HomeMy WebLinkAbout1998 04 01 Regular Item C, D
CITY OF WINTER SPRINGS, FLORIDA
1126 EAST STATE ROAD 434
WINTER SPRINGS, FLORIDA 32708-2799
Telephone (407) 327-1800
Community Development
LOCAL PLANNING AGENCY AGENDA ITEM:
II. C.
ANNEXATION OF 1.279 ACRES ON SOUTH SIDE OF ORANGE A VENUE
(ANNEX-1-98)
STAFF REPORT:
APPLICABLE LAW AND PUBLIC POLICY:
The provisions of 163.3174(4) Florida Statutes which states "Be the agency (Local Planning
Agency) responsible for the preparation of the comprehensive plan or plan amendment and
shall make recommendations to the governing body regarding the adoption or amendment of
such plan. During the preparation of the plan or plan amendment and prior to any
recommendation to the governing body, the Local Planning Agency shall hold at least one
public hearing, with public notice, on proposed plan or plan amendment."
The provisions of Sec. 2-57 of the City Code which state in part ". . .the planning and
zoning board shall serve as the local planning agency pursuant to the county comprehensive
planning act and the local government comprehensive planning act of the state. . ."
A. SUMMARY OF APPLICATION
1. APPLICANT:
David Auld, Division Vice President
D. R. HOrlon Custom Homes
6250 Hazeltine Nation Drive, Suite 102
Orlando, FL 32822
857-9101
Aprill, 1998
1
ANNEX-I-98
2. REQUEST:
To annex 1.279 acres into the City.
3. PURPOSE:
To designate it for open area or passive recreation that can be used by future residents
of the Tuscawilla Trace subdivision, as well as others in the immediate area of Orange
Avenue.
B. BACKGROUND INFORMATION
1. AREA OF PROPOSED ANNEXATION
2. GENERAL LOCATION AND LEGAL DESCRIPTION:
On the south side of Orange Avenue west of Tuskawilla Road at the northwest comer
of the Tuscawilla Trace subdivision now under construction.
THE NORTH 288.00 FEET OF THE WEST 190.00 FEET OF LOT 18, BLOCK
"B", D.R. MITCHELL'S SURVEY OF THE LEVY GRANT ON LAKE JESUP, AS
RECORDED IN PLAT BOOK 1, PAGE 5 OF THE PUBLIC RECORDS OF
SEMINOLE COUNTY, FLORIDA.
BEING MORE P ARTICULARL Y DESCRIBED AS FOLLOWS:
BEGIN AT THE NORTHWESTERLY CORNER OF SAID LOT 18; THENCE
RUN SOUTH 60 17' 50" EAST ALONG THE NORTHERLY LINE OF SAID LOT
18, ALSO BEING THE SOUTHERLY RIGHT -OF-WAY LINE OF ORANGE
AVENUE, FOR A DISTANCE OF 193.44 FEET TO A POINT ON THE EAST
LINE OF THE WEST 190.00 FEET OF SAID LOT 18; THENCE DEPARTING
SAID NORTHERLY LINE, RUN SOUTH 18 53'09" WEST ALONG SAID EAST
LINE, FOR A DISTANCE OF 293.21 FEET TO A POINT ON THE SOUTH LINE
OF THE NORTH 288.00 FEET OF SAID LOT 18; THENCE DEPARTING SAID
EAST LINE, RUN NORTH 60 17' 50" WEST ALONG SAID SOUTH LINE, FOR
A DISTANCE OF 193.44 FEET TO A POINT ON THE WESTERLY LINE OF
SAID LOT 18; THENCE DEPARTING SAID SOUTH LINE, RUN NORTH 18 53'
09" EAST ALONG THE WESTERLY LINE OF SAID LOT 18; THENCE
DEPARTING SAID SOUTH LINE, RUN NORTH 18 53' 09" EAST ALONG THE
WESTERLY LINE OF SAID LOT 18, FOR A DISTANCE OF 293.21 FEET TO
SAID POINT OF BEGINNING. CONTAINS 1.279 ACRES MORE OR LESS.
April I, 1998
2
ANNEX-I-98
3. DEVELOPMENT TRENDS:
This area has seen the approval of the St. Johns Landing single family subdivision at
the intersection of Orange Avenue and Tuskawilla Road involving 31 lots. Recently
the Tuscawilla Trace single family residential subdivision has been approved involving
24 lots. The representative for the Joyce property, immediately to the west of the
TuscawiUa Trace development has talked with staff about a single family development
that would extend to the property immediately west of the Joyce property. With the
development ofa new Town Center, the Joyce property and the property to the west
are proposed for high density residential to include some row houses.
4. CHRONOLOGY OF SUBJECT PROPERTY:
4-27-92 - The property was part of the county enclave.
2-24-97 - Ordinance 647 passed to change the Future Land Use Map designation
from county "Suburban Estates" to City "Lower Density Residential".
2-24-97 - Ordinance 648 passed to change the zoning designation from county A-I
"Agriculture" to City R-IA "One Family Dwelling District".
1-12-98 - Final Engineering Plans approved by City Commission
5. EXISTING LAND USE OF SUBJECT PROPERTY:
Vacant; with trees.
6. LETTERS IN FAVOR OR IN OPPOSITION:
None.
7. CITY COMMISSION DISTRICT:
# 5 - David McLeod
C. EXISTING LAND USES ADJACENT TO SUBJECT PROPERTY:
North'
Single family residential in the county enclave.
Sm!1h:
Vacant; now under construction as a single family residential lots.
EMt:
Vacant; now under construction as a single family residential lots.
~:
Residential.
April I, 1998
3
ANNEX.1-98
D. FUTURE LAND USE DESIGNATION OF SUBJECT PROPERTY:
Existing:
(County designation) Suburban Estates (1 DU per acre)
Requested:
None requested at this time.
