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Contents
01 Introduction to Rise City 02
Mayor Allen’s Vision
03
History of Rise City
04
Existing Conditions
05
Community Visioning and Consensus Building
06
Emerging Conditions and Trends
07
Direction Setting Framework
08
Land Suitability Analysis
09
Rise City Proposed Land Use Plan
10
Small Area Plan: Madras Live Work Neighborhood
11
Implementation Plan
Appendix
3
City Council Officials Mayor Nicolle Allen Marcus Cruz Clyde Forrest Justine Henderson (former Council member) Julia Miller Elliott Tucker
Acknowledgements
Planning and Zoning Commission Thalia Cobb Waylon Dalton Gary Graca Jeff Isleman Daniel Yawitz (former Commissioner) Transportation Advisory Board Chris Emrich Abdullah Lang Joanna Shaffer Angela Walker Coordinating Committee Joshua Goldberg Mike Jarvis Mathias Little Eddie Randolph Mariela Stein NOAA’s Coastal Services Center Hadassah Hartman Michael Polan Carla Ray Lia Shelton Jonathan Yu Residents of Rise City 4
Executive Summary
R
ise City is positioned for catalytic change due to an expected population boom. Consequent of the Federal Climate Resiliency Relief Act of 2017, Rise City has been awarded the designation as a Climate Resilient Center, along with other cities in Florida. This network of cities will be expected to coordinate efforts and will gain prominence as resilient communities that mitigate the hazards of climate change while providing civic and economic havens for their residents. Anticipating these changes, and looking internally, Rise City is charged with the task to plan for the future. Current residents have lead the visioning process and they are aware of the opportunities that new neighbors will provide them. On-the-ground community visioning and planning has been organized by Solutions 4 Change. Under the overall objective of planning for growth, this comprehensive plan has actively considered the voices of Rise City residents and an array of officials. Overall guiding principles that were the most commonly shared and evident include the aims to: • Make Rise City more equitable by addressing disparities that residents have experienced for decades, based on lines of race, socio-economic positioning, and geographic location in the city. • Encourage new clusters of development that extend as satellites from the downtown area, allowing for new hubs of activity and residence. • Embrace and reinforce local institutions and community facilities through urban planning and community design. • Focus on industrial growth that provides cleaner and greener jobs with living wages. • Promote sustainability as a common thread in all future developments and policy-making. To properly assess community values and guide the creation of a growth management plan, the following stages were executed by Solutions 4 Change: • Community visioning process • Existing conditions analysis • Policy framework plan • Land suitability analysis These processes created a platform for recommendations and bold visioning that include: • Communitywide Land Use Design (Proposal) • Illustrative small area plan to further detail the implementation of resident goals • Development Management Plan which provides a policy and phasing context for executing the proposed recommendations In total, this plan serves as an impetus for smart growth while providing the flexibility for more contextual resident and stakeholder input. The culminating recommendations should be upheld as actionable guidelines for desired development. 5
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Solutions 4 Change W
e are a planning cooperative that specializes in working with municipalities, townships and communities to create the vision they see for themselves by bringing the skillset, passion and dedication of urban and regional planning to each project we connect with. As a cooperative we value collaboration, transparency, social equity. We work within the context of the realities of climate change and design our solutions with the best science and urban design techniques in mind.
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Our Task
n 2018 we were hired by Mayor Nicole Allen to create a climate resiliency plan in accordance with the Federal Climate Resiliency relief Act of 2017 that authorized 1 trillion dollars in competitive Community Development Block grants for localities willing to act as Climate Resilient Centers. The Mayor of Rise City put together a task force to apply for Federal Funds being administered by HUD and won. Rise City is one of eleven Climate Resilient Centers that have been chosen as a part of this federal initiative and is proud to be a part of a regional approach to comprehensive resiliency planning The City now needs a resiliency plan to be able to accommodate potential growth in the coming years of those communities that have been displaced due to devastating climate events as well as a home for cutting edge climate related research and technology, Solutions 4 Change successfully won a RFP processes to lead the city through this process.
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Situating Rise City in a Regional Context: Climate Change Realities
C
limate change and sea level rise continue to threaten the future of Miami-Dade’s coastline and water supply (Greenprint, 2010). The most recent U.S. National Climate Assessment declared Miami as a city most at risk to effects of sea level rise and climate change (2014). Florida Atlantic University’s methodology for projecting sea level rise predicts that South Florida will see a rise in sea level of about 3-7 inches by 2030 (FAU, 2012), which represents a significant increase from past projections. Now more than ever as we work to build people-centered solutions for living with sea level rise, it is critical that our community demand climate action from our elected leaders. This reality means that thousands of families will be displaced and add to the many thousands that have been impacted by devastating storms like Katrina, Irma, Sandy and Maria.
