoint presentation, showing how the different elements of those and
similar mixed use districts were actually developed. The purpose of the presentation is to provide examples of
real world application to the code standards that were made available last week. The presentation should also I
, provide som~' additional insight to how mixed use develops look and function.
I
Exhibits Attached: Recent news articles about mixed use districts.
City Planner's Office Department: Buildi~g Department
I I I
County pressed on Odenton -- baltimoresun.com Page 1 of3
Pbaltimoresun.com
AprM 16, 2008
l.c'Q;n or ~eGl:',,(;:"
County pressed on Odenton
Developers want action on town center to avoid losing to nearby counties
c~:,,~ft:~ ad By Phillip McGowan I Sun reporter
Jobs April 6, 2008
Cars
Real E'tate With no plan yet in hand to finance the key Infrastructure for the Article tools
Apartments QQJm!Qn Town Center. developers and business leaders fear that Dc-moil
Calebr.""ns bultdlng will stili be in Its Infancy in 20 t t when the first wave of S1W.m
~a~n new government workers and pnvate-sector contractors descend ~PiJnJ
Persts als upon an expanded Fort Mell.de. "'" .
e "'@~
Groc€fy Coupons Builders and chamber leaders are urging Anne Arundel Coun~y Te\\ SID"'. ..... ..
Weather officials to determine the dImensions of a taxing district, which
would generate a porMn of at least $30 million required to build
Traffic roads and utilities to umfy the town center's 220-acre core Without that being settled.
they say, potential tenants and residents Will flee to more clearly progressing projecls In
News nearby Prince George's and Howard counties
M~:ru~:~e c '1"'he developers are on board." said Claire louder, executive director of lhe West County
Anne Arun0:i Cha.mber of Commerce, "The developers are n.ot the problem, The county 1"$.
Baltimore Co
Carroll "The issue is simply the amount of time it is taking to come to a conclusion," she said_
Harford "This was supposed to be wrapped up months ago. The county's ability to put numbers
Howard In place in a timely fashion for the project that has b€en ongoing for decades is the
Cnme problem The developers could have come up with a solution months ago. But Ihe county
::O~~~ doesn't want to do It that way.""
Education
BRAC Conceived 40 years ago, the 1,600-
Eastem Shore acre town center IS designed to
Bay & Enwonment Odenton Town Center area connect Odenton's bustling MARC
....,( \.... station to a shopping core With easy
sports .y I - ,/ access to hiking and blkmg trails
r'~ and Its historic district.
Lifestyle
Buslnassll ,,, Building the Odenton Town Center.
though. has proven easier said than
Opinion " " ,- done, It spr-eads across wetlands
woods, a cnsscross of roads and
Blogs A"*""~,,,,'" / highways, established residential
. ,>>~ > ,"':~'" zS) nelghborho<Xls and bUSiness
Travel of'" ~, districts, and shullered buildings.
. i '~....', Several major developers and
Shoppmg ~ &: scores of other building interests
Resources "". fQ "" 2 } have projects .at stake. The
Print Eaition ~c,.. ~ ( x Ii;; : ' compleXity of lnt~res!s has. ~t the
Wireless Edition K ~=;y: ; county into the dIfficult POSItion of
'--,c~ "'~~....- 1 ... .1,;0'- ; acting as L"le lead de-veloper. said
Newsletters/Alerts I '-\~,~); Jay WIner, president of A.J
Archives . Properties, one or the major
T ~PiC GaJtenes developers
Site Map
Services Ads by Google "The good news is: The county and
StItrscrioor SE't\11CeS state are really senously focused on
Media Kit It for the first time, to Winer said.
Reader Rewards "'That is good. But there is any
Sun Store number of things sw!(Hng around,"
Contesls
Spedot Secuons County offiCIals are continuing to
~;~:~ ad negotiat~ a spedal taxing district
Speakers' BureaU Wlt~ deSIgnated land owners:
FAOs rnamtam their pressure on national
C<ln<<x:r Us real estate developer Ir.a(!]illi)]!
CIO'!\'.CO, for a payment In lieu of
taxes for a IT'la$SN8 office project on
Fort Meade land' and shepherd
along state leglslalion that would
allow Anne Arundel Coonty to
s.phon off a port.on of property
taxes collected from tovvn.-center
tenants to pay for the centers
tmrastructure
C;,ONSTRUCTiCN
C,;.MF COUNSELOR '-_~__.~'__~_'nn_'h. -'----,-.'-'-,- ----,-- County Executive JQflrLfiJ..e9J29:IQ..