E. FUTURE LAND USE DESIGNATIONS ADJACENT TO SUBJECT
PROPERTY :
North'
(County designation) Suburban Estates (1 DU per acre).
Sm!1h:
EMt:
~:
Lower Density Residential.
Lower Density Residential.
Mixed Use.
F. ZONING OF SUBJECT PROPERTY:
Existing:
(County designation) A-I "Agriculture".
Requested:
Non requested at this time.
G. ZONING ADJACENT TO SUBJECT PROPERTY:
Nm1h:
(County designation) A-I "Agriculture".
Sm!1h:
EMt:
~:
R-IA One Family Dwelling District.
R-IA One Family Dwelling District.
RU Rural-Urban Dwelling District. (Replaced by RC-l).
ill. COMPREHENSIVE PLAN AMEl:::IDMENT ANALYSIS:
NOTE: The applicant requests that the 1.279 acre parcel be kept as is - as open space or
passive recreation. No facilities analysis or environmental analysis is needed.
ApriJ I, 1998
4
ANNEX.,.98
IV, FINDINGS:
*
This is a voluntary annexation of 1.279 acres into the City.
*
The parcel would be kept in its natural state.
*
Until such time as an application is made for changing the Future Land Use
designation of the parcel and approved by the City Commission, it will continue to be
county designated "Suburban Estates" (1 DU per acre).
*
Until such time as an application is made for changing the zoning designation of the
parcel and approved by the City Commission, it will continue to be county designated
A-I "Agriculture".
V, STAFF RECOMMENDATION:
Staff recommends the Local Planning Agency make the following recommendation to the
City Commission:
Recommend the City Commission annex the 1.279 acre parcel into the City and keep it
in its natural state.
ATTACHMENTS:
1. Sketch of a portion of Lot 18 Block "B".
April I, 1998 ANNEX.I.98
SHEET 2 OF 2
SKETCH OF DESCRIPTION
LOT 17
BLOCK "8"
SOUTHERLY
RIGHT-Of-WAY LINE
POINT OF BEGINNING
NQRTHWESTERl Y CORNER
OF LOT 18, BLOCK "8M
NORTHERLY LINE
OF' LOT 18,
BLOCK "8-
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... ( S~G'ct
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25.00'
A PORTION
OF LOT 18
BLOCK wBw
EAST LINE Of THE
WEST 190.00 rEEl
OF lOT 16. BLOCK "B-
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~STERL Y LINE
or LOT 18. ~
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SOUTH LINE Of THE
NORTH 268.00 FEET
OF LOT 18. BLOCK .S"
/
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R/WL
OF LOT 18.
<So UN J BLQCl( "B'
'NA,McD --
I?IG/-f-.. ____
'-01"_ 2'---
-WA, Y R/",
REMAiN[IE:R
OF L.OT 18
BLOCK "8"
( NOT INCLUDED )
SOUTHERLY LINE
<t Denotes cen terl ine
R/W Denotes right-of-way
THIS IS NOT A SURVEY
ProfessIonal Surveyors & Mappers
JOB NO. 96950
OATE, 1/7/98
SCALE: 1. - , 00 FEET
nELD BY: H/A
CAlCULATED BY: JLR
DRAWN BY: .A...R
CHECKED BY: JLR
--:;:1:8V
1420 Eost R~binson Street
(;Icrocb, flrido WJ1' ( 407 ) 897-14tl
CITY OF WINTER SPRINGS, FLORIDA
1126 EAST STATE ROAD 434
WINTER SPRINGS. FLORIDA 32708-2799
Telephone (407) 3Z7.1800
Community Development
PLANNING & ZOMNG BOARD / LOCAL PLANNING AGENCY
AGENDA ITEM:
II. D.
DRAFT BYLAWSffiULES OF PROCEDURE FOR THE
P&Z BOARDILPA
STAFF REPORT:
NOTE:
The Board wanted to revisit the draft BylawslRules of Procedure for the April 1st
meeting, and possibly take some action.
NOTE:
Bob Guthrie, Acting City Attorney, indicated he could not attend the April 1st
meeting but most likely could attend the April 15th meeting.
B,ob Guthrie had some reservations in the draft where it discusses quasi-judicial
functions. He suggested separating that section from the other section if action is
taken by the Board at the April 1 st meeting.
REMNDER:
Please bring your copy of the BylawslRules of Procedure with you to the April 1st meeting.
FOR YOUR INFORMATION
THE EFFECTIVE PLANNING COMMISSIONER
Just What Is Your Planning Commission's Role?
+ough planning processes
vary among communities, the
commonality we probably share
is the belief that government has a role in
planning and managing orderly growth.
The difference is in the details. How do
planning commissions and commission-
ers view their roles in the process?
This is more than an esoteric issue, for
how you perceive yourselves individually
and as a unit underlies how and why you
make decisions. It also can be a basis for
explaining your actions to elected offi-
cials and citizens.
One way of looking at the question is
to ask whether you view your role pri-
marilyas that of: (1) a defender of the sta-
tus quo; (2) a citizen voice in the
planning process; or (3) an advocate for
planning principles or a panicular plan-
ning slyle? Assuming that most of you
would answer you are "a litlle bit of this
and a little bil of that," the question still is
relevant: what are you most of the time?
While painted with a broad brush, the
following descriptions may help you and
your fellow commissioners think abou t
your basic philosophical underpinnings.
Is your planning commission a
defender of the status quo? Are you
reluctant 10 break new ground or consid-
er new ideas? You can judge if this "shoe
fits" if you view your role as administer-
ing the communitys zoning code -leav-
ing policy matters (including changes in
land use policy) 10 others. Such commis-
sions often serve principally as develop-
ment review boards, concentrating their
time and energy 10 review how projects
conform 10 existing zoning standards.
