Future Land Use Plan Map

Transcription

1 The right f a municipality t manage and regulate land use is rted in its need t prtect the health, safety, and welfare f lcal citizens. The first step in establishing the guidelines fr such versight is the cmmunity s cmprehensive plan. Althugh it is ne f several cmpnents f this 2016 Cmprehensive Plan Addendum, the significance f the Future Land Use Plan text and map cannt be verstated. Similar t the way in which a map serves as a guide t a particular destinatin, the Future Land Use Plan shuld serve Waxahachie as a guide t its unique visin f its future frm as the City cntinues t develp. The Future Land Use Plan is divided int tw sectins. First, the future land use categries are defined and a prjectin f the ttal acreage each land use is expected t encmpass within the city limits, its ETJ, and the verall planning area is utlined within a table. Secnd, the future land use plicies are utlined. The City shuld use these plicies in cnjunctin with the Future Land Use Plan Map t guide decisins as Waxahachie cntinues t develp. The Future Land Use Plan shuld ultimately be reflected thrugh the City s plicy and develpment decisins. The Future Land Use Plan is nt a zning map, which wuld therwise address specific develpment requirements n individual parcels. The zning map and changes in zning shuld, hwever, be based n the Future Land Use Plan Map. The Future Land Use Plan Map will serve as Waxahachie s mst cmplete lng-range radmap as pssible and establishes the verall framewrk fr the preferred develpment pattern f the City based principally n balanced, cmpatible, and diversified land uses. The map and text ultimately reflect the City s lng-range statement f public plicy and shuld be used as a basis fr future develpment decisins. Chapter 3 Future Land Use Plan 49

2 F i g u r e1 0. F u t u r el a n du s ep l a nma p

3 F i g u r e1 1. F u t u r el a n du s ep l a nma p( C r e )

4 This use is representative f traditinal, single-family detached dwellings n large lts that are ver ne acre in size. This type f land is envisined t primarily be lcated in the suthern prtin f the City and in the ETJ area suth and west f Waxahachie. This categry is representative f smaller single family hmes and sme duplex units. The majrity f Waxahachie s current develpment is f a similar density. It is apprpriate t have apprximately 3.5 dwelling units per acre. Medium Density Residential is representative f tw-family, attached dwelling units, such as twnhmes, duplexes, cndminiums, zer-lt line hmes, and apartment develpments. This categry is intended t accmmdate the City s need fr diversity f husing chices. Traditinal apartment- and cndminium-type units in attached living cmplexes characterize high density residential land use. These develpments may take a variety f frms. This land use has evlved frm traditinal garden style apartments t curtyard apartments due t the fcus upn situating dwelling units arund a curtyard, pl, r ther cmmn space. 52 Chapter 3 Future Land Use Plan

5 Areas with a mixture f residential and nnresidential uses, with a larger percentage f residential. Apprximately 80 percent f the acreage r square ftage f any prpsed develpment shuld be residential, with the remaining 20 percent f the acreage r square ftage nnresidential. Acreage wuld apply in a hrizntal mixed use develpment, while square ftage wuld apply in a vertical develpment. Bth vertical and hrizntal mixed use culd be prvided tgether. Similar t Mixed Use Residential, land designated with this land use are intended fr a mixture f nnresidential and residential uses. The nly difference wuld be that Mixed Use Nnresidential has a greater percentage f nnresidential cmpnents than residential. Specifically, 80 percent f the acreage r square ftage f prpsed develpments are required t be nnresidential with the remaining 20 percent f the acreage r square ftage allcated t residential. Suthlake s Twn Center is an example f Nnresidential Mixed Use. The Medical District area signifies an area that revlves slely arund the medical industry. This area will prvide all f the uses ne wuld need when visiting r wrking at Baylr Sctt & White and ther medical ffices, specialty healthcare facilities, r research and develpment lcatins that are anticipated t develp in the area. Therefre, apprpriate businesses in the district include retail, dining, htel, ffice buildings, multi-family husing, and gyms. This land use type is intended fr businesses such as banks, insurance agencies, and accunting ffices. Office land uses are generally cmpatible with residential areas, with the exceptin f high-rise ffice buildings. Land designated fr ffice is apprpriate alng U.S. Highway 287, at a clse prximity t IH-35E within Mixed Use Nnresidential areas, as well as within the Medical District. Chapter 3 Future Land Use Plan 53