!::lECTR,ClArJ a Republican, said that the county
EW';"NEERiNG remams on pace to meet his
_ adm!fllstrahon's goals of getting
V,ew a" Top Job. Related News from the Web 'slgnificant amounts' of
. f:(e:<1ll;state development u'1c1-er-_7\:'/"-')~~::'y'r:y-, t".:'::,:s::.:, ,',_,>_'_:j~ . ~- -,
. TrammelLCrov.: ~~l~ l~~: t;r:ln.~-:,- _ '_:~;;:::":c~:::i:,L:~:>j~,,;_,;,:;:,::};-:i\; ~~:f: ~r2~~~7~county
Powered by JgQ!l-_n~ ~~'~;;;;'l:,~v;:.:::'h-:;~';": "lMt, :......- -- 17--.-"--
that wrH spur th,~ :"@:: 't\>"J___---,0--;;'~
whJ!e~coflar Jobs. "", -.:'
httn. / lwW'W hl'lltlmATP<::lln {'()'rn/nf'\JJ<::/lA{,>> l/~nn">>nln,.lpl/h" 1-".. ,...,,.l,,nfr\t',nr;<>....rf){; n ')') Ann":! 1~.. A /1 {; J')()nQ
County pressed on Odenton -- baltimoresun.com Page 2 of3
Ami!: AiHln~nty resources
"I am optJm,stlc ,n Ihat I sense a shared purpose on a part of all conG '1; p ~ ers. Web sites and
developers. the adm,mstralion, Ihe (county) councr!. the West County; n H residents
saId. "All the ,nterested part'es share a deslfe to see this prOJ€ct br~I~~'on. ty
. ' The Sun's Annt Arundel County bureau
Robert L. Hannon, Leopold S right-hand man for town cenler proJectS'~'ihT~ '00 for port rs d r1"
. - . , re e, a ve Ismg,
factor IS detennln'ng more precIsely the scale of the developmenl In t\YeilVl!~"lfI!ff'n WS'1ip
~ M~ il~~~Ww.'1\'e said. county offlcI81s can also get-a precl e es Imate s
on the scale and cost of Ihe Infrastructure 10 support the prOJects. Hd sa,d he hoped to
na,1 down a laXing district by the summer.
Hannon. chief executive of the county's economic-development
Interest Of the major developers and other local Interests "are
direction." Infrastructure funding will also be derived from
poSSIbly through major developers making add,tlOnallump-sum
Jay Baldwm. pres,dent of Rehable Contracting Co. Inc., saId there
for a taxing d,stnc!. noLng that one can only be fanned when It has
percent of the land owners - and they must represent at least 75
proposed acreage
"The b'ggest property owners all want the taxmg distnct: said
$150 mdhoo mixed-use prolect near the Odentoo MARC station,
want It: that's the problem, The special tax dls!nct IS a done Issue.
BaldWln has proposed that the several major developers make a
pool their money 10 pay for the infrastructure. Under such an
developers would be rellnbursed by others who would bUild in Classifieds
In the meanLme, construction Will begin on four projects In and around t~e areS'\!\!!; HOMES SHOP
year. They Will offer the first wave of apartments. retail, office space. and hotel. accordmg
to county and business officials:
. The Villages of Odenton Stalion - 220 apartments and 60,000 square feet of retaIl.
. The first phase of the Halle Cas.' Odentoo Town Center - two office ~~~ ~,~~~
square feet apIece and a ga"'ge complex
. Town Center Commons - more than 160 residential uOlts. likely aparments. ~'AL SECTIONS I
70,000 square feet of retail and a 100-room hotel.
r----4f~-iiUld.;;;i.,.PII.n.lor tI~
. Health and Technotogy Campus. devetoped by Winer - 64,000 sqed,,, fed v v '" .-
space, Featured Video Advertisers
Councilman Jamie Benoit, a Democrat who repr~sen!s Odentofl, :SaId il'~1~~trv1 for
the LeopDld admmlstraUooto support hiS bllllhat would aller the zonIng 'flIP ~?rl11 rO\l}'Ah and Fitn... Cent.,
center parcels, That WOlJld spur more developers 10 introduce prOjecp:; an~I:fO{'id~
greater finanCIal predlctabllrty m shanng the infrastructure costs, _opu. r S or es: Marytand N?WS
Most ....i-ew-eo Most e-mafled
Leopold, however, has said he would not consIder zoning changes unHl after a formal ----,-_._---- ..~.,,",.
