PUDs have clustered homes on smaller lots. Clustering homes has the same density ratio as a commercial development. Lots of building on one space but lots of green grass on the other space. Clusters provide for more common areas. PUDs have mixed homes like single family detached homes, garden apartments, and town homes. A pUD can put shopping in the mix, restaurants, entertainment, dining. (A PUD is kind of like college: apartments, dorms, libraries, classrooms, gyms, retail shops, restaurants, grocery store) Adding these elements makes for a sense of community.
The open spaces are created by there not being clusters of dwellings. The community association maintains these open spaces. A zero lot line sits on the setback line (there is no side yard). Sometimes zero lot lines are garden apartments. You just have your inner dwelling and then must go outside and into the open space and shopping centers to stretch your legs. A front porch or large patio may rest on the zero lot line.
Congress created NFIP (national flood insurance program) to help recover loss from flood. If the community participates in NFIP then houses, businesses, and renters can purchase flood insurance. FEMA says how to reduce flooding and NFIP shares this. FEMA (federal emergency management agency) administers the protection against the flood program. Every city and state gets a specific FIRM (flood insurance rate map) based on the hazard mapping program FEMA brought into existence. If your community is in the NFIP then you can purchase flood insurance. A 100-year flood plan (areas) are in the special flood hazard areas (SFHA). Structures in zones A and V that are financed with mortgage loans must have flood insurance. An SFHA has a 1% or greater chance of flooding in a given year, which is 26% or greater chance of flooding in a 30-year mortgage loan. Funding the NFIP recently changed. Changes may require A and V zone home owners to pay a higher insurance premium. Probably after Sandy and Katrina. Tell your SFHA property owners about the flood insurance premiums for their area.
Proposing a large project requires not only a DRI but an environmental impact statement stating how the environment will be affected. We need to know the long term impact on the environment. What will the development do to local employment, air quality, traffic control, waste disposal, erosion, impact on land, and so forth. This is what an environmental impact statement (EIS) states. Somebody writes this up and says what the plans will have on the future and present environment. What is it for and what will it do? The local government and public can read the EIS statement (it is a single document).
"planned unit development (PUD)"
"A self-contained development planned under special zoning ordinances that allow maximum use of open space by reducing lot sizes and street sizes."
Planning is important and responsible because the state is growing. Regional planning groups are controlling growth. The regional planning board must approve the growth or building of any new community. New communities affect surrounding areas and therefore must be run by the regional planning board. The regional development impact are the subject of separate statutes to better ensure land use best in the future.
A DRI defined as the development regional impact and if a development has a regional impact then it must be looked over by the planning board. A DRI is necessary for the welfare of the people in more than one county. A large project impacts health, welfare, and safety. Statewide guidelines determine if a development must go into a DRI review. For instance, a new shopping mall or sports center, an airport, zoo, or attraction.
Building Code: controls construction and materials used, interior and exterior including heights and setback lines
Zoning Ordinance: controls what you do with the land (use)
Health Ordinance: controls sanitation and maintenance, good place to live
Variance: given when the owner experiences a hardship
Special Exemption: permission to use land when in conflict with zoning ordinance
Nonconforming Use: permission to use in spite of zoning ordinance
On top of variances, the zoning board can issue special exemptions. The special exemption will change the way the said property is used (should be for the best and highest use). You might get a special exemption to put a dentist office in a neighborhood or a doctor's office in a mobile home park. You might be able to put a daycare in a neighborhood with young families. Or a elder care day care in a community of mostly retirees. The special exemption from the board only pertains to that particular parcel. The zoning board will put a special exemption for the land parcel on that zoning ordinance if that area of land is better used as something else -- and the surrounding area would benefit better from the special exemption cause as well. A public hearing is usually mandatory before special exemption approved. Property owners have the right to say what exists in their surrounding and nearby area.