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02
Mayor’s Vision M
ayor Nicole Allen was elected as a part of a wave of progressive Democrats dedicated to re instilling a sense of faith in government that was lost during the Trump era. She was born and raised in Florida and later went to New Orleans to study for her college degree at Tulane where she experienced the devastation of Hurricane Katrina first hand. This experience propelled her into action and she joined recovery efforts to help place families that had lost everything after the storm. She vowed to make Climate Change and Social Equity central to her career and she moved back home to Rise City to pursue her dreams of running for political office.
MAYOR NICOLE ALLEN
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As Mayor of Rise City, I represent a collective of progressive elected officials that have vowed to adhere to the Paris Climate Agreement. We have won the favor of President elect Michelle Obama for taking the lead in dedicating her time in office to be an innovator in how small cities can too lead the way for climate change solutions. My mayoral platform has a vision to work with all sectors of Rise City to create an example of a model city that designs for a Just Transition Framework. Just Transition is a framework for a fair shift to an economy that is ecologically sustainable, equitable and just for all its members. After centuries of global plunder, the profit-driven, growth-dependent, industrial economy is severely undermining the life support systems of the planet. An economy based on extracting from a finite system faster than the capacity of the system to regenerate will eventually come to an end—either through collapse or through our intentional re-organization. Transition is inevitable. Justice is not. Just Transition strategies were first forged by labor unions and environmental justice groups who saw the need to phase out the industries that were harming workers, community health and the planet, while also providing just pathways for workers into new livelihoods. This original concept of Just Transition was rooted in building alliances between workers in polluting industries and fence-line and frontline communities. Building on that history, Just Transition to us represents a set of aligned strategies to transition whole communities toward thriving economies that provide dignified, productive and ecologically sustainable livelihoods that are governed directly by workers and communities. A Just Transition requires us to build a visionary economy for life in a way that is very diff erent than the economy we are in now. Constructing a visionary economy for life calls for strategies that democratize, decentralize and diversify economic activity while we damper down consumption, and (re)distribute resources and power.1 Just Transition initiatives shift the economy from dirty energy to energy democracy, from funding highways to expanding public transit, from incinerators and landfills to zero waste, from industrial food systems to food sovereignty, from gentrification to community land rights, and from rampant destructive development to ecosystem restoration. Core to a Just Transition is deep democracy in which workers and communities have control over the decisions that affect their daily lives. experiment to create climate adaptive resilient cities that will be willing to grow and expand to meet the needs of displaced climate refugees.
1 - Movement Generation Justice & Ecology Project. (n.d.). FROM BANKS AND TANKS TO COOPERATION AND CARING. Retrieved March 19, 2018, from http://movementgeneration.org/wp-content/uploads/2016/11/JT_booklet_Eng_printspreads.pdf
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03
History of Rise City I
n the 1800s, Rise City was an agrarian community with a small population. The region was a producer of crops such as corn, sugarcane, and cotton. In 1820, Rise City, which was previously known as ‘Edgetown’ was incorporated and registered in the State of Florida. Early settlers lived near the streams, which provided them water as a resource in agriculture. Rise City’s proximity to the sea allowed the region to engage in fisheries, and establish business ties along the sea routes. Presently, Rise City lies in the hundred year flood plain, which has led the Mator to adopt resilient policies for the city. Therefore, the Mayor announced the renaming of ‘Edgetown’ to ‘Rise City’ in 2016.
Figure 1: Corn fields in Rise City (c. 1800) Source: Jacksonville Public Library Archives
The 1850s political situation in the country influenced the community in Rise City. In the country, the northern states benefited from industrialization, while the southern states stayed as an agrarian economy. Rise City saw extensive mobilization within the black community post Civil War in 1865. The community 12
conducted meetings, parades and petitions demanding legal and political rights. Soon after the Civil War, southern states in the country witnessed a rise in black leadership. Rise City has seen several black leaders who have made a significant contribution to its community. The present Mayor Nicole Allen was elected in 2010, who is a respected African American leader. The National Association for the Advancement of Colored People (NAACP) was an active organization in the country post Civil War and during Reconstruction. The organization established hospitals, schools, and higher institutions in the country, aiming to assist the black population. The NAACP established the University of Cardenas in 1870, which is the 2nd largest university in Florida. The university lies fifty miles north of Rise City. The inception of the university welcomed a diverse population and a demand for new amenities. This growth pattern significantly influenced the development in Rise City.