review of the county's once-a-decade growth plan - pushing Ihal zon,r'ij#/l.ilSd!l!l\ ~d in killing tells pollee 'It was
months. a mistake'
: OffIcer hit In daylight gunbaltle
"Fo!ks COOling here as a result of BAAC win not wait for Anne Arundf;l County to get this
town center nght: BenM saId, . Police blotter
State police seek to identify remains found in
Developers are also hopeful that the cQunty has filOved qwckly on t!1e ,~,gg.@treview of
individual projects 3S was done for Annapolis Towne Center at Parole. The. qeveioper for
the AnnapoliS project purchased the 35-acre tract ,n Apn! 2004 aM r~l!r~~ce gun charges, delay in Iraq
development approvalm December 2005. deployment
More most Vie-fled
Major Projects typ,cally take two 10 three years to be processed by county. reYlewers_ .
Leopold sa,d he woutd support qUicker revIews.
l\DVERTlSEMENT
pn,II.I1JCgowan@baitSun.Com
More aftJcfes
Copynght@2008. The BalomGre Sun
amNY ! Chicago Tnbune I Dii'ly Press f Hartford COt/rant! LA TIme$ I NeWS-Clay I Orfaf\do SentInel I S(j()-Si:;ntmeJ ! The Hormng
wH t The Vifqinia G.uette
AOOllt baltimoreSufu;om I About -rn.e Baltimore Sun I friblme I Sun StOf~ I GP.t home deflvery
. " ~ .
Jo/)$ I Autos f Home$ I Apartments I ~'\{jploca1.com t i).iscoont ShOpping I fSBO I Booah! Coupons i Open Houses J Houses for
Rent
Privacy Pollq J Term.s or Set'Vlce ! WQlk fOf us I FeedbaCK
httn'/Iurww h::lltim{\rpC<l1n ('C\m/npulc</1c\r'e>1/e>nn"''''T11nrlpl/h",L",r ArlP",tA"'{)(;""'.,.()(; () '1'1A{){)'11 ~. A /1 t::. Vln.n.O
Letters: Queset Commons compatible with surroundings - Easton, MA - Easton Journal Page 1 of2
Homepage II
Letters: Queset Commons compatible with
surroundings
Thu Mar 20, 2008, 03:46 PM EDT
EASTON - TO THE EDITOR:
April 14th Special Town Meeting is fast approaching, and so is consideration of the creation of a new overlay
zoning district to allow the development of a project called Queset Commons. Chapter 40R of the Massachusetts
General Laws encourages towns to establish such overlay zoning districts to promote smart growth development
40R provides substantial financial incentives to communities that adopt these zoning districts.
Our town will continue to grow, with or without a Smart Growth Plan. The advantages of adopting such a plan
are many. A smart growth approach addresses crucial concerns such as wastewater treatment, traffic congestion,
impact on schools, and revenue for local government. In other areas of the country, cities and towns have already
developedhighlysiiccessfiil"commuIiifieswithmcommuIiities," utilizing a smart growth model.
Queset Commons would be the first such effort in Easton. The proposed project would be located on several
parcels of land west and south of "Queset on the Pond" and behind existing commercial properties on Route 138
at Route 123. As a mixed-use development, the project would feature a range of residential options, including
140 traditional rental units, 80 assisted living units, and 60 condominium units targeted at the "empty nest" buyer,
as well as retail and professional office space. Other features include a 15,OOO~square-foot conference center at
Morse's Pond, a specialty food market, 15 acres of open space with walking trails, underground parking for
residents, and a tertiary wastewater treatment plant.
As many longtime residents of Easton are well aware, we did not have a plan for growth in the early 1970s,
when Route 138 was enveloped by condominiums. As a result, there have been failed septic systems, demand for
town and school services which far out'Neighed real estate tax receipts, and significant lost opportunity costs in
relation to blocked commercial development that would have brought jobs and increased revenue to the towl1.
