Land Use Planning Making Physical Connections – Part 1.
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Transcript of Land Use Planning Making Physical Connections – Part 1.
Location Exercise
Purchaser: BEADLES RICHARD FRecord ID: 424214 Date: 03/24/1862Acres: 80 Price: $11.00 Type of sale: Railroad (RR) County: 41 Section: 8 Section Part: NWNE Township: 01S Range: 01E 3rd Meridian:3 Purchaser Res: Arch. Vol. No: 791 Vol. Page No.: 087 Cash warrant code:Record corrected: 0
WHY IS IT SO IMPORTANT?
Storm Water Discharge Planning Sewer and Water Installation Transportation Development Elevation indicates Soil Type Soil Type dictates development
pattern
THE COOKBOOK MEASURE OF SLOPE
Expression of Slope
0 – 3 percent (flat)
3 – 10 percent (moderate)
10 – 15 percent (special caution)
15 – 30 percent (only in California and Colorado)
Over 30 percent (heart attack)
When slope is expressed as a percent, it is the vertical rise / horizontal run
Slope can always be expressed as a ratio by dividing the horizontal run by the vertical rise
1:1
2:1
3:1
5:1
10:1
Horizontal run
Vertical Rise
EXPRESSED AS A RATIO
OTHER COOKBOOK FORMULAS FOR LAND USE PLANNING
½ or less – Nothing feasible ½ to 1 percent – large scale
land uses such as industry, the big box, airports – BUT – major drainage and sewer flow problems
1 ½ to 5 percent – nearly any land use can be sited
3 percent is the upper limit for “no problem” heavy truck flow
UPPER SLOPE FORMULA
5 – 10 percent is generally good for housing development and can be used for smaller scale industry, office and commercial
Many communities will not allow road development over
8 – 10 percent
HIGH SLOPE DEVELOPMENT
10 – 15% can generally only be used for hillside residential development. Very special practices must be used for road, storm water, and sewer development. All other uses are economically impractical
15 – 25% is used for very large lot residential development. Extreme costs can be expected
SIC Codes
Nine one-digit groups - #3 Trade 67 two digit groups – Retail> food 294 three-digit groups 772 four digit groups 3457 six digit groups Auxiliary groups
Example SIC Codes
0259 - Egg farms – poultry except chicken and turkey
0279 - Honey Production 5999 - Hot tubs – retail 3716 - Recreational Vehicles 7377 - Computer Rentals http://www.wave.net/upg/immigration/sic_index.html
Land Based System
Activity Codes Function Codes Ownerships Codes Site Codes Structure Codes
Classification Data Base
Next Step - Standards
Purpose – To compare our communities land use to current standards
Outcome – To pinpoint deficiencies Link – To program needs into future
land use plan
Before Going On!
Three Characteristics of Population
Size (basic yardstick for space needs) Composition (age, household type ..) Spatial Distribution (where people are
located)
Population Terms
Estimate – applies only to a time period between censuses or the current time
Projection – Is a set of methods to determine future population size based on past assumptions
Forecast – Effort to accurately predict a future population point based on modeled assumptions
Population Standards
Determine growth factors Project population Compare rates of growth/decrease
with peers Use comparative models to
determine reasons for variance from peers
The Methods
The Big Four Methods
Trend Extrapolation Ratio/Share Disaggregate/simulation/component Symptomatic Association
Trend Extrapolation
Quick – dirty – but generally works in normal populations
Linear Model Exponential Change – compounding
method. Rate of change is constant but the absolute change increases with compounding
Exponentials - Polynomials Patterns of smaller and smaller
incremental growth Complicated patterns of growth
change on regular frequencies Explosive then incipient growth
Population Variants – Estimate Projection Intervals
Est. World Pop 1950 – 2,523 Est. World Pop 1990 – 5,687 Low Variant 2050 – 7,662 Medium Variant 2050 – 9,366 High Variant 2050 – 11,156
Logistic Curve
Ratio- Share
Used only to estimate the ratio of small unit population to a larger/known unit
Extraterritorial areas CEA units
Disaggregate
Cohort – component method Components of change methods –
Chicago transportation/land model Vacancy/housing estimate models
Symptomatic Models
A statistical equation is applied to known indicators: Jobs Building permits School Enrollment Water/power consumption
Population Method Problems Forecasting when you should be
projecting The long range fairy (25 years) Very rapid gains Small area analysis rather than city
as a whole Large area analysis rather than just
the reporting district
Translate Population
Housing needs Retail/Trade Needs Facilities needs Manufacturing needs Open space needs
Translating Requirements
Per capita approach – standards Requires an LOS assumption
5.6 Ac. Parkland per 1,000
245 Structures per five miles per pumper
Pad to parking ratio of 3:1
&5% water retention of record 10 year event
Translating Requirements
Demand approach Based on current investigation of actual
demand under the assumption that one size does not fit all
Income distribution approach Survey approach for mass transit Maintenance and useful life approach
Set Density Standards
L.U.I Index (Land Use Intensity)
Calculation of the of floor area ratio to the open space ratio
Ranges from 1 du/40Ac. To 650 du’s/Ac
Calculate slack space equal to about 25% of all land area that is used for roads, facilities, and utilities
Housing Needs
Disaggregation Unit demand per population mix Average square feet per mix Lot size Parking Ratio Per/L.U.I mix
Retail Trade Needs
Neighborhood Trade Maximum travel distance = 4 min Gross sf per family = 175 Typical requirement = 7.5 acres Parking Ratio 2 to 1 Total requirements 319,200 sf
Community Cluster
Community Cluster Maximum travel distance = 15 min Gross sf per family = 35 sf Typical requirement = 25 Ac (also
equals one Super Wal-Mart Parking Ratio = 3 to 1 Pad site = 412,500 – 1,250,000sf
Regional Shopping
Regional Scale Facilities – 60 miles 100,000 population served Gross sf per family = 40 Pad sites = 1.1 million sf Parking ratio = 4 –1 Total site requirements 60 Ac.
