2010-252A (17) - Laserfiche WebLink

Home Browse Search

(such as Grand Harbor, Pointe West, Citrus Springs, and Waterway Village), none of those neighborhood commercial or town centers have been constructed to date. In the past, the county has allowed residential PDs with at least 100 units to incorporate an accessory commercial area into the project. That accessory commercial area, however, has been limited to a maximum of 3% of a project's total area, a requirement which generally limits commercial uses to only larger PDs. Another impediment to mixed-use projects is that the county has limited the location of a mixed-use project's commercial area to within the project's interior. Current planning theory is that commercial uses incorporated into residential areas should also have frontage on a major road to provide increased visibility to potential customers outside the development. Because PDs can be an effective way to integrate commercial and residential uses, the county should encourage developers to incorporate commercial uses in residential PDs. To ensure that mixed-use PDs contain an adequate mix of uses, the county's policy should be to allow commercial uses to constitute up to 25% of a project's land area. The commercial uses allowed in mixed-use PDs should be limited to lodging, institutional, office, retail, and restaurants. In the future, the county should allow commercial areas within PDs to front upon thoroughfare roads. Where such commercial uses would face residential uses outside the project, buffering and compatibility improvements should be required to mitigate any impacts. Within such PDs, common architectural themes, common hardscape and signage themes, and multiple pedestrian connections should be required to integrate nonresidential uses with residential uses. Going forward, the county should limit commercial uses within residential PDs to sites within the L-1, L-2, M-1, and M-2 future land use categories. In those areas, mixed-use PDs should be limited to a maximum project area of 40 acres, while mixed-use projects larger than 40 acres should be required to be TND (traditional neighborhood design) developments. Traditional Neighborhood Design (TND) Over the last several years, the concept of "traditional neighborhood design" (TND) has been emphasized and refined in the fields of land use planning and real estate development. Traditional neighborhood design emphasizes the clustering and mixing of various residential, work, recreational, and social/civic activities in a compact area in a manner that fosters a tightly -knit community fabric. The aim of such development designs is to allow persons of all ages to live, work, play, and socialize within a fairly compact neighborhood area. For the county, TND development is desirable in terms of promoting innovative housing opportunities and reducing urban sprawl. A review of current literature on the subject indicates that TND projects work best when the following design characteristics are provided: • a mix of building types; Future Land Use Element 103