Plain and simple, we were not "smart" in the type of development that we allowed to take place. Let's not make
the same mistake again.
The Queset Commons project is compatible with existing surroundings and, as required under Chapter 40R, is
located near public transportation and major transit routes. Residents will be less automobile-dependent, the
impact on schools will be minimal due to the size of the units, and there will be a net gain in annual local tax
revenue (gross receipts minus cost of town and school services), as well as one-time state 40R incentive and
"bonus" housing permit payments. Easton is a wonderful community with a proud history and a delightful smaIl-
town flavor. Queset Commons is a project that will allow us to protect and improve the character of the town we
all love.
At the April 14th Special Town Meeting, please consider a "yes" vote for the new zoning overlay district known
as Queset Commons.
Carla Goodwin
SymphonyDrive
Carla Goodwin is aformer selectman and school committee member.
r~~~~~+~ ifl\
,"--,VllllU\o..<ll\..C) \ V}
http://www. wickedloca1.com/ easton/homepage/x89975 65 62 4/1612008
Charlotte Observer I 03/29/2008 I New kind of growth emerging for Charlotte Page 2 of3
; POS1(~d on Sat, Mar. 29, 2008 emaiJ print reprint or license
i AIM del.icia,us Olgg It
I
I New kind of growth emerging for
I
i Charlotte
I Expect walkable, urban places anchored by transit stations
I
I CHRISTOPHER B. LEINBERGER
I
I Special to the Observer
I have been coming to Charlotte for 25 years, consulting for the likes of Crosland and
Faison Enterprises. and have observed in Charlotte one of the most remarkable
I metropolitan transformations in the country. The economy has obviously changed,
I becoming one of the largest concentrations of U.S. financial institutions, thanks to the Iike~
of Hugh McColl, Bank of America and Wachovia.
Your town has seen the metropolllan edge grow into South Carolina and up past
Davidson. This sprawl is balanced by the splendor of uptown, or Center City, partially a
I benefit of McColl's focus on your downtown.
i I returned to Chartotte two weeks ago, courtesy of the Charlotte Region Civic By Design I
I Forum, sponsored by AlA Charlotte, to see what has happened since my last visit and to
give a speech abouttha structural shiff in how the country is building its built environment.
i As I mentioned in a column in the Observer before I came (March 8, "Charlotte, walk this I
i
I way"), the metro areas are changing from just offering the Ouie and Harriet version of the
I American Dream and adding a "walkable urban" Seinfeld version as well. I
I
I So what did I see in Charlotte? I
i First, I saw the beginning of the end of sprawl. Like much of the rest of the country, the
I over-production of automobile-driven suburban development at the fringe of your i
I
I metropolitan area has reached.its limits, The combination 'ofoutmgeouscommutes;hlgh I
gas prices, and the increasing number of consumers preferring a walkable urban way of I
life have combined to end the geometric Increase In land consumption,
i The sub-prlme crisis has just accelerated an underlying trend. That trend demonstrates I
I ;
I that a lifestyle predicated on Cheap gas, subsidized infrastructure and long commutes i
could not last. I
Walkable, urban places I
1 I
I But what is emerging to take its place?Metro Charlotte seems to be following a national I
trend in creating and growing high-density, walkable urban places. The opening of the
Lynx light rail line to the south is showing the way. It starts in a re-energized Center City
j with the one--of-a-kind performing arts center, rnuseurns, high-rise tempies of commerce. I
sports venues, a convention center, high-end hotels, the central library, among other I
I
i regionally significant tieasurss. TheiS is now a -there there- ill Center City. I
I However. housing is the true sign that a downtown is viable. For years, the few urbanites I
I
in Chanotte found refuge in the Fourth vVaru, one of the speciai piaces in the South_ I
However, resilient. safe and racially and socially integrated housing districts have
i emerged In the First, Second and Third Wards, as well as the beginning of luxury high-rise
I I
living in the heart of Center City. There even are small grocery stores and some of the I
I best dining in the region. You are seeing the emergence of a Big City. I
i
i
I But it definitely is not confined to Center City.