The Constitution prohibits depriving a person of property because you just want it, the government must compensate the owner. The government cannot eminent domain a property because of nonconforming uses unless the property is taken for public use. There are different methods in the state to correct a nonconforming use. A zoning authority of local government will give a nonconforming owner enough time to recapture the original investment. After the allotted period expires, the owner must convert the land to conform with the zoning ordinance. If the nonconforming property gets more than 50% damaged in that time of transfer over to confirming use, then the property converts into conforming anyway. Some local governments will let the nonconforming property stick around until new owners come into play. A nonconforming property is usually not allowed to undergo major change like getting bigger or becoming re-modeled -- wasted effort because property will need to comply with new zoning ordinance. The only alteration allowed on a legal nonconforming property is measures to make the property more safe or sanitary. Eventually the non-conforming property will turn conformed.
Another way to get your property to be all that you want it to be is to request a nonconforming use for a parcel that was once zoned for one and is now re-zoned as another. Nonconforming happens when new zoning ordinances are enacted on lawfully zoned land. If a neighborhood goes up around a market or a gas station maybe the place of business can stay there because it's not that disruptive.
Planned unit developments include variance, special exception, nonconforming uses, development of regional impacts, and planned unit developments.
Zoning can be changed if the zone is causing undue hardship or reducing the property value. A semijudicial body has been established for appeals for relief called the board of adjustment. If the zoning ordinances are rigid then this board can provide relief. The board gets quasi-judicial powers similar to a court and therefore must render objective precautions and unbiased decisions about the use of the zone. Litigation in the courts is the only thing a turned down property can do if the board says no to the re-zoning. Owner has to prove better use for the land and show that the current use is not delivering on the value.
A variance allows a property owner to vary from the strict compliance based on the zoning the owner is in and whatever hardship that owner is under in that zone. A variance must be granted. You can't just go around doing what you want. There are existing zone requirements you have to get approved for a variance. You have to prove there was no hardship caused by the owner. The owner has to prove that a hardship will be caused by a strict zoning requirement. This restricts the owner or developer from zoning something for private purposes. Everything is for those around you. The zoning board will approve and approves the adjustment or situation for the developer or owner. The zoning board uses the same criteria to evaluate all requests for variance. Standard procedure ensures fair and impartial treatment. A zoning hardship is not an economic or personal hardship. Hardship must relate to the use of the property. Hardship is land use. Not everything is in your control. If you are losing land to the canal for instance.
"For example, suppose you bought a nice lot on a river where zoning restrictions require "setback" distances of 25 feet from the front of the lot and 30 feet from the river or rear of the lot. Imagine you are about to start construction of a new house designed to fit precisely the above setback requirements when a survey reveals that erosion by the river over time has carried away 10 feet from the river side of your lot. The maximum setback distance possible is now only 20 feet. Because zoning restrictions require 30 feet, you will be in violation if you go ahead with construction. Violation of zoning laws can cause removal of the offending structure. To prevent potential trouble, you request a variance. The hardship exists, and you did nothing to cause the hardship. You would have met the hardship requirement for a variance (the first condition in the preceding list)."
severe suffering or privation: intolerable levels of hardship | the shared hardships of wartime.
the fact or quality of being different, divergent, or inconsistent: her light tone wasat variance with her sudden trembling.
There are many types of zoning laws and code enforcements. Property owners must now adhere to the planned type of land use. Following the zoning ordinances protect the integrity of the comprehensive plan. Zoning ordinances affect the land use the most. There is nothing more impacting on the use of land as zoning ordinance. Building codes and zoning ordinances together are best way to protect the value of your property. A comprehensive plan comes with a local law that zoning ordinance says what you can and can't do and build on piece of land. The land districts you see are enacted and enforced by the local government who can act like a sheriff to keep the integrity of the land they set out in the comprehensive plan. There is no working around this plan and ordinance. As such, every particular type of land gets classified. It is not impossible to get an ordinance altered for specific purposes. It is a very strict law because what you do to your land affects that of your neighbors land and even the community proper. If you turn your property into a dump then the guy next door has to live next to a dump and the value of both your land goes down. When zoning ordinances are created, the following things happen: size of the lot is determined, type of structure allowable is identified, the height of the building and structure is regulated, setback lines are defined such as the allowable space between lot lines and building lines, permissible uses for the land to be used and acted on are clearly stated, and the floor area ratio or density is determined like how much building and how much land you have to have (divide the total floor area by the total building size). The building codes are enforced by the local government. After a review of architectural and engineering drawings, a building permit can be issued. Municipal inspectors visit the job site at different phases of construction and codes must be in place. The inspections must pass before the next phase of construction can proceed. Once approved, a certificate of occupancy is issued and the inspector confirms that the structure conform to the building codes.
