Land Use Planning Making Physical Connections – Part 1

THE GREAT BARBECUE

THE FIRST STEP IS KNOWING WHERE YOU ARE

AND THEN – THE BASELINES

THE TOWNSHIP AND RANGE SYSTEM

HOW THE SECTIONS ARE ARRANGED

DESCRIBING WITHIN THE SECTIONS One Section – 640 Acres More Or Less

Location Exercise Purchaser: BEADLES RICHARD F Record ID: Date: 03/24/1862 Acres: 80 Price: $11.00 Type of sale: Railroad (RR) County: 41 Section: 8 Section Part: NWNE Township: 01S Range: 01E 3 rd Meridian: 3 Purchaser Res: Arch. Vol. No: 791 Vol. Page No.: 087 Cash warrant code: Record corrected: 0

Step 1 – Find Base Line 01S Range: 01E Meridian:

Step 2 – Section 8

STEP 3 NWNE

GETTING THERE – THE AZIMUTH

UNDERLYING ELEMENT OF PHYSICAL PLANNING – CONTOUR MAPPING

CONTOUR MAPPING – THE RULES OF THE V’S

HOW IT IS ACTUALLY DONE

WHY IS IT SO IMPORTANT?  Storm Water Discharge Planning  Sewer and Water Installation  Transportation Development  Elevation indicates Soil Type  Soil Type dictates development pattern

FOR ROADS – IT’S FINDING THE RIDGE LINES

AND KEEPING THE SLOPE WITHIN A REASONABLE LEVEL

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

The Inventory  Current Land Data  SIC Codes – 2, 4, 6 digit  Land Based Classification System

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  Egg farms – poultry except chicken and turkey  Honey Production  Hot tubs – retail  Recreational Vehicles  Computer Rentals 

Land Based System  Activity Codes  Function Codes  Ownerships Codes  Site Codes  Structure Codes  Classification Data Base Classification Data Base

Product – Current Map  The land use  Structure Type  Age of structure  Condition  Conformance

Current Parcel Uses

Lot By Lot – Land Use

Building Condition Map

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

Journey To Land Use  When you come to a fork in the road – take it  Yogi Bera

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 Data  Primary Data – how do you obtain local primary data?  Secondary Data – Census?

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

Linear Series

Exponentials - Polynomials  Patterns of smaller and smaller incremental growth  Complicated patterns of growth change on regular frequencies  Explosive then incipient growth

Exponentials - Polynomials

Corridor Approach 34,300 32,300 ? ?

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

Fine Grained Cohort - Survival

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, 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

Just Checking!

Housing Needs  Disaggregation  Unit demand per population mix  Average square feet per mix  Lot size  Parking Ratio  Per/L.U.I mix

Disaggregation  Unit Demand Per Target Population

Lot Size Range

Density = 4.0 DU/Ac 8 units on 2 Ac. Lot Size 9,114 sf PAD = 1,490 sf Parking 500 sf

9.55 DUs/Ac 32 units on 3.35 Ac Lot size 3,465 sf PAD 1,120 sf Parking 220 sf

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.

Galleria – Example Ratios

Regional SuperBlock

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

Another View

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

Land Use Ratio - Visual

High Density Mobile Home Park

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)

School Sites

Middle School Site

NEIGHBORHOOD UNIT SYSTEM 160 Ac Target 5,000 persons per average unit

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 

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)

Open Space Has Many Uses

Remember Cemeteries

Some Additional Thoughts Some land uses are hard to figure out

Many are Protective of Their Land Uses

Some are REALLY Protective

Some Land Uses Are Very Specialized

Redneck Sign of the Week

Ugly Houses of the Week

Restaurant of the Week

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