Downtown-adjacent places such as Southend, arts-focused places like NoDa, and i
emerging Elizabeth Avenue and Midtown aU are providing rich options. Each of these !
i places has its own character. These places offer a somewhat lower density, but still i
walkable urban, alternative to Center City. I
I There is going to be a major hurdle to transforming SouthPark into what it wants to be, an I
i upscale walkable urban place like Winter Park in Orlando or Bethesda near Washington, I
i
I D.C. It was buill for the easy movement and storage of the car, and a decision will have to
be made as to whether it wants to be a drivable place - or a walkable place. Right now, it I
is trying to be both, Is neither fish nor fowl, and !his will fail. The fact that there are no I
i plans for rail transit nearby is just one of many signs that it is a very conf....lsed area. I
I i
I Metro Charlotte's future I
i Regardless of whether SouthPark figures out what it wants to be when it grows up, there
i will be 8-10 regionally significant, wafkabfe urban places to devefop in Metro Charlotte
i over the next two decades. Each will have a unique character and different density. What I
i
i they will have in common is thatlhey are walkable (also bikable) for most residents' I
I everyday needs and maybe even employment.
i Only four or fNe have begun to germinate so far. SouthPark should be on that list but I
I
i won't be until it solves its identity crisis. Where will the others emerge? Best bet is to follO'o\
I the rails. Most wijf be anchored by a transit station.
I
i I think I have seen the future of Charlotte. Continue to build out the light-rai! system and I
i
i encourage mixed-use, high-density zoning around the stations. You will find that your
extraordinary growth of the past generation will continue but in a new and different mannel i
! since the market demands different options. You will also find that this new kind of growth !
I wHI be &onomically. financially and environmentally more sustainable.
I
--. -. I
Christopher B. Leinberger is a visiting fellow at the Brookings Institufion, a professor at fhe I
University of Michigan and a real-estate developer. He is author of "The Option of
Urbanism: Investing in a New American Dream. . Write him at i
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Editorial
Ship shO\vs public access can be Onice'
By Th.~.SQI}tiIl~l, March 18, 2008
Last updated: Tuesday, March 18, 2008 8: 12 AM EDT
Shippensburg Township is throwing a party at the end of the month, and every resident is invited.
Not to make light of a serious occasion, the township has planned an open house March 31 to present
the draft of a new zoning ordinance. This should be cause for celebration, though, because ofthe lengths
officials are going to solicit public participation in this important change.
No community takes on zoning lightly. Zoning disputes can be some of the most bitter a local
government has to deal with.
But no matter how hard it tries, every community winds up with a patchwork zoning code, thanks to the
succession of amendments and waivers added on over time, that is confusing n and sometimes
inequitable. Then it's time to turn to the drawing boards and come up with a new roadmap to guide
future change and growth.
That's the case in Shippensburg Township. As township secretary Linda Asper notes, trying to interpret
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the current cart be I p lan, I know to "
she saY$.
The dtaft that wiHbe presented for inspection and public comment has been tWo years in making. A
nine-member COmmittee working with the t()wnship engineer has studied where development has
occurred in the past and the likely needs ofthe future.
The neW pl(j.n, they hope, recognizes the rural character of the township. It clarifies a number of existing
classifications, naming an Industrial District (1), for example, in a,n area currently designated
Manufacturing General (MGj. A Mixed Use. District (MU) would be created where there is now the R-3
Residential zone.
While protecriIigremaining green spa.ce, it also proposes the creation of two neW zoning classifications
one for Shippensburg University and the otller dubbed "service commercial."
The "u" district in particular seems to make a lot of Sense, since most of the land now owned by the
university is c~rrent1yzoned R-1.
The draft plan also pr()vides for "no.-inlpact" honle-based business that would bepennitted in all eight
. om zoning districts if it. meets eight specific requirements spelled out in the state's Municipalities Planning
Code.
Butwe won'tatfempt here to outline or explain every detail of the plan- that's wha.t the open house is
for. Those who attend can view maps, diagrams, charts ,!nd the written text.
They'll also have the opportunity to ask plenty of questions, which promise to be received eagerly. "Any
time.you talk about zoning, it concerns people," explains Steve Gldt, a township supervisor on the
steering committee. "People want to knowwhat the property next to them is zoned. Ifthey have an
interest, they need to come and talk to us March 31. There's a lot to talk about, and it's nice to get
people to come and ask questions."
"Nice" isn't a word you hear often enough in the context of government interaction with the public.
The open house will be from 5 to 7 p.m. March 31 at Premier Events. If you don't go, you will have less
to complain about later, after a new ordinance ultimately is adopted.
