2010-252A (17) - Laserfiche WebLink

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• the vertical mixing of uses around designated town centers, main streets, mixed-use centers, and central squares and greens; • compact clustered development; • separate uses, such as residential and commercial, within a five minute walking distance from each other; • a grid or modified grid street network; • maximum block widths of 400 feet; • native canopy trees along streets; • mid -block alleys for utilities; • rear parking, and garbage pick-up; • parking lots not located between a local street and the building; and • 7 foot wide sidewalks on both sides of streets. According to research, the following mix of uses produces successful TND projects: a. Community open spaces, such as squares or parks, accessible to the public and comprising a minimum of 5% of the total project area. b. Civic uses, such as post offices, community centers, meeting halls, schools, day care centers and cultural facilities, comprising a minimum of 1% of the total project area. c. Residential uses, comprising a minimum of 50% and a maximum of 70% of the total project area. d. Commercial and office uses, comprising a minimum of 25% and maximum of 35% of the total project area. Since 1998, development has commenced on one TND project (Pointe West), while two additional TND projects (Liberty Park and Sunnyside Up) have been approved (the development of Windsor, a gated TND development located on the barrier island, commenced prior to 1998). Both Pointe West and Liberty Park are located along the edge of the urban service area, while Sunnyside Up is located on 26th Street adjacent to the Indian River Mall. While both Pointe West and Liberty Park straddle the urban service area boundary and utilized incentives for projects located partially outside the urban service area, Sunnyside Up is located entirely within the urban service area and utilized the county's 10% density bonus for such TND's. As stated above, only one TND project has been proposed on a site located entirely within the urban service area since 1998. During this same period, numerous conventional suburban -style projects have been developed in the urban service area. While TND developments require approval via the Planned Development (PD) process, conventional development is generally allowed by -right in all zoning districts. In the future, county policies should not favor conventional, suburban style development over TND development. To facilitate increased development of TND projects, the county should remove the regulatory impediments that make approval of TND projects more arduous than Future Land Use Element 104