6 Retail includes areas that have restaurants, shps, grcery stres, and persnal service establishments. Retail businesses generally require greater visibility than d ther types f nnresidential land use (e.g., ffice, cmmercial). The Airprt Industrial land use type is intended t prvide areas fr industrial uses that are related t the Midway Reginal Airprt, such as industrial uses that need the ability t transprt gds by plane. Anther example wuld be industries that manufacture airplane parts r cmpnents. This land use designatin is als intended t help prtect the future sustainability f the airprt and its peratins. Cmmercial areas are intended fr establishments that prvide services t custmers. Examples include car dealerships, self-strage businesses, and repair shps. Such uses are generally nt significant cntributrs t a municipality s tax revenue, and, by their nature, cmmercial businesses can detract frm psitive aesthetics. Primarily fr these reasns, cmmercial uses have generally nly been recmmended in lcatins cnsistent with where such uses currently exist. Highway Cmmercial areas are intended t allw fr traditinal cmmercial land uses, but such uses shuld be develped t a higher standard. Fr example, utside strage may be permitted, but wuld have t be screened and nt visible frm the rad. In additin, a mre limited array f cmmercial uses wuld be permitted. Htels, mtels, and car dealerships wuld be permitted, fr example, but manufactured hme sales and self-strage businesses wuld nt. The idea is fr these areas t shw a psitive image f Waxahachie and make visitrs want t travel int the main part f the City. 54 Chapter 3 Future Land Use Plan

7 Industrial applies t areas intended fr a range f heavy cmmercial, assembly, warehusing, and manufacturing uses. Large tracts f land with easy access t majr radways and air transprtatin are becming increasingly difficult t find fr the industrial business cmmunity. Hwever, these businesses can be advantageus fr a municipality in terms f prviding emplyment and an increased tax base. Therefre, several large areas have been identified as Industrial. Examples f desirable uses within these areas include cmpany headquarters, cmputer technlgy businesses, and ther types f large businesses. This land use designatin identifies all f Waxahachie s public parks and pen spaces. A cmmunity s park system is key t a high quality f life. The City has recgnized this nt nly thrugh its current allcatin f significant park/pen space areas, but als by the fact that the City als has a histry f planning fr parks and pen space. This land use categry includes uses that are educatinal, gvernmental r institutinal in nature. This type f land use is generally permitted within any area, therefre, nly the current Public/Semi-Public uses are shwn n the map. The tw rail transit statins shwn in the Figure 36 crrelate with the Transit-Oriented Develpment (TOD) areas, which will be discussed in greater detail in Chapter Errr! Reference surce nt fund.. These l catins have been determined by the Nrth Central Texas Cuncil f Gvernments (NCTCOG) as part f their reginal rail planning effrt. Areas with this designatin are envisined t have a mixtures f higher density nnresidential and residential uses t supprt the nearby transit statins. Chapter 3 Future Land Use Plan 55

