Agenda - Planning Commission - 02/02/2012

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()Highlighting the areas of change and graying out areas where no rezonings are proposed (as shown here) can clearly communicate where district changes are planned. Remap applicable portions of the municipality to implement development policies. A comprehensive plan often contains nu- merous land -use policies that describe how areas should redevelop. In areas where policies describe a plan for redevelopment that differs from what is permitted now, new districts may be appropriate. The following mapping principles will assist in identify- ing how these zoning map changes should occur. 1. The process should begin by identifying key areas where change is desired, noting the relationship of current zoning to the proposed land -use or redevelopment policy. If the current zoning is able to accommodate such redevelopment, then there is no need for the zoning map to change. If the plan does not contain specific land -use recom- mendations, or if the recommendations City of Baltimore are too vague to be mapped, additional area -based planning may be necessary. It is essential to understand the type of use and form desired in order to identify appropriate zoning. 2. Where current zoning districts do not achieve or accommodate the desired change, the most appropriate new districts for such land -use or redevelopment policy should be identified. In some cases, remap- ping may be a mix of zoning districts. 3. To start the mapping process, the general Location of new districts should be placed on the zoning map. While a plan may pro- vide some general guidance regarding loca- tion, eventually the zoning map will need to be refined to specifically identify the parcels to which these districts will be applied. Comparison of the existing Land-use pattern with the land -use directions provided or implied by the plan will help to define and refine the boundaries of the re -map area. Studies of aerial photography or site inspec- tion should also be conducted. 4. Finally, two key implications of remap- ping should be considered. The first is the creation of nonconformities. The second is the timing related to achieving the rede- velopment potential. Not all zoning map changes should occur immediately upon the adoption of new zoning text. In some cases, where there is a policy or desire to have an area redevelop differently over time, it may not be appropriate to change the zoning immediately because the market and other development conditions may not be in place to bring about that change. Remapping is based on redevelopment potential, includ- ing factors outside of the zoning ordinance. If current or anticipated market conditions are not yet in place, remapping could lead to extensive nonconformities and discourage reinvestment and maintenance, thus creat- ing more, rather than less, blight conditions. In this case a zoning change is better re- served for a later time when that redevelop- ment potential begins to be demonstrated by requests for rezoning. Apply policy - specific districts when remapping to resolve specific conditions or achieve specific purposes. There may be a need to draft new districts to achieve specific purposes; consequently, these require special considerations in their mapping. Examples of some of these types of districts include transit - oriented devel- opment, mixed use, campus districts, and overlay districts. Transit - Oriented Development Districts: Transit- oriented development is a spe- cific type of mixed use development that increases density and allows for a mix of pedestrian- oriented commercial and resi- dential uses around transit stops in order to encourage the use of transit and reduce reliance on the automobile. Generally, the accepted planning principle for TOD is to consider the area within a quarter -mile radius around the transit stop as the ge- ography for a TOD district. However, when applied to the zoning map, a TOD district cannot be applied as that circle. Instead, mapping should use the quarter -mile rule as a reference point to assess the character of existing development in that area. A TOD district should be mapped in those areas that can accommodate higher density and a mix of uses. In more urban areas, where a natural mix of commercial ZONINGPRACTICE 12.11 AMERICAN PLANNING ASSOCIATION Ipage 4