Health ordinances control sanitation and maintenance of public spaces. Health ordinances are the rules for the sanitation of public spaces ie gazebos, water fountains, play grounds, parks, beaches. Health where people eat and drink. It is the responsibility of the local health department to inspect and enforce the health ordinances.
Residential zoning regulates density, meaning the number of homes per acre and how much building you can put on a piece of land. Also, there is a minimum land land size.
1 [ usu. with modifier ] an area or stretch ofland having a particular characteristic, purpose, or use, or subject to particular restrictions: a pedestrian zone | the government has declared the city a disaster zone | a no-smoking zone. 1 a piece of legislation enacted by a municipal authority: a city ordinance banned smoking innearly all types of restaurants.
Just say that a lot in a residential zone has to have 9,000 sq. ft. of land. So this zoning restricts the number of lots a residential developer can build on that land in that residential zone, say the zone is called pink 123. Now, every acre of land contains 43,560 sp. ft. So, developing 100 acres of land gives a developer 4,356,000 sq. ft. In developing a subdivision, about 20-25% is used for roadways like streets and open spaces. So, the wider and more attractively brilliant you make your streets, the less size lots you will get and the smaller the houses and yard etc. Good reason to find out what the developer and residents (owners) want. Take away the 25% of area used for streets and spaces, the developer can know how much building room is available. (1,089,000 for streets) (3,267,000 for lots)
One positive attribute of zoning is the restriction of overuse of land. Zoning restricts intensity. Intensity is the amount of pedestrian traffic and vehicular traffic used as a means for designating land to a commercial zone. The intensity that the enterprise brings out is the amount of traffic from cars and people. Residential zones are usually good next to smaller and slower traffic areas -- a business generating a great deal of traffic is not good next to a house. Typically residential values are not hindered by the intensity from a doctor or lawyer office. A buffer zone is put in place by a zoning ordinance. A buffer zone separates one land use from another. A city might put a park in between a residential and commercial zone. What is usually seen is a residential neighborhood, then apartment complex, then professional business zone (service industries like grocery and hair), and then higher intensity zones.
Density is residential.
Intensity is commercial.
Industrial zoning regulates intensity of use as well. Industrial activity is categorized into the amount and location of industrial offshoot. A city can have any number of industrial zones. For the most part a can have subcategories of industrial zoning or else a few zones like agricultural, educational, and tourism. One innovation in industrial zoning includes industrial parks and industrial subdivisions. Every type of agricultural zone is classified into one category -- agricultural zoning is all-inclusive. Don't divide agricultural into subcategories like you would industrial. If the land is zones agricultural then you can plant whatever crop you want. If you want to plant in an industrial zone, you have to get the land re-classified as agricultural zone. Pretty much all governmental property is special use. The property appraiser may want to know which type of governmental agency is where, but for the most part, special use is government (health, planning, CIA). Special use zoning also classifies as public use zoning and includes public parks, beaches, public recreation areas, county courthouses, federal post office buildings, and so forth. Zoning regulations are not placed on special use zone land.
If community planning and zone control are absent you can have a mansion next to a gas station or a beautifully landscaped community next to a garbage dump.