Refreshments will be served.
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IS Online: A blueprint for Blue Mound Page 1 of3
More...
Main Page A blueprint for Blue Mound I
Milwaukee
Waukesha
Washington The Town of Brookfield is working on a 20-year master plan for one of
Ozaukee the region's busiest retail and commercial corridors
Racine
Wisconsin By LISA SINK
Politics Plus Is in k@journalsentinel.com
" Campaign for
Presldent Posted: Aprf/1.2, 2008
,. State, local
Elections
Ii Inside State When it comes to the sprawling commercial corridor that is Blue Mound Road, it's hard to think of a
Politics major retailer that isn't already there,
Watchdog Online
.. Watchdog AdvertiSt>ment But the Town of Brookfield hopes it can ~Mound l
Reports court new retailers - along with restaurants,
" Public offices and condos - to build at the high-
Investigator profile 1-94 interchange at Barker and Blue
" Citizen Mound roads.
Watchdog
~ Data on Demand Before shoppers dream of landing the state's
'" No Quarter first Ikea or Nordstrom, consultdnts and
Editorials property owners say a more likely result will
Crossroads be a mix of small, medium and big-box I
Traffic retailers,
EducMicn PhotO/Michael Sears
Obituarles Two major sites are up for redevelopment:
Menards, which is moving to a larger store The Town of Brookfield,
SPORTS under construction in Waukesha, and the working with its
Main Page Marcus Corp.'s West Point Cinema and consultants, is trying to
produce a master plan
Packer'S/NFL adjacent West Point Plaza strip mall. The for developing the I ~94 I
Packer Insider movie theater closed when Marcus built a interchange at Barker
new 17-screen Majestic Cinema on and Blue Mound roads.
Bucks/NBA Springdafe Road in the town.
Brewe:rsjML.B I
Badgers But redevelopment has been on hold while
< Football town officials develop a master plan for not
>> Basketball just those two sites, but all land in an area
Golden Eagles generally bordered by j-94, Barker, Blue
Panthers Mound and Brookfield roads.
Preps
GOlf An is-month rnatatorium on development in I
Outdoors that area will expire April 30, but likely will Photo/Michael Sears
Wave/Soccef be extended to finish the plan, said Town The Marcus Corp.
Admirals/Hockey Administrator Rick CZOpp. envisions large buildings
bemg constructed on
RaCing A publiC hearing on the plan will be held the West Point Plaza
site, while the Town of
BUSINESS April 29 at Town Hall, 645 N, Janacek Road. Brookfield pictures a
Mam Page Town Board approval of a plan and possible mixed development.
News: zoning changes Will come at future I
Economy meetings. I
HEalth carE
Investing The plan, being drafted by consultant
Worlcpiace Vierbicher Associates Inc. of Madison with
input by town plan commissioners, elected
More.. officials and property owners, calls for:
ENTERTAINMENT
Entertainment . A mix of retail, restaurants, office and multi-family residential
Main Page development, induding possible big-box retailers. Although the boundary Photo/Michael Sears
Dtnlf19 area indudes industrial companies and the town will not nudge them out, Once its new building is
MOVIes the 20-year vision does not call for any new industrial development and completed, Menards will
Festivals encourages conversion of existing industries to retail, office or residential. be leaving its Town of
Brookfield buildin9.
Music and makfng the site
Nightlife . Better transportation and access with a new road connecting MarCll~ ~\'/3-il'1!"bt#! fo" ~~~
Perlomuog Arts I Drive east over Poplar Creek to Janacek Road and perhaps eventually to developmenL
Visual Arts Brookfield Road. The plan recommends more internal road connections be
TV and Radio made between businesses to pull shopping traffic off busy Blue Mound Plans for
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Barke r
located,
Cars Katie Falvey, director of real estate for the Marcus Corp., said
Travel company ~opes to sell its Properties Or have a development in
progress withifi six to 12 months.
Although the local. afidna\ional markets for retail apd office are "slow,' Fillvey said interest has
Business been picking HP in the Mafc,,5 site as the town resolves some of the company's concerns about
sports allowing greater flexibility in what plans the company can submit.