Is your planning commission pri-
marily a voice for citi.%ens in your com-
munity? Planning commissions that see
themselves in this role tend 10 believe
that any rules or regulations Ihal may
impede access or services for citizens can
and should be changed. Within this
by Elaine Cogan
context, planning board meetings are
likely to be prolonged affairs where citi-
zens and commissioners have carte
blanche to speak as long as they like, and
it is difficult for board members to know
when they have heard enough to make a
decision. Moreover, commissions that
consider themselves a citizen voice may
have difficulty determining which "citi-
zens" they represent. For example, does
.an individual who has lived in the com-
munity all his life but is now a controver-
sial developer lose his "citizen status" 10
newcomers who represenl today's politi-
cally correct neighborhood or environ-
mental interests?
Is your planning commission pri-
marilyan advocacy group? Of the three,
this implies the most active Tole for a
planning board. As advocates, commis-
sioners make lough decisions based an
strongly held beliefs or points of view.
Advocacy also implies a willingness to
speak out in other forums... newspaper
opinion columns, speeches to community
groups ... and to try to convince others.
Al meetings, commissioners may tolerate
and be polite to staff or citizen views that
differ from their own, but the commis-
sioners' own opinions are stated clearly
and difficult to change. Advocates take a
high profile, and their victories - as well
as their defeats - are well known in the
community.
Which of these most accurately
defines your commission's situation?
If you are a defender of the status quo,
are you confident thai your cUrrent zon-
ing regulations and plan policies ade-
qualely meet your communitys needs for
the future?
As a citizen voice, do you try to find
out how most people might be affected by
matlers before you and take that into con-
sideration as you make decisions?
Or as an advoca te, are there lines you
will not cross, principles you will not
violate, even in the face of determined
opposition?
You and your commission need not
take on one of the above roles to the exclu-
sion of others. But taking the time to exam-
ine what unique combinalion of these
attributes makes the most sense in your
community may be a valuable exercise. .
Elaine Cogan, partner
in the Portland, Oregon,
planning and communica-
tions jinn of Cogan Owens
Cogan, is a consultant to
many communities undu-
taking strategic planning
or visioning processes. Hu
column apptars in tach
issue of the PC].
Thanks!
Our thanks to the (ollowing panicipants
on our on-line editorial review board for com-
menting on articles appearing in this issue:
John Allm, Mark Aumm, Robcrt L Bcardslcy,
Pcter Buchsbawn,Jcancuc Carr, Thomas C. Dow,
Cad Kohn, AM English. Larry Fr<dJwu1, Wmdy
Grcy, Doug Haganan, Jod L. Hucbner, Dean
Johnson, Lec A. Krohn, Wayne Lanmon, King
Leonard, Jcff Ltvine, Bob Makcna., Dee McGct,
Martha Morss, Gent Moser, Todd Natitm, J(J(17lM
Pcterson, Suzannc Rhees, Marlin Sanchcz,
Barbara Swut, Cassandra Thomas. Lindsley
Williams, Jim Yarbrough.
If you would like to assist us by reviewing
draft articles. complete the sign up fonn at our
Web site: www.plannerswtb.com/gutst.html
PLANNING COMMISSIONERS JOURNAL I NUMBER 29 I WINTER 199B
In
FEATURE
Access Management:
A Guide for Roadway Corridors
Land Use Strategies
Set development boundaries along a
corridor
Avoid zoning that allows for a com-
mercial strip along lhe length of lhe road-
way. Existing strip developmenl
corridors may be defined in order to
focus atlention on remedies to existing
conditions. However, lhese areas should
not be designaled 10 etul.ble a continua.
lion of bad praclices thai are causing
congestion and decline in lhe character
of lhe area.
Look for areas that can be zoned 10
serve as compact centers for develop-
menl, such as existing village or urban
centers or major road inler-
sections. Check your muni-
cipal plan before defining
lhese areas.
The boundaries of
scenic corridors are often
defined by land that is mosl
visible from the road and
has high scenic quality.
For example, a corridor
through an agricultural
region will usually include
the farm fields and farm-
steads thai can be seen from
the road. A corridor in a
gorge will include lhe steep
slopes up to the heighl of
land that is visible. Locale
importanl hisloric, scenic,
and environmental resour-
ces along a corridor
In order to implement land use
strategies lhat prOlect Ihese resources,
lhe corridor management plan should
clearly identify where lhey are located. In
facI, this is typically required as pan of
federal or state agency review of major
roadway projeclS.
by Elizabeth Humstone & Julie Campoli
Define appropriate land uses
Along rural slrelches of road, limil
uses 10 agriculture, forestry, outdoor
recreation, conservation, and low density
housing or compatible activilies. Allow
and encourage cluster residential devel-
opment. Consultalion with your mu-
nicipal or county attorney is importanl
to ensure that any proposed land
use reslrictions will nol result in Ihe
"taking" of propeny requiring compen-
sation.
In compact centers, provide for a bal-
ance of jobs, housing, and civic activities.
Limit lhe scale of developmenl to what is
appropriate for your community.
Define standards for development -
lot size, density, setbacks
Compacl cenlers along a highway
should have smaller 101S and higher den-
sity than surrounding areas.
In exisling and developing centers,
buildings should be set close to each
other and to pedestrian ways and main
streelS to encourage walking and shared
parking.
In rural areas and scenic, historic,
and environmental areas setbacks should
be based on distances lhal would be mosl
compatible wilh lhe characler of lhe area
and thai would preserve resources.
Define land subdivision standards for
lot layout, streets, dri-
veways, and location
of buildings
Look at the entire
parcel. Lot layout should
minimize linear devel-
opmenl along a high-
way except in planned
centers.
Access 10 arterial
or collector highways
should be restricled to
secondary roads or one
access point on the
highway if there are
no secondary roads.