- base industry
- buffer zone
- building codes
- certificate of occupancy
- comprehensive plan
- concurrency
- density
- development of regional impact (DRI)
- economic base study
- environmental impact statement (EIS)
- health ordinance
- intensity
- laissez-faire
- nonconforming use
- planned unit development (PUD)
- service industry
- special exception
- special flood hazard area (SFHA)
- variance
- zero lot line
- zoning ordinance
History of planning, planning goals, and local planning agencies. When the first European settlers arrived, planning went into place. You wouldn't have a house inside of a mall or a shopping center in between two communities. The British colonies made the gunpowder mills and slaughterhouses on the outskirts of the city. Same as a landfill today. It's in the middle of nowhere. 1800's fire districts and building height restrictions came into play. Don't build too tall that you cannot put a fire out with a fire hose. Industrialize: develop industries on a large scale. When industrialization began, planning and zoning (land-use regulations) died out. Laissez faire prevailed (French for let alone). Business and political leaders practiced Laissez Faire. Privacy away from the government regulations let the business leaders and political leaders do what they wanted with the land and buildings. Private competition expanded. Planning and growth management were ignored. Property owners paid attention to private gain instead of impact on community. Industrialization expanded and farmers left farms for city jobs. Growth was unorganized. Enough was enough in 1916. Efforts were made to create and control zoning ordinances. NY garment industry was expanding to fashionable and exclusive Fifth Avenue. Only specified property was allowed in that district to protect the property from privatization. Which spread to other cities controlling local values. Many owners were objecting the zoning. The right for some owners to generate wealth from their land was lost. 1926 made zoning laws constitutional. Cities had the powers to enforce the laws. City planning and growth management sprouted throughout the nation.
Growth centers:
1) Use the land for its highest and best value and put the max number of properties to achieve the goal on the land
2) Do not put land on a property that will reduce land value to properties around it
3) Reduce present and future growth cost for taxpayers
4) Allow community growth to create a social and economic scene
Today, Florida counties and municipalities must have a master plan that is comprehensive showing future growth of physical development including capital improvements like the river walk on hillsborough river. Comprehensive master plans include future land use, transportation, sanitary sewer and solid waste. Florida concurrency says that before you develop, you must have potable drinking water places, sewage lines for sanitation, and waste treatment facilities in place before you can develop a community. " Many communities have experienced complete curtailment of new construction because of a building moratorium until a new sewage treatment plant, for example, was completed." Curtailment restricts. A moratorium is a temporary restriction. So you have to stop construction if concurrency didn't happen, like adding a sewage plant.
A planning commission works on an unpaid basis. Its members should not consist of only developers. Opinions should be heard from all walks of life, for instance the residents who will buy the homes. Owners have preference and so do developers. One group cannot speak for all groups. Homes, desires, and goals of all should be considered. A member of a planning commission is appointed not elected. The appointers are the legislative body of the city or county ie. a county commissioner. Planning commissions are not standard. Planning commissions are in term longer than the appointing authorities to reduce the obligation to any one single party (political body). Minimizes political influence within planning body. Planning commission is advisory board for city or county. Even though the commissioners plan their word is not final. Commission plans just as police enforce law and fire fighters extinguish flames, but the elected government makes the final decisions based on recommendations from subordinate agencies.
City planning commissions get final authority on approving the subdivision plat map, approving the site plan, and sign control.
1) Subdivision plat approval - a developer creating a subdivision must create a subdivision plat map. Developer not issued building permit until final approval granted by the planning commission. When approved, record in public records and receive building permit.
2) Site plan approval - same purpose as subdivision plat map. Detailed plan of how project to be developed. How traffic and parking dealt with. What impact neighboring properties can expect. Like Erin B. company poisoning residents. Support staff greatly assists planning commission. Painstaking details and wealth of knowledge background when reviewing and checking site plan proposals. Must be in compliance with all physical, economic, and environmental.
3) Sign control - controlling signs minimizes distraction to motorists and eliminates safety hazards at blind corners and lighted signs that blind at night. Aesthetic improvement from sign control welcomed as by-product.