Figure 3: Cornichon corn syrup industry (c. 1880) Source: Jacksonville Public Library Archives
The Edgetown train station was built in 1860, which was followed by the construction of Martha King Senior High School and Michelle Rice Junior High School in its proximi-
Figure 4: University of Cardenas (1870) Source: Jacksonville Public Library Archives
Figure 2: University of Cardenas’ first college for women in graduate studies (1920) Source: Jacksonville Public Library Archives
Figure 5: Edgetown train station (1860) Source: Jacksonville Public Library Archives 13
ty. In 1870, City Hall and Public Library were constructed next to the train station. This area formed the town center. In 1875, Justice Francois bought a piece of land near the train station and proposed a plan for the first industry in Rise City. The plan was approved by Rise City and the industry produced corn syrup product called ‘cornichon.’ The product proliferated in the country, which marked the success of corn syrup industry. Over the decade, several corn related industries grew southwards, which formed Rise City’s industrial belt. The train station was used in transporting goods by the adjacent industries.
idated several official buildings in the downtown area. Community participation was an integral part of this plan. The plan designated housing schemes for five income groups around the Town Center. Green belts were proposed in the housing schemes. The Mayor of Rise City implemented policies which would generate job opportunities in local sector, finance, and technology. The revival policies proved to be successful in providing jobs opportunities for the population, it also witnessed an influx of new residents. In 1970s, he City Hall and the Library buildings were designated as landmarks by Rise City Department of Landmarks Preservation Commission as Rise City’s cultural heritage. The population doubled over the decade and several housing schemes were built in Rise City. During the 1980s, State Senate announced the evacuation of the vulnerable families due to rising sea levels in the southern part of the state. Rise City housed thirty families of climate refugees who were relocated.
In 1920, commercial uses grew around the town center. The University of Cardenas started its first college for women in graduate studies and several women from Rise City were enrolled in graduate studies. Favorable vegetation and weather conditions led to the rise of resorts around Rise City and fostered tourism. The Great Depression affected the corn syrup industries and Rise City experienced a decline in industrial jobs. Studies found that the city was segregated as per income groups. The prevailing community groups initiated measures for the betterment of the existing communities.
1990s experienced an infrastructure boom, several information technology parks grew in the Rise City. Economic opportunities and favorable infrastructure were being created for a global market. Commercial centers grew along the periphery of the city. Capitol Medical Cen-
The first official plan for the Town Center was implemented in the 1930s, which consol-
Figure 6: Rise City Town Center Rendering (1930) Source: Jacksonville Public Library Archives
Figure 7: Rise City Library Building (year built: 1870), a designated landmark in 1970 Source: Jacksonville Public Library Archives 14
ter was established in 1995 on the outskirts of Rise City. The cardiology department of the medical center is renowned across the country and doctors from the University of Cardenas Department of Medicine are employed. The medical center created job opportunities in the healthcare sector. The site for the medical center was chosen in order to cater to patients from the neighboring towns and cities. Moreover, the location of the medical center would be in proximity to the region’s proposed airport, which would be inaugurated in 2025.
Figure 8: Abandoned Edgetown train station (2009) Source: Duval County Planning Department
In May 2008, one hundred households in the southern part of the state were affected by sea level rise. In 2009, Rise City housed the families of climate refugees, and provided new housing scheme, which was designed as per the refugee community’s needs. The State of Florida granted funds for housing and mitigation strategies in Rise City. In 2012, the State categorized Rise City as a favorable site for new housing development, provided that the new housing projects meet the city’s design guidelines which are concerned with resiliency.