BA = BU IL DING ARE AS P = P E DE ST R IANARE A
T A = T RANS P ORT AT IONARE A
BU A
S P + BA = CA (1,100,000 S F )
RA - 555,000 S F
T A = 1,665,000
545,000 S F
Buff er A rea = 250,000 S F
RE GIONAL SHOP P ING CE NT E R ON 70 Ac .GROS S L AND NE E DS = 3,015,000 S F
Facilities Calculations
Roads – streets – public parking and utility easements = .30 gross
Land Fill = 80 Ac per 20,000 served or 170 sf per person
Sewer = 60 Ac. Per 10,000 served or 85 Ac with sludge injection
Water = 252 Ac Ft. processed per 100 persons = 34 Ac/10,000 pers
Facilities Calculations
Roads – streets – public parking and utility easements = .30 gross
Land Fill = 80 Ac per 20,000 served or 170 sf per person
Sewer = 60 Ac. Per 10,000 served or 85 Ac with sludge injection
Water = 252 Ac Ft. processed per 100 persons = 34 Ac/10,000 pers
Facilities ……………
Schools – Neighborhood System Kindergarten Center – 15 Ac (220) Elementary Center – 20 Ac (240) Middle School - 40 Ac (650) High School 60 Ac (1,250)
Neighborhood Land Use Design Concepts
A distance comfortable for most people to walk, as an attractive alternative to driving. This distance is best represented as one quarter mile, 1,320 feet, or a five-minute walk to a 20 minute walk
Walking distance is a historic axiom of urban pattern, delimiting the French Quartier and the Neighborhood Unit described in the 1929 New York City Regional Plan. Current adaptations such as Traditional Neighborhood Development (TND) and Transit Oriented Development (TOD) also use a XX minute walking distance as a primary design determinant. A limited land mass, then, allows a complete neighborhood to be an incremental unit for urban evolution, as well as the sum of its constituent parts.
• Each pathway's trajectory has a desirable or useful destination.• Frequent destinations are located in places that create a succession of five-minute walks. • The pathway network offer choices of route, and is logical, uninterrupted, and inclusive of shortcuts wherever possible.• The pathway's trajectory is spatially defined by interesting building architecture and landscape, and tempered by the local climate, providing shade when the air is hot and sun when the air is cool.• Pathways are protected from automobile traffic wherever possible.• Pathways are visually monitored by people in surrounding buildings, and therefore offer pedestrians a sense of safety.
Pedestrian Connection
TND Codes prescribe -- in written and graphic format -- performance criteria in terms of function, disposition, and configuration.
Function - Existing or permitted uses for the building and its lot.
Disposition - Existing or permitted horizontal placement of structures on building lots.
Configuration - Three dimensional building form.
The Spatial and Function Format
Manufacturing Needs
CONCEPTS Working force as a percent of pop. Working industrial force as a percent of
the labor force / participation rate Total Gross Area per 1,000 is about 20
Ac Reserve calculations = 50 years
Labor Force Participation Males 1960 –69.8 Males 1999 – 73.1 Females 1960 – 58.6 Females 1999 – 68.5
FOR SINGLE PERSONS
Labor Force Participation Males 1960 – 89.2 Males 1999 – 77.6 Females 1960 – 31.9 Females 1999 – 61.2
FOR MARRIED COUPLES
Largest Job Growth
Projected 2000 – 2006 Computing Engineers Systems Analysts Cashiers Data Processors Retail Salespersons General Office Clerks Truck drivers – light and heavy http://www.census.gov/prod/99pubs/99statab/sec13.pdf
Manufacturing Growth
1970 – 20.7 million 1980 – 21.9 million 1990 – 21.3 million 2000 – 20.4 million 2010 – 20.7 million
Open Space
Definition
Land specifically dedicated or reserved for active or passive recreation or for conservation purposes
The most rapidly growing and demanded land base in the U.S.
Open Space Standards
The National Parks and Recreation Association now sets a standard of 10 Ac. Per 1,000 residents in active and passive recreational facilities (not conserved land)
Review of Material
First – Learn the underlying political and social role of land – “peoples’ property.”
Second – Land use planning is about organization and sharing land
Third – The legal nature of property – land use ownership and economics
Fourth – Parcelization of land – why and how things grow
Review Continued - 2
Fifth – Land Use Process – The Filters, Inducements and Impediments
Sixth – Participants and Stakeholders Seventh – The 10 Steps or Core
Values in Land Use Planning Eighth -The Functions of Land Use
Planning – i.e., intelligence gathering; problem solving; development management
Review Continued - 3
Ninth – Identifying Land Use and Coding the Functions
Tenth – Mapping and Describing Land Preparing the Projections & Estimates Translating the Numbers Allocating Land for Change and New
Growth