Master Plan - City of Troy

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Downtown Development AuthorityThe Troy Downtown Development Authority(DDA) is an existing committee appointedby the Mayor and City Council, charged withthe planning for the DDA area. The DDA mayacquire land, build or renovate buildings, andbuy, create, or renovate public facilities withinthe DDA boundary. The Boundary of the TroyDDA surrounds the most intense parts of theBig Beaver Corridor. The DDA is able to use taxincrement financing to build a financial structureto proactively improve parts of the DDA area.Brownfield Redevelopment AuthorityAs described in Chapter 7, the City of TroyBrownfield Redevelopment Authority canoffer financial incentives for cleanup andredevelopment in the form of Tax IncrementFinancing (TIF) reimbursements and the SingleBusiness Tax Credit.Using these resources, the work of theBrownfield Redevelopment Authority hasresulted in redevelopment of sites throughoutthe community that could otherwise haveremained vacant or underutilized.FURTHER PLANNING AND STUDYSite and Architectural Pattern BooksThe City of Troy Master Plan envisionsa community of unique neighborhoods,corridors, and public places. The mixture ofuses, accessibility, architecture and site designall contribute to the final product. Techniquesadopted within the Zoning Ordinance willallow the City of Troy to drive developmentthat includes an appropriate mix of land uses,while meeting established minimums for area,bulk, height, and site layout. However, the lessquantifiable elements of development, suchas aesthetic quality, material choices, andarchitectural elements are harder to regulate.In most cases, the City should not specify ahomogeneous style, but should provide aframework within which site designers andarchitects can work so that their project,while an expression of the owners vision, iscomplementary to the character of the settingin which it is placed.Given that many of the mixed-usedevelopments that are and will occur withinTroy will be developed under the City’s PlannedUnit Development option, the City will have acertain degree of latitude with regard to siteand architectural design. Consequently, theCity should consider developing a patternbook which may also be known as a site andarchitectural design guide, to inform theplanning process, and to empower designersto create projects that are most appropriatein the setting within which they are working.Ultimately, the pattern book, or a series ofpattern books for different areas, will drivedevelopment that is consistent with the intendedcharacter of areas throughout the City whileallowing for variety from project to project.The pattern book is essentially a masterplan for aesthetics. In other words, itestablishes a series of philosophies about siteand architectural design. The pattern book isintended to provide a foundation upon whichCity staff, the Planning Commission, and CityCouncil can evaluate design choices in thecontext of the intended character of an area,especially in cases where PUD regulations arebeing used.Pattern books are best applied in small areas,to incubate the look or character of a specialneighborhood, corridor, or district. In manycases, communities would benefit from havingseveral pattern books throughout the City, eachdesigned after a public participation processin the area for which it is being developed. A126 CHAPTER 10: IMPLEMENTATION
CITY OF TROY MASTER PLANcombination of local analysis, public input, andprofessional expertise is necessary to draft sucha document. Ultimately, the draft will be filteredthrough the lens of this Master Plan, and finally, itwould be adopted by the Planning Commissionas a policy. The pattern book is then provided toprospective applicants and local decision makersto help these two parties come together morequickly on development projects.While an applicant may not be expected tofulfill all the standards within a pattern book,they will often find comfort in that the patternbook is a document created by the PlanningCommission in order to better communicatethe design ideas they most value. The PlanningCommission and City Council, when consideringa site plan, special land use, or PUD, will have theadded benefit of the pattern book’s guidance todiscuss potential site design characteristics withan applicant.Areas in the City where the creation of apattern book may be most appropriate include,but are not limited to, Rochester Road, the areasurrounding Oakland Mall, and the Transit Centerarea.Green Building ManualThe City should consider the developmentof a Green Development Manual. ThisManual would be applicable throughout theCity and would describe the most desirablegreen practices the City seeks in developmentand redevelopment projects. The Manualwould serve in a capacity similar to a site andarchitectural pattern book, which sets standardsupon which designers could base their work.The Manual could include a wide variety oftechniques, many of which may help a projectachieve LEED Certification, although theobtaining of LEED Certification itself should notbe a specific focus of the Manual. Instead, theManual would introduce a wide variety of greentechniques, explain where they would be mostappropriate, describe the potential pros ad cons,costs and impacts, and provide alternatives.Incorporation of elements introduced in theManual would be used as additional incentivesduring the approval process for PUDs, siteplans, or other projects within the City. Themanual would be heavily illustrated, regularlyupdated, and widely distributed. In the spiritof regional leadership, such a document couldbe shared throughout the Southeast Michiganarea to help other communities create their owngreen development manuals or standards.Small areas with unique characteristics, such as the historic area,may benefit from a pattern book to address special design needs.CHAPTER 10: IMPLEMENTATION127
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CITY OF TROY MASTER PLANCONTENTSInt
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CITY OF TROY MASTER PLANon environm
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Page 137 and 138: CITY OF TROY MASTER PLANIn addition
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Page 141 and 142: CITY OF TROY MASTER PLANIndex of Ke
Page 143 and 144: CITY OF TROY MASTER PLANAppendix 1.
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Page 151 and 152: IntroductionOn June 21, 2007, the C
Page 153 and 154: Executive SummaryThe following is a
Page 155 and 156: The assessment awarded Troy just ov
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Page 163 and 164: Glossary of TermsAccess ManagementA
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Page 167 and 168: facilities into compact, pedestrian
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Page 173 and 174: CITY OF TROY MASTER PLANHouseholds4
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