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HomeMy WebLinkAbout11-11-1997 I I i I City Council Agenda Packet November 11 1997 J c I 1 .f++:-~4.'=.' ,'.'r• ` ?r ri ^r~ ~ ~r t~i4 ~ dJ ~~r k~~ ~ ~ ~ r ~,t' • • AGENDA Ap.Ade No. CITY OF DENTON CITY COUNCIL ApeMa Item November 11, 1997 Date /r' After determiningthat a quorum is present and convening in an open meeting, the City Council will convene in a closed meeting of the City of Denton City Council on Tuesday, November 11, 1997 at 5:15 p.m. in the Council Work Session Room of City Hall, 215 E. McKinney, Denton, Texas at which the following items will be considered: L Closed Meeting: A. Conference with Employees - Under TEX. GOVT. CODE Sec. 551.075. The Council may receive information from employeesduring a staff conferenceor briefing, but may not deliberate during the conference. ANY FINAL ACTION. DECISION, OR VOTE ON A MATTER DELIBERATED IN A CLOSED MEETING OR ON INFORMATION RECEIVED IN A CONFERENCE WITH EMPLOYEES WILL ONLY BE TAKEN IN AN OPEN MEETING THAT IS HELD IN COMPLIANCE W'1771 TEX. GOVT CODE CH. 551. THE CITY COUNCIL RESERVES THE RIGHT TO ADJOURN INTO A CLOSED MEETING OR EXECUTIVE SESSION AS AUTHORIZED BY TEX. GOVT CODE SEC. 551.001, ET SEQ. (TEXAS OPEN MEETINGS ACT) ON ANY ITEM ON ITS OPEN MEETING AGENDA OR TO RECONVENE IN A CONTINUATION OF THE CLOSED MEETING ON THE CLOSED MEETING ITEMS NOTED ABOVE, IN ACCORDANCE WITH THE TEXAS OPEN MEETINGS ACT, INCLUDING. WIT}IOUT LIMITATION SECTIONS 551.071.551,095 OF THE OPEN MEETINGS ACT. Work Session of the City of Denton City Council on Tuesday, November 11, 1997 at 6:00 p.m. in the City Council Work Session Room at City Hall, 215 E. McKinney, Denton, Texas at which the following items will be considered: NOTE: A Work Session is used to explore matters of interest to one or more City Council Members or the City Manager for the purpose of giving staff direction into whether or not such matters should be placed on a future regular or special meeting of the Council for citizen input, City Council deliberation and formal City action. At a Work Session, the City Council generally receives informal and preliminary reports and information from City staff, officials, members of City committees, and the individual or organization proposing council action, if invited by City Councilor( ity Manager to participate in the session. Participationby individuals rnd membersof • organizations invited to speak ceases when the Mayor announces the session is being closed to public input. Although Work Sessions are public meetings, and citizens have a legal right to attend, they are not public hearings, so citizens are not allowed to participate in the session unless invited to do so by the Mayor. Any citizen may supply to the City Council, prior to the beginning of the session, a written report regarding the citizen's opinion on the matter being explored. Should the ` Council direct the matter be placed on a regular meeting agenda, the staff will generally prepare a • final report defining the proposed action, which will be made available to all citizens prior to the • regular meeting at which citizen input is sought. The purpose of this procedure is to allow citizens attending the regular meeting the opportunity to hear the views of their fellow citizens without having to attend two meetings. w 1. Presentat:o.tby Rick Chellman regardinglocal roadway systems. City of Denton City Council Agenda November 11, 1997 Page 2 2. Receive a report, hold a discussion and give staff direction on small area plans. 3. Receive a report, hold a discussion, and give staff direction regarding thoroughfare corridors (overlay districts). 4. Receive a report, hold a discussion,and give stafidirection regarding privateon-site sewage systems within the City of Denton. 5. Receive a r.port, hold a discussion, and give staff direction regarding free citizen di-; asal at the solid waste landfill. CERTIFICATE I certify that the above notice of meeting was posted on the bulletin board at the City flail of the City of Denton, Texas, on the day of .1997 at dclock(a.m.) (P.m.) CITY SECRETARY NOTE- THE CITY OF DENTON CITY COUNCIL WORK SESSION ROOM IS ACCESSIBLE IN ACCORDANCE WITH THE AMERICANS WITH DISABILITIES ACT. THE CITY WILL PROVIDE SIGN [.ANGUAGE INTERPRETERS FOR THE HEARING IMPAIRED IF REQUESTED AT LEAST 48 HOURS IN ADVANCE OF THE SCHEDULED MEETING. PLEASE CALL THE CITY SECRETARYS OFFICE AT 349-8309 OR USE TELECOMMUNICATIONS DEVICES FOR THE DEAF (TDD) BY CALLING I-800-RELAY-TX SO TIIAT A SIGN LANGUAGE INTERPRETER CAN BE SCHEDULED THROUGH THE CITY SECRETARY'S OFFICE. arcayl11191.doc " 1 i t~1.r ,2'iiy ,:if~ l~lr ltl•~t~' ;~,n,~,~i ti~ ~ "S • Apindg No. Agenda ltlnns ~ CRY COUNCIL REPORT Dale C DATE: November 31d,1997 TO: Maya and City Counal Members FROM: Rick Svehla, Deputy City Manager SUBJECT: ARAFTSIAALL AREA PLANNING PROGRAAf November 111% 1997 Work Session Discussion Topic As indicated on the proposed schedule for the Denton Plan (Action Plan I Timetable - September +997), the draft Small Area Planning Program is scheduled to City Council review at the November 1111, 1997 Work Session. The Planning and Development Department has been recently reorganized to provide staff resources for Small Area Planning. The Draft Small Area Plarnrg Program is attached as Exhibit A. Other materials are enclosed which address this discussion topic: 1. 'Anatomy of a Neighborhood PlanPlann'N Advisory Service Memo, American Planning Association, February 1997. 2. 'South Strafford Road Development Guide'; example of a Small Area Plan developed by the City County Planning Board of Forsyth County and Winston-Salem, North Carolina, May 19x9. 3. 'Interstate 401 Onion Cross DeyeloDmenf Guide', example of a Development Guide developed by the C City-County Planning Board of Forsyth County and Whnsion-Salem, North Carolina, June 1991 Staff is interested in pursuing a two-fired approach to Small Area Planning that would enable the preparation of SmaN Area Plans and Deyelloprnent Guides. Small Area Plans would be the more extensive effort of the two, involving complex inlerrelaled issues, while Development Guides could be generated to interpret Comprehensive Plan reconvnendatioru related to a specific areas (such as an important undeveloped intersection) for P&Z or City Council guidance, As mentioned previously, all Small Area Plans or Development Guides would be approved by City Councl resolution. Any ordinances recarnrnended would have to be adopted by separate action. The Fry Street Area and Downtown have been mentioned as posshble candidates for Smarr Area Plan development Also the Sherman I Loop 288 lotersection has been mentioned as an area with immediate development pressure that could be addressed by Small Area Planning. Staff recanvner>ds thal no Small Area Plans be inflated that could be addressed by the upcoming Comprehensive Plan process. Until the Smal Area Plwing program becomes fury • operational, staff A focus on the Comprehensive Plan. i Staff requests corrvnents regarding the proposed approach described in the draft program. Revisions A be made as instructed, and the Small Area Planning program will be submitted b City Court for approval, • Prepared by: R Submit • • { Da+d M. Fill, A1CP, ASIA Rick Svehla Director of Planning and Development Deputy City Manager • SMALL AREA PLANNING PROGRAM r OVERVIEW pRAFT PURPOSE The small area planning process provides analysis, recommendations, and implementation guidelines for a specific area of Denton. Small area planning .iocuments will address areas in greater detail than the comprehensive plan. Through a review process with residents, business owners and other stakeholders in the specific area, recommendations on future land use, transportation, and public improvements will be formulated. A small area planning document will be produced covering existing characteristics, trends, issues, and opportunities for the area. The small area planning process is an interdisciplinary approach to planning and will rely on the cooperation of all City of Denton departments and other governmental entities. The planning document produced for the area will be adopted by City Council resolution and will provide direction on long-term and short-term planning issues ranging from protection of existing neighborhoods to encouragement of growth where appropriate. WHERE TO PLAN Annually, the Planning Department will submit a list of potential small area planning sites to the City Council. It is not the intent of the program to divide the city into target areas and prepare plans for those targeted areas. A small area plan may be for a neighborhood, a business district, a corridor, or a new public facility site. Requests for small area planning may come from many sources including City C Council, the Planning and Zoning Commissic'r, the Development Policy Committee, and citizen. The City Council will prioritize the small area plan sites in a framework similar to the Capital Improvement Program which covers several years. The City Council will have an opportunity to modify the site priority list from year to year. Staff will provide the City Ce.-ncil with an annual report on the status of the small area planning process. Criteria for the selection of small area planning sites will be flexible to address both developed and undeveloped areas. The criteria may include any of the following: • An area with special issues such as traffic, noise, pollution, code violations • An area with special historical character, architectural features, or natural resources • An area with regulatory issues where amending city wide ordinances are not needed • • An area with substantial growth • An area in decline or in need of revitalization, rehabilitation or in-fill development • An area of the city where a specific type of development is encouraged • A large area with specific infrastructure needs • An area where several city departments will be involved • The small area planting process may also be used when city construction projects are proposed. If a ` • project involves several neighborhoods, or a business area and a neighborhood, or several governmental entities, a small area plan is encouraged. In these cases, the City will review the immediate need of a project to retermine if the planning process will negatively impact our ability to complefe the project. e • • ANALYSIS OF AN AREA After the City Council has selected small area plan sites, the City Manager's Office will appoint a staff team to facilitate the planning process. The team may include representatives from Planning, Engineering, Economic Development, Utilities, Parks, and Police. Representatives from other entities such as the Denton Independent School District, Texas Woman's University and the University of North Texas may be asked to participate on a team. Team members will be determined based on the specific area issues to be addressed. The Small Area Planning section will facilitate the planning process and be responsible for the plan or guide publication. The analysis process will include collecting data, analyzing population trends, reviewing the zoning and building permit history, and exploring the natural and developed features of the area. Environmental considerations such as floodplains, soils, and aesthetic factors will be reviewed. An analysis of commercial needs and employment opportunities will be prepared. Information on public facilities including roads, parks, utilities and schools will be presented. STAKEHOLDER INVOLVEMENT/PARTICIPATION The small area planning process is an excellent way for citizens to become actively involved in municipal government and the future of the community. A series of study sessions wili be held in each area to review the analysis prepared by the staff and for citizens, landowners, business operators, civic organization and other associated with the area to provide direction on area issues. A questionnaire will be distributed at these meetings to obtain more information from citizens. C Citizens have the best understanding of the strengths and weaknesses of their neighborhood. The small area planning process provides citizens with an opportunity to present these facts to the City Council, Planning and Zoning Commission, and other appointee cards and commissions. As a result of the development of small area plans, the public will have an uppominity to become better educated about the planning process. The small area planning process will involve citizens from the earliest stages. An outreach strategy will be developed for each area. Staff will request time on the agenda of existing groups such as neighborhood organizations, PTA or school groups, business associations, and/or civic organizations to discuss the planning process. Other strategies to involve and inform citizens may include: ♦ Door-to-door flyers ♦ Notices to neighborhood organizations and businesses • ♦ Program on local access channel ♦ Use of community bulletin board ♦ Announcements to PTA and schools ♦ Signs announcing meeting ♦ Notice on utility bills • REVIEW AND ADOPTION • • The staff team will develop a conceptual small area planning document for review by the Planning Department, other city departments, and interested public officials. A presentation will be made to the public with an opportunity for public response. Staff will provide the City Council with progress 2 c', u • • reports outlining the preliminary analysis, citizens' involvement, and schedule for completion. Based on the review, the smali area planning document will be revised or forwarded to the City Council for adoption by resolution. After the adoption, staff will present options for the specific implenicaution C tools outlined in the small area planning document such as ordinances, funding, or regulations. No ordinance will be amended as the result of adopting a small area planning document; however, ordinance amendments may be presented separately to the Planning and Zoning Commission and City Council. The small area planning document will provide 'a framework for decision makers to use in making decisions and to guide the case-by-cm development of the area. ACTION STEPS ► Develop maps of potential sites with preliminary boundaries ► Prepare written analysis of why each area is a candidate for the small arc planning process ► Present potential sites to Planning and Zoning Commission and City Council Develop team for areas selected by City Council ► Prepare and provide team training • Prepare a preliminary overview based on staff analysis of existing conditions, forecast projections, and area history ► Present preliminary information to citizens and stakeholders and confirm boundaries ► Request information from citizens and stakeholders on area needs and opportunities ► Prepare a preliminary document based on the issues irentified and the data collected ► Present small area planning document for public comment ► Review comments and amend the document to address comments, as needed ► Submit the document to Planning and Zoning Commission for advisory recommendation ► Submit the docment to the City Council for adoption by resolution ► Publish completed the small area planning document for the area ► Implement the recommendations ► Provide annual review of implementation to City Council PRODUCTS OF SMALL AREA PLANNING ' A document will be produced for each small area plan site. The contents of each document will vary depending on the specific needs and characteristics of the area. The document may be considered a _ • guide or a plan depending on the content and recommendations for the area. The contents of each • • document will vary depending on the specific needs and characteristics of the area. If no amendment to the Comprehensive Plan is recommended and no changes to ordinances are proposed, the final document will be considered a guide. However, if amendments are recommended the document will refcrrem to as a plan. This flexibility will help to clarify the planning process for each area. 3 ,f GUIDE Each guide will include the following sections: Introduction; Citizen Participation Process: Area Plan Boundaries and Overview; Existing Conditions and Trends; and Issue Identification And Definition. The document may also include attachments within an appendix. A copy of the City Council approval resolution will be attached. IIItTl~liCtw;S1II The basic information will be the same in each domment. The section will include an overview of why the planning review is being done. The purpose of small area planning will be reviewed, and the connection between to the Development Plan and Comprehensive Plan will be explained. A section on "How to use the Document" will also be inchded in the Introduction. The section will enable a reader to see the connection between the small area document and otter planning documents. Citizen PartidVaLlm Re The citizens' participation process will be described and outlined. The methods used to involve citizens in the process will be described. A= BollMdaries and OTer One map showing the location within the City and a second map showing the specific boundaries of the C area will be in this section. A description of the area including streets and other landmarks will be provided in this section. Ewing-G General demographic information will be inchrded to give the reader a picture of the planning am. Historical information will be outlined including the age of development and noteworthy activities in the aria. Recent lard use cases will be listed as background information. Infrastructure and public facilities will be described. Projections of economic and population trends will be presented. The area will be reviewed in comparison with the Comprehensive Plan and the Development Plan. Information will be presented in both written and graphic forms. (Sew T if a inn riser Definition The issue(s) identified by the stakeholders will be outlined in this section. Both real and perceived issue(s) will be addressed. Survey results will be included. Issues will vary depending on the area, but may include housing, density, land use diversity, traffic congestions, aesthetics, utility infrastructure, new development, drainage, or area decline. Each topic will be addressed separately. AMD& Surveys, reports, and details of specific cases may be included. Information will vary depending on the i \ small planning area site. t , c • C -=i -fix-" • A copy of the resolution adopting the small area plantguide will be a part of the document. PLAN The plan will inchde all of the sections curtained in the Quide. The Plan will include a section on planning recommendations and may i>rhde specific site studies. This section will address the specific policies and iqp I]MdM tools recommended for the area. The section will address any conflicts between the recommendations sad existing policies and ordinances. The section may also inchde information on stakeholder involvement in scoomplislih* the tasks identified. SiL. Stud{ri If specific projects are identified, a section addressing these smaller arena within the area will be added. The section may mchrde projects that will be accomplished without affecting the entire area covered by the study or undeveloped property thu will be key to the plaming of the area. POTENTIAL AREAS Small area plans are intend to address or resolve questions that could be answered in the Cemprehemive Plan. Therefore, areas that might ultimately be addressed in the comprehensive plan should not be undertaken while the comprehensive plan is being prepared. The Fry Street/Ave A area and the Downtown area have unique planning characteristics that warrant consideration as potential sites. The proposed development in the Sherman Dr. and Loop 288 area also merits consideration because of the immediacy and nature of development in the ua. 41 • • 5 t ~ C r.,l r y J3 . Qi t ti r...1X r I S r • *~,`.~CFT'rS Vim' ~ . tvX~i ~ Y' i ,~k~f'' lS i L'y'~ ~ y '~fG ~t~.+'y~3e~~~'3~..,~~ ~ 1 • r AMERFCAN PLANNIANNING P A j M O ASSOCIATION C y FEBRUARY 1997 Anatomy o1 a I analyzing the neighborhood plans, the plan ekments were Neig~lbolfiood Plat r ped into yr ategoties• based on their relative purpose and ucnce in the planning process: B Afickelle Gregory, f GnsnalHorrrJregina' Organizational items that nuke the J plan readable and usable, and serve to encoarair: further Through a grant frorn the Annie E. Casey Foundation, APA is invo:vement in the planning ptacess. n ploring opportunities fur planner to engage in neighbor- Maa•i.a Procem Vah'dwiaw Elements that demonstrate the hood collaborative planning. This approach involves coordina- kgirimacy of the research and consensus-building pcocesset tion among multiple city departments, community organiza- that led to the development of the plan- rions, citizens, kxal stakeholders, and social service providers to Nrigbborlood Erfa6lirhrrrnn' Elements that serve to create a del tier wide range neighborhood awood service and psis to a community image or identity distinct from the jurisdiction more responsive, interactive environment for residrnr to hole. express their concerns and needs. u a % As pan of this research effort, APA w eullected and analyzed 47 neighbor- y~ hood plans submitted by PAS subscribers, This PAS Memo presents the results of that analysis. This k research is being used by APA's GRowi,,C S%LAXT'~ project to dn'elop model state legislation on neighbor- hood plans and planning processes. lb, neighborhood plant were _ adopted between 1980 and 1996, the - majoriry since 1992. They represent a mix of collaborative plans and more I~ traditional, planning department. driven neighborhood plans. Of { r µ particular interest sere documents t~ from communities that had initiated collaborative planning, Though this i kind of planning has indeed been r r tried over the last fens' decades, it is hr }i _ from the standard. The survey revealed more than y 1 36 elements that appear neighborhood plans in various combinations.%Vhilethese elements Forproplerofrrfrharebryrrranimpartanrpart oftAeirJardplantnjprxrx4At, • offer suggestion$forwhat might Swrneuofplann;njtndinwrrrrindx-ithriry/xlf-andrhepofire-barudrdangstfrd work in a particular neighborhood, no all-encompassing recommendation can be made. Any Farts V"1Llrrnrnzr.'5ubstandvC item that may vary widely plan's content must result from the process a community from plan to plan (e.g., safety element, hou4ngekment). undertakes to assess its needs, resources, and values. This Memo presents recommendations regarding plan contents to lwyesstasruio• f4metorrk:The gosh, programs, actions, assist all involved in neighborhood planning to choose the orschedules used to implement the plan. best combination for their plan. ti • APA has used three symbols to emphasize the importance of After each element deuripciat. Overt arc recommendations • each of the identified elements: concerning best practkes. Fo%wing the zecommendadarts, we zsote the percentage of respondents that included the element in s/ Essential ekment of & basic neighborhood plan. their plan. l a;Optional ekment depersient on local cizeurnstances. •i1N/r l)NNi~N~y 9 Optimal ek-ment if collaborative planning is a The dements in th'a category are used to create a dear, usable community goal. plan document. The rule of thumb foe these items Is 'consider l; • 0 • • the reader.' Elements listed bckrsv engage readers in the separately from the plan, is a booklet or a regular part of a neighborhood planning process, whether they lice or wok in r,-_,ghborhooa;ltewxlecter. [4 percent] the neighborhood or hold a powerful position in ri7 hall. of Name of the Plan: Nimes should be simr'.e, sensibk, and P1Mw111119 P"Ne" ValwwHNt incorporate the neighborhomi name. Provcca& c-sounding Nowhere is citiarn participation more critical than at the plans that omit the community name, such as'OurYsion, neighborhood planning level. For people to fed that rbry are an Oursclvm 2000,' won't register as clearly with those a imporunt part of their local planning process, the business of community might be trytingto Aueme, such as the mayor, the planning and interactingwith city hall has to be demystifxd. city council, or the chief of police. (100 percent) Information must be xcessible- and eomprehensibk.'Whik Table ofContentr.