master planning and urban sprawl - Northeast Florida Regional ...

MASTER PLANNINGANDURBAN SPRAWLNORTHEAST FLORIDA REGIONAL COUNCILAUGUST 7, 2008

Location

Branan Field Master PlanBegan in 1998 with Branan Field RoadFunding (Pre‐Beltway)Anticipated Growth Pressures Resultingfrom New RoadBCC Recognized Need to Plan in Advanceof Road ConstructionFunded Study for Development of Plan

Branan Field Master PlanAt onset, area ranged in densities from1 unit per 5 acres to 16 units per acre.3000+ existing landowners andresidents.

Branan Field Master Plan

Lake Asbury Master PlanBegan in April 2000Anticipated Growth Pressures Associated withOuter BeltwayContinued Piecemeal Development Along CR739 and Henley Road

Lake Asbury Master PlanOriginally comprised of Agriculture lands andexisting residential development surroundingthe lakes.Densities ranged from one unit per 20 acres to3 units per acre.Vacant land in large landholdings.

Lake Asbury Master Plan

General Master Planning Process• Five Years (Minimum)• Mailed Notices to all Property Owners• Education of Existing Residents• Design Charettes• Community Consensus• Adoption of Plan and Implementing LDRs

Positives• Long‐Term Consensus Plans for 50,000 Acres• DCA Embraced Approach• Preservation of Wetland Systems and Upland Wildlife HabitatExceeding Permitting Standards• Planned Internal Roadway Network to Provide EfficientConnectivity to Major Roadway Network• 5% Adequate Public Facilities Requirement• Provision of Central Services for all Developments (1 unit per 2acres and above)• Win‐Win Trade‐off: Higher Density for Higher Design Standards

Positives• Design Standards:Clustering/Preservation of Open SpaceGrid Street Patterns and Connectivity to Create WalkableCommunitiesNeighborhood Parks within 1,200 feet of Each ResidenceArchitectural, Landscaping and Lighting Standards forNonresidential DevelopmentSigns – Monument Signs Integrated into DesignMix of Uses/Activity Centers – Reduction of VMTs

Negatives• Lengthy Process From Inception to Adoption• Labor Intensive ‐ Wide Range of Interests Buying into SingleVision and Plan• Subset of Comp Plan and LDRs adds Complexity toImplementation Process• Higher Design Standards = $$, Objections from Developers,(Especially National Franchises)• Psychiatric Help for Development Facilitator

Indicators of Urban Sprawl• Promotes development of low‐intensity, low‐density or single‐usedevelopments.• Allows development to occur in rural areas at substantial distances fromexisting urban areas while leaping over undeveloped lands.• Allows urban development in radial strip patterns.• Fails to adequately protect and conserve natural resources.• Fails to maximize the use of public facilities and services.• Fails to encourage an attractive and functional mix of uses.• Results in loss of significant amounts of functional open space.

Was it worth the effort?

YES!!!!!!!!!!!!!!!

Holly ParrishClay County Engineering Division(904) 529‐3819holly.parrish@co.clay.fl.us