Master Plan - City of Troy

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existing natural features to the greatest extentpossible, clustering in already cleared areas ofeach site, and ensuring that open spaces arecontiguous with adjoining open spaces.Redevelopment of obsolete or underutilizedproperties provides opportunities to restore orrecreate vegetated communities that enhancethe site’s ecological value. While not completelynatural systems, tree plantings mimic woodlandsor native wildflowers plantings that simulatea meadow can be aesthetically pleasing andprovide environmental benefits. For instance,one LID technique is to plant deep rooted plants,such as tall grasses typically found in a prairie.The root systems of these grasses grow up to8 feet deep, and as they grow and die, theyprovide tiny waterways through the soil thatimproves infiltration of stormwater runoff. Whilethese techniques would provide benefits in anysituation, they could be especially effective in thecase of a redevelopment property.Brownfield Redevelopment AuthorityThe City Council established the BrownfieldRedevelopment Authority in 1999, expressingTroy’s interest in redeveloping brownfield andother idle or underutilized sites in the city.The Brownfield Redevelopment Authoritycan offer financial incentives for cleanup andredevelopment or for demolition of functionallyobsolete buildings in the form of Tax IncrementFinancing (TIF) reimbursements.TIF Reimbursement: The BrownfieldAuthority may capture the incremental realand personal property tax revenues generatedby a developer’s project to pay for eligibleenvironmental clean up and contaminationprevention incurred on the property.Single Business Tax Credit: A tax credit of 10percent up to ten million dollars is available foran owner or operator of a facility for capital andequipment expenditures for redevelopment.Benefits of Brownfield RedevelopmentThere are obvious environmental benefits tocleaning up brownfield sites in a community.These actions create a cleaner and saferenvironment, reducing risks to public health,safety and welfare, and other benefits:• Redeveloping a brownfield site transformsproperty that is most likely not generatingsubstantial tax revenues to a propertythat contributes to the local tax base,eliminating an opportunity cost. Also, bynot redeveloping brownfields, they couldpotentially have a depressing effect onproperty values, leading to further taxrevenue loss.• Idle properties that were once viablebusinesses do not contribute to thejob base. Turning them over for new,productive uses creates new jobopportunities.• It is likely that brownfield sites have theinfrastructure in place to serve a newland use. This can represent a substantialsavings by a community or developercompared to building on a green field site.• Re-using property in urban areas decreasesdevelopment pressure in green fields,which in turn, increases the opportunityto preserve open space and combat urbansprawl.Brownfield Redevelopment Guide; ConsumersRenaissance Development Corporation; 1998.The Troy Brownfield Redevelopment Authorityhas assisted in the redevelopment of sitesthroughout the community. Its first projectwas the redevelopment of the former Ford NewHolland Tractor Plant at the southwest cornerof Maple Road and Coolidge Highway. The site,which sat underutilized for nearly a decadebecause of liability and other issues concerningcontamination, is now know as Midtown Square,66 CHAPTER 7: NATURAL & ENERGY RESOURCES
CITY OF TROY MASTER PLANa $200 million mixed use development boasting600,000 square feet of retail space and 285residential units.Redevelopment IncentivesOrdinance regulations are the first lineof environmental stewardship in manycommunities. However, there are other waysof encouraging sustainable development.The following incentive-based techniquesencourage sustainable development:• Fee adjustments for infill housing: Riverside,California waives certain fees, such as gradingpermit fees and water distribution fees, ifthe property being redeveloped meets thedefinition of residential infill. 2• Smart Growth Zone: Developments in SmartGrowth Zones in the City of Austin Texas arecharged reduced fees for zoning, subdivision,and site plan applications, and for water andwastewater capital recovery fees. 3• Primary employer incentives: Incentivessuch as application fee waivers, utility andtransportation improvements, streetscapeimprovements, and expedited processing ofdevelopment applications are offered by theCity of Austin, Texas to guide large employersto the Desired Development Zone. Thesetypes of employers generate significant levelsof growth, both within their specific projectand in the surrounding area. 4• Built Green Program: In partnership withlocal counties and builders, the City of Seattlepromotes best known practices in energy,air quality, stormwater management andwater efficiency to give homeowners addedvalue and home builders a competitiveadvantage. To stimulate growth in Built2. www.riversideca.gov/planning/infill.htm3. www.ci.austin.tx.us/smartgrowth/sgincentives.htm4. www.ci.austin.tx.us/smartgrowth/sgincentives.htmGreen-certified homes, the City launched adesign competition, and highlighted winnerson their website. 5• Green Review Track: King County,Washington, offers a dedicated “GreenTrack” for green buildings and projectsthat incorporate Low Impact Developmenttechniques. Proposals on this track areassigned to a green team, composedof County staff with expertise in greendevelopment practices. Staff providesassistance to customers on sustainabledevelopment techniques including greenroofs, alternative energy systems (solar, wind,geothermal), rain water collection, resourceefficient framing, recycled materials, andLow Impact Development site design. Greendevelopments follow a customized reviewschedule with a single point of contact. 