-Atable of contents enables readers to certain information should be made public throughout the use the plan more easily. It helps them go directly to a topic of planning process, placing some of it direaly in the plan allows particular interest. [70 percent] other citizens to become involved later. This mikes the plan a / Time Frame: Time frames should include mikstones, such wutking r&rrnce document and validates the process that as initiation of the planning process, companion of the Ern draft, preceded the plan. or dates when certain bcnchmarb might be achieved. This gives .F Wgbberbood Ortaatiutioiuef S-rYftllre eedPteutsiXg readers a sense of the community's progress, their investment in Proceuz An important pan of plan validation is how the the planning process, and the plant horfron. Typical time francs planning pfacess is initiated and carried out. Flow duns are were one to Eve years. The plan adoption date should appear on often used to illustrate the sequence ofevents. This section may the front cover of title page. {91 percent] also include a reference to the ordinance that adopts the plan or .FAcknosr11lcdjmru1s' An acknowkdgrments page at the background information about why the planning process was beginning of the plan or in in appendix can belp readers initiated, such is a grown ;concern over crLne or dninveument. understand who are the neighborhood kaders, planning staff, Many jurisdictions require a formal neighborhood organization and political officials, and how they arc atsoclited with the to be in place as a condition for planning assistance or plan neighborhood, Acknowledgments should include the rimes, adoption. Neighborhood Ieadnship should be made clear in a titles, affiliations, addresses,liwl phone numbers of individuals plan or, at the kart, emerge out of the planning prams. Though who can answer quadons about the plan or the planning this may seem like a perfunctory task, it credits the neighborhood process. [81 percent] with having in above board, legitimate power structure. s/ GlasrarylFmninalogKey.-A glossary' works best a an (approxima ely 50 percent] appendix to the plan. The glossary can explain planning or local Mijistas/Parpote StAteswstr These statements establish jargon, acronyms, and casual references to plain that only the importance of the neighborhood planning process. They neighborhood residents would understand. [23 percent] should comey that the process is all4ndusive and in accordance tar Max Organ ization.- A plan organization section should with policies set forth in the jurisdiction's eomprchenuve plan, mention why items are included, where they can be found, and if one exism (43 percent] how goals and poaicirs generally relate to implementation sF Ci+icna Pdrita'Patiox /Weim atiora'positioned at the schedules. The location or structure of critical items, such as beginning ofthe plan, this section should document the citirm functional elements, citizens' comments, implementation, the participation process. This sets thcstage for the policks and relationship of the neighborhood plan to the comprehensiive rccommendiunto that will follow, tzcai owrwrsiup of the planning plan, and funding sources, should also be noted. 143 percent] process must be evident. Both positive and negative citizen tir Graphic Aieb: photographs can show positive aspects of frtdback is insportant. The record of that feedbadt can be taken the neighborhood, highlighting good design m documenting from mitering minutes orsur ey rmu!m (apprc6nately50 percent] the planning process. Charts and matrices can convey trends / NtediAsserstrwnC A needs assessment for human as well and time-sensitive information, such as dcmognphics or is other seniors is a fundamental component of neighborhood implementation schedules- Slaps are critical to defining the planning, especially when it identi6es neighborhood groups that neighborhood. Thematic traps that plot circulation patterns or are undersened. Needs assessments can measure social unites, crime activity can help pinpoint areas needing special attention. physical conditions, commercial resources, and cultural Text art, such at borders, headers, boxes, and bulkted items amenitim V{'hen assessing needs. it is important to Lake stock of help organize information and give readen emphatic cue& existing community resources. Evaluating the positive aspects of • Illustrations depicting desired height, bulk, signage, or a neighborhood can tece:d unexpected opportunities for dealing landscaping policies are quite useful for "pressing community with the negatives. (60 percent] design goals. (85 percent] 11 Re &HossAip to Other PLpw Several plants described this p Reraurrt Directory: Good neighborhood planning efforts relationship, apeciallywhrn to local governnxnt had usually result in the designition of support agencies and the completed a comprehensive plant. This component should crcaiion of new committees and alliances. This information can define a framework or structure that indintes policies art be the basis for a resource directory that contains up-io-date consistent. It should show that a plan's collaborators are names, phone numbers, and titles. A neighborhood planner or thinking of the neighborhood's welfare in the context of a larger • resident can be made responsible fir keeping the information community. This can be achieved in a separate section of the • • current, and the resource directory can be Tide av'iilabk neighborhood pLn. or this relationship can be sPe 8~hie p6n by cknwnt AficbfN Grtgo7, RICA its a "march arosiare u ith APA M NdgU MAM" Rahbl18ho d i urorkindpaprr fro rrAicb thirSlemo Az bem adrpied stall lot Though neighborhood plans are supposed to be about securing lncAdrd at part of the Phan Il Working Pspfn for the GPL'M'G the future, they also fortify the present by dcfh ning the Suva v proje,i, rcbeduled m be puM Aid December 1997. neighborhood. 2 a • • r ✓ Boundary DeliaeatianrIt is important that the understanding the information, land-use and zoning dara neighborhood and the city departments agree or, at the least, should be provided simply and clearly. (62 percent] C accommodate each parry's perception of neighborhood ✓ /rrfraatnrctarelUtidWev Infrastructure quality in a boundaries Boundary identification should involve neighborhood is important to residents. It is also perhaps the rcpresenativ , from the community, pertinent city least controllable aspect of neighborhood development. Because departments, and, if possible, social service providers. One their agendas are usually tied to ein'wide capital improvement method ofdctcrmining boundaries is to have planning programs ether than each neighborhood's planning process, participants draw lines on maps to define their owm boundarim public works depanments and private utility companies aren't Combining the maps can reveal the most common perception always directly responsive to neighborhoods. Some 4the plans of what area consticutn the neighborhood. (93 percentl mentioned petitioning public works departments and the tin rwNriabborbosd Nirtory. A neighborhood history discussion council as a method of obtaining needed infrastructure tells residents and business owrsen how the neighborhood was improsemcnts. 145 percent] established, who founded it, and who have been its leaden. rrSafety/CnMePrevrntiowSafety elements dealt with Design micw politics that encourage a certain building rape or issues such as personal and property crime and reducing scale can also be inspired and supported by historical research. hazardous conditions, such as dangerous intersections. Pride-enhancing cultural activities, like annual yard sales, an Community policing programs and neighborhood watch fairs, garden walks or holiday decorating events, are often programs were zecommendrd in many neighborhoods. r:juvcnated through a look into the past. (64 percenrl Enforcing curfews and encouraging better parendchMpolice r Neisbborbood Identity. Once neighborhood residents communication were also common. Lighting, traffic calming, lam more about who they are collecci-;lyand where they want snow removal, and safety of specific public features (c.g., go as a community, they may want to promote acommuni.;, playground equipment of bus stops) were mentioned identity, Communiry identity enhances a neighborhood's repeatedly. Safcry and crime prevention policies should be based reputation or establishes an image that sets the neighborhood on police data and resident perceptions. The perception of fur apart from the rest of the city. Theeffart project a certain is as serious as actual criminal aaivirybecause it erodes citizen image is usually motivated by the desire to instill community comfort, sucet vitality, and neighborhood unity. 155 percent] pride and retain midents, and to preserve or enhance commu• r;Panb„ Rerreartan, and Cukarral Rtarrear provision of niry, property values. It can also be born out d a need to create a recreation facilities and cultural activities was a popular concern safer, more serial and livable env;ronment. A strong sense of in the plans. Suck elements should be supported by observations neighborhood identity is evidence di good planning ethic and about the use of parks and other public spaces . tad should reflect helps Facilitate collaboration within the community. 143 percent) resident feedback Representative from city park and recreation departments or, where they exist, cultural aFain departments ( PURCHOM81 Blemenfs should be involved in implementing these politics. (53 percent( Slo-st of the plans analyzed had four or five elements, such as rtArrbiteehrrd CentroMisterir Preaersvrio .Thew housing, safety, land use, and recreation, addressed as separate elements are sometimes an outgrowth of the neighborhood topics. In some plans the elements treated the topics from start history section. Concern over the scale, texture, color, signagr, to finish, beginning with a description of existing conditions street furniture, setbacks, and Iandwaping of future and corKluding with rccommendarions. Others simply listed development was often expressed bysugg4ming design policy rocornmtndarions and the implementation strategies for guidelines or a design review committee be created. Some those resommend.ttions. Some neighborhood plan elements communities, particularly historic neighborhoods, required were included as a requirement to maintain consistency with the specific design standards as put of a historic preservation plan communin's comprehensive plan, it ordinance. (53 percent] ✓ Reaidnrrla4Policies regarding residential development rrEnnooie Ik►elepaansdErtsplsyarsra Creating induded promoting owner .cupied housing, requiring community development corporations, encouraging new businc~s mandatory inspection of rental properties, and changing zoning development through development streamlining, and providing to encourage more housing development and rehabilitation job training and placement assistance were among the common prL$rams for vacanr properties. Issues pertaining to private programmatic recommenda(ions. Also mentioned were creating propcrn• maintenance, housing stock, affordability and demand, markers for locally produced goods and senko, marketing she Q building conditions, safety, property values, infill development, ethnic or cultural aspects of the community through festivals and abandonrrsent, and daigr, standards were common. (77 percent] specul events, and organizing volunteer cleanup of business arras. ✓ 7rtruportatien1GrnzLtiizx1Pedefrrfass ArrrurMost of Some plans looked to development finance options, such as the transportation elements identified specifsc rin-ulat{on revolving loan funds, grans, or to :ncentivm Economic problems at intersections and street corners. Many plans developtrsent and employment programs should be linked in the included recommendations for improving sidewalks, reducing plan to city, suit, and federal programs that offer financial and vchicks or vehicle speed, creating bicycle lanes, arsd improving technical assistance. [approximately 40 percent] access to transit. Transportation elements and policies should car CommerriA plans with commercial elements tended to • promote the connection and flow of all transportation to safily focus on revitalizing an existing commercial area rather than • setae purple oral] ago AM abilities and their vehicles. creating new commercial areas. Developing sueetscape (approximately 70 percent] progams, busirsess associations, shared parking, tignage ✓ land Ure.tZosFnar. CCurrent land-usc pattern and zoning programs, bicyck parking, sod more pedestrian ucessibiliry ( classifications in the neighborhood were frequently presented in were typical objectivtx. 136 percent) the pltns, oFtcn as part of a needs assessment. Residents' r;Nrfrnertand Drm&pzsw*u aflerdimpAct (DLi): concern user how development would progress under current Somepluuhad sections devoted to theetadication ofspecifsc zoning classifications was typical. To assist residents in nuisances, suds as poorly marinuined properties, noisy cars, tr 3 • s "Moopcrative businczm Remedies for these problems usually InWUmenm He Premowerk imolved working with the planning department to draft once a neighhorhood plan has presented the existing appropriate nuisance regulations or with neighbors to develop a conditions, the needs useument, and the community's desires heightened keel of consideration. Specific rpm of develsprnent for the future, generally it poses a set of goals and objcnh m create special pnsblems. These dcvekspments, referred w here u Thtse are sometimes followed by an implementation scheduk developments of local impact (DLLs), are generallygavd for the or program. All the plaru reviewed included some combination community, but still generate nuisances Examples of DUs arc of action-oriented elements developed towards the end of the cillege campuses, convention centers, highwa)s, train stations, and planning procem medial centers. Problems commonly associat d with these DIIs ✓ GwG, O~Prtivrt, and ether Resolarrioxw The goads and included parking, circularion, and, in the case of college campuses, objoctives of the neighborhood plan represent the community's housing supply and student behavior. Nuisance and DU issues vision and values. They may also be presented as vision should be addressed on a c2se-by case basis. [28 percent] statements or policy recommendations. [100 percent] air bsdratrial• The few plans that mentioned in lusuial ✓ Implrmewtatior P-ai ram:Once goals and objective. development in the neighborhood were concemed with hire been Bashed our, the schedule for achieving them must be removing or confining industrial land uses to a specific area or set, commitnsenu must be made, and responsibility for actually rerouting industry-generated traffic. the roost important factor accomplishing them has to he assigned. Many of the plans to consider when dealing with industrial property in included an implementation element, either woven into the neighbothoods is the health and environmental hazards that functional plan elements or at the end of the document. may accompany the industry type. [G percent] Implementation information frequently took the form of a chart arErviromwnst Of the plans that had an environment or matrix. [GO percent] element, recommendations included dcvcleping a nature ✓ Frsrdirp Funding sources ranged from city capital preserve, idcntifving and dedicating environmentally sensitive improvements Rinds, sp-cial asstssmenm transportation funds, areas, and modifying current zoning to achieve environmental tax increment funds, CDBG grants, special state or federal preservation. Environmental awareness may be encouraged in program grants (such as historic preservation or urba.-, forestry), the community through recyding programs and education donations, fund-raisers, private 1nvestom and community programs on indigenous speeies, human ecology, energy development bans. 123 percent] conservation, and waste reduction. [9 percent] a+rApprssdktnltems frequently Sorted in a plan appendix r Comasixairy-Levrl Nave Svsica: Many neighborhood include survey results, pertinent txdinanca, resource directories, plans included a section on improving social service delivery. and Possa ties 153 patent[ Issues that topped the list irxludcd providing day care for E Esufate/w~JM~taitarr~a One way to ensure evaluation is children and the elderly, increasing access to mate welfare offices to require she local government or neighborhood organizations and programs such as Head Stan and high school equivalency or implementation committees to publish annual reports on the classes, coordinating neighborhood tutoring clubs and comma. progress of their plan implementation. These could be tied to niry gardens, developing safe houses and programs that celebrate future funding for updating the plan. [lsss than I percent] ethnic diversity within the neighborhood, and providing health assessment services Existing facilities, such as available school rooms, city. wncd vacant lancl, churches, and park district property, were incorporated into many of these ides. The integration of human senses at the neighborhood level is best realized by assembl;ng a team of service providers. Such a trim may include case workers, employment counselors, tutors, day are providers, church leaden, community police ofrxer, code enforcement of6ccn, hr,;m care specialists, and planner. The neighborhood plan can outline how the provision of social and community services will be coordinated. [approximately 33 percent] I Educational N"-Rtsikrttconcerns abcuteducational 0 resources included new facdirin and needed improvements to ex x rag struczvres The educational needs of a neighborhood should br atsested with th c auistinLC of the Local sdwol district, resident, and teachers. Residential investment is critical to maintaining a healthy school district [approximately 33 percent) I Yorrb Setvkea Some plans devoted entire cations to youth issues, while others addressed this subject through the education or crime/safety element. Issues usually Included - 0 providing day care, after school activities, or mentoring opportunities for neighborhood kids. Youth initiatives included encouraging focal busincon to develop internship programs, wording with local schools to provide better vocational training, and expanding the provision of park and recreation activities. Some youth elements provided needs asseuments information on graduation keels, teen pregnancy, and literary rates for the neighborhood. (approximately 33 percent) 4 t • • Agenda No. 9 7- al/p, CITY COUNCIL REPORT Agenda Item Dale - CATE: November 311, 1997 TO: Mayor and City Council Members FROM: Rick Svehla, Deputy City Manager SUBJECT: DR4FTAPPROACH: THOROUGHFARE CORWOR OVERLAY iX$TPdCTS November 11^,1997 Work Session Discussion Topic RECOMMENDATION Staff is prepared to develop a schedule to begin work on Thoroughfare Corridor Overlay District implementation. The November 111, work session discussion is needed to pnw& staff further direction regarding the scope and complexty of M effort, with the knowledge that time of ow4kbon is an important issue. The most important consideratio!rs o the development of an aesthetics-onented ordinance are (1) the relationship between the regulations imposed and the pubic purposes that the regulations are intended to sere, and (2) the extent to wNc4) the regulations are the most reasonable method to attain stated objectives. Staff will comro resources as necessary to complete Thoroughfare Corridor work within timelines set by Council members most cities use ttvw comprehensive plans as a basis of support for corridor-based regulations, and City Council members may want lo consider more than aesthetic sues as part of the approach that is selected as corridor growth occurs. Urban design issues will be addressed on a citywide bass during the development of the Dentin Plan. The adoption of new policies. growth assunptiorns, and comprehensive or recommendations would provide a systematic and defensible approach to corridor developmerd mqurements. Should City Cvxd rrzmbers decide that an independent process is needed, staff recommends the approach suggested in Bne outline provided on the next page. Council comments regarding the scope of issues that should be addressed would be very helpful in determining how to proceed In addition, Dennis Wilson, an arctvkctural and planning comuttant, is available to make a work session presentations describing the variety of aesthetic regulations used in the Metroplex area. Other readwg materials are attached that describe the principles of visual resource management BACKGROUND During joint City Carnal ! Planning and Zoning Commission work sessions That were conducted from June 1997 "In August 1997, city staff was trssl u lo orgarrze a pta" program to address several development issues. Most of the issues wIl be addressed during the devebpmerd of the Denton Plan. Four issues were reserved for implementation as quickly as possible (1) Scenic Corridors (related lo offpv6ses signs), (2) Mandalory Park Dedication, (3) Landscape Ordinance Amendments, and Thoroughfare Corridor Owlay Districts. A draft approach for the PwMhfare Corridor Overlay Districts is scheduled for discussion al dw November 11*, 1997 City Council Work Session. • The tern 'averfay Drstnd'refers b a generic land use regulatory bol. Overlay disWA. wAtich are a type of Spector district arc used to impose a6gonat restrictions on the use or development of specifically defned land areas beyond ZWV regulation Brat already exist for the entire city. Tins requirements of overlay districts do not replace existing zoning taws; they are intended to supplement existirg haws In anticipation of impacts OW are unique lo the area being specially designated. Special dstricts can actuaty replace or amend citywide regutatiau for a defined subarea of the City. The City of Denton cwwdy uses overlay 6*Wcts for Woric preservation purposes for the Oak - Krckory Rsloric District Also, prior lo the recent adoption of sign ordinance arkrdrrotb, off-pwnses signs located within 600 feet of state highways were • subject to unique regulations, creating a 1,200 feet wide overlay district related to s'gnage. • O City Council members have expressed concern that recerd development along Denton's favgh%re corridors has rot enhanced the a y's visual quality or image. Lack of tandscapkng, poor signage. exposed parking lots, and poor architectural t design have been m&toned as problems that need attention. ` II • SUGGESTED APPROACH As opposed b ordirutnces related to olf-pren~ses signs, Park dedcatim, a WM%apq, the Vmatbon of overlay 6sh4 each WrOor regulations for thoroughfare corridors wit require attention to W h* issues and MfBPk vanatio s onft affect corridor Many factors are hvdved h delermirkV the edent to which a pa kular sib devefoprnent proposal aesthetic and visual quality. The outfne below idenbSes the steps rat sh%M be considered, regardless of whether or not the approach a integrated with other stages off* Denton Pfau. 1. PROBLEM DEFINITION a Statemerrloflrrtent b. Public Benefits desired c. Intended corridor kr0ord 2. POTENTIAL CORRIDORS TO BE AFFECTED a 135-E b. 135-W c. 135-N d. Loop 288 e. U.S.377 f. U.S.380 3. VISUAL fIWE 90RY (DescrfptMe Obsmodons) a. ldeoti5cabm of Visual Character Subareas b. Topography I Elevation a Observer Position f d. Viey" Disbnce Faders e. Detem wtion of'Zones of SensW t. Special Entranceways VISUAL QUALITY ASSESSMENT (Value AxIgemerb) a. Viewer Pmkmr*n I Visual Pm* m Surveys b. Poteo" issues to be addressed - S~nage ~ . Archilectum - Land Use Vegetation - PWc versus Fmote Impacts • Op" Space N and glare Seasonal vartatims 5. METHODS OF ACCOMPLISHMENT a. Regulations wb"u standards ` • ~ rav;ew : • • b. kxentm c. Rig%of Way Treabrwi d. EnlrarmM I n pvmrwds t4 _ r' PROGRAMS DEPARTMENTS OR GROUPS AFFECTED The PSaraN and Deveiopexrd Department, Cky Plarrwq and ZMM CWMSS M and corridor pop" owners wA be aftdid by t* Woa& selected by CLAY Couxi. FISCAL WACT No died fiscal impacts are mb6poW as a mo of work sesswn d'aoussior~s. ExtensNe staff fine wl be devoted b tha topic regardiess of the appoach to is seteoted. lPmp&*sd Submbed: A". A ' SV" Director of P vnN and Devekpmw t Deputy Ut fvtenapaf I _ jAttadrnertts~ f Y ~t a ~ a' 4 i .r • 1'lt~ ~ ~N y y..'H' ~ i.11~~~ " ~Fi 1` f .'ti.