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NORTH 40 SPECIFIC PLAN Advisory Committee Meeting #6 November 3, 2011
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Agenda Welcome/Expectations Specific Plan – Optional Approaches Revised Land Use Summary Building Heights Next Steps
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SPECIFIC PLAN – OPTIONAL APPROACHES
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Specific Plan Elements: Introduction, background and relationship to Town documents Vision Land use Development standards Circulation/Mobility Infrastructure and public facilities Implementation Administration Levels of Detail High Medium General
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High Level of Detail Includes the elements listed under typical Specific Plan above as well as: Vision description, illustrations, images Detailed site plan Street design and locations Building footprints Landscaping plan Architectural building elevations Land uses: Proposed number of residential units Proposed square footages per use Height maximums (can customize per district, per use, per location) Development standards (heights, setbacks, percentage of open space, etc.)
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Advantages and Disadvantages Advantages Comprehensively planned Town and Council know what to expect Plan implemented consistent with PC/TC’s conceived vision A developer knows what to expect No or minimal additional environmental analysis for each future application Thorough technical analysis = clear project impacts / necessary mitigation Allows for a detailed phasing plan Disadvantages Need a developer to control all/most parcels Difficult to finance (architecture before approved zoning) Time intensive Specific Plan process Requires a SP amendment each time buildings change
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Medium Level of Detail Includes the elements listed under typical Specific Plan as well as: Vision description, illustrations, images Land uses: Ranges of number of residential units Ranges of square footages per use Height maximums (can customize per district, per use, per location) Development standards (can customize per district, per use, per location) Architectural design guidelines Conceptual street designs and locations
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Advantages and Disadvantages Advantages Comprehensively planned Town and Council control for important aspects – i.e. height and density Gives future landowners and developers a defined framework for applications Amendments not needed for each small building change No or minimal additional environmental analysis for each future application Provides architecture guidance and height parameters, but allows for future review Disadvantages More time intensive at the Specific Plan process Could require more amendments than the general level of detail plan
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General Level of Detail Includes the elements listed under typical Specific Plan as well as: Goals and policies Vision statement Land uses Land use map (no concept plan) Maximum residential units Maximum square footages allowed General development standards and guidelines
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Advantages and Disadvantages Advantages Faster and less expensive Defers significant Town Council/community input to project application stage Disadvantages Piecemeal development may occur – results in lack of “sense of place” Require separate Planned Development applications Supplemental environmental analysis required Less teeth/control in the document Less Town Council/community/developer front-end clarity Limited understanding of potential impacts/required mitigation Limited ability to control phasing
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DISCUSSION SP Levels of Detail High Medium General
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REVISED LAND USE SUMMARY
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Potential Residential Types to Include in Specific Plan Small lot single family Townhouse Multi family Mixed-use
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Specific Plan Land Use Table UseExamplesRanges COMMERCIAL Sq. Footage For Each Land UseCategory Sit Down RestaurantSit-down: Small to large 60,000-90,000 80,000 Destination Anchor Retail 50,000-125,000 90,000 sq. ft. Department store, appliances, electronics, general merchandise 50,000-160,000 Destination Major Retail Tenant 18,000-50,000 sq. ft. Electronics, sporting goods, appliances 50,000-150,000 Destination Flagship Retail 10,000-25,000 sq. ft. Housewares, apparel, furnishings, sporting goods 75,000-100,000 Destination Retail (In-Line) 2,000-10,000 sq. ft. Apparel, shoes, personal care 60,000-90,000 Neighborhood- Retail (In-line) 800-3,000 sq. ft. Service oriented, café-type food service 10,000-25,000 Grocery or Specialty Market Market Hall, single store or multiple vendor 25,000-40,000 Office 70,000-100,000 162,000 Hotel 100,000-150,000 Conference 10,000-20,000 Health Club 25,000-30,000 EntertainmentCinema with dining 40,000-50,000 Live EntertainmentMusic, comedy club, live theater 10,000 25,000-30,000 RANGE OF TOTAL SQ. SF. 435,000 – 535,000 sq.ft. new construction RESIDENTIAL UNITS Total Units 550 - 750 - 690
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Retail (Single-Use) Review Options Over 50,000 SF - Conditional Use Permit Or Over 75,000 SF - Conditional Use Permit SF = Gross square footage
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BUILDING HEIGHTS
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Perspective Views
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Example Tools for Regulating Building Form Commercial Development No front setback required 5 ft maximum front setback - Up to 20 ft setback may be granted by staff to accommodate outdoor dining, small plazas, courtyards, or similar features Different tools to vary the massing
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Example Tools for Regulating Building Form Residential 20 ft setback to garage 15 ft setback to street- facing façade Balcony, deck, porch may project into setback a maximum of 6 ft
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Height Diagram
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Next Steps Study Parameters Prepare technical analysis (view analysis, traffic, noise…) to facilitate better decision making to guide the Specific Plan process Town Council and Planning Commission Update – January 9 th Specific Plan EIR
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