In rural areas build-
ings and roads should
be located off of impor-
tant scenic or environ.
mental resource lands
lhough clusler development.
Dead end streets, cul-de-sacs, and
large "walled" developmenlS should gen-
erally be avoided because they reduce
access and contribute 10 congestion.
Avoid commctial strip zoning. Look Jar OralS to save as campolI centers Jar development
Along undeveloped corridors, limil
lhe scale and density of buildings. isolat-
ed, large-scale and dense projects can
create safely and congestion problems
along olherwise smoolhly functioning
anerial highways.
PLANNING COMMISSIONERS JOURNAL I NUMBER 29 I WINTER 1998
...
Curb Cuts, Driveways
& Parking
Umit number of curb cuts permitted
per parcel or per linear feet of corri-
dor
Restrict the number of curb cuts per
parcel to one or none if altemalive access
exists through a secondary road or a
shared driveway.
Reduce number of curb cuts along a
corridor
Close excessive curb cuts on a corri-
dor upon development or redevelopment Connect secondary roads or parking areas at ,he back of lots.
of a parcel. Look for opportunities to
share access among properties.
Separate curb cuts aud intersections
Establish minimum distances be-
tween curb cuts and between curb cu ts
and public street intersections.
Plau for new street network
Map new secondary streets on which
driveways can be relocaled. Place pro-
posed streets on an official map and plan
for construction in a capital budget and
program.
Align driveways
r.,
rf~iD ~_~ ~
, '.,;-
,;~.
.
Align new or
relocated driveways
opposite each other
or offset at least 125
feet from each
other.
Relate driveway
design to travel
speed and traffic
volumes
Relate the design of
Align driv<ways driveways, includ-
ing width, length,
and curb radii, to travel speed and traffic
volumes on the corridor.
Require shared access .and parking for
new developments, expansions or
redevelopments wherever possible
Consolidale parking lots and drive-
ways to minimize paved areas. Plan for
fmure shared parking by requiring
reserved rights-of-way and reciprocal
easements. Develop shared parking stan-
dards to reduce the amount of parking
Require shared driveways.
required for individual developments.
Prohibit direct parking access from
a parking space to an arterial or
collector
Prohibit parking that requires back-
ing out onto the road except in down-
towns and village centers where speeds
are low.
Plan for public parking
Plan for municipal parking areas and
Lbcate parking areas behind buildings.
on-slreet parking in city and village
cenlers to reduce on-site parking and
encourage more compact development.
Require pedestrian and bicycle con-
nections
Require sidewalks and other connec-
tions along roads where uses are concen-
trated and between buildings and
parking areas. Provide for pedestrian
crosswalks at regular intervals.
Make provisions for transit where
applicable
Locate transit stops at reasonable
intervals within and between centers and
make provisions for pedestrian access
between lransit SlOpS and buildings.
continutd on page 8
PLANNING COMMISSIONERS JOURNAL I NUMBER 29 I WINTER 199B
D
..,A Guide for Roadway Corridors
con[inutd from page 7
Site Development
Strategies
The design of individual sites directly
affects Ihe success of access management
along a corridor. Through site plan
review and subdivision controls, a com-
munity can ensure !hat !he subdivision
and development of parcels are meeting
its access management goals.
Viewing the Whole Parcel
In reviewing sile development plans,
look at !he entire parcel ra!her than sim-
ply the particular project. If Ihe parcel
has frontage on a secondary road, access
points should occur !here and not on a
major anerial or heavily-traveled collec-
tor.
The lay-oUl of parking and loading
areas, and vehicular, bike, and pedestrian
circulation pallems should be undertak-
en wi!h the corridor plan in mind. Ser-
vice roads, pedes Irian links, shared
parking areas, and o!her inter-parcel site
components identified in the corridor
plan should be implemented" duling site
plan or subdivision review.
Access points should be from secondary roads, nor
from major arterials.
Lot Layout
. Subdivide parcels
into lots that do nol
require direct access
to !he road.
. Provide access
!hrough a shared dri-
veway or new street.
Parking Lot Loca-
tion and Design
. Sile commercial
buildings close 10
the road wi!h park-
ing areas in !he rear.
. Make provisions
at !he back oflots for
secondary roads or
parking areas thai
connect to other
parcels.
. Require shared
parking.
. Plan for fu ture
shared parking by
requiring reserved
Iights-of-way and re-
ciprocal easements.
. Prohibil parking
and loading that
requires backing out
onto !he road except
in downtowns and
village centers where Limit the number of ""cess point.!
speeds are low.
. Use landscaping to establish visual
and physical boundalies between park-
ing lots and roads.
~
,.
,,,.
~. .'{I"\~~
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'~'~~~'i"!r".o:~~s<
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Driveway Location and Design
. Restrict !he number of curb cuts to
one entrance and exit drive.
. Where excessive access exists,
install curbing to limit access to one or
IWO locations upon applications for
expansions, redevelopments, or change
of use.
. Require shared driveways between
two parcels, al !he property line.
. Provide adequate driveway length.
Driveways should be long enough to
allow adequate space for vehicles pulling
off the road and Slacking to enter the
road.
. Align Driveways. Two-way drive-
ways should intersect the road at an
angle of 70 - 90 degrees.
. Provide adequate sight distance.
Sight distances from a curb CUI should be
alleast eleven times the speed limit.
. Alignment of highway al curb cut.
Curb cuts located on sharp hills should
be prevented. Dliveway grades within
twenty feet of a roadway should be no
, more than 3% uphill and 6% downhill.
Pedestrian and Bicycle
Considerations
. Require sidewalks in new de-
velopmen ts and sidewalk connections
between parking lots and building
entrances, and between sites.
.. Install crosswalks at intersections.
Install mid-block crossings where neces-
sary.