~+'~ ~ 1 d e.s3 .`Y r .i. 'S k r .7~r~1~r~Y i~~-f'i'g. •+tS~,.,'n • Visual Urban Visual Resources , Sally Schauman T o a city dweller, the word "urban" conjures up a sleek numerical or financial sttms, than In visual or spatial patterns. skyline of reftective glass, concrete, and steel, anchored It is no wonder, then, that most of us assume that visual factors In streets filed with activity and motion and occasionally In the urban landscape are subjective, mysterious, mWedici- Interrupted by a calm green retreat. But to a small-town inhabi. We, and, at best. the domain of destgnen and artists. Most of tent, urban means the eye Fewl buildings of an unhurried us are comfoeible with this assumption until we propose shopping street punctuated by familiar signs and parked autos changes whkh eijw c~ be easily visualized or an per. and surrounded by an agricultural landscape. There Is a whole ceived by others as vhwlly negative. At that point, the mystery spectrum of urban Images From those of the Inner city and surrounding visual resources becornes costly b both the tax- suburbia so the small ta.vn oe the commomial center of a rural payer and the builder. Public objections to visual change may area. in any urban landscape, we are surrowmW by a lascinat. slow, and In some cases, stop needed urban projects. More ins visual array of ever-changing colon, vistas, Forms, spaces, importantly, the lack of visual ordentanding, the limited vhu- and patters. Urban landscapes can change dramatically over. alization of fuosn ahematives, and the weak communication night as homes sprout up In farmlands, or imperceptibly over of visual preferences Inhpede the development of comrnon a long period as patient labor m-Awn older structures, giving preferences For a community image. Simply stated, we are them new life and form. Regardless of the pace, in one way or blind to the visual options for our Future because we do not anoder, the landscape is continually changing. Human habi- force ourselves to Me and understand our Wsual environnent- tation demands this constant change In our urban areas. For Let us examine two facts. some, urban change is desirable; for many, it Is merely neces- )sold 04M sary, while For others, any landscape change is loathsome. . Landscapes Are Visual Resources. In the accent past those who changed urban landscapes con- If we can agree that a resource is an entity which can be in the kind of defined by Its comhterM use, then the landscape, used sidered the marketplace as the primary guide visually land- change made. Today, those who seek ao change any urban scene , by is e g resource. the p ecanins Woneaned the visual ek- landscape must deaf with the opinions of special Interest rents as W Iop y, vegetation, water, neighborhood councils, lendins Institutions, polio- tuns, such as efl rest SerA e r m to the , comand - t 6eli ! clans, and regulatory agencies. . The ForestSehat nition of the e landscape is a a "%c haraccteristic landscape.! , Each group win have an opinroh on any given change and While the Forest SerAoi definition applies generally lo often a divergent opinion concerning a specific change. The the natal-appearing landscapes, the concept of con- number and vanity of opinions have been sufficient not only slstently describing landscape elements may also be ap. to boggle the mild, but also o stagger the will. it is currently plied lo an urban landscape. For example, Massachusetts assumed that any proposed change in an urban landscape will commuMies have an overall appearance which differs be controversial. markedly from communities the same size in Pennsylva- This situation Is not coned to any one sectors of the country, nta. Tampa and Seattle are two cities In growth regions, but has become widespread as community after community each facing westward toward a large bay, yet they are tries to cope with the Issues of growth, change, and quality of notably different to appearance. life within its own context. W11 cities along the west coast of Although at fast glance all urban coratnxtiom may appear Florida grow to become mirror Images of the high4ise shores similar, because each native region dffers, its construe of the east coast of Florida? How much grovwls--where, and In ton will look different within that context. Diverse, but what form-will Jeopardize Seattle's livabiliryl Can Scranton, tWcal, visual elements In a region provide an indisenous Pennsylvania, provide urban change to enhance its economy? visual backdrop at native Identity that distinguishes one Will Tucsun follow the growth model of its northern neighbor, urban landscape from anodes. The choke of building Phoenix? The specific Issues ma j vary t eoughout the country, mateffals, patterns of streets, and comrsrmity grouping • low the basic question remains unchanged; How can we en- varies horn region to region and can shape the characler hance the quality of our lives, make needed changes in our of a particular landscape. Regions? identity b also re. urban landscape, and maintain our present and future resource flected In individual building sites. For exangk, resider- base? tab areas In Bellevue, Washingson, against their setting of fir trees and boulder look very 6%rent from Raleigh, ansawers are not questions have forthcoamidng will since be resoudebatedrces are ux Intertwined wEasy North Carolina's brick honks set among pine woods and answers ~ inextricably with public attitudes and individual aspirations, red clay' • Both resources and public attitudes should be constantly to Even a central business district can d splay an iderstiq of asO sled. One old* least understood aspects of the resource its own, t d'rvidw? high-rise building may lend soresem- • • base involves the concept of the landscape as a visual resource We each other In many cities, but the overall cabled of subject to change. Our entire educadmalexperience empha- kVor+ph1',water, vegetation, andother Wuctumwithin , sizes nuiTwicaVverbal rathef than vbuall"tial thinking. We an urban area, can arc dust area apart from ail others, have been forced Its comprehend out environment more in Consider the cities along tic MhOulppi Rival. Althhough each may share a common ekmw {-8k rKw-4fky Sdy schavman Is Chairperson of the DeparorKrr d Uocf 4w Archi- noticeably change In appearance n one moves along the lecture at the Unhenity d Washington in Seat&. river from Iowa to Louisiana. Given the fad that the visual 4 ECJUNE80 c~ w 4190 . • Resources landscape can be cons;stently defined--given a descnb- this stow and expensive process, some designers have able identity-we must next consider how we reed and tried in the past to sell their design solutions befure the use this visual resource, public or an individual client is sufficiently knowledge- able of the alternatives- in more recent years, the design Wecan ignore orwe can xknow!edge the regional image process has been opened of an urban landscape. If we choose to recognize its native thus up become, many cases, a t identity, we then have two general directions to choose participatory , in the educational, dprocess. Needed sic from for its desi n. We can either enhance and extend the tier is s increased partCiwider in design process, basic g visual education for a wider group of participants, and natural iceN;tyof the urban landscape, or we can use it as discussion of our urban visual environments beyond the a foil to set up a visual contrast. The decision to do either limited scope of design literature or the single atvarchi- must be conscious, made from an understanding of the teclure column found in some local newspapers. AI- urban visual resource. Because the public generally uses though widespread public discussion of our visual envi- the visual landscape unconsciously, it may require cons. ron nwnt has not occurred, a great deal of research has, siderable education to be made fully aware of an urban area's features. To usethe landscapedaily, we do not need Throughout history we have tried to understand the pro- to he conscious of a consistent description or regional cess of sight and have invented optical devices to extend identity of an urban area. Whether rural or urban, ugly or our seeing. Since da Vine's time we have studied the beautiful-any landscape gives us visual information we phenomenon of IigN and have tried to explain the human need to functksrs and remain healthy. h gives us comfort visual sense. But only in more recent history have we and inspiration, reminds us of our heritage and our future, begun to unravel the physiological and finally, the psy- evokes special memories, and projects individual aspira- chologlcal, processes of the visual system As research on tions. visual subjects grows from basic optics to more esoteric considerations, the range aprofessionals involved in re- The landscape is a reflection of our endeavor and our search haswidened predicl y. During the past 20 years, laziness. Its visual information might conjure up a sense of the research community has grown to include landscape place-an image of home or a derelict tandscape, a architects, architects, geographers, and planners. Many of nostalgic reminder of human behavior or a lively plaza, a these professionals use the emerging knowledge derived record of human events and civic pride. We need this by psychologists to irnwove our understanding of how we variety of visual experiences. Psychologists are unable to perceive the landscape and what we wish to we in ax ' tell us the exact recipe for a healthy visual environnXnt; landscape. Represenutiveof this research activity wasthe but we know instinctively that we need both variety and participation in April 1979 of more than 600 individuals a sense of order. Such needs frequently surface in terms of from many countries in "Our National Landscape-A common sew decisions provided the base information is Conference CM Applied Techniques For Anaysis and handled systematically. Management Of The Visual Resource." Although research on the visual landscape durban areas is only now begin- s Yisw1 Resources May Be Handled Systematically in ring, further study should contribute significantly in help- s Problem-Solving Manner, ing us deal with visual factors. This research should be An unfortunate result of out lack 0 education in visual translated as quickly as possible into a public lorvm and resources is the prevailing and incorrect belief that visual made a fart of human consciousness. fxtorsdey handling in a logical, systemat c manner. The Our urban landscapes are Importart national investments. work of landscape architects and when is often mi%n. We have and will spend signfificantsums In theirdevelop- ! derstood by those who believe the design process is a went and maintenance, Our visual percept ons of these whimsical rather than a problem-sohing procedure. This urban areas help form our attitudes toward this major widespread visual illiteracy results in designers spending a resource. Considering the urban visual resources in a great deal of time educating individual and public clients thoughtful and per"entmannerthereforeseems to be not about the simple visual fxton of a project. Impatient with only common sense but also good business. O r I-ors ~~y j~c I s, . Visual Visual Resource Management , William G. E. Blair requently, the root of public opposition to development We cannot meaningfullyassessprojtcteffectsosvwalexperl- Fprojects is concern over their visual effect In recent years, ence unless we consider both the stimulus from and the re- aesthetics has been "coming out of the closet" and we sponse to that experience. We will discuss these aspects sepa- now find explicit directives to preserve to visual character of rat*, under the headings of "visual resources' and speciat environments and to promote the visual quality of "viewers;' to help keep the distinction clear. everyday environments In many taws, ordinances, and reguta- Quality can imply excellence oryuper'sority in kind. Within the tans. Permit appeals and lawsuits are also becoming more National Environmental Policy Act (NEPA) and many state open in their reference to the visual impacts of proiects. "little NEPAs," Quality Is used repeatedly with this meaning. Yet to development of systematic approaches ao visual re- For example, NEPA declues a national goal to "enhance die source management In cities and suburbs has lagged behind quality of renewable resources" and directs the establishmerx the progress made In reseal and wildtand areas. The purpose of of programs "to foster and promote the Improvement of envi- this article is to give a brief overview of current methods and ronmental quality." This language Implies that aesthetic techniques for visual resource management N2K and Impact assessments must not only deicn'be the visual attributes of assessment, many of whkh can be adapted to the urban env!- projects but must afro evaluate their effects on the relative ronment. excellence of visual experience. Reluctance to deal systematically with visual Issues Is often Three Limb of AeWoe(ks summed up with a shrug and the old saw, "beauty is In the eye Traditionally, visual design theory has followed the lead of the of the beholder." We could probably trace this vagueness to fine arts by looking at an khfirvidwi project as a self-contained the late 19th century when artists abandoned the pursuit of object, apart from its surroundings. PProiect aesthetics have classical beauty for the blandishmerviof mcdernismwhich the been Judged by cion&ldefa like dense: goes the design general public was not expected Io understand. Architects soon transierred th vlswllyexpresstheprojMSfurictionsfArcthedeuihNwally is rend in an a the streets. consistent? Do they support the local visual effectl We might But is personal taste all then Is to aestetcst Patently not summarize these and similar considerations as the kitemal` when there h a lively real estate market In "view property"acid aesthetics o( a project. This is the fist level of project aesthetes ' the tax assessoes computer Is programmed to take an annual and Is essential to a high quality of visual emironrnent. We out of the marginal value conferred by a "panoramic A second kavef of project aeuhetics considers the visual reU- sound-and-marmtain vista" and even a "peek-a-boo vlew." In tiomhips between a project and the specific ele rients of its a recent decision upheld by the Washington State Supreme sunoixhd'ugs: Does the project contrast strorhgly with its sur• Court, a house tuned with fraudulent race to the tune of was Found b roundings? Does it block existing views? Such considerations Impair the view of another residence a n for the e could be caned relational aesthetics. They are the visual equiv- the offending shich a was rased anddamages assessed d for t alent of good manners and can be very Important to the come period during which existed, In !art, tx valued. sesthetcs munity's acceptance of a pro)ect. if sufficiently noted to be Quantified and marketed. Aesthetics and the Quality of Vrsuaf Experkence The third and broadest level of aesthetic Is envfrovnental with which NEPA is particuiarly concerned. Each project's effect on let us examine the concept of aesthetics more cknety, as a the aesthetics of the total e:mkorvnent must be examined. Do prelude toour discussion of visual resource management. Aes. the projeces visual characteristics, however carefully designed thetics is the science or phclosophry concerned with the quality and well mannered, enhance the quality of the environrnentf of sensory experience. Conceivably, sensory could mean vi- Decrease ft? Or even affect it at all? son, hearing, smell, taste, and touch. However, vision Is the In the past, much more attentions was given to the fwo evel of primary human sensory mode. Moreover, what we consider aesthetic than to the second and third levels. For this reason, development project impacts, we usually include effects hearing by investigating raise impacts and effects on smell by y as well as the t ruist of environmental legislation, most visual / measuring air quality. Taste and much are such short-range resource management approaches stress how to assess visual senses that they seldom are significant in any rfrscusston of relationsh(psbetwweenprojects andlhelrsunowidutgrandhow project knpacb, Therefore, discussi«u of esthetics within the to evaluate the effects projects have on the visual quality of context or emirwnnental effects are generally ramited to the their enmronments. sense of vision. Current VRM Slides and Visual And miens Iq turn, the word experience L the key lo answering the ques. Two federal land managing agencies were the first to use sysk• • • lion of whether aesthetics should focus on vine or on v ewem mark approaches to visual resource nanaRdrherM -makkig j and implementing decisions during the planning asd design process which affect the visual resources of proiects and them Wiulam G.E. 044 h a principal in !ones i loner, a flmm of archkeccts, savings and viewer response to itie co oen4 character, and landscape pchriec% aM emLonerierxal pbmers with offices in Seat- Quality of Lase resources. These agences are fe Nad" L4 and Pohland, Oregon. The rwm spordelim in vhual resource mph- Forest Service, with lb "Vnual MamapeneM Syftem," and fe aaenieo and hroKi aimurw t and Ms pe&mwd over Mo doter Bureau of land Managarm t, with Its "Visual Resource Marv E studies in dire raid. :gernent Sysilam " Both systems operate within ft cow A of b FC JUNE 80 e • • Resources rural and wi where a siKle agency controls apples with oranges. c uractefistic combinations of natural r project developsprnd mierrt settondings manages adjoining }ands. and manmade visual components distingtrish regional land In response 10 the NfPA dined ve "tor develop rrxdiods and scapes from Its elan ach other. The components of a regional land-antl Lwdcover procedt"s...which will ensure that presenting unquantifed include water, vegetation, and all svucwres. components environmental amenities and values may be given appopriak are relatively combinations of consideration In decision making along with economic and Landscape types I1OR In the technicaleons'derabons,"otter federal agaxies are &40 mov- landiorm and lardcover dut recur throughout a region- Landscape Ing toward VRM approaches. Two agencies which have devel- Puget Sound region, common types include forested oped operational systems are the Soil conservation Service gfac)alplateaus,valleybottpmfarmilands, and the wooded but (Scs) and the Federal Highway Administration (FHWA). The unstable bluffs between these two. Mannade landscape types SCS "Landscape Architecture System" is intended to Integrate are also preseti, such as the brick warehouse d strict In Seat. aesthetic considerataru Into SCS project planning and design. tle's Pioneer Square or the typlcal strip development A" In contrast, FHWA does not genmaly plan highway projects older urban highways. but funds and reviews them. FHWA has therefore chosen to To provide a framework for comparing the visual effects of provide technicalassJoancelo state Mghwayagencieswith ib plcnningorsiting aftematives,we can divide the regional land- training course manual, Esthetics and Visual Resource Man- scope (or specific moons of iq into distinct landscape units. agement for Hilhways. A number of agencies, Including the These Landscape units may be dso*A of as "outdoor MOM' corps of Engineers and HUD, are sbll considering ways In often corresponding to places or districts that tae already which to Incorporate visual resources into their programs. named. Units are usually enclosed by clear landform or land' The four existing operational VRM systems thus span the range cover boundaries and many of the views within a landscape of applications from large-scale planning so project rcvfew, unit face Inward. Landscape units are afsogerwalycharacten- Afthovgh their terminobgy differs, all W identify the same iced by diverse vista! resources. Several landscape types may elements of visual experience and use the same ovwall ap- be In view at any one time lust as several walls of a room can proach to visual assessment. Our discussion of this approach be seen from one position. In other words, a landscape unit is wl11 be couched in the terms of the FHWA medodology whkh perceived as a comprek visual envkwmeiit, while its lard- Is project-oriented and advisory and is the most generalized of %cape types are generalty perceived as parts of that e"vkon- the four systems. met. The Visual Environm nt The Prs4ed Vkwfhe'd To consider and compare dvc visual effects of a plan or a The regional landscape establishes the general visual environ- project, we must: anent of a project, We can delermkse the precise limits of the • develop a Ga"iework For visual assessment that will help visual environment by mappint the project viewsAcd. A view- riparcproject alternatives; and shed Is the weace area visible fro" a Shen point Of a