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Design Concept Development Districts. William F. Ross ROSS+associates. Agenda. Common Elements DCDs, PUDs, PDs, CUPs, etc. Case Studies Douglasville DCDs. Common Elements. Purpose Concept Plan Open Space Over-Riding Standards Mixed Use Compatibility. Flexibility in design

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Design concept development districts l.jpg

Design Concept Development Districts

William F. Ross

ROSS+associates


Agenda l.jpg
Agenda

  • Common Elements

    • DCDs, PUDs, PDs, CUPs, etc.

  • Case Studies

    • Douglasville DCDs


  • Common elements l.jpg
    Common Elements

    • Purpose

    • Concept Plan

    • Open Space

    • Over-Riding Standards

    • Mixed Use

    • Compatibility


    Purpose l.jpg

    Flexibility in design

    Based on concept plan

    Quality of environment

    Mixed use

    Scale of project

    The purpose of a design concept development is to encourage the best possible site plans and building arrangements under a unified plan of development, rather than under lot-by-lot regulation.

    Purpose


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    Flexibility in design

    Based on concept plan

    Quality of environment

    Mixed use

    Scale of project

    Approval of an overall concept plan by the City Council provides an opportunity to assure that the development will be in accordance with the land use plan and the character of the neighborhood in which the development is located.

    Purpose


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    Flexibility in design

    Based on concept plan

    Quality of environment

    Mixed use

    Scale of project

    The design concept development district is intended to encourage ingenuity and resourcefulness in land planning and to assure the provision of park and recreation land and facilities for the use of the occupants of the development in order to obtain a more desirable environment.

    Purpose


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    Flexibility in design

    Based on concept plan

    Quality of environment

    Mixed use

    Scale of project

    A design concept development is required to include at least two types of land use that are not otherwise allowed together in another zoning district in order to promote unique solutions to land development issues.

    Purpose


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    Flexibility in design

    Based on concept plan

    Quality of environment

    Mixed use

    Scale of project

    A design concept development is intended to be a relatively large-scale project on a site of 10 acres or more, except that a design concept development district contained entirely within a historic site or historic district may be located on a site of not less than 5 acres.

    Purpose


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    Concept Plan required

    Condition of approval

    Development of the DCD shall be guided by a graphic concept plan that designates the land uses of the DCD.

    Concept Plan


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    Concept Plan required

    Condition of approval

    The DCD concept plan must be approved as a condition of zoning, providing development standards and uses for the project which vary, augment or limit the requirements of the zoning ordinance and the development code.

    Concept Plan


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    Minimum amount

    Usability

    Public lands

    Ownership

    Allowable uses

    Within the DCD, 20 percent of the gross land area must be set aside as common open space, half of which must be usable for active or passive recreation.

    Open Space


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    Minimum amount

    Usability

    Public lands

    Ownership

    Allowable uses

    Within the DCD, 20 percent of the gross land area must be set aside as common open space, half of which must be usable for active or passive recreation.

    Open Space


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    Minimum amount

    Usability

    Public lands

    Ownership

    Allowable uses

    Lands dedicated to public use, such as a school or fire station, shall be credited as part of the 20 percent common open space requirement.

    Open Space


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    Minimum amount

    Usability

    Public lands

    Ownership

    Allowable uses

    The open space areas and facilities shall be held in common by a legally constituted association of property owners with the financial capability to maintain the open space.

    Open Space


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    Minimum amount

    Usability

    Public lands

    Ownership

    Allowable uses

    Common open space includes land and water areas that are available to all occupants of the DCD on a continuing and permanent basis, such as walking trails, community centers or clubhouses, golf courses and other recreation areas, protected flood plains or wetlands.

    Open Space


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    Condition of approval

    Over-ride other codes

    When standards not stated

    The concept plan may be accompanied by a development standards text, which may be approved as a condition of zoning.

    Over-Riding Standards


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    Condition of approval

    Over-ride other codes

    When standards not stated

    To the extent that the approved concept plan and development standards for a DCD contradict the development code and the zoning ordinance, the contradictory provisions of the development code and the zoning ordinance are inapplicable to that DCD.

    Over-Riding Standards


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    Condition of approval

    Over-ride other codes

    When standards not stated

    To the extent that development standards are not stated with regard to a particular area, then the standards and land uses required and permitted in the area shall be those allowed for the zoning district designated on the concept plan.

    Over-Riding Standards


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    Minimum requirements

    Mixed use proportions

    Maximum densities

    Exceptions

    A DCD must contain at least two types of land use that are not otherwise allowed together in another zoning district, or …

    two types of residential density.

    Mixed Use


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    Minimum requirements

    Mixed use proportions

    Maximum densities

    Exceptions

    Maximum for residential use: 75% of total area

    Maximum for multi-family: 10% of total area

    Maximum nonresidential?

    Vary proportions based on Land Use Plan?

    Mixed Use


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    Minimum requirements

    Mixed use proportions

    Maximum densities

    Exceptions

    Maximum overall residential density (calculated based on property designated for residential use): 5.3 units per acre.

    Maximum residential density within the multi-family land use area: 14 units per acre.

    Mixed Use


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    Minimum requirements

    Mixed use proportions

    Maximum densities

    Exceptions

    The Council may waive these requirements where any DCD adjoins property of equal or greater acreage which is developed as commercial, office, industrial or any combination thereof.

    Mixed Use


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    Adjacent uses

    Standards

    Land uses developed at the perimeter of the site shall be developed in a manner that is compatible with adjacent off-site land uses or zoning, or …

    a 100-foot wide buffer shall be provided between the uses in the DCD and the perimeter of the site.

    Compatibility


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    Adjacent uses

    Standards

    Compatibility shall be judged on the basis of similar land uses, average lot sizes, setbacks, and other development standards.

    Compatibility


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    Case Studies

    • City of Douglasville DCDs

    • Since 1999, 12+ have been approved

    • Some examples to discuss:

      • New Manchester

      • John West Township

      • Somerset

      • Pinnacle at Rocky Ridge

      • Historic Mill Site


    New manchester concept plan l.jpg
    New ManchesterConcept Plan


    New manchester master plan l.jpg
    New ManchesterMaster Plan


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    Concept Plan areas

    Master Plan uses

    New ManchesterDevelopment Standards


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    Concept Plan areas

    Master Plan uses

    Specific uses

    Permitted

    Conditional

    Lots

    Buildings

    Setbacks

    Heights

    Parking

    Ratios

    Location

    New ManchesterDevelopment Standards






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    For a copy…

    • For a copy of this PowerPoint presentation, or for a copy of Douglasville’s DCD provisions…Go to

    • www.planross.com under Company News


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