6TransportationMethods to reduce the dependence onthe automobile were introduced inChapter 5. Improving opportunitiesfor non-motorized transportation, transitorienteddevelopment, mixed-use, andtechnological pathways will contribute to thechanging mobility needs of Troy. Anothertransportation-based technique to contributeto overall community sustainability is theintroduction of flex-fuel stations, facilitiesoffering alternative fuels.The two fuel alternatives currently available tomotorists are E85 and Biodiesel. E85 is a mixtureof 85 percent ethanol and 15 percent gasolineand is the most commonly used fuel mixture forflex fuel vehicles (FFV). Most FFVs produce lowercarbon monoxide and dioxide emissions. SinceE85 is domestically produced, it helps reduce5. www.seattle.gov/dpd/GreenBuilding/OurProgram/Design-ToolsStrategies/BuiltGreen/default.asp6. http://www.metrokc.gov/dnrp/swd/greenbuilding/CHAPTER 7: NATURAL & ENERGY RESOURCES67
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MASTERPLAN2008
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CITY OF TROY MASTER PLANMASTERPLANM
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CITY OF TROY MASTER PLANCONTENTSInt
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CITY OF TROY MASTER PLANPeople: The
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CITY OF TROY MASTER PLANIntroductio
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CITY OF TROY MASTER PLANThe Ten Ten
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CITY OF TROY MASTER PLANInfrastruct
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CITY OF TROY MASTER PLANThe five co
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CITY OF TROY MASTER PLANTroy’s Co
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CITY OF TROY MASTER PLANfor interna
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CITY OF TROY MASTER PLANMobility, w
Page 23 and 24: CITY OF TROY MASTER PLANSurvey Resp
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Page 29 and 30: CITY OF TROY MASTER PLANbuilding us
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Page 41 and 42: CITY OF TROY MASTER PLANemerging tr
Page 43 and 44: CITY OF TROY MASTER PLAN• Tenant
Page 45 and 46: CITY OF TROY MASTER PLANThe Land Us
Page 49 and 50: CITY OF TROY MASTER PLANThe City in
Page 51 and 52: CITY OF TROY MASTER PLANCity from 2
Page 53 and 54: COOLIDGELIVERNOISJOHN R RDJOHN R RD
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Page 63 and 64: CITY OF TROY MASTER PLANInfrastruct
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Page 71 and 72: CITY OF TROY MASTER PLANGreen City:
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Page 81 and 82: CITY OF TROY MASTER PLANon environm
Page 85 and 86: People:The Changing Face of Housing
Page 87 and 88: CITY OF TROY MASTER PLANa bachelor
Page 89 and 90: CITY OF TROY MASTER PLANVisitabilit
Page 91 and 92: CITY OF TROY MASTER PLANLofts and U
Page 95 and 96: CITY OF TROY MASTER PLANLand Patter
Page 97 and 98: ADAMS RDJOHN R RDSOUTH BOULEVARDCIT
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Page 105 and 106: ADAMS RDJOHN R RDCITY OF TROY MASTE
Page 107 and 108: HIGH DENSITY RESIDENTIALCITY OF TRO
Page 109 and 110: BIG BEAVER ROADBig Beaver Road:A Wo
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Page 113 and 114: MAPLE ROADCITY OF TROY MASTER PLANM
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Page 117 and 118: NORTHFIELDCITY OF TROY MASTER PLANN
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Page 123 and 124: THE TRANSIT CENTERCITY OF TROY MAST
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21ST CENTURY INDUSTRIALCITY OF TROY
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RECREATION AND OPEN SPACE/PUBLIC AN
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CITY OF TROY MASTER PLANImplementat
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CITY OF TROY MASTER PLANPlanned Uni
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CITY OF TROY MASTER PLANDowntown De
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CITY OF TROY MASTER PLANcombination
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CITY OF TROY MASTER PLANIn addition
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CITY OF TROY MASTER PLANRegulationI
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CITY OF TROY MASTER PLANIndex of Ke
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CITY OF TROY MASTER PLANAppendix 1.
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CITY OF TROY MASTER PLANTable A.2:
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CITY OF TROY MASTER PLANsection 26
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IntroductionOn June 21, 2007, the C
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Executive SummaryThe following is a
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The assessment awarded Troy just ov
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Tenet 8: Provide a variety of trans
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City of Troy Master PlanPlanning an
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Glossary of TermsAccess ManagementA
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Form-based codes commonlyinclude:Re
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facilities into compact, pedestrian
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Some TNDs thatare substantiallybuil
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CITY OF TROY MASTER PLANHouseholds4
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CITY OF TROY MASTER PLANHousehold T
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MASTERPLAN
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