A member of a commission might be expert in own field but not in planning. Planning committee says what type of city residents want in future. Sets goals and provides feasible and alternative plans. Planning commission handles collecting, sorting, analyzing and reporting.
Support staff is full time city or county employees. Staff is college or university trained planners who know how to evaluate city economic base, and know productive sources of info. for population, land use, and support requirements for future growth. Planning support staff collects and refines raw data to develop flexible plans for future growth.
6 types of land use background checks:
1) population
2) area economic base
3) existing land use
4) physiographic
5) recreation and community facilities
6) thoroughfare
1a) population: number and structure
2a) area economic base: service industries and base industries
3a) existing and further land use surveys: existing and planned
4a) physiographic studies: surface and subsurface
5a) recreation and community facilities study: inventory and further requirements
6a) thoroughfare studies: present networks and future requirements
* before goals, objective, and plans can be finalized, the agency has to look at the past, present situation, and what projections indicate future.
Population and its geographic distribution are major bases of comprehensive planning. Population studies are the most basic and most important. (composition of the population, number of households and approximate incomes, number and locations of different ethnic groups, occupation of residents, and education level. Predictions can be made in the future with this demographic information. FL 5-10 years in future. Slow growth states lead to 15 - 20 years plan for future growth. Population studies indicate number of new households expected to move into area. Great assistance in estimating for social services for large old population as well as law enforcement, fire fighters, teachers, hospitals, that handle new residents.
Economic base studies analyze the base-industry employment of the area. Base industries attract outside money to the area (film making, citrus industry, fertilizer plants). Service industries have mostly local clients like grocery stores, retail stores, and barber shops. Service industries keep money circulating in the area but do not bring in much outside money. Base studies let you know what type of area you are studying: agricultural, educational, commercial, industrial, tourist oriented. Sometimes an area can boost several economic activities. The more diversified the base the more stable the economy is, contributing to growth and stable property values.
Existing land use studies take into consideration current land use for future land use. What is land being used for today? Is land private or public? Commission does survey of land including detailed map plotting each parcel. Individual lots and tracts can be color coded on the map (indicating current land use). Existing land use patterns predict future land use patterns. Planners say: residential, commercial, industrial, agricultural, special use. Further residential is single-family, one-to-four family, and multi-family. Commercial is neighborhood shopping, community business, professional offices, shopping center, central business district. Industrial is component assembly, light manufacturing, heavy industry, warehousing. Special use is public schools, churches, recreation areas such as national parks and community parks. There is no standard of land-use classification that applies to all parts of each state. Each planning commission or zoning authority may establish any system desired to prevent encroachment of incompatible uses. Once land studies are complete and current uses of individual parcels are accounted for, it is simple to determine # of acres being used for each category. Coordinate this info. with pop. study to develop land use for the future.
Physiographic studies avoid unexpected problems with soil conditions, drainage, soil percolation, load bearing capacity. Physiographic studies describe the physical structure of the land. All various soil types are catalogued then plotted on a map. Each soil type is coded to recommended usage. Some soil types require special pilings or floating foundations. High rise buildings cannot be built on these soil types. Some soils do not drain well -- necessitating special storm drainage systems. Physiographic studies accompanying a map are the best way to determine the highest and best use of a tract of land.
Recreation and community facilities studies should be coordinated with population studies and plan for public and private recreation areas and plotted on a map: parks, beaches, playgrounds, municipal facilities. A relationship can be established to determine what type to be served. When existing community facilities are located and plotted plans can be made for location of appropriate facilities for future growth: (projections) parks, playgrounds, and community recreation facilities to serve the planned residential areas.
Thoroughfare studies identify and predict future traffic and existing traffic circulations. Closely related to population and economic study. Areas with 50,000 people or more required to do thoroughfare study to reflect present and future transportation network. Because cities with more than 50,000 have effective market area outside city limits too, studies must include outside urban areas, which are considered part of the metropolitan market. Thoroughfare studies involve city, county, and state departments and regional planning commissions. Must anticipate ingress and egress traffic flows for future residential and commercial areas still in planning stage, and increased amounts of roadway and pedestrian traffic generated by new residents. Consider the transportation requirements of nearby cities and counties. Because most counties share transportation problems with neighbors, they share the need for joint planning efforts.