series Of co physical limits o of the visual env)ron"ient that pom; It is also the area from which that viewpoint of series Of • deleachve re ahemphysmay a its viewpoints may be sews. Put another way, v'ewshed mapping is a tool for identilylmS the views whkh a project might Actually The Regional Landscw affect. Used in this way, It could go far in dispelling exagger- The regional landscape can help establish a frame of reference aced community fears over the visual efkar of a particular for conpartnS the visual effects of attermatives and determining protect These views are often far less negative than expected the significance of these effects. In other words, the visual by the public. resources of a specific project area are grounded in larger Baskaly, a viewshed Is a plan view or nap of areas with an regional patterns and comparisons must be made within these unobstructed sightline b a single poinL 0 this map includes regional "landscape famlies" in order to avoid comparing existing vegetation and "unmade structures, It Is lensed an existing vfewshed. Because kuarre land use activities may . change these visual components, it might be preferable lo map THE VISUAL ENVIRONMENT a skeletal vtewshetf, based m landiomn alone. This Is a non VISUAL cautious approach in assessing projects because It oventases RESOURCES VIEWERS ' VwDSaLnRM . i P"W* viewer WATeR rL•r.al q •t viewer e:6rkcMe aveteee• &S"• vMawr rytagaw VSG1MATION Vlwall ~W ' l,.W.t.hdaE:~P- 13TRUGt'U263 A generalized model for Awal , msrrw...,v j" i bred. The visual cmrporse"ts d die Irdscaroe. EC IUNE 80 7 • Visual project visibility, tt is also considerably simpler so use in urban distance increases, the abllity 10 S" the details if orgy * , decreases. The act of perceiving ol areas. secords. For moving observers, the viewing time can be com• For a linear feature such as a road, a composite viesvsyted can bind with dte speed of travel to determine what landmark, be constructed by combining the ind'nidual viewsheds into sign, or other object can be seen on a particular route. As the multiple viewpoints. The composite view'shed can Indicate observer's speed increases, lateral vision also declines and whkh areas are visible skinuhareously from a number of view- sight tends to be confined to a core shape, focusing forward points; frequency of visibility can be an indicator of the Impor• 48M the line of hovel. aIonS lance of good visual ng with rent. To assess the visual effects of any project, we begin by dis- We have been the vig with the viewsof for views from a tinguishing between those groups with a view of the project project.Whata server a forviewsr theypoittk lsth and thou with a view from the project.Yewshedmappingcan same because an observer can be seen of int any point that he then further categorize viewer groups by detemtining their to she can see; this is the principle of Isuvuallysimplest ithe physical locadon, the number of people In each group, and the tcaYan of a project has been clocation If the location of duration of deir view. This process Is called viewer exposure. map the viesvshed from the project tproject has not been establ shed, t may be more practical Yrewer SanitivHy to map viewsheds from larsdnurks d+ai are already established, The receptivity of different viewer groups to the visual emiron• such as overlooks or important buildings. mey and its elements varies. Thvsvariabk receptivity is called viewer sensitivity and strongly affects visual preference by the Y roe n kind of visual activity one experiences. tndirectly, one's values, Visual experience Is a compound of visual resources and opinions, and preconceptions condition one's sensitivity to v'iewerresponu.To understand andvedictviewerresponse to experiience.Highly developedvkw'ersemitivity canbecnxiai a project's appearance, we must know something about the to protect planning and design because k heightens viewer viewers and the aspects of the visual environment to whkh response and increases the importance of vwsai resource Is- they are likely to respond. Vision Is an active sense. We genet- vies. In a few cases, high viewer sensilivitY may preclude any ally have a reason for looking at the landscape and what we see visible change to the project environment. is unconsciously conditioned by what we are looking for. How Actin t es such as working on a corntrtuction site a corrtrnuting sae feel about what h see Is Condit tired by s of people in heavy traffic can distract an observer from many aspects of factor, many of what are shared by large groups tleviwal envimnmenL Head-mounted camera, for instance, and maybe Important for the plaming and design of a proojecect have demonstrated that a driver can look directly at a landmark Viewer fnposue and still not see N. On the other hand, relaxing at home can Visual perception Is the basic act of seeing or recognizing an encourage an observer to examinee a view more closely and at object, Naturally, we assume an unobstructed dghdine, but greater length. Therefore, viewer activity h arsoth r identifying other physical conditions can also affect perception. As the characteristic of viewer groups which might well be used to r • , mix// r' i Typical Puget found kndscapt Wei. • 8 EC JUNE 80 r i • • Resources distinguish among pro}ect viewers located in residential, rec- reational, and Industrial areas. , Viewer awareness is the variation In receptivity to the visual environment Yiwal Change enhances awareness, a,1"scape h. transition, such as the entrance to a nu x city,~may ~ heighten r awareness as the viewer approaches the city' modify viewer exposure, such as selective screening or clear- s ing of views, may also be used to increase viewer awareness. \ , Local values and goah operate i nd i recd y on a vkwer's experi. ence by shaping expectatwm. If the appearance of a site is \ uninspiring, a community may still ob)ect a a project that falls short of its visual aspirations for the site. Viewers may alto be panicu"wsitiva so dw vh al resources and appearannce of ~ . a specific feature or landscape because of its regional or ruharal cultural significance. This significance may be due to the pres- yy _ f ence of historic values, scientific or recreational resources, or other unique katures. Any vistbie change may ba seen as a threat to dew values or resources. VmW Resources The visual resourcesof a landscape arethe stimuli upon which' actual visual experience Is based. A plan tic project can alter visual experience by changing the visual resource base. We must, dwelore, be able to Inventory the existing resources of de project's visual environment and analyze their attributes before we can assess and manage visual impacb, A landscape is pence ved as a composition of visual faahues. - •y r l.. ± ; n An Inventory of existing components, by landscape unit or ~y~~ •',I' landscape type, will show what we have to work with and will \ x 1 : f enable us to nuke basic comparisons of the visual effects of project altemsatves $pecifK inventory catetwies should be see up based on the regional landscape: Ib charaderisiic rsnge F`" , m landforms, its types of watt bod es, its vegetation cans the Hud. msrnilies, ib land use patterns, and the sUtxtures associated The vkwshed and Cnunce zones for a faa^i dsM on with them. son River Oones i lorwO. T Downtown s r. ; w ME'il tw tw ~ S.L. 1 A wank bndscape um and de fandxape types wj&n jr Oores i jaresl. • EC TUNE SO 9 i I 71 • C ~~-t • Visual Wn landscapes have obviously high visual quality on which Visual Charader there is general public agreement- Plans for Projects in such M experience the visual envitorsment as an integrated whole, , areas should therefore be subject to especTally careful tcaml- rat as a series of separate objects. Our visual understanding or na;ion. cognition of that environment is based on the visual character of components and their rtfatanship to each othef. The Suess- landscapes of high viwal quality may have littleln common. meet of visual character is descriptive and not evaluative. Is Is Urban landscapes such as the New York sky)' based on defined attributes which tarty nc implications of natvral landscapes such ast Gr landscapes such asexhIN' Cape "good" or `bad " "beautiful" or "ugly." striking vertical relief, yet Descriptions of visual character can determine at least two J lr levels of attributes: pattern elements and pattern characser. Pattern elemerxs are primary visual attributes of ob)ccts, in- cluding form, line, color, and texture, The lam of an object Is l i determined by its mass, bulk, or shape. line is introduced by the edges of objects or parts of objects. The color of an object S. mess {I' ht,+r is composed of both its value or reflective br gh B , dark) and its hue (red, green). Texture is determined by surface coarseness. By assessi nd the existing character of a project area in terms of these simple pattern elements, we can identify the extent to which a protects character will contrast with it. i The visual relationships among these p nern ekmenu are Im- r, portant secondary visual astr bates, of f oth individual objects and entire landscapes. Thew higher•levelattributes aretermed 1', y pattern character. The visual contrast between a large project i! ! and its visual environment can frequently be traced to four aspects of pattem character: dominance, scale, divers+ty, and l continuity. Specific components in a landscape may be visually dominant because of position, extent, or contrast of basic pattern ele. ments. Scale is the site relationship between a visual compo- nent and its surroundings; a Witting can be made to look smaller w larger In scale by manipulating its visual pattern elements. Visual diversity Is created by the number, variety, and Intermixing of visual pattern elements. Continuity Is the uninterrupted now of pattern elements in a landscape and the / maintenance of vi sua I relationships between kn nediately con- nected or related visual components. / Vii" Quafity / Aesthetics is concerned not only with the character of visual experience but also with its excellence. The enjoyment or « Hotel h one iGbo +c daces; the This interpretation of a visual experience can ktvlve many pfertr• Form and color. ential and subjective ekm nts, but the visual resources or cer- new add k:on n visually corrow1h to a Z xiF.> the form, Pre, color, and tedvre of M WA raid ro be modeled An, a war ban'+N. rorwast vio7trxJy wkh b aeaing- 10 ECIUNE t30 INA II 1 - • 0 • r Resources reliable are also recognised for their high v}wal quality. Visual and valid can said to be ldThese criteria i quality can be associated with water, such as that near Cape can be used ri thin different regional l kept landscapes, l t ~ as c irM comparisons of visual quality we e kept same Cod, or with desert landscapes such as Bryce Canyon. ntg'iom Most pco* agree on the high visual quality of noublc land scapes, such as the ones lust described. Some of these areas are One such set of which have proven criteria e is ss be eeffective V6calors of already off cialfy desigruted-for e&; mpte, as national par'u unity, all of which haver of vi and scenic rivers. However, there Is no comprehensive official mewrylstgiaudi)et•Each of these alax does not represent qw1 ; al I for system for identifyingareasof high visual quality, nor evehi three are rxcet~ Y to Indicate high quality. Yniness Is the identifying areas of a more customary visual Qw .ty viwsl power or memorability of viswl components as their should be preserved. combine in strNing and distinctive patterm. Inlictness is the one a,-prauh to establishing such a system is to have project visual Integrity of the natural and rnaniwiht landscape and its viewer groups express their visual preferences for the principal freedom from encroxhing elements; this f&" can well asbe landscape types In a project area. This approach has the virtue in well-kept urban and rural landscapes as composi onai hu- settings. coherence And of directnessbut can cause difficuhiesinvoiving unity is the visual t rTrc, cost, am rtlcularly when strong differences in mony of the is the landscape isual ti ered as a whole. It fregwrR7Y statistical validity, pa values exist between tool and regional viewer g q This attests to 'lx careful design of individual components in the approach can be useful in identifying areas to avo roarid for proj- landscape. ects, but it is not as helpful in devising and evaluating mitiga• This last approach can be particularly useful for project design tion measures once a site is chosen. and renew si nce tdoes notsknply presume that a certain type i A second approach, used by the federal land managing asen- a revie is n eyesore. M can also help identify dfKtenl ways t es, looks to the r4 oral landscape for specific resource it di- oof Project an f reducing specific adverse viwai effects that art likely to postulated for occur. whoever the approach to the evakaation of viwai qual- those of visual gwty. High visual quality is mat i viewer ps should be ob-landsca hiW natupe wits which most eitic ft dramo~ily a~ ity, direct val dation by pro1M grou titbit th* e natural processes characterisstic d the reg' scape, Resource indicators of visual quality may be on the level of visual Information (e.g., rock facet, avalanche cones) or of appearance. sbeen used visual character (e.g., variety). arenatural his &Woach a f l i j J ' v'' ,'/!•~'''/F prima to for settings the tends to presume a regorwde visual analysis as a stoning I f/rlri t point and may be difficult to Implement on a project-by-project r1l basis. 1r~r:l A third approach to Ow evaluation or visual quality looks for vie firl rm l indicatorsconcerned with viswl relationshipsrather than with r/Frr~rFf I andsca pe corn ponents. Evaluative a pert i cars are judgments of rrr rr r r the relative visual quality of specific resources or la dscapes rrPrrrrrf based-unlike visual preferences--on Implicit w wDiKN cri- //rrrr~1 p Owner trie. Appraisals are reliable if trained observer using the ierrrfrrrrrr criteria obtain similar results; appraisals are valid if they pro" rr/rFFrJrrr relevant to some other measure of gwlity. 0-00 such measure Prrrrrprrr is the general public's judgrnentor whalquality Is; while Indi• _ /~rFrrlrrF~ victual Judgments of a Undscape will vary widely, the overall avenge Judgment uwalry proves to be quite stable and thus an appropriate yardstick for validity. Appraisals that are both . {A1 , , >r A diort distance away, fnewry Park reeA+bttsAes the visual (and IM viwai contirwily of ks residerrosl 11JOKOOMO corirLiutq Of the wUm fandKaDe and k*O*ces appro- sew Seattle Ir"Way in prfre vlWal Kale anddvnrky kw One r4 k4-way. sew v and is fmcom ncmrpatr64 btr set elWal Kok. CC JUNE 80 11 t ' . ~ ~ _ _ ~ . . _ _ 1 u i .~ru~.u..~n ~~~Y~[ .mow • Visual uined whenever possible. A fully representative and random key view candidate. Ytheprolectwarrants, public input is then sample is geoefalhr not necessary. The point Is to make sure solicited to select the final key view. Community perceptions that the assessors and the general public are on the same track. 'of the relative visual importance of a range of views can also help to Identify obje.'ives for later vital mitigation strategies. Visual Impacb For highly controversial pojects, it may be desirable todisplay We must know with some accuracy what a Proposed proiett each key view with a description of whrt it Is, what it repre- will look like in order to assess its visual effects. Too often, we sent, how many see it, and so on. try to conjure up this appearance in words, or we rely on an Sr"" SitrrlFatioro "artist's concept" slanted to show the project's best side. Many community groups have grown distrustful of both methods Simulations of protect appearance can be prepared at many because of pastexperknce. To assess visual impacts accurately, different levels of detail; the choice should be guided by the and credibly, we must simulate the visual appearance of proj• nature of" Viswl Issues and by the h1ormation available on ect alternatives as they would actually be seen from represen• project appearance. For early siting studies, ground-level tative viewpoints, photographs with superimposed project limits may be sufFi- cknt to show which visual resources are-and are not- Key Ylews affected. Where viewer exposure or view blockage is an issue, Anexplicit visual impactassessment often requires anexplana• diagrammatic representations of structures may be appro- tion of why certain views, and not othem, have been chosen to priate, taking care not to represent details of appearance that display alternatives and assess impacts.We cannot examirxall are not yet known. If there are ser'lousenvironmentafconcems views. For controversial proiecb, the credibility of the assess. over a projec4 such as an urban freeway, preliminary design ment may well depend on the 14c of our choke of key views. studies may be required to delineate the detailed appearance Generally, we shouW choose views that represent the range of of structures and their effects on visual characser and quality. resources within rf-t project's environment. Major viewer Yuual Resource ChailRe groups, in ludinfprojMUsers andhighway neighbors, should also be represented in the selected views. Key views should not Virsual resource change can encornpau all the visual resource understate conditions. if anything, die views should be con- concerns we have discussed to this point. A projed will dis- serv,iVve, even displaying unfavorable effects. place ceruin visual components and Introduce others we can A s erratic way to select views is to overlay the project view- tally these changes---in acres of hardwood forest and asphalt paving, wish viewer group information dcrived from land use and e ' ' We can also profile the visual character of in analysis of conditions. Key views are then Identifiedand a ahernatives and describe their visual compatibility with the cha railer of the i riandsca tr. settings, finally, project alternatives of photographs clear cle ly showing rlythe the vi li visua lken at effects of each the kx project aoject is the chosphoto en sen as mttx ost may differ in their effects on the viwal quality of their settings; .r... 'nl1 iT!tji •,~L_ p•r1.11111"f•'• i r .r~~VIIC'lllt .'ll\ kYy'~'. ' MINI"\~'l'4 MIN IlrMlllll/m'%Ilft l!\ wurmin:rnlrn \ MIIMnrr "ital"ic` look rarHlM~Mw MrN n1 Ir iI111'wfn'1111 mil nrrrll•Inomrral Ise lsMrlnrrrwlnnr nmm~nnnrsnrln T~ nmafll111Mrnn rMN F iM-Mwrwul•rnrnrs l rmllmnwlnrrum' llrlwn"Im"Mirms rrn nlwnllIt B ~~al 1lMVllillncln Mq nl r11111w1 w1M ICiM11 an nnmrlllwwrn irk RH cats mlWWIINnlmnn - Another view e;MW vrwd wlity, u well n vfvidness and MtactMrs. , ill height and To nWfish the net etk'ct of die lrarlunrerica guildvy on visual pea!. muc AM" the lransarnerica gvi M h i vevre form dsrvpt the viwal inraco"s of d,e ^mvLndig ernirorvnent in this fry in San hwKiseo, we would have to deer kw whkh type of view VOW. b more repmentavw. 12 EC JUNE 80 1 • Resources the best way to evaluate these effects is dvough the use of the tMurtt positive visual result on all levels of project aesthetics. . "btfo e'"and "aftef' s mulct ons previously described. YThe visual assessnvent 6ual nun igement uses thiss Indevelops formation n to Information base. Integrate visual Viewer Response considerations Into planning of devetopmcnt decisions at all Important measures of viewer response to visual change In- project pages. elude the factors of viewer exposure and viewer sensitivity. The f■si step-identifying and giving p or ty b problems and becaus eo th reran it extent of their vie sheds, th( tht vkwink, opportunities, flows d'ueatfy from the visual asseswrent because of the relative extent of their v am vi, viewg process. As the next pep, an Importarst concept, the VRM Vwwerto activity Involved viewer location, and vkw duration. oof jecbve, links assessment to management. The VRM oblec- Ytewevity and a a waren esscontribute b viewer sensitivity and may change when, for instance, new viewer groups are introduced. Cultural significance, such as historic values, Ti. .et.,•! i~••, t} affects the way change is perceived, and federal laws and i. ec at J - l regulations impose the test of visual compatibiltiy on federally iiiIMI assisted projects where this significance exists. Finally, local t.3 4.1.0 values and goals also affect viewer response. Participants in e•~,re fJ community workshops can be asked their opinions on the L2"Ideeets ~;s Dltl perceived impacts of alternative sites, the visual compat b lity rcrosrow" of altematlve site programs, of the appearance of design et,..,ttoe, concepts. A number of attempts have been crude to combine all the I=rs, _ nnt.r elements of visual impact into a single numerical rating, FPCM nii, au~.r vlwer cve•~• Whether this is an eHective appfoach remains an open pues- u•et.l Aareoxl•ae. n.a.r of aowe wte. Lion. It may often be more useful to narrow the range of factors wc.rti.ur Affe:td for detailed contideration to those thatderrtonstrate the poter, a,111.1b, "11.L4 alssxt tial for significant effects or signifcant differences among 5FA111F MAGN" po~s WA Visu Ma KEY VEVV g Visual lstnagemenl • verse !visual impacts! but also morefurdamentalalrnesures to exMure~n cWlear}r iderabedmpones g a d the Potential viewer n r.. _ ~ r. A her view of a maior Don drveA*merv ski, M>kat of the Oew i Oat met be A-ceed In this neighborhood. i~ EC JUNE SO 13 • _ ~ O O Visual The tive is a toot for defining visual management problems and s deepwater Itefg grain kcbge frmiviewnal, er which resulted the Port Of Seattle exposure) by in the organiza- eva:uating the effectiveness of alternative solutions to those tious dtheUnited 5outh5lopeRes''dervts(U*I?l on Queen problems. Based upon an explicit evaluation of effectiveness, Aru>e hill, the group that later fought dx P049W case. VRMrecornmendat'anscanbepreparedforTnterdiscOinary •The nightlighting(ViwalChuxter:color)forportfxiIiGes considefation with other project Issues. as well as recreational playfields. The visual character of is w'~dehy used in government and n)gN views is changed and d1stant views are blocked by Management by objective foreground brightness levels. industry and is extremely useful for integrating v sual cons'd- the eratiahs with other aspects of management. A VRM objective a The downtown skyline (viwalqualiry: unity), as i:ismod must specify the visual resources and viewer groups to be fled by the incrertKrstal addition dfiigh r se strs,ctures.ln affected, the results to be xhieved, the ducal oo of time for " 196as, the first swciures to take advantage of a new nce disrupted the unity of the tiff achievement, and the measures by which venKN is to be floor-area-ratio k appears that a rsew Unity is evaluated. Objectives need not be limited d to to visual character skylinein the early na 19ws, or quality issues but can address any resource or viewer con• emergin& in mind, however, that major social and political tern. A ho ely and simple example could be the view from a we rt>ust bear backyard patio overlookingboth an industrial po t area and the differences exist between the urban environment and the rural . The quality d the view could as imprrned by ches have been lm- converting the industrial area into a park, but as an alternative, and wi ted. F settings where urban n envir the objectionable Part of the view could be modified by build ins a fence that would block the area of the industrial port, v tion dY heady developed Yew protect Dent ho benanttnor M cress o; urban VRM objectives can also be as broad a as detailed as desired. an be easilyesublished, butssuch mea ~ Sic' equity and "taking' issue in areas already built up where infill Clearly, the application of visual resource management to the urban and suburban environment will not be hindered by any development Is occurring. is also on s te•specific appro- lack d analytic tools, As public awarenessof the application Of these methods to other set jogs groin, the demand for urban The focus of many VRM efkxu mfi processes by nature visual management may also increase. Such techniques can pabhor f aje In he ado ni&-veveb meat tan that reee1s nKUes~ry~ help to resolve many visual ssricldeh areas. A sampling of ensure a good visual fit between project and project recent controvers es in Seattle includes: the other hand, design review processes could weft use VKM ' approaches, although individual architects and designers may IV TA-T, T922T,W12"S- see the establishvnent of enforceable visual objectives as a limit ' •?lam to what has been termed "the des goers prerogative." In truth, r ' c "relational" and "environmentaY' aesthetics.