8 Table 12 shws a breakdwn f the Future Land Use categries within the city limits and the ETJ area. Within Waxahachie s Planning Area (city limits and ETJ cmbined), Lw Density Residential is the largest use, fllwed by Estate Residential, Retail, Mixed Use Nnresidential and Highway Cmmercial. Within the existing city limits, apprximately 17,667 acres will be residential uses and 13,406 acres will be nnresidential uses. Figure 12. Percent f Future Acreage f All Land Use Types in Planning Area Figure 13. Percent f Future Acreage f Nnresidential Land Use Types in Planning Area Table 12. Future Land Use Acreage Future Land Use City ETJ Planning Area Acres % Acres % Acres % Acres per 100 Persns Residential Estate Residential 3,534 11% 21,749 18% 25,283 16% 3.4 Lw Density Residential 13,821 45% 49,824 77% 63,645 68% 14.6 Medium Density Residential 70 0% 0 0% 70 0% 0.0 High Density Residential 242 1% 63 0% 305 0% 0.1 Nnresidential Mixed Use Residential 746 2% 0 0% 746 1% 0.2 Mixed Use Nnresidential 2,496 8% 473 1% 2,969 3% 0.6 Medical District 295 1% 0 0% 295 0% 0.1 Office 215 1% 0 0% 215 0% 0.0 Retail 3,124 10% 518 1% 3,642 3% 0.7 Airprt Industrial 753 2% 408 1% 1,161 1% 0.2 Cmmercial 898 3% 1,395 2% 2,293 2% 0.5 Highway Cmmercial 2,007 6% 804 1% 2,811 3% 0.6 Industrial 1,245 4% 0 0% 1,245 1% 0.3 Parks and Open Space 431 1% 0 0% 431 0% 0.1 Public/Semi-Public 1,196 4% 274 0% 1,470 1% 0.3 Ttal Acreage 31, % 75, % 106, % 21.6 Nte: The ultimate capacity ppulatin fr the planning area (494,036) was used t calculate acres per 100 persns 56 Chapter 3 Future Land Use Plan

9 The Gals & Objectives in Chapter 2 and the cncepts utlined previusly within this chapter prvide a basis fr these land use plicies. The Implementatin Strategies (Chapter 7) will utline specific ways in which the City can implement these plicies, alng with ther recmmended plicies frm ther chapters f the 2016 Cmprehensive Plan Addendum. It shuld be nted that the plicies are in n specific rder f imprtance. West Side f IH-35E IH-35E Rebuild Mid-Way Airprt Grwth Strategies Trail Cnnectins Medical Center District Radways It is extremely imprtant fr the City t have a budget that is balanced by revenue frm residential and nnresidential land uses they are mutually supprtive and bth are needed. A cmmunity withut enugh nnresidential uses can be verburdened by prviding necessary services t residential uses. Fr these reasns, the Future Land Use Plan Map shws a gd balance f bth. Ensure that as residential develpment prpsals are apprved, there is a psitive balance f nnresidential develpment t help ffset the cst f public services needed by residential uses. Pursue the develpment f quality nnresidential uses that will cntinue t cntribute t the lcal tax base ver time. Prime retail land is fund alng the City s majr thrughfares and shuld be retained fr retail uses. Develpment prpsals that put frward anther use f this land shuld nly be apprved if they are clearly beneficial t the City in sme ther way, fr example it wuld prvide a large surce f emplyment r it wuld cntribute t the City s image. Retail uses (including mixed use), regardless f their desirability in terms f tax revenue, shuld be develped t a high quality. The City shuld nt settle fr a lesser quality f develpment t btain an immediate surces f sales tax revenue, t the detriment f the lng-term sustainability and attractiveness f Waxahachie. West Side f IH-35E IH-35E Rebuild Mid-Way Airprt Grwth Strategies Trail Cnnectins Medical Center District Radways Several legislative bills that were intrduced arund the time f the 2007 Cmprehensive Plan prpsed that Texas cities be required t cmpensate landwners if the city initiates a dwnzning f their prperty. Althugh nne were passed, it is imprtant t be aware f change attitudes abut zning. Dwnzning refers t a decrease f the intensity f a zning district; fr instance, a dwnzning ccurs if a City initiated a zning change frm a multiple-family zning district t a single-family zning district. Althugh there are relatively few instances f City-initiated reznings, as ppsed t landwner-initiated reznings, this culd be a cncern fr Waxahachie if this type f law is eventually adpted by the State legislature. Use the Future Land Use chapter as a guide t determine whether the requested rezning is apprpriate and cnsistent with the City s visin fr develpment. Ensure that the prpsed develpment is f a type and quality that will be acceptable fr the lng-term. Require a Planned Develpment r Develpers Agreement if the rezning is requested n a speculative basis. This wuld allw Waxahachie t stipulate that future site plans r plats must cnfrm t regulatins in existence at the time the site plan r plat is submitted. Chapter 3 Future Land Use Plan 57

