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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

Design Concept Development Districts

William F. Ross

ROSS+associates

agenda
Agenda
  • Common Elements
      • DCDs, PUDs, PDs, CUPs, etc.
  • Case Studies
      • Douglasville DCDs
common elements
Common Elements
  • Purpose
  • Concept Plan
  • Open Space
  • Over-Riding Standards
  • Mixed Use
  • Compatibility
purpose
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
purpose5
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
purpose6
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
purpose7
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
purpose8
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
concept plan
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
concept plan10
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
open space
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
open space12
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
open space13
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
open space14
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
open space15
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
over riding standards
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
over riding standards17
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
over riding standards18
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
mixed use
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
mixed use20
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
mixed use21
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
mixed use22
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
compatibility
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
compatibility24
Adjacent uses

Standards

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

Compatibility
case studies
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 development standards29
Concept Plan areas

Master Plan uses

Specific uses

Permitted

Conditional

Lots

Buildings

Setbacks

Heights

Parking

Ratios

Location

New ManchesterDevelopment Standards
for a copy
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