--the second and third levels of project aesthdks discussed In this article--need If not choke traditwnal or "internal" project aesthete +a ® Identify the pararrieen within which the project ti most eRectl vely. inthe han ds d a competent architect, contrast in vlwal character can enhance overall urban visual quality. But the community that would have to five with the project and look at it for years to come would ursderstandabfy want to see convincing evidence that the design kal would work--before it is bvilL ate t! ae a misedi,se mkvvtopyit Wecled References: Visual Resource Managcrrsent A visual ,imuhtioyh dcantly vohxn i nose body of 1'rtMtu re in YRM h as been developed in project na ,;gqficanrly Obstruct to i, view fife Ric/urdson A,- A nxyA of it has been oriented "in ,ociaces). the last several years. Thus far, 1 nxyA of it has been oriented s Vill obfaotlraa I - altaraatira so atioa• • effectiveness evaluation VRM plan or recearuaeaaatlone This classic erampie of view obs"04",dmul+ad nei 060'~ A generalized nadef far vMual manasen+eyht Oene, 8 lone,). activism in Sea* r 14 ECIUNE80 • • Resources toward landscape architecture and rural or wWland envivon• Parke, Margot, View Protection Regulat-onf, P.A.S. Report No. ments. The following fist has deliberately been kept short and 213, American Society of Planning Otr<iak, Chicago, 1966. bask; many more references are cited In each of the docu- Stone, Edward H. II, Visuar Resource Management, landscape ments listed. Architecture Technical Information Series, Vol. 1, No. 2, Elsner, Gary H.,andSmardon,RichardC.,technicalcoordina• America nSociety ofLandscapeArch itech, Washington,0.C., tors, Proceedings of Our Nation aILandscape:AConference on June 1978. Applied Techniques forMafysisand Managemento(theY+sual A useful and clearly written overview of visual resource Resource, April 23-25, 1979, General Technical Report maru"nit systems written by the Chief Landscape PSW-3S, USDA Forest Service, Pacific Southwest Forest and Ar_hitect of the U. S. Forest Service. It discusses basics, Range Experiment Station, Berkeley, Calif., 1979. alternative agency appmaches, current work in a range of A massht compendium of current approaches to visual settings, simulation techniques, and references. resource management and their results in a broad variety USDA Forest Service, National forest Landscape ManagemerK, of landscape settings and km a broad range of project (The Visual Management System), Vol. 2, Chip. 1, USDA ASH. types, including urban devekoprnent. culture Handbook No. 462, Washington, D. C., 1974. )ones & )ones, Esthetics and Visual Resource Management for USDA Soil Conservation Service, Aocedure to Establish Priofi• Highways, U. S. Department of Transportation, Federal High- ties in Landscape Architecture, Technical Release No. 6S, way Administration, Washington, D. C., 1979. Washington, D. C., 1979. Litton, R. Burton, Jr., Landscape Control Pants, Research 0501 Bureau of Land Management, Visual Resource Manage. Paper PSW-91, USDA ForestServke, Pacific Southwest Forest meN System, BLM Manuals 8411 and 8430. Washington, and Range Experiment Station, Berkeley, Calif., l%a. D. C., various dates. Q 1950's 1960's I I r i Lam 1970• i • • A 1980's l Anew r;suar umey h emrpr+/ in the seattk rLyt;n6 ulesprte 76osyncratic profiles d certain 6rdrrtduar fauctum Ckkttfe chapter, ALAI. EC JUNE 80 IS lu I INTERSTATE t • R ' ROW wow 1?1: 1 - `it ;i z; r + , n -ooF •1 1 y~ ~ f. t I 1 t i t ~I y g , ~ ,y, ~d. 1 • • • 111 i. , ~ 19. k,(t £h~ 1'y ~ 4• .Y 1 / • • • I; 1 t,t Y' ~ yi ~ I -N s tic ~ • • \0 • . • • • ,t, I f r t.y 1 • 1 % Iru ~ e ~y: t4J ~ e~ ~T~1i n~ ~ • t 1 I 1 1 • • ~ i r. ~ r % r 4 t ~s, J ~ Y y I ~ I 1 1 I • 1 • 1 4 ~1~ i. y 7 Z~ A yti ltr r E T ~ ~ ~ ~yl~y,~1 C a' I PROPOSED LAND USE N ~ i Low DensRyReskledal ••••1••I LimWONice - 19~~#~m14,~.__,_ yh r+,?;fCi~s"^ s?c~<~iy?i'7?Ft'~7~' ~._.._.~tiY.~...~..,...__•--_ j ' a• t i{ J / y1 1 L/ I, li ~ J I r rvgl~;Yfkklu 5fri~iiiiy ikiha • _ / n rer, . -Neighborhood ONice Existing trees to remain as buffer ~I \ ,I Glen High a~ ~l\``\``♦ Office Park or Moderate Density Sc 001 RMNResidentalor acombinatVA i , 7 Y Interstate 40/Union Cross , Development Guide Recommendations 11 GUIDELINES QUADRANT GUIDELINES AREA2 6) The neighborhood office dcvclopmemswill be 1 _ Preserving and enhancing the visual quality of the TbeInterstate 401UnionCrossDeveloPr^enlGuide individual, small scale clotlopments, using the 1) The MrnaSh~rds be at the rear of 5i Interstate 40 corridor and Union Crass Road is a major interchange has been broken into [our quadrants; F) The sae and design of the limned office use on existing structures. An parking will b u~r goal ofthelntezsrate401UnienCwssLiewt°Pnrens Area I covers [be southwest quadrant; Area the property adjacent to Umbra Cross Road should the buildings. One sign will be permitted per lot I Guide. Nonresidential development should southeast quadrant; Area 3, the northeast quadrant; and no larger than four square feet. complement the existing bomes along Ur,:oa Cross 7 The size and design of the limited office use should comptementtheresidential character ofthearea. In and, Area 4coserslhemorthwestquadrant The Road. The maximum height ofoffiicebuddingswill ) order to achieve these goals, the following guidelines attached Land Use Map shows the area. Detailed be for ty (40) tea co Road. T Road, Tehe m existing maximum homes along Union Cross will be considered when reviewing site plans in the be" aze conditions which will be laced on height of buildings will be placed proposed 2) Gknmicw Dries should be realigned so that the study area, land uses in each of the quadrants access road provides for the major traffic movement forty (40) feel. of 1) Structures. intothcarea,withexistingGleomiewRoad"t-ing' g)NcwGate Minimum Watershed into the access road apply here in the future and shcd limit it the intensity Rcgu of - Buildingmatcruh,scaSe,andhcigNshould AREA] development. , compkmem the surrounding area 3) The neighborhood office developments will be DexbpmeStandards individual, small sale dove ems,usin the / - Theappcuanceofthereuo(nonresdcmia] F)Tbesiu o(oewbuildings ntheoffirepark/ t AREA4 structures should be considered artfully moderate density residential ara should the bull sildiangsOne buildings. One All parking will be at the rear of he bu sip will be permitted per IN Dertlaputenl Standards - Merlapical equipment from top cibuildings 4040arzlsenia complement the size of the school and homes ar, 1 O and w lamer than four square feet l) The size and design of mndeate density residential areasshaBndbevsWcinlcrstatale• Union Cross Raad [build'ugsarefocafed located neneu~J 4) New State Minimum Watershed Regulations may development should be complementary to low J. 2) 5km these existing uses apply here inlhefuture andlimit theintensityof density residential. - 2) The major access to the eastern section of this Billboards are prohibited in the study area. development. 2) Pecan lane should bt realigned wfih the entrance quadrant should align with Glenview Drive. Only - A unified sign system is desirable for all S) Area 2 and a large tract of land to the cast are being to the neighborhood center. If NCDOT does not muses access should be permitted from otber points dneinpments, with the number of signs kept to a on a limited basis, considering school bus related considered for comprehensive derebpmenl, realign Pecan lane as traffic inneaus in the area, minimum. on a li. Rccommcadations for this property should be the dneloperof the property %illbe responsible for traffic - The size and height of the signs will be reviewed for 3) Consideration should be g rev to lean rag some open reconsidered if a comprebeasive proposal is the realignment. sub of u should mdled. 3) cThe omplement ix and design of compatbilitywithsurroundinglanduses, space between theoffsccparklmodera(cdensity complement exivlinng homes along llnin Union Cross Crass 3) Plantings. residential area and Glenn High School. AREA3 Road. The maximum height of buildings %ill be - Existing trees should be saved where possible. At a 4) If the site is developed for an office park, limited forty (40) feet. r minimum, trees willbe prescrvedwhere indicated on industrial uses wltichare sperificallyrelatedto the Dnelopmtol5tandarda the Land Use Map. prirsapal use will be permitted to a maximum of thug 1) A forty (40) foot natural buffer will be provided to I - A Type A Bufferyard, or an alternative solution percent (3D%) of the square ksotage within each the rear of the proposed neighborhood commercial which meets the intent of the bt.' eryard, win be buidi* Only thou uses which product little or no center. prmidedalon Interstate 40 through the study area mosu,odor, ml)ratsogglare,and/aair arid water 2) The possible visibility of commercialdnslopment S wberner the refection of existing trees is not pod ution, therefore havingminirnal impact on the from Kenosha Drive must be considered when possible. surrounding properties, will be permVted revi;wing the height of the commercial buildings - Consistent plantings should be provided abng and any outdoor fighting. Union Cross Road to enhance the (horoughfare. 3) The neighborhood center shall provide safe These plantings will be provided in the required pedestrian access internally and from adjacent strcctyard, resldenti arm 4) All uses, including outparcel uses, shall access - The'Winston•SakmVehicular Use Landscape Internally in i unter, t Ordiriance'will be required in all new developments. 5) A snood means of d'vett guess from Union Cross 4) General 0 V Road to Block ,i v./ 3671, Lot 22B if recommended The i - Special Use 7.aaiog is recommended to insure that implementation of the second access is dependent all conditions are met. upon cooperation of private property owners i .r 1. i ` L a,'tt C 6 lid • South Strafford • • Development i Guide i • r r I • s a .ti...:;,.-. -yam , 4 South Stratford Road Development Guide Pnpaned fer the Cidua of Wouron-Salem and Farah Ca aq by ae 00, County Planning Bond May 19189 U 77 1 .:n i a~ r a t i Introduction TABLE OF CONTENTS ` , INTRODucTiON ...........................3 EXIST]NGCONDITION .....................5 mentand.anittcome, surrounded byhigher density GcncratCharacterislia i ORIGINALSOUT14 STRATFORD ROAD resi'kNialdnxktpment.The southern limit of the ac- Population AREA PLAN EnvvoemcntalConditions ~ tivitycanerfolbwsthersorlhcraboundary dtheAl-t I , Existing Land Use The original South Stratford Road Area Plan was wood Acres subdivision and Burke Still Road. The most adopted by the Winston-Salem Bond of Aldermen on appropriate areav for intense devcbpment will be ' Housing i April 5, 1982. "is current devclopment guide serves as foeusaJ nor th of this boundary in the actisity center. I TraasfWatiou Funded RoadPr*cu an update of that plan andfollowsihe format andcar fherecommendations prcparcdfwithandsubpmcnt r i HisloricSirnCteTex tent requirements developcdfor area plans during [he guide are designed 10 be consistentwilhandsupporlhe i past six years. of the goals and recmm~ic ndations d the a>tnprehenviee 1 tr PROBLEMS AND LSSUES . ..........11 plan. Land Use STUDY AREA BOUNDARIES _ n Transportation TbeSouth Stratford Road planning area contains OP- Environmental Issues proxima1cly4,8W acreslocaled southwest of downtown Design Winston-Salem, Presently the planning area iv in both Aesthetics and Urban I~ Economic Duelopmcnt the city and the county. However, most of the Counly's a rav 2 jurisdiction is the area is being Considered for annexa- lion by the City d WIILStn11-Salem The houridarks d the GOALS ....................................14 ~ 3 planillart&bavcbccnexpandiicompared to those a 4A an. The northern boundaries arc formed 11 4~,; 2 RECOMhfENDATIONS 15 the 1982 area pl } DcveioP7Aeof PWo by US 421 1.40 Bminess, and Silas Creek Parkway. The J y, Hanes Mall BoukvardSite Study wt9crosidedthearcs is bounded by Jonestown Road, SCHEDULE.....,.....26 running south to Somerset, and then byU111cCreek. IMPLEMENTATION 'Jonestown and tkmmonsvileRoadsformthesouthern ! 3 boundary, The easlcrn boundary runs along Burke and MAPS AND FIGURES Silken Creeks and Burko Mill Road, South Stratford MAPS Road (US Hwy 138) is the el thoroughfare serving 3 4 ' 1. Context ..................................3 the area and runs from northeast to southwest. The MW anwe ; thcarea naacasi• 2, Existing Land Use 4 Interstate 40 Bypass will travelacross 4A 3. Funded Transportation Projects .....7 weal direction w th iWerchanges at 140 Business, South a v 4. Probkmsarid Issues .......................10 Stratford Road, and Hanes Mall Boulevard. +'a w~ 4B ' +epal ~r 3. Impact Fee District .......................13 henshePlaa Relation 6. Existing Land Use 16 ~ rtudlArs10theCOUfx Road planning ~s 7. Development Plan ........................11 1oY • 8. TranspMalien Recommendations ..........19 area is within Area 3, the Urban 2fnkA Area, 03c' Ca o to the l 9. Sidewalk Project Recommendataos ...,....22 Growth Management Plan ofladmnpahrn• Map1 10. BieyekRoute Recommendations........... 23 I shePlan/orFmyxhCa+n$'. nil means thatafull Sri of i' I]. Hanes Moll BoukrardSite Study 24 wbanservices adinfrutruciurc,such aspolice lscwcr CONTEXT MAP service, water, and roads, arc available. or can be SVetlae wan S ~dy ku FIGURES provided soon. A small portion Of the southern part of ` 2 GnVdMea a 1. Population Growth 5 the planning area dogCkmn'OnmlkRoAis in Area • 2. Cross Scdionof Hanes hiallBoulevard ......25 4A, theShal.RsncCroMAArea. a Urban AM plan- The sorthcra ofthesouth SlratfordRoad plan- paliOC 4A Shoo sOnpt 6owVvMu e niag area is an'adivity ccnl; as described in the com• ~ ~ k11 r prebell plan This is an area where more inicilm 48 Long wine rr , devebproed will be enrouraged and people can live, ktn ry tinter work, shop and obtain health care. Ideally, these ccntcrs wBl be almost self-sufficient, cortnting d ao employ 1 a a 11 • r nl~i'- h -lfy~;i A~~"r + ~,,q ,~~t~'~",v ~r 1 v • f I L I d:.V:, 1-1- n,nr•raw.a,. ...............-....-,~."r~YWli~f V Existing Conditions fir ~ `n~,•ft`ni ~ ~ ~ i a f Burin 1987, including 290single ramily home~ GENERAL CHARACTER lowahouscs and apartmenl%, and 135 units for she i The South Stratford Road planning area is de eloping elderly. By the end of 1987, over 8,000 people resided in r with a growing popul aline. TAcre is a broad U ` Sa • .w ~Y spect rum of tan d toes in the area from single family the area, an inerease of almost 40 percent since 1980. u ia'- . r I ; ~ls2,F :4' B will increase 12 to to 1i3.5 percent pericent \ ,~I resideraWareas toindustrial parks,Thcarea ishome 10 the aSComNati population National poop ent NanesMal4 BohonPark, lhoHe DrittJ4'W Mill ~,t~1 ~b~nglAefapul at6on lbn in r 12 1inlheplanningarnato l tE Road office park area, and the Stratford Industrial Park. 41 t ~ ~ ! Y y" v " &tore 1970, the area was awstly rural Substantial com• almost 9,D00. ~J ' !I~ - - mercialand o kedevebpmentadivityhasoccurred since 1975,when )jams Man Dfcnedin the arca.since ENVIRONMENTAL CONDITIONS " 1980,There hasbctoconsistent growth inpopulation due The South Stratford Road planning area is bounded on t~ > to the construction of manyhigh•density residential the east by Salem and Burke Creeks. Little Creek runs t j !f F V - development& through the western portion of the planning area and k forms a portion of the wcsicrn border. Esiemlve 10) I : POPULATION year fbodplainishave bcenmappcdalong thcscwater ' figures, courses. Stscra]small, unnamed creek brancheswith Based on US Census I a orimately 5'750 sleep valleys dissect the area and remain largely un- people lived in the South Stratford Road planning area destbpcd because of the expense of developing sleep i J - • in1980. edoneatmaltsoftheNationalPlanning land.However,duvebpment of such areas will become !r ~ 1 I I y Dataa Corpoporal'soe and teecet cosssirudiseo figures, ap• L proxinwely 7,700pcople lived in the area at the end d more likely as the value of land in the area increases. 1y f •t V o ~'y J 1966, There was substantial residential development ~ EXISTING LAND USE r is h~ B t ,~s Comnercld TheSouth SintfadRoad planning area contains ~FN1 diverse land uses. Ahhough commercial and office p' t { Yr3w y r *%.cbpmcni dominate the northern part of the planning 'a 1 area, such dcvebpmcnt accounts for only 8 percent of ~s. ~ 4 fir. e + the total land area. Hanes Mall, Silas Creek Crossing, ~ p el the South Stratford comrncrcialstrip,andthePavilions s / Shopping Center are lheIx imary comme rcial are as. a I v! There is also a newneighborhuodshoppingcenteron foncstcwnRoad and esomewhat larger shopping center 1 k tc rt planned in the southern portion of the planning area at 4 M - •}♦~~~t`.rA-;~ the uterseAwnof snatfadand Sumerset ' ~e f 1 i}T, ij . fi Mee i 1 Lea than 4 percent orlhe land within the planning Map 2 area is developed for office uses hlost office dcscbp- i EXISTiNG LAND USE went has occurred along Healy Drive, Vest Mill Road, westgato Center Drivc, and Hanes Sfall Boulevard, Aesieentld' Low q • S Dld'ACI once e' 1 ~yWerhal- Mod, p•aOIIAC) ®caa+rorclW laduslalal q q loduetrial development is dominant in the southern lLsldmdal • tntermed, p • 12 DWACI Indeea4l ctnlral W of the planning area along South Stratford .Rs3idenwl-H0(?2+ MAC) Qlraeeran i Road in industrial parks. This use accounts for 7 percent ® P bwurri-Pwc Veert of the land a. s 4 q~q • ~ Mgr I i I 1 J . 111111J .4 ~L 1 PubllrlSrml-Public TRANSPORTATION I , Institutions, public facilities, and churches account for Graexays and S16MMs only 3 percent of the land area, The South Stratford Tye only bike path in the area runs from outside the planning area to Bolton Park, oe the very northeastern Roadplann'utgarea is home 10rmchurches,twnDuke Power substations, the Carl Chilly Water Pump Station edge of the planning area. Currently, the only sidewalk in and water tank and the ElkA* Wastewater Treatment the arc rooa about 1000 feet from Boson Park to the Plant. entraomofWestministerCondominium The Salem Hn 5, i. Creek Greenway is planned to run along part of [be ease- ' J Recmtloa ern boundary of the area, but is not yet funded a LW There are 1WO major recreation facilitks is the South 1 the ivatcl uwned StrmfadRoad planning arc: a PabtkTnesi Hillcresf Goff Course and the City of Wuustoo-Sakens The south Stratford Road planning area is served by a II u rr e~ a BoltatPark. The City its carrentlyconstructing Little fewpuy4ictraas0.roulesintheoathernportionotlhe Creek Park, a new reaction facility, north of the Salcm area. Route #A theTVIf"y1lanes Mall Route, runs Woods subdivision. These sires account for approdmate• from downtown to Hanes Mali Route 018,the Haw- ly 4 percent of the land within the planning area. Hobby lborne/Hanes Mall route, runs from downtown to the i I Park, another City owned park, is located adjacenl to the Bridges Apartments oe Old Vineyard Road, via Hanes •f r planning area, cast of theFJlcdgeWastewater Treat- Mall Ind Highland Oaks.Rowe t2l,theForsyth Tech mcnl Plant. Route, runs from &Nmtown to Forsyth Technical Cot• lege. Evening senice is provided between 6:30 P.M. and midni I, providing a link wkh nalheast and southeast ~ Residential The largest categaydianduse in the South Stratford %rjnaoft,S3km,Hancs Maltlocal hospital%and Fasytk Reid planningareais residentialwhich accounts for Technical College, l ' nearly 22 percent ofthetotal land arm EighlyninePer• 1 _ I1 rent of this residential land is low-densitydcvelopmcm. 4SV a / Higher density residcatialdevelopment is more common FUNDED ROAD PROJECTS • north o[thc 1.40 Bypass and in the Burke Md64Janes [n.0 • ! .'".s Mall Boulevard areas, Low-density development is most The most important road construction project in the 1~ y+ prominent north of Old N'tacyard Read, on the northern area is the 1-f0 Bypass Ground was broken for construe- f, i L portion of 436Mth Road and on die west side d Souls. tiob in late May 1987, and pcojeded final completion is 3 Stratford Road from Burke Mill Road to Jonestown scheduled for 1994. The "%'era part of the roadway t 0, 10 Road, within the planning area could be completed by 1992, k with interchanges at US 420-46 Business, South Strat- i 1'acantland fad Road, Lod a partial rotercharV at Hanes Mall I Although the South Stratford Road planning area is Boukvard,with access to and from the east only. The generally thought of as a relatively developed area, 40 14o Bypass will be bridged otr W'eafgale Center Drive ! percent of the land, almost 1,930 acres, is vacant. Al- arwf Hanes Mall Bowkvwd, and will pass under Strat• • tbouch there is vacant land scattered throughout the fad and Burke Sidi Roads. Map 3 planning area, the largest areas of vacant land are found FUNDED ! 4• immediately south of the 1-40 Bypass, in the centralpor• South Stratford Road TRANSPORTATION PROJECTS Lion between South Stratford and Griffith Roads, and The 140 Bypass/Stralford Road interchange requires 1 alag the perimeter of the area, close to 16e crock beds the construction of ramps and abridge air Ibe inter- Lygepa cenw ork* fawrlon • ComDew 1918, s 1161 Man Bmdevwd (segment e) ~ ' { and Ooodplains statd. Bab rail and auto traffic have beeadclourcd while . FKi tarsi curb and punw. the grade is raised. As past 01the new interchange con- IWeadrealPlan Nh* ~ P4W 1968. HOUSING structkA access to The Stratford Industrial Park will be permanently changed Stratford West Boulevard will be a. New Werstate 40(Byp"') I ~ - i in IW, in the south Stratford Road planning area, closed At South Stratford Road, and Terra VniaCourt 'tI*denmpMrdIOW 'p'nanty°narconwvcnn'' therewcrcapproamattly2,170hrwsingunits, with 5pcr• win beciacodedsouth to[lanes Mail Boukvard,neat- akrA06WMladWw"ft -ScMdNdownpNnontp41' i' cent of the units vacant Of the 2,060 occupied housing log a sew access. Ceastructieo of this phase n • YAft61 corn W foils to US 421' t, saenad "0061-40 Bypass Interchange I units, appcotomately79perccalwcreoccupied by scheduled to be completed inNovember 1991 •Scheduled nomPSeinnIWO.. •pdousaynpeeR9mad "rraoadbad'sdu'rgxmavr.