When the background studies are completed, the support staff will have provided the commission with the info. in city planning: formulating goals. Before the studies are converted into one single plan, the commission attempts to find out what the people want, what do the residents want? Mail a questionnaire, or insert in local newspaper, hold hearings, or make presentations at social and civic clubs. Identify broad objectives the city would like to achieve. Desires of population must be considered for comprehensive plan to be effective. Why commissions should include members not directly related to developing.
Growth centers:
1) Use the land for its highest and best value and put the max number of properties to achieve the goal on the land
2) Do not put land on a property that will reduce land value to properties around it
3) Reduce present and future growth cost for taxpayers
4) Allow community growth to create a social and economic scene
Today, Florida counties and municipalities must have a master plan that is comprehensive showing future growth of physical development including capital improvements like the river walk on hillsborough river. Comprehensive master plans include future land use, transportation, sanitary sewer and solid waste. Florida concurrency says that before you develop, you must have potable drinking water places, sewage lines for sanitation, and waste treatment facilities in place before you can develop a community. " Many communities have experienced complete curtailment of new construction because of a building moratorium until a new sewage treatment plant, for example, was completed." Curtailment restricts. A moratorium is a temporary restriction. So you have to stop construction if concurrency didn't happen, like adding a sewage plant.
A planning commission works on an unpaid basis. Its members should not consist of only developers. Opinions should be heard from all walks of life, for instance the residents who will buy the homes. Owners have preference and so do developers. One group cannot speak for all groups. Homes, desires, and goals of all should be considered. A member of a planning commission is appointed not elected. The appointers are the legislative body of the city or county ie. a county commissioner. Planning commissions are not standard. Planning commissions are in term longer than the appointing authorities to reduce the obligation to any one single party (political body). Minimizes political influence within planning body. Planning commission is advisory board for city or county. Even though the commissioners plan their word is not final. Commission plans just as police enforce law and fire fighters extinguish flames, but the elected government makes the final decisions based on recommendations from subordinate agencies.
City planning commissions get final authority on approving the subdivision plat map, approving the site plan, and sign control.
1) Subdivision plat approval - a developer creating a subdivision must create a subdivision plat map. Developer not issued building permit until final approval granted by the planning commission. When approved, record in public records and receive building permit.
2) Site plan approval - same purpose as subdivision plat map. Detailed plan of how project to be developed. How traffic and parking dealt with. What impact neighboring properties can expect. Like Erin B. company poisoning residents. Support staff greatly assists planning commission. Painstaking details and wealth of knowledge background when reviewing and checking site plan proposals. Must be in compliance with all physical, economic, and environmental.
3) Sign control - controlling signs minimizes distraction to motorists and eliminates safety hazards at blind corners and lighted signs that blind at night. Aesthetic improvement from sign control welcomed as by-product.
A member of a commission might be expert in own field but not in planning. Planning committee says what type of city residents want in future. Sets goals and provides feasible and alternative plans. Planning commission handles collecting, sorting, analyzing and reporting.
Support staff is full time city or county employees. Staff is college or university trained planners who know how to evaluate city economic base, and know productive sources of info. for population, land use, and support requirements for future growth. Planning support staff collects and refines raw data to develop flexible plans for future growth.
6 types of land use background checks:
1) population
2) area economic base
3) existing land use
4) physiographic
5) recreation and community facilities
6) thoroughfare
1a) population: number and structure
2a) area economic base: service industries and base industries
3a) existing and further land use surveys: existing and planned
4a) physiographic studies: surface and subsurface
5a) recreation and community facilities study: inventory and further requirements
6a) thoroughfare studies: present networks and future requirements
* before goals, objective, and plans can be finalized, the agency has to look at the past, present situation, and what projections indicate future.