Enten:ainll1ent (aplllqus piece of real estate," Falvey "We do have interest in property "
The eight or nine acres that Marcus owns aren't large enough to land an Ikea, she
Placing an Ad Menards has.abouU 1 ilcres, but that store will remain until construction in
SettlflQ Your Waukesha is completed.
Page
Newspaper 'Main Street' design
SUOscriptions
Jobs @ MJS
About the The Viefbicper report recorj1menqs a rj1i~ of buildings in the MarcusjMenards area, inclllding a wall
Journal Sentinel of storefronts wit~ a pedestrian-friendly "MaIn Street" design. But Marcus has questioned how
Internships realistic that is, given the market.
Submit News
Contact Us Similar visions for a Main Street mix of retail, .office and multifamily housing immediately west of
FAQ Brookfield Square ma.ll have not come to fruition.
Questions about Milrcus hilS told the to'o\lP thilt a rj1ediUrj1 to big-box r~tailer may beapprqpriate for its land. The
accessing stories?
See our Frequently COmpany's conceptual drawings have suggested two to four buildings in the Marcus/Menardsarea.
Asked Questions
page, Falvey said the company hasn't been marketing its property for any particular retail. format.
PARTNER SITes
MKEontirie .com "I can't say if it's going to end up being one retailer or an office building or another type of use,"
MilwaukeeMoms she said. "It may very likely be a mix of lJses."
TODAV'S TMJ4
620 WTMJ Dan Ertl, commupity develOPment director for the City of Brookfield, where Brookfield Square is
94.S WKTl located, said rear estate markets are cyclical and what may not be marketable now may be possible
eNI Newspapers in a few years.
Lake
Ertl, a merj1ber of the International. COUficil of Shopping Centers, said theBl.ue Mound Road corridor
JSOn!lne AdUnks remains one of the most recognizable and respected commercial areas in the nation, and gets I
attention at ICSC's national conventions. Butretailers are struggling, with many cutting back on
expansion plans, he said. I
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Exposed" Given the economy, the retail and office markets are fairly saturated along Blue Mound Road, with
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Rated. and
Reviewed. A Additional special.ty grocers such as Trader Joe's or Whole Foods are other new retailers that could
wWwbe~.!eeln.-wf1i be courted to Blue Mound Road, he said
I Although the city has not encouraged bIg-box retailers, Ertl said he lJOderstood townls II
Lose 15 Pounds willingness to make room for them.
This Month I
Opra~nd:;:C I I "More shoppers across the country are gravitating to big-box stores because of pricing in tough
::~sfor~iet';: t economic times," Eltl said. "There's more what I call coupon-clippers who are I.ookmg for deals."
Try a Free Sample
'NWW hooclia>:!,net Property owners also have raised concerns about whether the town will change the zoning or
properties to reflect its desire for future land use changes.
Fr.... College Info Executives with two local companies - American Friction Wel.ding Ine and Fabri- Tech - told town
Packet I offiCIals they were concerned the plan would prevent them from expandmg theIr busmesses or
Gel Your Free merel.y makmg extenor bulldmg repaIrs.
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~~;1' I~ Dean Is Town offiCIals have stressed they don't want to kIck out any employers but want to choose the best
~ o.,;::":;u future land uses, should those plants ever consider closing and convertrng to retail, office or
residential.
Buy it link here Given the high-visible location between 1-94 and Blue Mound Road, retail and office are better uses
than industrial, the consultants say.
I
I
h.ttp:/lWWW.j sorilil1e.comJ story lindex. aspx ?id=73 7660 4/16/2008
JS Onlme: A bluepnnt tor Blue Mound Page 3 of3
Two town industrial buildings in that area are on the sales block - Penzey's Spices, which is moving
to a larger building in Wauwatosa, and Complete Warehousing, said Gary lake, town building
inspector and zoning administrator. A third, TRIAD, recently sold to Badger Lighting & Sign.
The town and Waukesha County are studying the creation of possible new zoning districts for the
area that would allow a mix of development.
Czopp said the town wants to be flexible while ensuring high-quality projects to boost the town's tax
base.
"The beauty of this thing with the mixed use (zoning) is it's pretty wide open," Czopp said. "There's
a lot of flexibility that the planning commission has built into this.'
On the Web Vierbicher's 61-page report is available at
http://vlerbicher.com/projectJbluemound.pdf
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From the April 131 2008 editions of the Milwaukee Journal Sentinel
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