- a owners and 21 percent by renters. Mast of the Sousa. g 4, TWiea Mae loatevard (1MBwet N eon N bridge. stock in the area was built within the 1151 35 years 10 Vat MW Road Cane awn yM W Abed. - Case Gr" fbad norm of Hann slot Bouuvud, 1990,uver90perccntof[hehousing units badvalues be• Curreody,Vest Mill Road runs %V fromStralfad qepnNeMW 10weeo,dnroU"I,bman«otansbndpa 'Kit'epads of StaftdPoadVw"11ateaale+ard'nt uua- r, r a twee n S25,ts3D and SSO,ooo, indicating that the housing Road, tbrottgh the office park area, turns south across Two Tarr' n be wMVv0Wd Man We W40010 ""gale 900 y reef a ~ grade of railroad tret6e stock is almost entirely in the moderate price range. the 140 Bypass right•otway, and then farm west across CarPW Ddw fawtdaa • Close Stratford Woo Bo4svwd at Stradad Hoed. the eustir4140 to Jonestown Road. 00a die new [-f0 vdlfe,rl ynea T,oe,bte nM dew ope prucgeson. . E,smd Tina V t& Coon soul, to KwAl MM Bw~wud, 1aBa16 • Scheduled owVotion fall 1992. L y B 1 r ."NOUR ,r f yx ~7`~ •,A~ib „ `5, y 1 ...~ewrr/wMww~eaMlaAl1~~ `L ~ ~ 1 1r \ ti t)1'tL+)jlI11C111u111 1111111IL'll 10 tii~ E',II~vv,n. I ll 11, Td K""I 111 II II'.,IIL 11V n', r}I \l, 1 ° n r wf.,,,. { I I l 1I III. 111', I ~f . ,.1, loll ~t. 1u,61 . ,il A' )rl,.ilm,r k~,.,•l I ~,l lllf i'u~~l'I~ ~'ilhlfl s , n11I,rII I ~ Il ul, 11., 11 llnuh 'Anil I I, La, k,•.I,i Ih 11. ALby II,, ILL b, I I 11,r11 r i l • I n - - I ILb,i..ll II I LIh •nwl,o- IrI~I,r, Iltill Ih.ll~, lll l AII 'In,PI I I ~ { 1 I'IIh.1,'tl, I, rilh lJ 1I' IIII I Ii, 11. 'I, l~, lr, '•'AiI Il~ IIIIA,i~ll t '''I, I.I I I I YI 111 •11•Illi Imdull ,n l v. ,Ill.lhl.I LI - , I I I.11, I L., I II L' -u dl III 1.Im1111 II II ILa.n ~ . r I I all., hl r 11.,11:,1h ~.II II,R n-,n b„°.In I , I , Jlr I' nl.,r,r , IP.,,11~11 ~;.1 ~ ~ ~{I )~hti111C ~ III{ f 1 I ''~I'tl ll, le .llrll ILI In ,Ih lt`0 I aril, vllln,llll,lld lul~'I~rl,ll,•I, I ~~l~l'fllll'll .~l)~)Il1`.C ~Ulllll~.', 111r ti;llll HISTORIC STRUCTURES '.I VII'L r, li 'Ill t~, d k o- ! I, II I n11111, h'.1'.r(Inla hn,. In Ih.1. Ir r' ~Id„rAI'.Im,,l r11'. h I n11'., I,Illtrdlul. IILd,II ,tl Ib,., , 11 dhl' r ,.11.a . 16. Il I',lbl., vtili.l IIp,dr Ihl I br III 11 t:r•~~ T,ji Ih ❑ l i, Iv r 1) ppE'I~t, lttlllifl ui I, III~,, llll,lli IIII I II,In.,1111'I I, (uI1111111C1~ l~ [ ~ ' I '~ll I 11 v18,d, v II r11.'„l,i -I II liud I II I , r.i d' II' I 41 l r.IC1'• r 1 ~{1)~ ,.i Ir 1 r, to' d. 1',r, r,.,.,ll , 'll I V.,.. ;U I \ ` Ullll)l h~i1~~~ ,l~I {1111{~S,\ I {r I•,I I•~,.,; IL,,I III, IvI 11 ,r 'L'. '!'u'0', / Nr•1lalrltolll lhitc Id I~Iq I LP'~.II O ~I III, L. ..I IIr, I III ~i . ~j II 'rlldll,la.d,l, 11 rla,ti.~odndn-L,r It.'.I,.dl'.u,•I h 1 1' pil,J r1.'.' Il.,t . I I hill '111113IJ v.llu'In 11111„ InI III+{,IIII III" ,IJI .Ir,_ Irdkln A , I u r l Alonq-sariJ1ng area of COr1ltOV0f5y, lne I I, .•I n I`,i,d r1. ~,Ihl r!I',, , .l Illrr 1 I IvILIh.h,,'.h ~ ~ ' 4 III Il,n„I a1, u1.1 ,I-i lIrl L' I L, I' Ilu' h; Ih Ir.,,ll, I,II~ $Wlh`k05t sKlof of Winston-Salemhas l,r i. dl.nuh l.7u.Ih r, 11r 11, L.ell nc1, feceraed considerable attention from local Vli ty hill,. Irl t Ib {h 1.'.,fl, mel and coacer ed 012en5 as de,POoPmeal ~r', Il t'~ ~~1 ~'ll~l'• N.Ibn L l'Lv., Ul nc U, m.c.rnl rll•Ilr on .l I a!I,hhl.l pressures have ircreased I rIr„IV, L.' III.Ins ,..Inn li,.ll IIr..Im lrl l• ill., n„'-d. I IIIIiN112,Ili `.\I. ,.I { 6J11I d1 P1,1111 I -i t'I' I ".loh,'I 14, 1'.d l• d~.L, I r,IV, rl,llr II11 I01 Inlll.l.11 1 b1 1: , In17 1i. 11 •J I,nl nth, 11,1. 1~1!f, 11 ! ,I p n>I h I. 11 "I'. I'. I, '111 111, 11'I Il tl.r l~_i•.'.•Irlrr•,, hr Fain [11 4Pa .al l,rn'd, ,il ~,,.q., II, V.. _ ,tilrulful~l~ Kr,,,tl 1)1'Itlur f'rlnni~ll, i s ~ , LEITI" To 'HE JOURNAL , iosRL;. ~ytJf7 Nil '7 i LETTERS TO THE )OMAL At; Ill ]OUR I j LETTERS TO f NF IOURN71 ~ ? ~O " 1F11FAS TO 7RE JOURNAL - .1 r Camyh4U rf 4tNr I I ..A ~ L o y r I r' t f 0 , is r . 1 511 Y Y r ~1 1 1 i 1 I~' I Problems and Issues I 'i ~ J ■ I LAND USE j i vacant taad Protailoa of Nelgktborhoods vems Redne{opmtot } r Mile some residents of the South Stratford Road plan- Currently, 40 percent of the land in the South Stratford area wish their neighborboods to be protected from ' { Q Road planning area is vac4al. A considerable amount of 114 intense development, other rrsidcots arc eager to L rant tad is suit able for d-niopment. Developing Dime PmenR these sell the'rrresidential propcniaforredmclopmenlasof• r, uw in u orderly way, balancing mukN demand / j rA~~~(f against long range planning and eeoaomk development development tat gu five, co guicar industrial sites. to the formulation of I de «canmcodat oas the sentiments goals, is one of the most importer issues in the area and goals of propertyoorwrs regarding the disposition ; s \ t Portions of 7hewcaM land are unsuitable for de elop o(Ibcir properties must always be weighed against the i ~J1 menl,such as Boodplain lanai, area pence to flooding, a long-term planning goals of the larger community. areas that bane steep slopes (over 15 percent grade). 1 p RecraUa r w Unksof [knlopsoeat Cu"cntlythere is consderableopCnspace within the An importa tt issue for developed areas, u well as for r , t ~r f / South Stratford Road planning area, tide of this open area o(vaeant led, is the determination of wberc space is availabk for use by the public, homer. As 1 f specific land uses will start and end, particularly the / l limits of commercial, office, and industrial devt2opmentr dcstfopmeat of vsant land continues and population in- ttease%the lath of publk open space may become a t y Past plans, pub& senlrment, and tradition Lave in- probica. Besides Little Creek Park which is currently llueaaddecisions setting the limits of devtlnpmewr undereoustruda the only addtonalpublic retteatun• to the recent past, the 140 Bypass has been set as the ' ilarea planned for ur:area at this time is the Salem southern limit o(commercialdevolopmeat on tbewtst CreckGreenway. y v a i side of South Stratford Road. Tbuc is a mnsidc rabic amoaat of vaunt led and lowdenskyre4dential } ( N, development in the area immediately south of the I40 TRANSPORTATION i`/ J Bypass L And in this area it currently zoned for resideo• 140 B i ~ I )Tass r fiat uses (R•5) and for general business uses (8•3) The The most important transportation issue in the South +,{irYi t r 1992 SouA SmfordRcwdAmPlan remmmeaded of- Stratfod Rcadpluming uca is the conslruaion of the f fine sad fagot industrial developmat for these parcels 140 Bypass and the interchange at South Stratford H'rth the nom tan of the 1.40 B irate rsbaat pk' Bypass nge Road•Conslmctionbegan inearly summer 1987aod South Stratford Road and the eztensiaa of Hancs Mall completion is asi+cipated for 1994.95, However, in an- 'r:: ; Boukmd vest to Jonestown Road, this property will tkipatioe of better access, devtlopmcat has taken place havemnvenieat aooeu bg'h exposure, and increased withoatthe corresponding uanspertationimprovements \ development prcsswer Although residents of the sub oecessaryfor support. Until compkt a of 1.40 Bypass • a % 3~' ;s '`v'im--~ 1 diryWons scab v-tthe ualsave urged continued Gm ra• and related roadvtraft>cwngcstiunfrom constructbn tion oa eommaelat de-veloparcd south of 1.40, lard rerouting and from inacaad development is certain and valutaway prohMprofitabledevebpmeot foranyArt needs to be managed effectimly. Uses, MV 4 The 1975 Forsyth County General' Dimckpiwnf Guide Access from Arwood Acres Subdivistoo recommended that on thewest side of South Stratford The Atwood Acres subdivision has access only from PROBLEMS AND ISSUES Road, south of l•4oBypass, only residential development South Stratford Road The lack of another way in or out ~ • should be permisted Ronny, semal rezoniogstuve al- creates a nuisance for those wbo live in the subdivision. t. Proloclar of vow owt4w A" 1-40 ts(Pass, W Buinm s. Air poaeion from rtancing traffic. ksned soot too me"inning dutrku to enaoach Residents report that making a left (nort5,x' ud) turn and US 421. a P. oboe" to ash Crwa loodpatn along the Mat aide of South Suatford Road, promoting onto Stratford Road from Atwood Ace a is t ten dif- a. wtwd iat conW bit*" nddanU and nontaidwdar fwd T. RoWSW d &A* and S" t)wh' aoodptwn fears that the comnseedat strip it spreading southward ticult and dangerous during the peak lr, r:! periods. The N iy , assn. andvocstlo d.TLeapprovdofSala'sWitoksakhas Cayhas requested thatthe North CarolinaDepart ment i S, Propowd too-!,no b"ovw W. a 5P'a+*4 aorvrrakw+Gtl darakpnra cpenesi ap tk qWljpn of commercial dovelopmeat i m• o( Transportation (NCDOT) u'nta0 a traffic signal fic at th's 4, New ear'rnprOv$d aoaw to srdmbpw land 9.4dw ftm klMdpa Smell* T so ant A& noddy aotab of 1.40. intersection without success , 14 tl w , .z F l f" r,. w_ r. Sd~'t+~•f.,~y r~'~,y,'., f:; !jr _7 Ail • r t ; ■ w I i , I • i, C I conflictingarchucciure,strips ofparkinglots,and vivhlc ECONOMIC DEVELOPMENT utility wires all add to the visual confusion in the area. RoadlmprovemrotsFonding ENVIRONMENTAL ISSUES Overbuilt ORiceand M1lultifamilymarkets j Aserious probkmin lhtSouth StratfadRoad plan- FloodplalnProtection NenllenCorridor Since IM,there hashensubstantial ofrwcand higher . and Stratford multifamily ping area is the funding for needed road improvements As deveopmeni in the area continues and Land values As additional development occurs along the 140 Road plrannning area, area cHowever, the e office and of the South obtainingStale funding of projects is difficult and re- increase, there will be increased pressure for develop- Bypass, preservation of the visual appeal from the road- maRrkoadcpU in the N. -Sae= area t quiresconiidcrabklead time.Ckytuodingofprojectsin mentinthefloodplainsofSakn%Utlk,andBurke way, or establishment of& viewcaridahasbecomean mber of vavaca Plans to build two the Wowsfon•Salemjurisdictionispossbkandnecessary, Gnks•Fuluredcvt atofthe planned Salem Creck important issue. The 1-40 Bypass will become a ma ingasubssamialnumhnes. Plans apartment cc j or been although these funds areUmited, Some of the construe- GrcenwaywiUprotect only alimited part ofthese sensi- entryway into Winston-Salem. The appearanceclbulld- surespntalened0ldcd.Othcrdcvmpldoepcshavrshavec sealled<iddown their tion of roads in the area has bun partially funded live areas, ing rooftops, parking lots, landscaping and yards wilt be r4ams ~ nflict,while wait throughdcvckrpcrparticipationc4herbydirect assess- important in maintaining an attractive viewcarida fOr the or are ~ dedinmpr. T plan meMsor dcvclopmentfees. This hasembkdtheCityto odor rromElledgeWastexaterTreatment Kant along the new interstate highway. complete the Hanes MaU Boulevard extension and the 1 The elkdge Wastewater Treatment Plant is located at uses rc recom commended in the previouss 1' 194lN2 area pln and Westbrook Drive extension on atimelybasisto meet the southeastern boundary of [be South Stratford Road k,enkal uHalaoalalDrvrlopmeat the current market demand for those types of land uses development needs. Some future road improvements will area. The odor given oft is an important factor in the Currently, the lalkst building in the area is see stories is an important issue to devckpers. E f likely involve developer part cipation. development potential of land in the vicinity. Recent high. However, land becomes more valuable there litionersfornear ream have argeeedthatbc• ' as Special UseZ,oaingandDeselopmentFees pre by ngs will be additional motivation and presuueto increase The Impact FeeProgram intheWcsibresnkPlara r Right-or-Way protection cause of the odor, land is not marketabk for traditional the height of buildings. Comidcration of this issue and The rescrval ion of land fa proposed roads and road single family residential development. Drive area began in 1954 Dwclopcr parlicipalion in Ik i wideningv is a significant problem for local gmcransenis its visual impact on the area will bccome importantconuruclkon of the Westbrook Plara Drive mrision was s Right.or-wayacquisirioncanaccourafor morethan 25 AirPollution linked tothe special use 7oningprsKas.fmparlanlis- 6; e• percent of aprojed'sMal Cost. Protection of right-0f• W'dhthe intense trafficcongestion aWgSouthStrat• suaare: how otberroad imprvnementswillhfunded; way is crhkal to the cost effeclivt and limelY tom Goa tad Road, air pollution from motor vehicles is a potco• and, whctber new impact fee districts will be created. I of propcs:dlran-Wlationimprovemcnts. tialtnonmemalandhealth hazard, This is aparticular 1 concern in the area near PWl-Putt hlinialure Golf at [be = Hanes M1LllBoakrudBrt* entrance to HanesMalLThecontinuouspresenceofid-s'ts "rs ei-a~ae. - Curremly, NCDOT plans to construct a two-lane pngveh]cL-s ding peak traffic an lead to ser'aus au 1 T f bridge where Hanes Mall Boukvard will cross 140. A quality violations and adverse health impacts. batkncck may develop at this location as traffic is v av ~ hti r_- ai draws to the area. i AESTHETICS AND URBAN DESIGN Cruising ClarxttrlAppearawe r'~ Kr w i• Cruising'byteenagers akngSouthStratford Road is When some people think about The South Stratford an impatantissuc to anyone living. working, orjust driv- Road planning area what comes to mind is the. commer• ing through the area. Bcsidn increasing congestion, acci• dal strip jug south of the existing 1-40 of the industrial s I m ,v r dents, and noise, cruising adds to air pollulanasars areaand" devefopmeotsouthtolonesto+v'Clem- ~i+ t idle injammcdtraffic.Varioussteps,inclvdingincreased moosvigeRoad. Theme&has fewkkntifiabk raK- , suns Rance and the blocking off of Vest Mill Road on Isodmarks Abrasive s gnage lack o(landscaping, l y► i 11 weckcndevening%have been taken by the police toin- hiMltheseactivitkswthsomesuccess Pedeslrlan ilaiages SigNAcaM sm it scale offxe development oc• ~ ems. s-• People living, wakingaslxppngiotheSowhStrat• currodIntheHealy Drive Nest MYlRoadarealo ~1 it 1980'x. fad Road planning area are almost exclusively depend- the early r ; enton the prhateautomobile to travel frm one place to mMher.Amomobiksdominatelhearea beeaseOfthe absence of pedestrian linkages and a lack of'buman • scaled•dcsign. Currently, there is only oneLOW foot % Icogth of sidewalk in the entire area. kl'ithout sidewalks, r% 8 aprrsnnis generally not safe without the protection of Map an automobile. The main problems with pedestrian as IMPACT FEE DISTRICT ccss occur between homes area stropping of recreation. a Also, there is very limited pedestrian access within con- a K«ialandoffce areas, For example,workersalong ~Rndemw•nas+tnros hganhad'~maboundary n I n . rg , a y , ry t Healy Drilc have little choke but to drive to lunch be. ®Aaroned la &I IIIIIIIII Ibad eqs ucMwhlmpam sees cause of the lack of sidewalks leading to area restaurant,, roc 12 ....n K 2 5Rrt'~~ v L. ...r ~,~~Cyn~ r~'Y~,F;R.rrK}~~~..t ~~~•"'fn ~.'1 ~ i 0 1 Recommendation..) 4 • Txo m.mufnd w red hau, IngshcsarcrculmmrnJcJ ~ lharrmmnlcmlesions ofIbe5rmthStrit lord Road DesClOpmentfiuhiearchauJupon Ihefullnuingpoal• DEVELOPMENTPLANunJlhcDusrlopmcnlVlan fTsi ulrpikImnFcJumid-s ihr hnj for the South Stratford Road. planningarea can be found pnhcnvccplnnrca,mmcnd,lhalIh Citsl'aurts on the follosing pans, t In page lb,& FstiNting Land I'lanningN,arJ emouragc the JtsJ ipmcnt,d L pneaur,n oelnpmentatulhandrnul'Ieconcndronmentapysuitabklsnds,asJek 'nhtJinlheUn,uth,5lan,Ipe mcnll'la[ 17,7iun.fM1-S, LbcmnpshuushowLmJis our«mIN being used uilhin manufarlurcJhlI u,.agp,vksand sulxlisisn,neto prn- ~ the planning ar~aThc Dcteldpmrnt Plan, on page I7, side affordahlc hous'Ingoppvmmurs One ral,m fnororegethernnllnucJJcscgorrnentuflhclFancs;lallForsylhSlcmoria111,npilJlarc aasanaeticih unlcr,a` shoA%thercnmmcn&JJnch,pmcnrpaucrnforthefu- menJtJGteislaareditWeUtlcmmonssrlleRoad, dcs,riltidinliriin:dli tire ofthe planning arCA IhcDC%Llopmenl[Tin focu,es soulhOf the sk'eslPoint lndugriall'MIt andthcolhcr thcnnnlinlcnwuscsnflhcl3nJv.ithinlhr,itirulyt cm isfnunJn,,nhn(nc~Ells~dgellasrwarM rfrcelmcnl Pr, twliL•I,r r,rnanrulhcapf ar:wceandh icalmiqutofu•csVnlKarr'tsslhleandsisihlcland,al~~ngthenex1J1 let, north ofAtwoodandBurl,QSfllRoat6. Plant, castof(iriflilhRoad In addition to the mappJ land use rec nmicndalions, ton , This rk~ach~pmcnl guide ;dsn urs~inmends ~fxciflc Dllicr l' se guidelines•nr'prformance,st.sndard,; forprrmincnl Ihe ni~rthernpatiancfIL 1+inningarcihesDc,omc J I'nlsiderecrealinnnpp,rlunilicsanJolrnSpace uilhlnthepLrnningarra detclopmenl uilhin the planning an I Perform''°cc nor nRht pone bseti„ns for smaller wale uftisc Standards are a Set ofrcyuinmcnisuhishdcse1,,pcrs Jtxh,pmutt1 %,I-Ul o•,neersa~inpLiiiatlhc s In,~•ura¢c.imivurc ofhou,'mgnlreslaalhncfnruJiun'uvofrcudcnbinthcplanninguc,r muymceluhcnthey Je,igntheir pn,jeth,lhs•e,lanJ- pl,ora„umislh,adcm.inJforwsholtisrJrsdnpnicnl rI lmpnisclhnn,nl7leluurkloaehicsetr¢ertralliepatlcrnsanJtocncnuragcurJr;lyJeulnpmcni ardslayoutuhdthtdcscloptrShould do tormnimlie uilfimtnsr lhcdeerq,r~rmplsrns,r'acn1. thenegatnumpads(dncApngcktsand prom leader- 0 1nlh,ctcinilsr~f Rcsl etrCs'nlerUlis ses,Inl 11"r IyanJatsthtlrcfc clnpmunl7he,t, mJ land,eolpin, CIS colltrcdlhnut oullhci I hmlllr rnlJTiscuasslraffieireulaunnp~ltcrnsii. drxl f%Jforrdf,ruvsfhds~1111 ,1 ~nnt perking.andacslheticsincruci,Jp+rlumsrflhrplan + ningarea,InordartoinkrprclthereuimmcndJlionsof %11,Ibnr,kPlaidUrne•IndthttrIyItdCslcmnln ; ~ ibis Jcsclopmcnlgumefor aspcifics,tr,it is ncciss,,rs III [icily flriac,itto ib,(rctkl,rkuLoh dJini- to consult bosh the Dcvclopmcnl Flan map unJ the pr Pr'"c I r iffic eircul ilmn in this d sdopim' i~Pire oeI formance standards Ahich arc ourlincd in the test. rr ncC IIr,I rnu of singic l.unily hllmr elvac Iht uc•I side of Stradord Road 1><luccn Summrrlm 11rul.in I ~ s Residential Und Use and Housing AIAtx d Road sM uI1Isc Is, rmilltd brtm,crl to id- The MselopmcntPlanindicj%NtudrblsLwationsfor life, is lomwa,the FC11dtmi.dth,vnlrr dthc'ues JiffcrcntJensiilestilhousinguirhinthearcrSinpl:hmi - are niunl'IFILdHIIIAt,rr.lhrhas,inli,lilt, Or Iydensdlesarerecomntendcduithineudmt,InAJcmits llk.Jll ind4:Bsh ul RI,[ 1,L n~ri I1 1~'9i,e•, ON I{ t Aft ncighh,rho~lsandsurreandingsutenllanJ 114phcrJcr' mil wthlimcnlh,Inlr•cdr J~ nm I~dltaik_ sidcs arc rLc mmendcd Al, III" m~ijnrroad, and in ait is 0`1111 HoaJ is a mi ltlsd PL Ifnrln i l s Lu I.IrJ• I r t! uhcrcxACrandoihtrurtanstnisCS"Illlt oailablc oshtl'Incu,msrsi n is ludo i s r In summary, the Dusdopmcnl Flan namrmsnd`: al Fr , iN Itin of Ih ,st..Irr f Ih; r i I r ~f' • North of 111J 1 inc±arJ RndJ.lhc p'an poll ,scs Ih.11 Ii,l grL,rWr, r a caeanltractshcJasInpJfor1,,Aorm,S-kreleJcr) hl I,ArrIfll 0CkIttIrlnr•.Ifi,r,i h ~r lilyhuusmg Souths f 11 srdRoad, near the tl ParkmO, m re.rrr1 u. h,rr,u, rep , t Anti I I I lih IV i I I u ri rlscs hi Ch Jcn,as s ~n~r r ~ poo~p d1~llnimJi dl I-Ylrighl iJ-uay, the l,l,in pn , housing c'I shinny, f ItI xI ,h 1% r t1 r11 nom ,r . y.. = Sri. .r C, t lt ut s l .1 ! •ThcS.sohdiford N1 a nor, ldiws3oiAt rL n S.& In i / is f) BUIlL IN% snr lnd n . it l g li w I lj,nw.•u':h ua~csuMlhiLiiw2onssShould rcmaasl„uJe r,in •.a ~ ; ~ ~ rnidentiul areas. s • The arear along Burke `,till RoA arc rLtommdnJA • The VAR fituen E r n1i strsu arc i ii,Ir (i1i i u, 1,1 > t~ formcricratcandinlcrmcd6lcdunsuyresidcnriel nnNo-:im(iril3ilhRliJi,nw'mm~ltdlI use-,,with the Mcp6on of the SLiu' tainhros)k rndexhpm, nta r nisvf nflitr inlLA tr,IIII, gcntutmg a mnar,i,d usn I'll dl1, 4r u~rmnsr,i.Il 1w' sufdnisrnn. 15 14 7- A I as I J 1 ■ I t • i r 1 J I I ~ ~ ~ ~ { . . 1~ I y 1 ' I ~ II 1r`. ~ , I b. z i ,r rI~il c 1 •i J s i P r~ Map 7 i Map 6 i i 1 I EXISTING LAND USE DEVELOPMENT PLAN Q Reside" • Low 10.6MAO nmtrw No CPWV []wwew•towp•sauAq ED off" ftWolfAl•Mod.p•eDWAC) LixedUt, t_NewPoW, Po~n,;r. Mod. ~D•a uuACJ Em Carnrwcrr I FYIidandY • hthmld. 10.12 DIVAC) ndwt 4D , A"Wero" • YMemd, 0.12 DWACI A • Ught ln&W*0tfi 4 a 0 a GrMnway i C 41 Fl*6dWvtW .1MsNntw • F4pA (12+ MAC) ~ hNNEOn ~ ' ~ 112+ DlkAa B • O1rK6A:omm,id+URnidetwhiyN ndusni•I 0 Activity Center PoM~elS•m1Aib6e ~ VrsaM ®OfM1a C • OffdlSWpwt+q Canm.rcw ~ Canrn«cw IS«Toe for lapleaion.l------- 16 17 i r. - r' ~ IOHMR3 a I ~I I 1 I „t . y ) t uses woufdpr a+idesuppatfoe surrouodiogoffic" MBPB and light irdtutry,suchas printia&coming, a" TRANSPORTATION PROJECT equipment andsuppUMetc. Prefer&*,these low RECOMMENDATIONS r'' traffic commercial uses should be integrated into the Q° same buildings as offices uses, with O flea upstsirs t Hg*prhWgd yMprd Rand WWN" and commercial at pound kwL Performance Mandl- WA" to i W*%hom swo. Snadad IOW a cantry ands for this development can be found in the Hanes pus Fed ua 1 Mall Boulevard Site Study, d. He* tktw Exim 1 ° VEST yLL ^GAD . Ex%nd natlwW to HMatorn Find or "to Forsyth Conaerclal Uses lgspw d1w wy and Instaa a Prot. ' t Since the opening of Hanes Mall over A &Cade ago, tMIw11a car~or v s " [MOM the South Stratford Road area has become a few cen- . Coad ttws aMa Bouiewd to Bedwda Road'. erof regional importance.T NVelopoKatPt"an• a wWbeotPat= DrIl"EadWWO y tic pates continued demand for sew commercial utes . Exwnd yyepyak pMn psw wow d and coned to The Developmcnt Pled recommends: Vag aaa Farad rd OA IMO, wJW IN r dwtiQW "s O0Ta' ®r1 +r " ) •ldthe Jonestown Road area, commercial dcvtloP ment should continue along the eW side of domestowa s YW W Rod paw V ° i Road, south of theeastingWestche.CerSboppiag DmWstMill Road sagatSwnakrdFbdto ammnde y doiroa ° now and aMvuw'onutaN+p' poaMnr for Center to 1-40. d f/ W LL Snntlad Wnorrsd+MS I Abn the west side of Stratford Road, south of Hades At Mall Boulevard, the Dmolopment Plan a Vamds OP- a Get" Oft" ewwarb • 1mpo+I Cora tk>.s ad corona edit Wastoroor Plaza ~ r portun Iles for crommcrdal development. Commercial pkv, 5 areas are separated to prevent a continuous'strip.' t. Vast W Rod 6tns"don k Qvtawn4 The following performance standards will be required + latn+ • Mgow rderfKdan w hnStW Atlnirp mowrrwrn al ~ " . •I of all development fronting on South Stratford Road v" mil Road5wth Stradord Wd Intwaaala, a) A minuuum of 300 fect bctwccn commcrCW curb L Mom& DrAv EaMwMn f 1 cuts; . Edwd Hbda DrM nao"W ad WeAsel to Spdnphswn 'd S . I o I b) Commercial Zoning frontage not to atcad longer phe, Eatand Sndr Awns north and m~ 10 than one half mik; p(oPad awnAkA d Honda OrM. F c) Require right-af•way dedicationsutfxknt to create a, atweedAaataraeW a total of 95 feel of right4 way for Stratford Road; r • FsWd rornecbr rod, Wch U SpMphr+n lkA+ a d) TypeAbufferyudReoceoptioawhere comrnerdal Eddya wFlood,nanranuwoodkreewrwsa4a de+tlormwadjc+insresidential develapmedl;add, BoWrvwd. e) No off-premise signs (through special use zoning), td, ,gown Rant Wk4Wrq T • YAdan b S Iws hom Wnaa AMA Bwrrrd (Ole Vast P I~ 1 In dustrfal Uses WA ibad) M "roam and of Nordwm Banway+. z, L Abundant opportunitiesebstwithin the South Strat- it. "aWRoad R"Iqu"M ? • RaY'pn BuM1a Rill Font w FMnattwin /!wood Ibd V ~ +nan°"" f fad Road area for both heavy and light industrial ' development. Light industrial uses are recommended for Sawn Stradad Road. , 54tsadjacent 10the110right.of-way,andaill be re- ttDike WAPadlrWW*4 aernu+ • quired to folhnv the 1.40 corridor performance standards - yAd" Buda AAI Rod hom kQ 9rp"s to Sour Sattbd ) .use"" I~ i I y • whrocd in the Hancs Mall Boulevard Study.71c, R»d', , "s+ "a>»ur Kh° spare Nhkh wmbines warchousingwilh shwnoom 13. rdasalal Frordapa Rad QLr space in the front of thebWld4winleanimportant . Rpukarrdwiwdswbpersto oreate ahontaWroad component of light industrial growth%-thin the planning awgMwtsidadSouth SaatladPodatrW300 area. The Development Plan recommends: W bad kan tw railroad rlgMOtway, bahoom HOPI s Church Road ad "a Wa road, r' a A MWure of ()!lice and light industrial uses are recom• 14, stretnad no"Widudp • mended for the 15 acre parcel od the north side of WkW Snun Sbadord Road to s tarws ran Oakwood Vest MiBRoad adjattntto existing140Business. pdsbpamomt s i' 1 This site should be developed eomprthcaskly, and ten BARw+y subdivision into nuneromunrelated freestanding uses tor. , Motown onnsmeatww. s should be WWwArV i t t m to much as p possosmibleeprohibited. cvcves with a the the same lose ki moesameWI(firgngs s %dem td. Waat u;Nnwlawv4MAbd . n+Me YArat C n+martev tl Poad to s tan" kom Ord ~ I practical. Parking and access should be shared by the ux4evton rbld a Sash Sradord Plod'. miU ure of uscs. 