PLANNING COMMISSIONERS JOURNAL / NUMBER 29 / WINTER ]998
n
Reduu excessive curb cuts and define boundaries
. In downtown locations or between
destinations where pedestrian activity is
heavy, provide safe crossing opponuni-
ties through bump-outs or median
refuges.
. Set sidewalks back from the road.
Require on street parking or landscaping
to create a buffer between sidewalks and
moving traffic.
. Service roads and driveways
should have limited widths and curb
radii to contribute 10 a low speed envi-
ronment 00-15 mph).
. Minimize pedestrian ~ vehicular
connict points in the orientation and
configuration of parking areas and the
location of driveways.
. Provide bike racks and storage
areas near entrances to public buildings,
including civic, commercial, and indus-
trial buildings. .
Elizabeth Humstone is
principal of Humstone
Associates in Burlington,
Vermont. Humstone has
worked on a wide range of
planning studies and pro-
jecrs. She is also Chair oj
the State of Vermont's
Housing & Conservation
Trust Fund Board.
)Q ~:~~~~~~-
. ing traffic should be based on
the traIIic volume, capacity. and charact~r
of the roadway and the'nteds of other. .
modes of ~el, includiiltpedestrlanS ',.
andliicycles: LOw vol;;';'''''roads \viih'~o'
major:~oni~oii or ~;o/'i>~blerits rriay
:;~~;t~it~;~'<
.~. the cliaIacterof these routes.;,.,.",O ';.j',;'e'
;'~~es~~m~}~]f .(
and Create conlliclSwith,bicjcles.:SpedaI
.' ...~" ...:,. ',.- '. .C
acaimmodatlol!5 of tuniiilg ulOve",entS:
such assigDais; Can iIripedei:rallic flow.''''
.' '" ~".'. ".
These factors Deed to be Weighed in the
. ,. .', "".~' ..... -... .',' .-' -'
deCisil;m toac:Co~oda~ ~g'm~~-~'.
meIits/ . .~~~~> .". '>~::2t:- .~~><~.~ -,'<,i.;:.
b"~" Reso~~~~t. '::.
~ _ .~ Anexlended v~o~ of tiik .
. article, including additiona!
material on t.he.link between access man-
agement and municipal plans, and on
strategies for implementing access man-
agement will ~ available at the Planning
Commissioners Journal web site:
www.plannersweb.com .
Kirk R. Bishop, D.;.igning Urban Cor.
ridors, Amencan Planning Association,
Planning Advisory Service Repon No. :
418, Chicago, Illinois, 1989.
Chester E, Chellinan, Traditional .
NeighboriwodD<velopmtnt Stn:<l Design.
Guideli=.lnStitute 'ofTransponation
Eugineers,jwie 1997.. 525 School Sr,ttet
SW, Suite 410, Washington, DC 2002~:.
2797... ..'
. .:~;.,~~
....
.~
Julie Campoli is a
landscape architect and
principal of Urban DesIgn
& Lands~ape Architec-
ture, based in Burlington.
Campoli is also a member
of the Burling'on Public
Works Commission.
,~, .
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.... .-.. . ~ ..~:>:'"..."..""._'='~~,......
... ..... '"ttf:!j'~fJt"Ji
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;>-~
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yF"..
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.; -..-
.'1 .. '; :;.-~ i~.
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I
-.'.
.T!.
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'.
;.
Material from this article was derived from
the authors" Access Managen'!ent Guidebook"
prepared in 1996 for the North,:,est Regional
Planning Commission in St. Albans, Vennonl.
P LAN N 1 N G CO \1 MIS S ION E R 5 J 0 URN A L I N U M B E R 29 / WIN T)1 R 1998
'.:
n
INSIGHTS
Making Planning Commissions More Effective
+untary citizen panicipation
haS long been a hallmark of local
government in the United States.
In mosl cities and counties, planning
commissions are easily.the most visible,
influential, and controversial of all local
citizen advisory groups.
This shon commenlary will offer sug-
gestions - in the form of a checklist -
for making commissions more effective.
Websler's defines "effective" as being
"ready for service or action," or "produc-
ing or capable of producing a resul1."
Commissions musl possess certain orga-
nizational and operational characteristics
if either individual commissioners or
commissions are to be effective. The fol-
lowing is a brief list of whall've found to
be the most imponanl characleristics of
effective, successful planning commis-
sions. See how many your commission
can place a check mark next to.
o The selection of commission members
provides broad-based represenlation (a
cross-section of communilY, back-
ground, lalent, and abilities).
o The commissioner selection process
places emphasis on community spirit-
ed membership that is represenlative,
caring, and responsive to community
needs.
o Orientation is provided for new mem-
bers jointly by the slaff and commis-
sion.
o The commission is well organized with
clearly defined goals and objectives and
eslablished priorities that are reflecled
in an annual work program (essential if
the commission is to function as more
than a mere "zoning commission"
responding to various applications).
o There is good overall communicalion
characterized by openness al meetings,
and posilive relationships between
commission members, slaff, and the
general public.
by Bruce W. McClendon
o There is effective realizalion and uti-
lization of outside resources.
o There is receptiveness as evidenced by
open-mindedness, flexibilily, and will-
ingness to change or to compromise.
o There is an underslanding and accep-
lance of responsibilities as evidenced
by a willingness to work, to face diffi-
cult issues, 10 Slay informed, to listen
and learn, and to give the time neces-
sary for Ihe job.
o There are policies, rules, and pro-
cedures for terminating inactive
members.
o There is a commitment to striving for
group consensus on issues through
cooperation, teamwork, and the devel-
opment of commission policies (this is
particularly valued by elecled
officials).
o There is able leadership characterized
by well-run meetings, good prepara-
tion, effective agendas, active commit-
tees, good a!tendance, promptness,
respectful membership, and a pleasant C
atmosphere at meetings. I
o Meeting times, dates, and places are
selected for maximum convenience to
the general public.
o Regular and on-going evaluation of the
effectiveness of the commission and
slaff are provided.
o Members have a personal commitment
based on concern, dedication, a feeling
of usefulness, and an acceptance of self
and others.
o There is productive membership
achieved through perseverance, vision,
enthusiasm, and a willingness 10
accept risk.
o There is an educated and knowledge-
able commission that receives continu-
ing education through workshops,
conference trips, and published
materials.