10 West Side f IH-35E IH-35E Rebuild Mid-Way Airprt Grwth Strategies Trail Cnnectins Medical Center District Radways At times, the City will likely encunter develpment prpsals that d nt directly reflect the purpse and intent f the land use pattern shwn n the Future Land Use Plan. Review f such develpment prpsals shuld include the fllwing cnsideratins: Des the develpment prvide smething unique t Waxahachie? Is the develpment within walking distance t retail areas, public uses, parks and pen space, etc.? Des the develpment prvide ff-street pedestrian and bicycle cnnectins t existing and future develpment? Hw des the develpment prpsal impact the City fiscally tax revenue, emplyment, public cnsideratins, etc.? Hw des the develpment prpsal impact the schl district in terms f schl planning and schl attendance zning? Des the develpment allw fr the future integratin f transit, when applicable? Hw des the develpment respect envirnmentally significant areas like fldplains are these areas used as an amenity? If the prpsed develpment meets the intents f these guidelines, then it shuld be cnsidered fr apprval. West Side f IH-35E IH-35E Rebuild Mid-Way Airprt Grwth Strategies Trail Cnnectins Medical Center District Radways Studies have shwn that great neighbrhds places where uses are mixed tgether such that peple can easily access all types f uses t meet all f their needs are mre sustainable ver time, and mre lng-term value is created. This is the reasn that varius mixed use land designatins have been recmmended within this Future Land Use Plan sustainable neighbrhds with a mixture f uses are what is desired fr Waxahachie. The creatin f such neighbrhds will ultimately make the City a unique place, ne that peple will desire t live within and will nt want t leave. West Side f IH-35E IH-35E Rebuild Mid-Way Airprt Grwth Strategies Trail Cnnectins Medical Center District Radways With the creatin f the Baylr Sctt & White Hspital alng IH-35E, the area arund the hspital has tremendus ptential. What currently exists arund the hspital are industrial plants, the Waxahachie Civic Center, and an autmbile dealership n the ppsite side f the highway. In rder fr the area t be successful, Waxahachie needs t plan what type f develpments shuld be allwed within the district. The Medical Center District is shwn in the Future Land Use Plan Map. The District shuld prvide a wide range f land uses that include the fllwing: Retail and service supprt Fitness and recreatin facilities Office space fr medically riented services A range f husing types and htels fr visitrs frm utside f the City 58 Chapter 3 Future Land Use Plan

11 West Side f IH-35E IH-35E Rebuild Mid-Way Airprt Grwth Strategies Trail Cnnectins Medical Center District Radways The residential develpment within Waxahachie generally cnsists f traditinal single-family subdivisins, which des nt prvide fr full life-cycle husing pprtunities within the City. A quality cmmunity is ne that prvides a variety f husing ptins fr the full cycle f life. As an individual prgresses thrugh life, their requirements, necessities, and general expectatins fr what they cnsider t be hme may change. Fr example, yung singles and yung cuples withut children may wish t live in a lcatin where there are a variety f activities present r within a clse prximity t wrk and/r transit. The next stage f life may require a larger hme with mre bedrms, a larger family space, a yard, amng ther things fr a family t start t grw. Empty nesters, husehlds withut children present, may require a smaller hme with less yard space since yard and huse maintenance may n lnger be an amenity. Waxahachie shuld aim t prvide husing ptins that are available in all types and sizes in rder t accmmdate the different stages f life. Planning a life-cycle cmmunity takes int cnsideratin that husing preferences may change thrughut ne s life. These prperties shuld have distinguishable characteristics such as views, prximity t pen space, access t retail services, etc. The uniqueness f each prperty will appeal t different needs and desires f the market, thereby creating neighbrhds that attract and that are sustainable. West Side f IH-35E IH-35E Rebuild Mid-Way Airprt Grwth Strategies Trail Cnnectins Medical Center District Radways Allw multi-family develpment in the High Density Residential areas shwn in the Future Land Use Plan Map Increase the zning standards related t traditinal multi-family develpment. Making these develpments high quality is ne f the ways t ensure sustainability. Such develpments shuld have the fllwing characteristics: A minimum f amenities shuld be prvided frm a City-established list. Examples f amenities include: A gated entrance An increased amunt f landscaping A water feature A jgging trail A central green space Cvered parking If retail land uses are adjacent, pedestrian access via a trail t such uses shuld be prvided Garages shuld be prvided fr certain percentages f the units (such as 50 percent) Encurage multi-family uses in a mixed use cncept fr multi-family develpment prpsals that d nt have previusly apprved zning Develpment prpsals that include multi-family units in a vertical, mixed use develpment shuld be encuraged Such develpment is apprpriate within areas designated Mixed Use Residential and Nnresidential, Transit-Oriented Develpment, and Medical District n the Future Land Use Map Such develpment is als apprpriate in and arund Dwntwn Waxahachie Such Develpment may als be apprpriate within areas designated fr Medium Density and High Density n the Future Land Use Plan Map. Chapter 3 Future Land Use Plan 59