'rdul" the prujacs is Yrkdd in this iraagArn Pun. 19 7 !7777 4{f ( Ii tY,.., 'r) ,+.y > 1 ~.Y ; I ~r u i ! { I ~ t i III 1 a 1 i r , w t ~ f~~~197ei ~i~ti~n'Ak~I ML • . , i • Light industrial uses, such as warehousing research twcen Silas Creek Parkway and South Stratford Road, if any new impact fee districts are created within The original grans and fairways of the golf course might be \ and development, showrooms, or 'flex space,' are 'lobe &Ibesda Connector will allow traffic to move South Stratford Road plane ng area C tystaff should preserved as an amenity for the res dents recommended west of Westbrook Plua Drive and directly from Hanes Mali Boulevard north to &lhesda • , study the feasibility of structuring any new program To provide pedestrian; runners, and ryclists with a south of Vest Still Road , Road, bypassing the congested stretches of Silas Creek differently than the existing Westbrook Plan Drive recreational (aridity, and to promote water quality and ~ I; . Parkway and South Stratford Road The residents of At- Impact Fee Program. If possible, a new impact fee prevcot noodplain encroachment, a network of green, • Light industrial uses are recomnxodod for the large wood Acres should be provided with alternative access payment process should be tied to the issuance of ways is proposed for the South Stratford Road planning vacant tract within the triangle fanned byloneslown points which win keep some residential traffic oft of building pc, mils rather than applied as a condition to area. This actwork win link Utle Crrek Park, Hobby Road, Vest Mill Road, and 140 Business. Stratford Road. special use zoning. Amendments to the City and Coun- Park and Bolton Park with safe pedestrian routes and •Heavyiodustraldcvelopmcntisrecaomendedinsbe The projects recommended in Map 8 will serve both ty enabling legislation may be necessary to implement connect thearea tothelarger grecnwaysystemasout• to imprmc existing traffic problems and to provide lip- such an approach. lined in the comprehensive plan. The Development Plan scattered vacant sign in the industrial area on the east po hKa to new development. An of the dnekVrr recommcads the following grecnways ezt side Stratford Road south of Burke St Will for d Road. transportation reeommendalions win became pan The creek valleylxtweea Griffith an d Siru Sidewalks • lltlk Crtti Crreeavny. Phan I will begin at LiIISc , of the Countywide Thoroughfare Plan., wben adopted Sidewalks are a ke element fa pedestrian travel in Creek Park and run south along the sewer casement Roads slsouldserve astheboundary between in- Y dustrial dcvrk>paseof on the west and single family the community. Sidewalks prujcrts originate from a beside Link Creek to the end of Burlwood Drive. ti _y Rightaf•119y Aeq•4itlo• including 'vcm'reosts and s Phase II will beg n at the end of Burlwood Dr ire and ~ i •,j dcvelopmeat on the east, except in the vicinity of the varklY of sources mil cl qu ugges- ! EllcdgeWaslcwaterTrtalmnntPlant.Althonghper• Often the acquisition of right-o(-way becomes a sub ! lioasfromAldermenand CnydepartmenlsAll requests run south along LildeCreek to its intcrscctionwith \ ,/I,r mitred under current roving commercial develop, stantial poniua of the cost of widening roads. In order to I are evaluated with emphasis on safetyoonccr s and ac- Muddy Creck, i save money is the long run, mew deveiopmeat along col- ment is discouraged on the cast side of Strafford Road ~ tool pedestrian (ravel. Potential use and costs are other • Atwood Crack Gretmvar will begin at Liuk Creek, fol• E' lectors and aneria is the South Stratford Road planning factors considered in the evalual'an Th^ a "'Wing kcauu of access tracks. and traffic problems crated by the area should be required to leave room for future widen- tow the sews casement northeast to mate sidewalk to s revlewviewbeet the Duke Power r U hnceoes and then run north nh to Hanes railroad traccks. ingthrough 'dcdicatlons' or'reservatioxsi of road revewedpr or are are b, d being awn on Map ad h fa have reviewed recommended frontage tand. A dedication mans that the developer Mall Boulevard Mixed Use win girt a strip of road frowage land to the City or Slate Skyclirsg ♦ Haws Moll Boulevard Grseaway Connector will j The largest opportunity for development within The at the time of development approval A reservation j The bicycle is a form of transportation aiGred by begin where Atwood Creek Grcenway intersects South SlraTfad Road area lies between the 140 Bypass means that the developer will resent a vacant portion of many people within Forsyth County. For this reason, flames Man Boulevard and then will follow the south ~ ~ caw under construction and the existing Atwood Acres the project site for a specified lime, until theeState or bicycle Igannlo6 is a icy eornp meat in the comprchen. side of Hanes hfal! Boulevard cast to Bolon Park, y subdivision, Hanes Mai Boulevard isbeing extended Ctypurchases the land from the developerfor apar- i, ticular road project. proram developtransportation planning for Forsyth County. Thu • Burke Crrek Cmaway will The sewer casement westward from Stratford Road, providing access to this program develops recommendations for street improve, along Burke Creek from Hanes n Mall Boulevard to mostly vac ant 300 acre area. Dedication xreservationsof land for road improve- tnents, which can provide abetter cycling eavironmcnt Salem Creek. TheSalem Creek 6recnwayisalready A mixture of uses, includiag office, commercial, high ments should be required from new dnelopasents al the on the existing network of streets. Map 10proposcs constructed from Marketplace Mall to Reynolds Park density residential, andl industrial, are recom- followingbcatioac which should be BM blryckroutawithin lheplanning area Road, ands planned eecalually'to extend from mcndld for this area An attractive mixture of new • West Ctemmonsvilk Road from South Stratford Road considered in the future by the Winston-SakrNForsyth Hobby Park to Salem Laic Park. Y; devedopmert has occurred akmg Hanes Mall Boulevard to US 52: Require 50 fW.. right-of-way ded'auion County Bicycle Canmittee and the Cary County Plan- cast of Stratford Road. The Development Plan recom- from center line of road sing Board, New development along noodplains will be subject la { mends that this mixed use character continue along the new western sedan of the road The parutIs in this site • South Stratford Road from 1.40 Bypass to Lewisville- Transit the following performance standards: should be developed coo prehensivcty aid should not be Clemmons Road: Require 45 foot right-of-way dedica• The 1Ynston~Sakm Transit Authority should study • No further noodplain filling should be allowed along subdivided into numerous unrelated uses. Commercial, tionfrom center line of road; require an additionatl0 the feasibuityof expanding bus routes and scrvicewithin LillkCreek and Salem Creek within the South Strat- office,industrial, and residential uses should be in- foci building setback from right-of-way. The existing and newly developing sedansof the South ford Road planning area. tegraled as much as possible, even within the same build- • Griffith Road from Hanes Mall Boulevard to West Stratford Road planning area. • Development along all greenway creeks will be re- ings when practical. Parking and access should be shared Ckmmonsville Road: Require 40 foot right-cf•way quired to dedicate a 4o foot wide grecnway casement. by the mixture of usm resenation from center line of road RecrestioNOpea span ' A site study for the Hanes Mall Boulevard can be The Devebprrscn(Plan rcammendsthat several areas •New development along the soulhside of llanesMall found at the end of this section of thedeveltgment Dmeloper Participation in Funding lmprovewsts should be used for.etreatonor left in an undLsturbed Boulevard will berequired tocoalrkhotetothecon- guide. Development perfocmancestandards arc ouiLacd For transportation improvemcnlstobe constructed in state 10praserseOpen space, slrclionof an 8kmswidcasphalt grecnwaytrail and for all new development adjoining the 1.40righl-ot-way, alimtlymanner,oewdevetopment mustcontnbue HilkrestGolf Course should remain as aprivate dedicate a grcenway casement, as described in the and along the new section of Hanes Mall Boulevard. finanaany to City and State efforts The folkrwingrecom- reaalion facil'dy.In the event that the owners decide Haas Man Boulevard Site Study found in the la t scc• l ~ mendat'ans pertain to developer pankiration in funding not to continue to operate the golf course, the City a tiro of this plan I Proposed New Roadsand iramportationlmprovearents road improvements: CuuntyReaatsonDepannKntg it as should a consider public facility. t.Pu ll NlstarltPrematbo Map 8 shows me%roads and other transportation im• chess the course and operating prmemcntsrecommendedfor theSouthSuatfadRoad •The City of Winston-Salem Division ofFngirscering yea chawisnotfasi6kandtheowouswish10 TheHistoric Properties Commission should convder should establish an assessment am to finaaefu• the Als a h-Atwood aiorlY forinclusiionin[heNa x t area. setl to a private developu,slaH*vuld support a dddop Pa sac lure roa, grccnway, and bridge improvements along ~ fa a Planned Residential Dove ~ cot lnal Register of Historic Places and for kcal designm Withlhetom fionotl-4(}andHaasMan a lion as s histak property. Hanes Mall n Boulevard, based upon the krgll of a orient nted Unit Deve4=114 promoting the , clissterng Boulevard, the amount of traffic in [be northern portion o- t of the planning area will increasegratly,TheHealy projed'srnadfroMage. or Pla dbousing units and retention of significant open span. Drive Extension will allow easy movement of traffic be- If developed as a TRW or7UD; a portion of the 21 1 20 s. {nWar^YT~ji ' I _ Y 1 r .i I r PM A.. its 1 I amok +Lr ra v~ ~ ~ PON" bo.1 ; Kr~ s ' car ~ wxfm •r,~ ' ~i u1Y 111 1~ kY) Y4l KM •xl.rro•l NYI f uu ; COW& 'N" ~ rP ~ bit ~ i~, M 11111.ooa 111110001 • tl1t000 tln ' i "rte l n1w.1i1 r~ i r rr 11' .r.PMO'••,, 1 MrMr.r•• ' i f• 11+ r•......' ) Map 9 r•'• •ry., ,ti t SIDEWALK PROJECTS V MBp dG PROJECTS REVIEWED BICYCLE ROUTES RECOMMENDED FOR REVIEW Heey C lve • kle 11n Saul to P ele west Div* y. AehMykee►DrM • WeegoM Ce M ant n Meaty C+M i. Old vb*ywd Rent • Country Ch D RoeO b Irey Cure 7. wn« Ma sou wud orunwry • Bopox Pe M n ume } 2 Saeoad Reed • B1eaAM Park BoW wwd to Emory ailr BW01IFM Cen%w BHre • Wkeybmok We" b Memos kw Creek M - Bmdwrd G rnuy z Maly DOM • Did weryrd rb.a to w Nyerook DrW s. Sbetlord Rood • Fmory ant to Vast VA Road f 9[1dy11oM loM • Atlaod AaobMa,■MBoukrW S. Burke MR Reed • Boron Sawlo Gfrffdh R41d j i. Bole MIN Rod • SI. µN'o MwbYkodwaMDrfr J. AeldolMeok DIMd • FMN/ Wye to Wss*WGMDrh+ Greenwoy 9 OrO th Road • Burke W Road to Hexl Mel Ba1N+rd ti wuyr Cwbr Dr" • WkA(ook 0" b HNU MW Grot"" ry I e' 10.ldeeeMa ConloAell • Bohm Woods b Atwoed Aru PROJECTS RECOMMENDED FOR RENEW BuuMwd Gteen>eri 10. cnverNN ort,+• Skeaord Roes n Hope Cnmcn Re,e 1 s. Meaty atle • PMzs WW CrNs io 9arlad Rnd 11. GrIIM Rod • Mw" iW Bo,Awvd Greem sy to Bub MB . B>rdord Rood. Woke ant to Hwe Mel BouNwrd Gres nway Amd t1. Hope Chrouh Rood • CloWtlw air to Ftehmiry Church d. Podeetr4e cwwwoon • Forryth WTWW Hoep'tio to Hum B Blnead RoM • Hna MW BaNrrd Grew wey p Crw+r- Font IL Rlrio M Rod • 1Wodeath GAa b GriyBdl fbed Ma W pbo WTI 23 y zz . ___~..._.--r.,.... _.-s+.e,...m..+..!c+-sceRF ~ J'F6,• r x, r. '~-.1r^. r~ x r I f ~ r r 'III ` ~r F 4 d ! T I I.40 Business, and US 421.'flse buf• HANES MALL BOULEVARD SITE STUDY 40 Bypass feryard maybe pladed ilong the t104-0r.way nine The Hancs Mail Boukvard Site Studyprasides of in the right o(•way (wish permission rromthe detailed recommendations fadsearcassurrouodingthe NCDOTOY,iftheel'fectiveressdscreeniag r first two interchanges of the 140 Bypau whkb are Dow woaldbe improved), t under construction. Through acomb'wtior of land use • if the developer wishes the project to be seen from the recommendations, traesportaimimprarmeots,and rfaauocestandardsmust _ o developmentpcrfamancesundards,theSiteStudy bte~Re,t f pC o recommends apattern of future skvefopruns for this be met: a rant oflbefuss100rert of i i w - / a p prime economic development opportunity area. ) Devote at least SO Percent land adjaceni to the 140, 1-Q Bypass, 1-40 Busi• raasi ra sr"ttr wrrr nse au t rnrram+ WaAMW 1 i'~ Devclupment Adjoining I-10 ud US 421 ness, and US 421 rights prw fit'r or of•wayto laDdseaping "o"`"srng projects adjacent to the [ 40,140 Bypass, 1.40 b) Fartinglotssbald be divided in sectionsaorom- Fa an o modal no more than 20 cars each. Each section Business, and US 421 rights-of-way cn bosh sides of the should be separated from any other by planting I highways, devclopers win be required to meet the follow- Fore 2 ing pc famaaa standards: areas with a minimum dimension of 25 fees; c)Rooftop mtchanialequipment sha!lndbe visbk CROSS SECTION OF HANES MALL BOULEVARD • If the dcvcbpcr wivhesto avoid Wowing the pertes- from vehicles traveling on I.4Q I.40 Bypass, 1-40 - - mance standards, the'As or Rrghl Option' may be Business, and US 421• Allow two options: used: ' Increase balding height so that rooftop egtdP ; Install a TYpe'A' Bm'cryard (plantingscreen) it mcM is not viuble to drivers on 1.40,1-40 Bypass, Enclose mechanical equipment in a rooftop a New devebpmcm on the oath side or Hanes Stall a manncrwhich screens development from 1.40,1- 1-90 B,asineA and US 421; a structure using same materials as the principal Boulevard will be required to install a S roes aide building, sidewalk along property frontage (Figure 2). The standards proposed in the South s"JbrdR vd e A fronts assessment for road improvements will be Devekpnen, Guide for dnclopmensalong the 1-40rii detcrmincdbytheCityofH'instar5alemDivu'wnol _ a or•mywillbeiniceimstandardsuntlthe1-40Com'da Engineering for propertiesxessoftheDull prop:rty DnWcpmngGuideis compklcd. During lbeprcpara• *&JoiningHancsMail Boulevard. sionofthef-40CorKdoe DevWopmrnfGuide,Planning wigsl lhecntuecaridafromBurke Mill Road ' •r staff ' " VaaSumn[FroatlsStmtArta (Nrrs'eDcveloPment ji~' fr'; i•...__ east loGu radCount,foeusingonmanyissues,includ- _ - 3 ° ing noise pollution a r pollusiorr views to and from The following performance standards will be required IJ0bi0bardsandrrecstandimgsgnsspedalgatews)s of alldevclopmentint}scareaboundcdbyBurkeMiil ~~._,_r• aCp. Road GriffuhRoad, South Stratford Road, and}[ancs (maim & minor), an improvement program to address a , e' Mau Boulevard: q j if t existing obkms publicn prwato responuldlities as- sessmeM of interim measures and orientation and visual a Re ueus for transition of residential to commercial I l cues for drier*s, uses shall Gann areas no less than I block in sire. 71 4 Guide iscom• No lot byldeonv.rsions Wore the 140 Gvridor Ikefop rnr u r will be a bxod. pleted, the interim standards of this development guide a No commercial driveways will be allowed on Hancs S :Zzz Rhia1Roads nor Boulevard between Griffith and South Stratford a I~ ; L, ~ , • ~ will be implemented through the special use rcroan ) and Van Bur road cross- 4 _ ,rdfuh Road 4 ° / aces Mall bodkvard DevelopmtDl(µ'esl of South ~g Burke Sy t Milk R ad a'nd fllancs 4 H ingsbcswcen Mall It'h+s r = Stnlford Road) Bouksard will be allowed, s The following perrormanro standards will be required ad, me drivcx ay will be albwcJ tv.- on Hanes Mall Boulevard, x'west of south Strvlford Road: twecn flancs mail Boulevard and Fronlis Stresl, and orall dcwlopmcnt fronting a Along Gr ffah R 1 5 two drncweyswillbe allowed twccnFrnntis5trccl A7ap t I e Adherence to 140 right-of-way standards above, fa and Burke Mill Road. Drieexays should be fixated at property or north side adjoining the 140 right ofwaY, leas! 200 feet from public street intersections and he h{ANE$MALL BOULEVARD SITESTUDY p abpe t to dadKri l loot nsaman and oonwua piaae S. Now eomacdana in kwood kris. ial arras o0 the south side of Hama Mall a Type Blwffcryard will be required along rail road 14 pway, d between Springluven Drive and South right-of-way, or buildings muse be oriented to South 2 New deer op w r to lo4aw adop ad undstap+q atanda dt r. w dAvewayWt. Road span dedicate a far foot grccnxay Stratford Road with a'strccsyard' wIM soot toes.mad provide for the wnsirudion of an eight • Minimum setback of 40 feel from Hanes Mall y. Now dmloprMnt to folow W rigMd_ay p~wIoe trand- 1. Umllod dMawq evm. tsphah gretexay lean 9raddlingthe r ght• goulnazd, Gri(fuh Road and Burke Mill Road will 5 ude e (Figure 2)The lsfof assessment Iban i canrtana bcrcqu'ucd. 4, am« to Sxadad Aww. ined by the CJyof Winston-Salem Division L(041 ii300 fee, between commacialcurb cuts. separated at least 125 fee, from each other. nn6 No Boodplatn ffN +~e UTOO Gek 27 n.4 Ji[ 4 i, ~ k v~ 9 , ' r 1 i. iY' ; 1 { ~ { i~ f ~ ~ w t I MIN" _r...:.,tiaiii8 ~rt.a' Y u ~I~li.1:~ .y : S Y A~'1:-~.. a ~3=e.~.r.~,•. I % , 1 t Y ~ Implementation Schedule 1 i, RESPONSIBLE AGENCY _ TIMING' RESPONSIBLE AGENCY - TIMING' ACTION/PROJECT ACffON,PROJECT , . / i 1~ i StreellRad Improvmsents . ~ Follow land use plan and general land use CCPL; Board of Aldermen; County Ongoing Exend Healy Drive. NCIl Public Works 4 ' , guidelines. Commissioners Conned Bethesda Road. Hospital; Public Well Its When hospital Apply performance standards to proposed CCPB; Board of Aldermen; County Ongoing initiates ,1., development in arcu. Commissioners Adjoining 1.40 1.40 Busine and EacndWwbrookPtuaDrive PrivateDcwkpcrs N'Icnproperty g . ~ an is developed cd US 421; f i i hw 1~R . Along Hanes Mall Boti- Close Vest Mill Read. I l Works When Gcn a Dr, t ' i Y . in VanBuren/FrolStreet office area. is completed S , I Y a - Improve VeslMill AaadWerseclions. NCDOT;Public Works; Private Dcvck+pcrs 2 ~ Extend Honda Drive. Private Dcvtlopers When property is devckvpcel rr' +r/ New 31horougkhrcslRads ' Prol Ntvlhern&Uway CCPB; NCDOT; Public Works 4 Hancs Mall Bouulevarlevard. AtwnodAttnfrom PrinleDcvckTxrs lilx Jenprvclo~vsp-d rty }{uKS Mall B is e ,~.r/ 1 , i Indwar'talFronlageRoad. Private Developers Whcnproperty I is dercloped • ~ Realign Burke Mi6 Road. NCDOi; Public Works 3 S1mt+Rad i51dealnp _ 1lealyDrivUOklVineyard Road. NC DOT; Pill Works 3 e Joncslowri Road NCDOT;PubikWorks 3 Eatabfufsassessment program to finance EngnceringDivision, PuNicWorls Approved road improvements wild ill February 1959 l Burke Mi Road, grunnys. 140 toBelhelChurch Road. PubliciWocks In progress BclhclChurch loSomhStratford Road, PuNicWorks If annexed , og Iy , SFI Slralfurd Road: 1 . Silas Creek Parkway to 1-40 Bypass. NCDOT; Public Works 2 Review sidewalk prejaisin identifiedarea. EngineeringDivieo^Public Works I . 640 Buvinms!o West C1crinn vilk PrivateDevcksp % NCDOT; Public Works 3 Review Identifiedbicyckroules, Bk-yckCommit!ce;CCPB I r, Road. • Study tapanslooof ueabus routes. Winston-SalemTrarmAuthorlly I Wcst Ckmmonsvilk Raid: . Old Lexington Road. NCDOT 2 • US 32 to oh! f 04ury Road, NCDOT; Public Works; Private Developers 4 ? v • Rlghl•of•WayProlecill Require ROW dedkationsfrom doclopcn, EnginceringD'niskn,PublieWorks Ongolttg q j a 'rimin4 1.lmmedlle:WiLhinlto 2ytln IMedtirolUme:Wehharotoyean 'rialeg 1.Iarasiara:Within ItoIran IMaimRmge:Within 6to 10yean a Shun Rxnse:w0a3tosyean 4. Lon liti loyun ormae t Shah Range: WOA l to Sytm 4. Iana Rwge: loran amore 2/ 21 , 7--l! y"1'~ t ~r ,1 ) , . r1 VIII 1 III MINIM" CffNGaV3'iif4.'c.ci 1 1 1 ACTION/PROJECT RESPONSIBLEAGEN(.'Y TIMING' • , ACKNOWLEDGEMENTS ' r. WINS 0NSALEM BOARD OF ALDERMEN 1 ~ Wayne A, C nm' Mayor Retain Hilltteat Golf Course as reaea• Private Developer or Recreation If proWrty ox Martha S. Wood, Maya Pro Tem tiaNopen span area or develop as Departaxal. Chang" Yrvian H. Burke PRD/PUD, Frank 1. Frye .l s /La and Drrelop Creeannys: Patrick T. Hairston ' Lynne S. Harpe Little Creek. CCPB;Recreation Departoxrd 3 VirginiaKNewell J y Robert S. Norlbusgton, Jr. Atwood Creek, CCPB;Recreation Department 3 Larry W.Wombk Bryce A. Sluart, Ciay Manager Han" Man Boulevard Connector, ~ ~ V f Atwood Creek to Sonik Stratford Public Workv;Private Developers Wbenproperty FORSkTHCOUN7YBOARDOFCUMMISSIONEAS y Road. isdweloped John S. Holleman, Jr, Chair • South Stratrord Road to Bohon Pan' CCPB; Recreation Department 3 Forest Gerald E Conra Howa Ysu Chair ' d / Burke Creek. CCPB; Recralioo Department 3 Rkhard Y. Linville r / Wayne Willard G SakmCreek. CCPB;RenealioaDepartment 2 Graham Pervier, County Managcr v ' Apply performance standards for dcvckq, CCPS; Board of Aldermen; County Owing 1. Bryce PLANNING BOARD merit in floodplains. Commlssior'ers • • I. Bryce Gordon, Chan Irenz Hairston, Vice Chair DnWayne H. Andersm AICP 1 McAuley C. Byrum, Jr. Jerry C. Gilmore, III William A. Goodson OmsidcrALTaugh•Alwoodproperty for Historic Propcrti"Commssiou 2 S &tab Joh"o a I I u ntcr local and and national historic designation. D.1. Redding Lloyd 0. Wager, Jr, AIA Y - i PLANNING STAFF 0, Douglas Carroll, AICP, Director of Planning James E Yarbrough Jr, AICP, Deputy Directs 1 Jonathan Lockman, AICP, Project Planner Judith A. Hunt, AICP, Principal Manner Margaret C. Bessette, Project Planner F~ { 1 Samuel H. McDmald, AICP, Planner Taman L Kelley, AICP, Plmner Jones Wolfe, Graphic Supervisor Kathryn Healhershaw, Graphin C. Lynn Rusrker, GIS/Planncr s W.0. Shaw, Jr, Copy Editor • ADORED N April 1988 Cdy-County Planning Board 18 November 1988 Forsyth County Board ofCommiMsImrs t • 6February 1989 Winston-Salem Board of Aldermen r i i 'Cwinl 1.Immediatcwia4lroJran 3, *4 Ramp: WI LSaselehan 2. Shoo Raag:Nalululyun 4.LWSkmcc10yearaeeaaon 1 r , 77 117 • 3M 4 t Ls~ • Apsndt No _ 7 Ap+nda Item W.1 Doti CITY COUNCIL REPORT TO: MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: R. E. Nelson, Assistant City Mdnager/Utilities DATE: November 11, 1997 SUBJECT: RECEIVE A REPORT, HOLD A DISCUSSION, AND GIVE STAFF DIRECTION REGARDING PRIVATE ON-SITE. SEWAGE SYSTEMS WITHIN THE CITY OF DENTON BACKGROUND: The Public Utilities Board recommends the revision of City of Denton Subdivision and Land Development Regulations to provide guidance for surface irrigation system installation and enforcement for noncompliance. The City of Denton Utilities Department has prepared the following position paper with regards to the use of surface irrigation systems for on site sewage disposal. On-site sewage disposal allows for the sanitary disposal of wastewater in areas where wastewater collection is not available. Surface irrigation is an alternative to conventional on-site sewage disposal. Conventional systems allow wastewater to percolate into the ground through a leachficld. Surface irrigation systems use aerated treatment of the wastewater followed by chlorine disinfection of the treated water. After disinfection the treated water is sprayed onto the surface of the ground. When this water is sprayed from sprinkler heads, and if there is sufficient wind, there is a very high likelihood that an aerosol spray will be created. If the disinfection system is not properly maintained there is great potential for aerosol contamination. In high- density neighborhoods, surface irrigation systems have the potential to create serious health problems. Development of one-acre lots with typical residential amenities and set back requirements greatly reduces the space necessary for the safe installation of the irrigation system. We recommend revision of City of Denton Subdivision and Land Development Regulations to require a minimum lot size of 1.5 acres if surface irrigation systems are proposed. i • . r.