Any type of citizen advisory group in
local government can be improved by
emulating these organizational and opera-
tional characteristics of effective commis-
sions. However, Ihe critical role and
responsibility of planning commissions
demands an extraordinary commitment
to maximum effectiveness and to excel.
lence in public service. .
Bruct W McClrndon is
the Director ofPlmming and
Development for Orange
County (Orlando) Florida.
He has worked for planning
commissions in Montana,
Oklahoma, Kansas, Texas,
and Florida for almost 30
years and has written three
books on planning. McClendon previously authored
.Challenges & Opportunities" in PC] #15 (Summer
1994).
In Coming Issues of the
PLANNING
OMMISSIONERS
m
PLANNING COMMISSIONERS JOURNAL I NUMBER
The Economic Value of Open Space Conservation
Around the coumry. communities
are recognizing that conservation
of open space can benefit theit
economic health. At the edge of rapidly
growing cities, protected Farmland and
wildlife = are stemming suburban sprawl
and encouraging morC' compact develop~
menc, thw decreasing the public COSts of
road and sewer consrruction. In inner cities,
park renovations are sparking redevelop-
ment and enhancing the value of adjacent
neighborhoods. Consen'ation easements
on f.um1and are helping to preserve the
economic backbones of many traditional
local economies. And wilderness areas are
attracting hikers and other nature tourists
who spend monq in local communities.
While the benefits uf protected open
spaces are increasingly evident, many com~
munities still face great difficulry funding
their land acquisition plans. In recenr years,
federal grants for land purchases have de-
creased sharply, while an economic boom
has pushed land prices through the roof
in rapidly growing areas. As a result, the
escalating COSts of acquiring properties can
be far beyond the capacity of many tOwn
budgets. Nevenheless, many communities
acknowledge that they must take greater
initiative to protect their valuable green
spaces for future gene~tions.
:egion?!.Assembly
The Lincoln Institute's lates, policy
focus report, Opm Space Comn-varion:
lnvtsting in }Our Community's Economic
Health, by John Tibbetts, addresses these
issues. It explores how American commu-
nities have hisrorically protected and main-
rained open space through a combination
of planning strategies, regulatory measures,
public investments and private initiatives.
Since the fiscal and economic implications
of open space conservation are crucial to
policymaking, rhe reporr describes several
methods of estimating the economic value
of open space to communities. Finally, the
report analyzes the effectiveness, practical-
ity and fairness of tools now used by com-
munities to finance open space acquisitions.
With this information, interested parries
can think strategically abom local conser-
vation opportunities.
Communities can protect open space
in three basic ways, which are often used
in combination. First, land can be preserved
through regulatory measures, such as agri-
culrural zoning, conservation zoning, impact
fees, and dedications of land. Growth man-
agement policies have proven useful in
numerous communities experiencing rapid
development. But despite the effectiveness
of these measures in some areas, land use
regulations can be challenged Ot tendered
,,--:.:'". .. ~ -. .'
~~, m~~~~"~..commitment. Panelists will _ '~~.~egi!?nal mI ~tiacives, subur-
P;aplo!j;the circumstances where these ,_:, ban higf1~y,oongeSriilli; parkS that'pay
'"F~van~~:'~' roaChes are mOst ~~. .~'>'..~;:~~'. ftit:cli~~~'ancfcd~CatioDaT.dis .~ ",
-;,'7: ': v.:elf~~ and pIan:ning ^fookrhat are':;-'~~ri2Wci-b;'''SCh;';;F;;;~~;:;;,~;,;,~ro' :,.i
, aVaiIabl~ to local communities and regions. '. .:::'.;F~r-;;;o.einform>:1i6n-or t~'~er
The'moderator for these sessions is A.sseln: n' ftii.i:h.e'~bly, contaCt Regional
blymail Richaid Bagger of the New Jersey . PIail ASsociation, 4 Irving Place, 7th
. SClteLegislanue. . . 'floot, New York, NY 10003. Phone:
. TheRPA Regional Assembly, 'er.aling .i.12I253A72?-x309. Fax: 212/253-
the caj>ilcity for Growth.. on May 5 ;; be- 5666, Web: ~.rpa.org. L
ing held 'at the Sheraton New York Hotel '. -.. >..... .
. ,: . and J.:~. Other workshops will
,':;"::';-,
....'. ... ~.
unenforceable by new political leadership.
Secondly, localities and scates can
acquire land outright or provide funding
to maintain open spaces through bond
issues, sales taxes, real estate transfer taxes,
special districts, special assessment areas,
and business improvement districts. This
option is expensive and often politically
complex. Many communities with limited
financial resources have difficulty compet-
ing with developers to acquire valuable
land. SdlI, citizens in many localities have
voted to pay higher [axes to acquire green
space and protect ecologically sensitive
areas such as watersheds. A variety of publici
private partnerships also offer hope for
new financing alternatives, especially in
more urbanized areas.
A third approach is the use of conserva-
tion easements to protect land while keep-
ing it in the hands of private owners, a
popular and practical method of preserving
open space, championed by both landown.
ers and environmental groups. Easements
are increasingly being used in rural and
suburban areas, where they can help pro-
tect productive agricuhurallands and
stem the pace of rapid development.
