Agenda - Planning Commission - 09/06/2012

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sition from one transect zone to another. In the case of a transit -oriented development for rail stations, the change may be abrupt where T6-related density and architecture are located next to a T4 neighborhood. Determining the Planning and Zoning Context Project sites are often contained within, and governed by, one or more plans and zoning documents; these plans will influence the array of practices available to project planners and neighborhoods. A redevelopment project might be subject to several nested plans; for example, a comprehensive plan, a corridor plan, transit station area plans, and a detailed neighborhood plan. Likewise, federal and state rules may direct design details, such as postconstruction stormwater rules or brown - field redevelopment requirements. Therefore, a locality and neighborhoods will need to consult these documents prior to embarking on project design. Analyzing Potential Impacts A careful consideration of potential impacts can help local planning and zoning officials mitigate potential flashpoints ahead of infill projects. The following list contains con- cerns commonly raised by existing residents and businesses. (Goldberg zoo4): ® Visualchanges ® Changes to greenspace ® Changes to community character ® Increased traffic ® Parking problems ® Operational impacts such as noise and light pollution ® Property value decline ® Disruption during construction ® Loss of spaces for local businesses and affordable housing This list is by no means complete or static. For example, reflection and glare off of windows in high- and mid -rise buildings are growing concerns and difficult to correct after the fact. As such, any database will need to adjust over time. Impacts can also be categorized based on development phases. Consequently, any database will also need to collect mitigation practices based on the timing of impacts: ® Short- or near -term impacts related to preconstruction, construction, landscape installation, or utilities Summary of Impacts Visual Incongruous height and massing of buildings Sample Approaches to Address Impacts Design guidelines on building massing and form, setbacks, and lot coverage. Height limits, taper (or step-down) ratios, form - based codes, density bonus criteria Lack of building quality Visual Preference surveys and design guidelines Shadows Shadow modeling Character Loss of historic buildings Historic preservation overlays, tax credits, and renovation and features incentives Changes to community character Design guidelines and preferred building materials, guidelines for infill housing, and community improvement funds Loss of privacy and sense of safety Design for privacy (location of windows and balcony design) and Crime Prevention Through Environmental Design (CPTED) Loss of affordable housing or retail lnclusionary zoning and small business support programs Loss of park space Environmental Poor air circulation (wind tunnels or lack of circulation) Level of service requirements for park space per person Design guidelines on building arrangement and air flow studies Loss of green space Tree canopy retention requirements, open space dedication requirements, and natural buffer requirements Urban heat island Low albedo roof design and landscape design for lower heat island effects Increased stormwater runoff Traffic and Transportation Increased congestion Light imprint or Low -Impact Development (LID) requirements See table on page 5 Cut -through traffic Parking Insufficient parking and loading space Operational Noise and odor See table on page 5 "Good neighbor agreements" and noise ordinances Light pollution and glare Low reflective glass requirements Financial Decreased Property Values Before -and -after studies from similar projects ® Mid-term impacts related to opening, phased construction and infrastructure, or landscape maturation * Long-term impacts related to operations and maintenance, adaptive management, or mature landscaping care The ability to predict and mitigate infill- related impacts is heavily dependent on fore- cast models and methods. As such, any effort to compile policies and design solutions will also need to include the growing list of forecast models for traffic, parking demand, economic impacts, and the like. The stakes in model out- comes can be high, ranging from project disap- proval to the size of proffers and impact fees. The choice of models used, inputs, and use of outputs can become the center of controversy in any land -use debate. For infill, that contro- versy may grow as a new generation of forecast ZONINGPRACTICE 8.12 AMERICAN PLANNING ASSOCIATION Ipage p