Policy Framework - Jacksonville Transportation Authority

City of Jacksonville
Policy Framework for Transit-Oriented Development
Evaluation of TOD Potential
To better understand the potential impact of TOD policies in defined transit corridors, an evaluation of
each transit corridor was conducted. The TOD policies represent a potential intensification for different
corridors. What exists today and what could be possible given the realization of a TOD buildout is necessary
to understand the impacts on different transit corridors. This land use and buildout potential evaluation,
detailed in Appendix A, Analysis of TOD Potential, was addressed in three major steps below:
What exists today: To better understand what
exists today a ‘virtual present’ is created for existing
residential and employment densities. This ‘virtual
present’ is created by analyzing the parcels that
were in a half-mile distance, or buffer, on either
side of a fixed-route transit corridors for existing
land use. The present day jobs and households data
from the regional travel demand model were then
associated with residential and employment parcels
to approximate where people currently live and work
in each transit corridor. The findings are summarized
by transit corridor in Appendix A, Tables 1-4.
What could change: Evaluate the development and
redevelopment potential for parcels based on analysis
of existing land use classification and/or improvement
and land value assessments. Every parcel in Duval
County parcels contains land use codes and tax
assessment data from the Department of Revenue.
(DOR). These data were analyzed using GIS. The
improvement value to land value ratios for parcels
were calculated, averaged by land use type, and
then grouped into development potential categories
of: vacant/high potential, medium potential, low
potential, full developed or unbuildable (no future
potential) as explained in Appendix A, Table 5.
How could it change: Examine transit-oriented
development (TOD) buildout potential by creating
a ‘virtual future.’ Creating this virtual future involved
combining the results of previous steps. First, parcels
that were evaluated to have some level of development
potential (low, medium, high or vacant) and were
assigned a TOD place type. Each TOD place type has
with it an associated development multiplier such as
jobs or houses per acre. Each acre with development
potential could then be multiplied by the dwellings/
acre or employees/acre values of a given TOD policy.
The TOD buildout factor was adjusted based on
the high, medium and low development potential
evaluated in the “what could change” step. Vacant
and high redevelopment potential areas received
16 | Evaluation of TOD Potential
TOD Density, Use, and
Design Recommendations
Transit stations and corridors will differ in urban
form, density and intensity. To account for a range
of suburban to urban TOD policies, a typology
of place making elements were composed. These
were developed from standards provided by
Reconnecting America, Florida Department
of Transportation Design Guidelines and the
City of Jacksonville Comprehensive Plan. These
place making elements were grouped into two
generalized categories of urban and suburban
(based on the City of Jacksonville 2030
Comprehensive Plan), and within those two
categories the scales of development and land
use intensity varied from neighborhoods, to
villages, to towns, to downtown districts. Using
the CorPlan, a GIS-based land use analysis
application, the average dwelling units per acre
and employees per acre were approximated. On
page 14 is a table that represents the relative
density and intensity of the place making
elements.
100% buildout potential, the medium redevelopment
potential received 66%, and the low redevelopment
potential received 33%. Finally, any parcel that
qualified for the residential-neighborhood “scale
transition” protection was post-processed to reduce
the overall buildout potential by an additional 15%.
The definition of parcels qualifying for this residentialneighborhood,
“scaled transition” protection comes
from the City of Jacksonville Comprehensive Plan
(Section 3.1.25). Appendix A, Tables 11-15 outline
the results of this TOD potential analysis, by corridor
and by TOD place making element.