•...~:•.:'.-":asLC.~{/YF;l'At1".:YfA-Arrb MAWIiAnVl4wf Yw+{.ttiNAf~NTw~+t+`~.d~~urv~rrwr~.~~ 1 1 i The city is currently reviewing plans for developments, which propose the use of surface irrigation systems on as many as (100) 1-acre lots. To reduce the potential health risks and complaints associated with surface irrigation systems, we recommend a 30' setback from property lilies and the outer edge of the spray field, We recommend also a requirement for residual disinfectant and bacteriological monitoring as part of criteria which must be confirmed prior to approval orsystem installation. PROGRAM/DEPARTMENT OR GROUPS AFFECTED: Citizens of Denton, City of Denton, Pretreatment Program Division FISCAL IMPACT: Site evaluations, plan review, installation inspections, and process compliance monitoring has been estimated to require 8 hr/permit process time. A 1997 projection of 200-300 requests for installation pemlits will require approximately 77% (1600 hrs) of the time currently dedicated to implementation of the NPDES pretreatment program. Respectfully submitted, LL z Its° R. E. Nelson, Assistant City Manager/UtiIides Pr ared by: IAAAA~ Howard Martin, Di r Environmental Operatio s I Attachment Exhibit 1: Utilities Position Paper- Surface Irrigation OSSF Within City Limits Exhibit II: Presentation Overheads t } . arm 1! : I ~ 1 • - t w .J. r-:~~ T • v::::;-: _,.:e.C .:sv-`.~+.r:Alive;.:w~YS:rod.r..H.oat_.tv.w..we.,~..,..wa...w.rt.r...«.n].~•....v.... CITY OF DENTON UTILITIES POSITION PAPER Surface IrdUtion OSSF Within City Lirre is TABLE OF CONTENTS i I. Executive Summary 2. Background 3. Concerns 4. Proposed Requirements for Approval 5. Recommendations 6. Impact Upon Division 7. Illustration of Typical 1 Acre Layout 8. Table 1: TNRCC Minimum Required Separation Distances for OSSF 9. Table 2; 1990 TNRCC Permit Effluent Monitoring Requirements 10. Table 3: Buffer Zones Established for Experimental Spray Irrigation Sites in Virginia 11. References I. r • i r J i f 3 EXHIBIY ~ j` • • CITY OF DENTON UTILITIES POSITION PAPER Surface Irrigation On-Site Sewage Facilities Within City Limits Executive Summary The City of Denton Utilities Department has prepared the following position paper with regards to the use of surface irrigation systems for oa site sewage disposal. On site sewage disposal systems allow for the sanitary disposal of wastewater in areas where wastewater collection is not available. Surface irrigation is an alternative to conventional on sae sewage disposal systems. In the case of conventional systems wastewater is ellowed to percolate into the ground through a leachfield. Surface irrigation systems use aerated treatment of the wastewater and then chlorine disinfection of the treated water. After disinfection the treated water is sprayed onto the surface of the ground to irrigate lawns. When this water is sprayed from sprinkler heads, and if there is sufficient wind, there Is a very high likelihood that an aerosol spray will be created. If the disinfection system is not properly maintained there is great potential for aerosol contamination. German spray irrigation studies show that coliform and pathogenic bacteria can survive for 2 weeks or mare on grass, and for at least a month on soil surface (1). In a Lubbock study (1980-83), estimated levels of fecal coliform bacteria in irrigation wastewater exceeded gu;lelines of 1000/100ml recommended by EPA (3). In a rural setting where there is low -)ulation density surface irrigation systems may not pose a serious health concern. A st, • in North Carolina concluded that spray irrigation systems are most appropriate where urge lots are available (2). Wben they are used in higher density settings such as ne. hborhoods, surface irrigation systems have the potential to create a serious health proble. , Trying to situate one of these systems on a one acre lot with ! typical residential amk 'ties and set back requirements greatly reduces the space for the i irrigation system. The city is currently reviewing plans for developments which propose the use of surface irrigation systems on as many as (100) 1-acre lots. To reduce the potential health risks s and complaints associated with surface irrigation systems, we recommend a minimum 20' setback between property lines and the outer edge of the spray field. In Europe protective zones of (656-1640 ft) are required around spray irrigated fields (1). In VA, setbacks for experimental surface irrigation plots far exceed the minimum required distances recommended by TNRCC (Table 1 anJ 3) (4). • We recommend also a requirement for residual disinfectant and bacteriological • • monitoring as part of criteria which must be confirmed prior to approval of system installation. ,I T i CITY OF DENTON UTILITIES POSITION PAPER Surface Irrigation 9ME Within City Limits Backg ttad: Intent of deeign and optimum conditions for system installation. • Rural setting • Ample space Repercussions of malfunction less severe Concerns: Installation of s'voerns in multi-lot developments will result in concurrent fail'Ah, lplain% potential health threats, civil suits, and need for additional personnel for monitoring and inspection. • Building sites of area less than 2 acres ion't provide sufficient space for installation of system, and typical residential amenities. • minimum setbacks of 10-20 ft, would reduce the available area of a 1 acre lot by 7 to 14% (3000.6100 ft.). (See Illustration of Typical 1 Acre Layout). (p.4) • close proximity of property boundaries will result in effluent blown by wind onto adjoining properties. • City of Denton Subdivision and Land Development Regulations do cot adequately provide guidance for system installation and enforcement for malfunction • soil petcolation tests are no longer required by TNRCC regs • potential poLution of surface water as a result of nutrient- laden irrigation runoff • maintenance of systems can't be guaranteed; consistent application of chlorine is required to protect health of residents • TNRCC regulations revised in 1997 are less protective and allow installation at separation distances inadequate for protection of drinking water sources, property lines, swimming pools, streams, ponds, lakes and rivers. (See Table 1) (p.3) • TNRCC regulations revised in 1997 don't require monitoring of effluent for chlorine residual nor fecal coliforms. t 1..ca,' _ ~~~-i~~k'.~1~F'~LF f •G S 1 'Jti, S ,,..:,_ai r Recommendations for On Site Sewage Facility DeveiowneA : 1. Revise City of Denton Subdivision and Land Development Regulations Sec. 34-119. (1997 OSSF Rules require review and approval by TNRCC of all new and revised on-site sewage ordinances) • Increase minimum tract size to 1.5 acres for surface irrigation systems. Retain l acre tract size for subsurface systems. j • Establish the minimum separation requirements identified in Table One. Require self monitoring reports (SMRs) 3x/year. (Will add significant cost to maintenance contract). • Site/soil evaluations required by certified Site Evaluators, Registered Sanitarian or Professional Engineer • Require annual maintenance contract • Require effluent compliance monitoring as scheduled in Table Two • Require self-monitoring reports from provider of maintenance contma Establish penalties for noncompliance with maintenance monitoring and renorting requirements 2. Approve City of Denton revisions to the 1997 TNRCC OSSF Rules that govern design criteria for aerobic treatment systems with surface irrigation • Establish the maximum application rate for surface irrigation of treated effluent at 450 galloW 1.000 sq. ft % Irrigation system setback requirements - Untimed irrigation systems - 30 feet - Times irrigation systems - 20 feet • Minimum system sizing requirements - 2,500 sq. Ft with 4 occupants - 300 gallons per day - The greater of the following conditions is added to the minimum system design of 300 gallons per day: - For each 625 sq. ft. above minimum - 75 gallons per day - For each occupant above four (4) - 75 gallons per day Minimum Holding Tank Sizing For Surface irrigation Systems - Untimed Irrigation system - 1.6 times the minimum system design - Tined irrigation system - 2.5 times the minimum system design • Minimum irrigation system requiremenis - Three (3) sprinkler heads per system - Gear driven sprinkler heads - Schedule 40 used on all system piping up to irrigation pump and distribution system. • • • Sizing for conventional percolation drainfeild design will be based on bottom area only. fir. » • ate - I 3. Coordinate review of applications for OSSF and Water Well permits during preliminary platting phase of DRC. • Require an OSSF site plan (pre-desi-n) for each loVtract during preliminary platting phase of DRC. This site plan should show the location of the OSSFs and water wells. • OSSF pre-design approval can be given to a developer by Issuing a COD Septic System Permit for planing purposes only. This permit will not grant the applicant the authority to install an OSSF. Impact on Divisioa: • Monitoring Lad inspection schedule and site evaluation will require approximately 8 hr/permit. (Flower Mound currently has 2 Registered Sanitarian on staff and attempting to hire additional to handle a compliance load of approximately 200 surface irrigation systems) • Projected number of requests for system installations in City of Denton in 1997: 200-300 • Compliance Inspection 4x/yr • Permitting authority must ensure that maintenance contracts are reviewed 30 days prior to expiration. i 05 1 • J ~ ~ -~.a . .Y,~~- Y1 ~y~ ~(it.,~J~ -,4~.f~~ t .~.i i.~~H,~11 ' l TABLE f TNRCC MINIMUM REQUIRED SEPARATION DISTANCES FOR OSSF (FEE'S) 4 Surface Irrigation Spray Area 1990 1947 [hnton Requirements Private Water Well 150 100 100 PWW Grouted to water table 5o 50 PWW Grouted less than loo H. 50 15 Streams, ponds, lakes, rivers 100 50 50 Swimming Pools 50 25 25 Propc~ Lines 50 10 20 Sharp slopes, Breaks 50 25 33 TABLE 1990 TNRCC PERMIT EFFLUENT MONITORING REQUIREMENTS EGPD Discharge Test Required Frequency Effluent Limits 1. < 500 Chlorine Residual 3 x /yr. I mg/L or Fc-cal Coliform 3 x ! r. 200 MPN/100m1 2. 500-1500 Chiorine Residual 3 x /yr. 1 mglL or Fecal Coliform + 3 x /yr. 200 MPN/100ml 1 BOD I x/ . 65 m L 3. > 1500 BOD + Monthly 65 mgiL TSS 2 x / r, 65 m L TABLE BUFFER ZONES ESTABLISHED FOR EXPERIMENTAL SPRAY IRRIGATION SITES IN VIRGINIA (FEET) TO , • FROM Irrigation Spray Area Residence 197 f[ Neighboring Residence 24.)5 1 Stream 98 Prone Linc 148 06 . l " References: (1) Disoosat of Domestic Wastewater by Hillside Snfavs, Journal of the Eavi,onmental Engineering Division; Proceedings of the American Society of Civil F,ngineers, Vol. 99, No. EE2, April, 1973, reprinted by National Small Flows Clearinghouse, Dec. 1995. (2) Rubin, A.R., Carlile, B.L., Slow Rate SplgyIrrigation Treatment Faci itiel for Individual Homes, reprinted by NSFC: Dec. 1995. (3) Moore, B.C., C'amann, D.E., Turk, C.A., Sorber, C.A., Microbial Character tion of Municis i Wastewater at a Spay Irrigspn Site; The Lubbock Infection Surveillance Study, reprinted by NSFC, Dec. 1995. (4) Monett, O.T., Reneau, R.S. Hagedorn, C„ Evaluation o Qnsite Sewa¢e Spray InjgatiLn for 2iU2W on Marginal Soils, reprinted by NSFC, Dec. 1995. • 07 `y~'1'iMM1 't r A`X•- 4 t~4 k, • r • The City has approved 683 lots that will require on site sanitary sewage. • Rancho Del Lago 368* • Denton Country Club Estates 80* • Hills of Argyle 145 • Spring Hills 70 • Miscellaneous Systems 20 Total 683 *Currently negotiating to connect some of the lots to sanitary sewer, r IV r ' ~ u.,P~ R~'N $'°'7' ka~Y rye. ♦ l t r Types of On Site Sewage Facilities Conventional Treatment Systems •Drainfield • Graveless Pipe • Leaching Chamber *Low Pressure Dosing •ET Beds l '.v f qtr. ~ .y r ~ ' z .a i i'.S i, rM /i. b r r.)• '~tr ''A r of i Aerobic Treatment Systems t, •Irrigation •Drainfield • Graveless Pipe • Leaching Chamber *Low Pressure Dosing J4v` C~~if 1 i t ' t a r• r Methods of Water Disposal Subsurface Disposal • Drainfield • Graveless Pipe • Drip .Low Pressure Dosing Surface Disposal • # of Spritilder Heads •Sprayfield Area • Chlorinated Effluent • ~~•rt_''..~!i. Y _ - - - ~r 1, _ _ ; . 1`1 st l~y~r i 1 y~~ _,1~. s[~ t 11` ~ - i rAerobic Treatment Systems Are Small Package Plants • System Components • Treatment Levels •BOD •TSS .Chlorine Residual k k 1. ,i JJ . ~~~„-~-.z, ~!!-(~`",~_~,r _n. `,l_.:~"~ ~Li i.'L'~ it,r~~.vi.'~11~= ~s?13•, `~,3~i ~•i'~i ~!''~'~:~e"1~' i'~~~t'f3 ~~r~{A.`~;k ~,:'S~~~r Z'r}r :-r Concerns about Aerobic Treatment Systems with Surface Irrigation. .Design .Lot Size • Property Line Set Backs * Sprinkler Heads .Chlorination System .System Maintenance Aerosols • .Public Health E '.r i 15 -I • At 'arm ~I `'t M1'S t 4tJ,rJ ai 3~„+'Iw'{. (Tfi Itl1t 'YI Impact on Environmental Services Division f .Manpower .Tracking & Data Collection .Laboratory Testing .Inspections • Monitoring • Enforcement .Citizens Complaints h r i • ~ ,r,, =St^ : ~~:`cS.iA ' '~d \,~t,f ~ j SS~.h~:a~~tsa'S w~~~~'~4 ~ i~ ~~r, w. - i,.>~' I . Recommendations for On Site Sewage Facie-DeYelopmen : 1. Revise City,,-, Denton Subdivision and Land Development Regulations Sec. 34-119. (1997 OSSF Rules require review and approval by TNRCC of all new and revised on-site sewage ordinances) • Increase minimum tract size to L5 acres for surface irrigation systems. Retain I acre tract size for subsurface systems. • Establish the minimum separation requirements identified in Table One. • Require self monitoring reports (SMRs) 3x1year. (Will add significant cost to maintenance contract). • Site/soil evaluations required by certified Site Evaluators, Registered Sanitarians or Professional Engineer • Require annual maintenance contract • Require effluent compliance monitoring as scheduled in Table Two • Require self-monitoring reports from provider of • maintenance contract Establish penalties for noncompliance with maintenance monitoring and reporting requirements - F • • Recommendations for On Site Sewage Facility Develo meet 2. Approve City of Denton revisions to the 1997 TNRCC OSSF Rules that govern design criteria for aerobic treatment systems with surface irrigation • Establish the maximum application rate for surface irrigation of treated effluent at 450 gallons/1,000 sq. ft • Minimum system sizing requirements - 2,500 sq. Ft with 4 occupants - 500 gallons per day - The greater of the following conditions is added to the minimum system design of 500 gallons per day: - For each 625 sq. ft. above minimum - 75 gallons per day - For each occupant above four (4) - 75 gallons per day . Minimum Holding Tank Sizing For Surface Iffigation Systems - Untimed irrigation system - 1.6 times the minimum system design - Timed irrigation system - 2.5 times the minimum system design • Minimum irrigation system requirements • - Three (3) sprinkler heads per system - Gear driven sprinkler heads , - Schedule 40 used on all system piping back to undisturb soil • Irrigation system setback requirements - • - Untimed irrigation systems - 30 feet • • - Times irrigation systems - 20 feet Sizing for conventional percolation drainfeild design will be based on bottom area only. . h. r , a+. r . 1. . 1 ' Recommendations for On Site Sewage Facility Development 3. Coordinate review of applications for OSSF and Water Well permits during preliminary platting phase of DkC. • Require an OSSF site plan (pre-design) for each lot/tract during preliminary platting phase of DRC. This site plan should show the location of the OSSFs and water wells. • OSSF pre-design approval can be given to a developer by issuing a COD Septic System Permit for platting purposes only. This permit will not grant the applicant the authority to install an OSSF. ' j PPP 12-74-17 YY ? W • • ustrahon o ypica acre layout with setback distances and drainfield area 3601 2 51 } ' 40 49, 37.5' 37.5' Ho4.so E335500 Sq, feet so 121' E 50 50' 70' Q LEGENDS Scale: 1'-401 irrigation area is 6134 square feet • Hatervell (with variance from 1001 setback requirement) Q 101 setback 20' setback 101 utility easesaat w irrigation are Considerationse lo' setback reduces 3 acre treat 7% 20, setback reduces 1 acre tract 14% r.\tarcNdlaytta\twra.lq 7/1/17 M)■ • • Agenda No. 9~-4~7 Agenda Item Oate CITY COUNCIL REPORT E TO: MAYOR AND MEMBERS OF THE CITY COUNCIL. FROM: R. E. Nelson, Assistant City Manager/Utilities DATE: November 11, 1997 SUBJECT: RECEIVE A REPORT, HOLD A DISCUSSION, AND GIVE STAFF DIRECTION REGARDING FREE CITIZEN DISPOSAL AT THE SOLID WASTE LANDFILL BACKGROUND: The Denton Landfill is a "state of the art" facility which is required to be in compliance with a wide variety of dsigrr, monitoring and operational regulations. A copy of two relevant Operalionxl Standards, "Access Control" and "Unloading of Waste' are attached. the "working face" (where the trash is unloaded) of the Landfill is oonfined to as small an area as practical to minimize the anoint of cover required to be used, to control windbkiwm litter and maximize compaction. One and sometimes two compactors operate at the working face. These pieces of heavy equipment push and compact the solid waste and weigh 50,000 to 70,000 pounds, Our typical working face is approximately 60 x 100 feet in size. A working face of this sire can accommodate 4 or S garbage trucks unloading at any given time. A critical operational function of the Landfill is to quickly and safely provide the access and unloading of solid waste vehicles to enable them to return to their respective route so that productivity is maximized. Given the foregoing set of operational criteria it is felt that a special purpose event such as free • disposal for citizens could be accommodated by scheduling the event over a week period ` (instead of only one day) to avoid overloading our capacity wfiile ensuring safe, efficient service. A large drop of center for recycling is currently under construction near the landfill l entrance. This center will feature 10 thirty cubic yard containers, readily accessible to users. Most of these recycling containers could be used for solid waste rather than recycling for the duration of the event. Additionally, a sown working face could be established inside the landfill to handle large items and trailers. t • i Page 2 City Council Report r. A drivers license and cunt utility bill could be used to verify eligibility and provide for customary track* of the generator of the waste. A limitation on the amount of solid waste which can be brought by a city resident would also be suggested, such as 5 to 10 cubic yards this will permit cars, pickup trucks and utility trailers. Residents should be advised that liquids are prohibited along with car batteries. Tires should only be acceptod at an additional charge of $4.00 because they must be quartered before being placed in the Landfill. Household hazardous waste would be exchxW. Loads in transit to the landfill am required to be secured with a tarp or ropes Uncontrolled access to the landfill and drop-off area will not be permitted. The Solid Waste Department will collect up to four cubic yards from a residential customer at no additional charge on each trash oolloctim day and will collect up to four bulky items at no additional charge on cacti trash collection day. In conjunction with all clean up days sponsored by Keep Denton Beautiful, the Department provides an open top container or rear load truck for disposal of solid waste. The Depad meat provides colkrtion upon request of bags generated by citizens participating in the "adopt a spot" program The Solid Waste Department also provides yardwaste collection each Wednesday and will collect up to eight cubic yards of bnrsh cut and stacked neatly at the curb. The Department hopes it is meeting the citizens needs in providing this slate of services, however if it is determined that periodic free disposal services are desired it is suggested that it should be implemented as stated above. f f Respectfully submitted, R. E. Nelson, Assistant City ManagerNfilities 1 • Prepared by Howard Martin, Dir.~1 i . Envirorimentid Operations I { Exhibit 1: Operational Standards 1 C f c ,t;~~ • • i The ewer or "Maw am Makoeo rr a daekpb of eerth wwm Moo bet G (V* war" loss or solve disposal area. The dsetpla el" be abed to otvsr 1M orwo workirq lode or adlw disposal ares.'ullotwd ew+M squoine d Ir monrnrrt a Mrf earth abtl b proMa.e staff MoM aMu. The sc o Vw disdr may OF etterrwe wpnda at be proboeom AcoldoW free tint be prorrpty ad rqubhsd. TM poewdW tar soeldwdst Area viral be rrbrbrdted by we of propr w i psClbn and ewth Dent. iaatla hoNLGo IM Publd sodett to of rwdokW seed rrnb idlbe tAd be ooasrelad by tine of arllebl boodsos, nel" borilso or a dorwbir.YF a boor, -;I I I - b proved hranan hooft and aaltlp and stn anriorwrrd. UnordroMd aoow b corn RON "nrra baled at • nrrdetpal goad wtsi laely that b prsverdsd oftliv. 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(t1 A wrls" pocu%n rebind on ab br the Meal d any puarsedafla whom to M approved dbpoeal bdhy *W spam y UM mean to be used ks remowI of pubstolbte wsfee Nepely disposed of f the ale, In as asses, such eases than be rsmovtd iron Me workkq is irrrredLtdy upon dbeheroe and rsha to the oNwWhq trw"Mew Is Volrkdt or pbced In cobble eeleoflon bin end OW no be slowed to rain on the tie In the ooftoMon bins 1r mrs than 24 _3 ' t}~ 1 ` I r r r r t I V' EN r • O-F FIL r 1 ~~Y y'-4 k'! 1 i'rk' r ac 'r ft 1 ref ~~+i,l~+ ,,4.-~~'~ y r t~itr r-..1 r j r ! '"I' k~tkv j k'.k. L * 4'':! 't ti~ r 4t r r .c 1 - , 31 r~ R. 4.6~*v a}~q`N