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Communities that create incentives for
<br />the development of vacant lands, and
<br />for redevelopment of underdeveloped
<br />commercial corridors and centers, often
<br />benefit from targeted rather 'than
<br />broadcast or random zoning changes.
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<br /> Where speed is a necessity, zoning overlays asea preferred
<br /> avenue. They can be fashioned to a specific need and adopted
<br /> relatively quickly. In Minnesota, under a 1995 amendment to
<br /> the state's planning laws, jurisdictions in the Minneapolis-St.
<br /> Paul area are submitting new comprehensive plans to the
<br /> regional Metropolitan Council for review and approval. Within
<br /> six months of approval, the comprehensive plan must be
<br /> followed by an implementing zoning ordinance.
<br /> Thus, according to John KaN, senior policy planner with the
<br /> Metropolitan Council, Minneapolis is considering the adopdon of
<br /> a zoning overlay to encourage transit-oriented development. The
<br /> principles of zoning for transit-oriented devdopmenr, of course4'
<br /> stand'in contrast to the traditional single- and sepasated-use
<br /> prindplesof ttadidonal zoning. And zoning for transit-related
<br /> development, including higher densities and a mix of commercial
<br /> and residential uses, may mount to significant upzoning of lands
<br /> within the area of influence near a tramit ~top.
<br /> New, higher-density and mixed-use zoning to accommodate
<br />growth within a UGB or USA doesn't all occur within overlays
<br />around transit stops. Some communldes reduce minimum lot
<br />sizes. Some decide to take the ``blunt-instrtunent" approach of
<br />allowing or encouraging accessory uses such as mother-in-law
<br />apartments throughout the urban area. (This approach was
<br />recently rejected by the Santa Fe, New Mexico, city council,
<br />which heard strong objections from neighborhoods about the
<br />possibility of increased traffic, transient college-age renters, and
<br />other issues related to increased density.)
<br /> Communities that create incentives for the development of
<br />vacant lands, and for redevelopment of underdeveloped
<br />commercial corridors and centers, often benefit from targeted
<br />rather than broadcast or random zoning changes. It makes sense
<br />to decide, possibly by use of sophisticated modeling tools, where
<br />new growth is most desirable and most fiscally affordable and
<br />will most likely be attracted by upzoning. The targeted
<br />approach may help prevent neighborhood backlash and achieve
<br />greater results as far as increasing density, reducing traffic _.
<br />congestion, assuring housing chbices and price ranges, and
<br />creating mixed-use activity. The range of upzoning tools-
<br />available to planners within the UGB or USA is broad, and can
<br />be applied toward a variety of goals.
<br />
<br />Downzonlng: .Protecting Rural Values
<br />Outside a growth boundary, the goal is often to encourage
<br />protection of open space, working agrictdtural lands, and rural
<br />character. "As a rural county planner, I fully support the UGB
<br />(concept)," said a Kansan on the Westplan lisuerve in January,
<br />'~because, in principle, it will produce a more compact form of
<br />growth over the decades and perhaps help rural planners turn
<br />away from the scattered pattern of remote subdivisions that
<br />see~ to. plague us constantly."
<br />
<br /> The USA agreed to by Fayette County and Lexington is, in
<br /> Kentucky parlance, the "granddaddy" of urban service agree-
<br /> ments in the United States. Lexington created the urban service
<br /> boundary in 1958.'With some changes in the size of the urban
<br /> service area over the years, and with increasingly intensive
<br /> management of rural development by Fayette County, the USA
<br /> nbw contains about 30 percent of the area and 96 percent of the
<br /> population within the county.
<br /> According to Bob Joyce, director of long-range planning
<br /> with the Lexingtoh-Fayette Urban County Government, the
<br /> approach "has been successful in sustaining a healthy urban area
<br /> as well as supporting agricultural and horse farm uses in the
<br /> rural areas." Joyce says the presence of a detailed land-use plan,
<br /> with zoning, for the area inside the USA has been integral to
<br /> achievement of higher densities within the urbanized area.
<br /> He also points out that Fayette County instituted a 1 O-acre
<br /> minimum for residential development outside the USA in 1969.
<br /> Since then, with the number of residential ranchettes increasing,
<br /> the minimum lot size has been increased for subdivisions within
<br /> lands designated for horse farms and agricultural and related
<br /> uses outside the USA.
<br /> Today, the horse farm .industry is still growing and
<br /> strengthening, according to Joyce. The viability and value of a
<br /> significant rural economic activity was enhanced by zoning that
<br /> served the industry as a whole.
<br /> Similarly, in California, Jim Sayer says that the Greenbelt
<br /> Alliance is now "promoting resource and agricultural zoning in
<br /> rural areas outside the urban growth boundari&." Sayer points
<br /> to large-lot zoning intended to protect dryland agriculture in
<br /> Alameda County, where it is suggested that 160- and 320-acre
<br />· minimum lot requirements will control parcelizarion, encourage
<br /> agricultural use, and reduce fiscal impacts of growth. In
<br /> southern Sonoma County, a 60-acre minimum is in effect.
<br />
<br /> Other Goals
<br /> Usually one-goal of UGB or USA designation is higher density
<br /> within the urbanized area. But higher density usually isn't
<br /> desirable except to achieve some other goals, such as increasing
<br /> the viability of public transit or providing more housing units
<br /> available within an area, increasing supply in an effort to reduce
<br /> or stabilize housing prices.
<br /> In Santa Clara CxSunty, Californiz, which has had an urban
<br /> services agreement with the dty of San Jose since the 1960s, the
<br /> creation ofan urban growth boundary in hte 1996 forced consoli-
<br /> dation of urban service asea designations. Now San Jose is taking an
<br /> updated approach to zoning inside the urban asea, intending to
<br /> create dense, transit-otiented development along rail lines.
<br /> Carl Guardino, president of the Santa Ciasa Valley
<br /> Manufacturers Group, has been a vocal advocate of using the
<br /> USAJUGB designation to increase affordable housing
<br /> opportunities and transit access in San Jose. In a presentation to
<br /> a group of Albuquerque business leaders in late 1996, he said
<br /> that the booming high-tech industry needs affordable housing
<br /> and better access for workers because home prices have risen
<br /> over $300,000, and average working people spend hundreds of
<br /> hours in traffic each year.
<br /> The creation of high-density, transit-6riented centers,
<br /> stimulated by the designation of the UGB~ begins to provide
<br /> Guardino with what he wants: livable, affordable options for
<br /> people who don't necessarily want a suburban lifestyle, and
<br /> want to work in'the high-tech industry in San Jose.
<br /> Both the city of Santa Fe and Santa Fe County are
<br /> considering the adoption of new general plans. They are close to
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