Population and its geographic distribution are major bases of comprehensive planning. Population studies are the most basic and most important. (composition of the population, number of households and approximate incomes, number and locations of different ethnic groups, occupation of residents, and education level. Predictions can be made in the future with this demographic information. FL 5-10 years in future. Slow growth states lead to 15 - 20 years plan for future growth. Population studies indicate number of new households expected to move into area. Great assistance in estimating for social services for large old population as well as law enforcement, fire fighters, teachers, hospitals, that handle new residents.
Economic base studies analyze the base-industry employment of the area. Base industries attract outside money to the area (film making, citrus industry, fertilizer plants). Service industries have mostly local clients like grocery stores, retail stores, and barber shops. Service industries keep money circulating in the area but do not bring in much outside money. Base studies let you know what type of area you are studying: agricultural, educational, commercial, industrial, tourist oriented. Sometimes an area can boost several economic activities. The more diversified the base the more stable the economy is, contributing to growth and stable property values.
Existing land use studies take into consideration current land use for future land use. What is land being used for today? Is land private or public? Commission does survey of land including detailed map plotting each parcel. Individual lots and tracts can be color coded on the map (indicating current land use). Existing land use patterns predict future land use patterns. Planners say: residential, commercial, industrial, agricultural, special use. Further residential is single-family, one-to-four family, and multi-family. Commercial is neighborhood shopping, community business, professional offices, shopping center, central business district. Industrial is component assembly, light manufacturing, heavy industry, warehousing. Special use is public schools, churches, recreation areas such as national parks and community parks. There is no standard of land-use classification that applies to all parts of each state. Each planning commission or zoning authority may establish any system desired to prevent encroachment of incompatible uses. Once land studies are complete and current uses of individual parcels are accounted for, it is simple to determine # of acres being used for each category. Coordinate this info. with pop. study to develop land use for the future.
Physiographic studies avoid unexpected problems with soil conditions, drainage, soil percolation, load bearing capacity. Physiographic studies describe the physical structure of the land. All various soil types are catalogued then plotted on a map. Each soil type is coded to recommended usage. Some soil types require special pilings or floating foundations. High rise buildings cannot be built on these soil types. Some soils do not drain well -- necessitating special storm drainage systems. Physiographic studies accompanying a map are the best way to determine the highest and best use of a tract of land.
Recreation and community facilities studies should be coordinated with population studies and plan for public and private recreation areas and plotted on a map: parks, beaches, playgrounds, municipal facilities. A relationship can be established to determine what type to be served. When existing community facilities are located and plotted plans can be made for location of appropriate facilities for future growth: (projections) parks, playgrounds, and community recreation facilities to serve the planned residential areas.
Thoroughfare studies identify and predict future traffic and existing traffic circulations. Closely related to population and economic study. Areas with 50,000 people or more required to do thoroughfare study to reflect present and future transportation network. Because cities with more than 50,000 have effective market area outside city limits too, studies must include outside urban areas, which are considered part of the metropolitan market. Thoroughfare studies involve city, county, and state departments and regional planning commissions. Must anticipate ingress and egress traffic flows for future residential and commercial areas still in planning stage, and increased amounts of roadway and pedestrian traffic generated by new residents. Consider the transportation requirements of nearby cities and counties. Because most counties share transportation problems with neighbors, they share the need for joint planning efforts.
When the background studies are completed, the support staff will have provided the commission with the info. in city planning: formulating goals. Before the studies are converted into one single plan, the commission attempts to find out what the people want, what do the residents want? Mail a questionnaire, or insert in local newspaper, hold hearings, or make presentations at social and civic clubs. Identify broad objectives the city would like to achieve. Desires of population must be considered for comprehensive plan to be effective. Why commissions should include members not directly related to developing.
Past predicts present but past does not predict future because present predicts future.
concurrency
"The provision in Florida's Growth Policy Act that requires water and waste treatment facilities needed to support additional population be in place before new development is allowed."