Protection of environmentally sensi-
rive lands, such as watersheds and flood-
plains, presents special challenges that
usually require a combination of regula-
tory approaches with public and private
financial support. In faCt, all communities
should consider me pros and cons of
various techniques and collaborations to
devise an open space conservation plan
based on a shared vision of the commu-
nicy's long-term land use needs and
local economic conditions.
Open Space Conservation is a 36-page,
illustrated paperbound reporr, available
from the Lincoln Instirute at $14 per copy,
plus shipping and handling. A 25 percent
discoum is available on orders of 10 or
more copies. Please use the Request Form
on page 11 or call 800/LAND-USE
(800/526-3873) to place your ordcr. L
LAND LINES. MARCH 199B OLINCOLN INSTITUTE OF LAND POLICY
New Book Researches
Tax and Land Use Policies
Local Government Tax and Land Use Policies
in the United States: Understanding the
Links, by Helen F. Ladd, is an accessible, non-tech.
nical evaluation of ~conomic thinking on the
interactions between local land use and tax poli.
des. The book raises provocative questions about
the conventional wisdom in fiscal policy that will
be of interest to economists and students con-
cerned with urban development and local pub.
lie finance, as well as to planners, policymakers
and citizens.
The ideas contained in this book were de-
bated at the Taxation, Resources and Economic
Development (TRED) conference held in Novem-
ber 1995 at the Lincoln Institute, which provided
financial and logistical support throughout the
research and publication project. Ladd orga-
nized the conference with Dick Netzer and Ben
Chinitz,. both of whom also contributed to the
book.
In Part I, Ladd provides a comprehensive
summary of the extensive literature on the rela-
tionship between local land use and tax poli-
cies. She explores the theoretical controversies
and clarifies issues such as the use of land use
regulation as a fiscal tool, the effects of taxes
on economic activity, and the success of tax poli-
cies to promote economic development.
In Parts II and Ill, ten urban and public fi-
nance economists present their research on land
use and taxation issues. Some of the topics are
the impact of growth on tax burdens, tax incre.-
ment financing, metropolitan tax base sharing,
the incidence of impact fees, and the experience
with land value taxation in some urban areas.
Helen F. Ladd is professor of public policy
studies and economics in the Terry Sanford In~
stitute of Public Policy at Duke University. Dick
Netzer is professor of economics and public ad-
ministration in the Robert F. Wagner Graduate
School of Public Service at New York University.
8en Chinitz, visiting professor of urban planning
at Florida Atlantic University, is a faculty associ.
ate and former research director of the Lincoln
Institute.
The book is copublished by Edward Elgar
Publishing, Inc., Cheltenham, UK, with the Lin-
coln Institute of Land Policy. It is part of the
Edward Elgar series, Studies in Fiscal Federalism
and State-Local Finance. The 264-page volume
is available from the Lincoln Institute for S80,
plus shipping and handling. Please use the
Request Form on page 1 I or call 800/LAND-UsE
(800/526-3873) to place your order. L
Land Prices, Land Markets,
and the Broader Economy
Stephen K, Mayo
The interactions between land and propert)' markets and the broader
economy of cities and. na~ions are central ~o th: Lincoln Institute's
concerns. Two key objectIves of our work In thiS area are (1) to raise
awareness about the stakes of good land policy fOt creating wdl-functioning
land and property markets and for improving the performance of financial
markets, labor markets, the fiscal affairs oflocal and national governments,
and ultimatdy the economic health of both cities and countries; and (2) to
indicate the need for high quality data and an appropriate analytical frame-
work to aid in understanding the importance of good land policy, monitoring
the drem of land policies throughout the economy and facilitating policy
reforms. In November 1997, the Lincoln Institute hold a conference on the
theme of"Und Prices, Information Systems, and the Market for Und
Information" to explore these issues.
Land Values and Land Policy
How important are the stakes of good land policy? Hee-Nam Jung of the
Korean Research Institute for Human Settlements reported on the importance
of land markers in the economies of five countries (su Table 1). The value of
land in mature economies such as Canada, France and the United States ranged
from about one-third to three-quaners of GNP during the mid-1980s, and rep-
resented from 8 to 2 I percent of estimated national wealth. In rhe more rapidly
growing economies of Japan and Korea, land values were from three to six
times as high as GNP in the 1980s, and represented half or more of estimated
national wealth. In the mature economies these figures illustrate the importance of
land as a source of wealth, but in rapidly growing economies land has an even
more significant role in determining economic welfare and a host of incentives
for the economy's performance.
In Japan, for ocample, booming land and propeny values during the I980s
served as collateral to fund credit expansion throughout the economy and,
indeed, throughout the world. Land prices in Japan's six largest cities increased
dramarically from 1980 to 1991, at a compound rate of about 12 percent
annually (su Figurt 1). By 1990, the estimated price of land being devdoped
for residential purposes in Tokyo was estimated to be about $3,000 per square
meter, compared to figures of roughly $110 in Toronto and Paris and $70 in
WashingtOn, D. C.
Between 1991 and 1996, however, Japanese land prices foil by nearly half,
raking down the Japanese economy and a host of financial institutions in its
wake. The cumulative losses of the Japanese banking system associated with
the collapse of the property market and associated businesses are estimated at
around $1 trillion, making the U.S. Savings and Loan "crisis' seem compara-
tivdy insignificant. Analysis of Japanese land policy suggests some of the causes
of the boom and bust cycle in land prices: policies that have severdy remiaed
conversion of agricultural land to urban uses; an especially comploc land
TABLE 1: Land Value and the Economy, mid-1980s
Indicator France Canada USA Japan Korea
Land Value ($billion) 172 256 2950 4540 484
Land Value/GNP 0.29 0.70 0.75 3.17 6.10
Land ValuelWealth 0.08 0.20 0.21 0.55 n.a.