12 West Side f IH-35E IH-35E Rebuild Mid-Way Airprt Grwth Strategies Trail Cnnectins Medical Center District Radways Uniqueness, quality and lcatin are key aspects f lng-lasting retail develpment. Waxahachie shuld ensure that the fllwing characteristics are created within new retail develpments thrughut the City. Pedestrian and radway cnnectins t adjacent neighbrhds Less visible parking this culd be achieved with internalized parking with buildings ut frnt (as ppsed t large parking lts lcated adjacent t the street), r with wide setbacks Separatin f parking areas t minimize wide expanses f cncrete Minimized spacing between buildings t encurage walking instead f driving Adjacent accessible land uses, such as residential and/r ffice, that prvide a built-in market The City shuld als review current retail develpment standards and increase such standards if necessary. Frm-based regulatins, which fcus mre n building and site design aspects rather than land uses, may als be a way in which the City can achieve these recmmended retail develpment standards. In rder fr Waxahachie t be a unique and sustainable cmmunity, the quality f any prpsed retail develpment shuld be a primary cnsideratin fr whether the City apprves a prpsal. West Side f IH-35E IH-35E Rebuild Mid-Way Airprt Grwth Strategies Trail Cnnectins Medical Center District Radways With the west side f IH-35E, nrth f 287, being a prime lcatin fr develpment within Waxahachie, it is apprpriate fr the City t begin prpsing and establishing what type f uses will be allwed in the area. The majrity f the land is currently vacant, with sme industrial uses. In rder fr apprpriate develpment t ccur in the area the City shuld: Begin t create a visin fr the Highway Cmmercial crridr that will create a better cnnectin between the airprt and IH-35E Establish a nrthern east-west crridr cnnectin frm IH-35E t Mid-Way Airprt Suburban residential with single-family develpment at 4-6 DUA (dwelling units per acre) shuld ccur in the areas lcated t the nrth and suth f the nrthern east-west crridr T ensure a variety f husing chices n the west side f IH-35E, a rati f ne acre f multi-family husing t every 10 acres f single-family husing shuld be allwed The area acrss IH-35E frm the Medical Center District shuld include space fr htel, retail, and restaurant accmmdatins Htels are als apprpriate clse t the Airprt Industrial future land use area Due t traffic vlumes, business use alng IH-35E shuld be reginal and businesses alng US 287 shuld als be reginal, but at a smaller scale Neighbrhds shuld be built with high quality standards and shuld be allwed t reflect the lder areas f Waxahachie 60 Chapter 3 Future Land Use Plan

13 West Side f IH-35E IH-35E Rebuild Mid-Way Airprt Grwth Strategies Trail Cnnectins Medical Center District Radways The City shuld take advantage f the reginal cnnectin prvided by the airprt. Fcus n prviding aviatin-cmpatible land uses arund Mid-Way Reginal Airprt that wuld spur emplyment Landscaping alng the radways shuld be the predminate feature in this area Buildings shuld be cnstructed f quality building materials and have articulatin n the façades facing radways Cnsider making this the lcatin fr large ffice develpments and pssibly a business park Chapter 3 Future Land Use Plan 61