Sourct': Hl't'--Nam Jung. ~Land Pnct's. Land Marke~ and Lalld lnlormalion in Korea. 1963-1996. ~ p.20
LINCOLN INSTITUTE OF lAND POLICY 0 lAND LINES. MARCH 1998
developmem system that requires exception-
ally long approval rimes; and a fisc.aJ sys-
tem that places little emphasis on the
taxation of/and and property values.
Land prices in Korea also rose at a
tremendous rate during the 19805 (over
16 percent annually from 1981 to 1991).
Remarkably, in most years nominal capiral
gains on Korean land were greater chan
Korea's GNP. Jung explained that these
gains had profound implications for the
distriburion of wealth and income in
Korea, and for economic incentives. Not
surprisingly, the recent collapse of Korean
property markets has had ridaJ effects
throughout the economy. As in the case
of Japan, the Korean land policy frame-
work has been seen as highly quesrionable.
. Government intervention in land and
property markets over the y~ has been
responsible for severely distorted markers
chat represent a major structural imbalance
in che Korean economy.
Using Land Market Data
for Policy Analysis
Other speakers at the conference presented
information on the importance of land
market performance for a variety of stake-
holders: consumers and caxpayers; land
developers and builders of residential and
non-residential properties: banks and finan-
cial institutions: and both 10c.aJ and central
governments. In the case of Cracow, Poland,
Alain Bertaud from the World Bank indi-
cated char policies embodied in master
plans and zoning regulations were highly
inconsistent with the nominal objectives
of the regulations, and would lead ro ineffi-
cient and costly spatial patterns within the
city. His paper illustrared the value of having
good dara on land prices, regularions and
the spatial disrribution of the popularion
in order to evaluate the effectS of policies
involving land use, infrastructUre and
property taxation,
Paul Cheshire from Oberlin College
and Stephen Sheppard from the London
School of Economics illustrated how dara
on land and housing prices and regulations
can be used to evaluate the effecrs of gov-
ernment policies such as the preservation
of urban open space. Jean-Paul Blandinieres
of the F=ch Ministry of Equipment, Trans-
portation and Housing discussed an ambi-
tious government program to establish
.Urban Observatories" to collect and anal-
yze information on land and property mar.
kets and the effects of government policies.
Data Collection on
Land and Property Markets
Recognition of the costs of land policy
failures or, conversely, of the benefits asso-
ciated with implementing good policies,
has given rise co a number of sys-
tematic efforts co collect and ana-
lyze high quality data on land
and property markets within
various institutional settings.
Pablo Trivelli discussed land and
property information systems in
Latin America that serve the
needs of public and private stake-
holders. Perhaps the moSt im-
pressive of these is an effort in
Brazil called EMBRAESP. which
monitors key indicators of urban
property market performance
along with urban legislation,land
regulations and major public
works projecrs that might have
an impact on the behavior of
property markets. The distribu-
tion of the information is self-sustaining
through contractS with major newspaper
chains, sales of periodic bulletins, disks
containing standard data, and special
ceporo responding co individual demands,
as well as through the Internet.
Another major data collection and
analysis effore was reporred by David
Dowall from the University of California-
Berkeley. He developed the "Land Market
Assessment," a tool for analysis of land and
housing markets that has been applied in
over 30 developing countries and transi-
tional economies. At comparacively modest
cost, data are collected through aerial photos
and satellite images, surveys of land brokers,
and secondary sources on population,
infrastructure and regulatory frameworks.
Dowall's analysis documents a number of
generic policy findings, especially concern-
ing the COSts of inappropriate land policies,
and suggests that even more cost-effective
versions of the tool can be developed that
will illustrate the workings of/and markets
and beneficial policy reforms.
Romeo Sherko, David Stanfield and
Malcolm Childress from the Land Tenure
Center at the University of Wisconsin.
Madison, addressed the issue of designing
a strategy to create and disseminate land
information in transitional economies,
where information has historically been
righcly held, thus frustrating both the evolu-
tion of property markets and opportunities
for policy analysis, Their conclusions
regarding the role of the public and private
sectors, the scope of data collection, and
pricing and dissemination strategies help
co explain why ir is so difficult to gather
land market information, On the other
FIGURE 1:
Land Values In Japan's Six Largest Cities
x
~ 70
~ 60
~
o so
3 40
110
100
90
so
o
'980 'S2
'84
'86
'88
'90
'92
'94 '96
Source:.INn Michel Paul and Robert Edelstein,
"Are Japanese Lilnd Prices Based on Expectations?" p. 10.
hand, their analysis suggests that the
benefits of good land market information
are considerable, Some of these benefits
were illustrated by David Dale-Johnson
from the University of Southern California
and Jan Brzeski from Jagellonian Univer-
sity, Cracow, who discussed efforo to
document rapidly evolving market prices
of property in Cracow and to inform
property tax reform efforts,
Samu Kurri, Seppo Laakso and Heikki
Loikkanen of the Finnish Government
Institute of Economic Research discussed
the land price information system in Fin-
land, suggesting that it is only now begin.
ning to catch up with the needs of many
different potential users of the data, These
users include those concerned with imple-
mentation of a new property tax and macro-
economic and financial sector policymakers
concerned with the interaction of the Fin-
nish property marker and national econo-
mic performance. Karl Case of Welles Icy
College presented findings from a prelimi-
nary analysis of 100 years of land prices
in Boston, which was designed to highlight
some of the methodological difficulties
of measuring land prices in a way that
facilitares policy analysis and reform. L
Stephen K. Mayo is a unior ftllow olth,
Lincoln Imtiruu, For inftnnation about
fUtu~ confn?nC!s on th~u topics or for copi~s
of th~ Novnnbno confnome( pap~rs, contact:
stromz@lincolninst.~du
LAND LINES. MARCH 1998 OLlNCOLN INSTITUTE OF LAND POLICY