Figure 9: Housing Scheme in Rise City for climate refugees (2009) Source: Duval County Planning Department
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Cardenas University first
Corn, sugarcane, & cotton
City Hall and Public Library
college for women in graduate studies
Population doubles over a
c. 1820
1870
1920
1950
Rise City was registered in the State of Florida
1860 Edgetown Train Station Martha King Senior HS Michelle Rice Junior HS
NAACP establishes University of Cardenas
1865
1875
decade, and new housing schemes are built
c. 1920
Rise in black Corn Syrup leadership industry post Civil War ‘cornichon’, over the decade forms the industrial belt southwards
History of Rise City laid out as a Timeline 16
1980
The Great Depression affected the Rise City houses corn syrup industries and a decline thirty families in jobs. of climate Studies found that the city was segregated as per income groups
refugees from the State
Capitol Medical Center was established in 1995 on the outskirts creating job opportunities
Rise City adopts first zoning ordinance
1990
2005
Nicole Allen elected as the first woman Mayor in Rise City
2010
Rise City reopens the Train Station
2013
2000
2009
2012
Rise City undertakes revival of closed industries
Housing Scheme for 100 climate
Increased property values increase
State of Florida
The State categorizes Rise Rise City wins the City as a favorable site for Climate Resiliency new housing development, relief Act Funding provided that the new housing projects meet the city’s design guidelines which are concerned with resiliency
refugee families in Rise City. The grants funds for housing
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2017
04
Existing Conditions O
ver the last year, since being awarded funding and designation as a Climate Resilient Center community, Mayor Allen’s office has mobilized Rise City to critically evaluate what strengths and challenges must be considered in planning for the future. This is a major contrast to what has been a historical lack of conversation and investment in Rise City about sustainability and climate adaptability framing. Climate change related goals for Rise City are twofold: To both be a more sustainable city in general, but also to carefully plan how it can best expand social and physical infrastructures for a growing population. Rise City’s expected growth is largely in response to residents that are relocating because of climate change challenges in Florida, as well as the larger Gulf Coast region. While climate change will continue to have major impact on countless communities in the Gulf Coast region, Rise City aspires to embrace its geography, built environment, and industry, in order to be a safe and livable community for all residents into the future. These existing conditions lead to a direction setting framework that will eventually pivot to key recommendations.
Snapshot of Rise City
this is starting to change due to state and regional trends. The population of Rise Township is expected to double by 2038.
R
ise City has a current population of 10,000 people within its city limits. The immediately surrounding township has an additional 1,000 residents, making for a total population of 11,000. Located in the northeastern area of Florida, Rise City is thirty miles directly east of Sriramville (population 250,000) and forty-five miles southeast of Jacksonville (population 880,000). Fifty miles directly north of Rise City is Cardenas with a population of 50,000. Historically, there has been little migration to Rise City from these area cities but
Rise City’s limits is a square: 3.5 miles on each side. In total, the land area of Rise City is 12.25 square miles. Within Rise City there are 23 planning districts that are broken into two separate tiers: A central core area of the City with districts one through seven, and a commonly referred to as “fringe” area with districts eight through twenty three. Within the City limits, there are five square miles of planning area that are not under any land use management jurisdiction. In other words, 18
Map 3: Relevant Rise City Areas of Analysis, 2018] Source: Rise City Department of Planning, 2018 19
Map 4: Developed Land in Rise City by District, 2018 Source: Rise City Department of Planning, 2018 20
Map 5: Rise City: Distribution of Socioeconomic Conditions, 2018 Source: ACS 5-Year Estimates, 2012-2017 21
these five square acres of land are not currently zoned.
Table 2: Rise City Race & Ethnicity Demographics, 2018 One Race 98% White 55% Black or African American 33% Hispanic or La�no 6% American Indian and Alaska Na�ve 1% Asian 2% Na�ve Hawaiin & Other Pacific Islander 0% Some other race 1% Two or more races 2%
Looking to the larger Rise Township area, outside of Rise City limits, there is an additional total of 4.75 square miles of land that Rise City has planning jurisdiction over. Although not within its city limits, this is land for extraterritorial planning and growth management that Rise City can consider for future land use needs. The central city districts (one through seven) comprise the incorporated city area of Rise City. This fringe area of the city is three and a half times larger than the central area.
Sourc e: ACS 5 -Year es�mates, 2 0 1 2 -2 0 1 7
must be considered alongside the city’s conditions.
A. Land Use & Zoning
S
eventy percent of land in central Rise city has been developed, compared to seven percent of land in the fringe area. Zoning and land use provide an analysis to show the stark differences between these two areas of the city and to begin to imagine where future growth can best occur. Note that the percentage of vacant land refers to land that has not been developed: 28 percent in Central Rise City and 91 percent in the Fringe Area.
Key Demographic Information
T
ables 1 and 2 provide an overview of key Rise City demographic information. While the median household income is $44,000, a look at the socioeconomic status distribution map shows that historical segregation patterns still manifest today in the city. For example, the upper-middle socioeconomic area of the city is 90 percent white and has an average household median income of $55,000. Contrasting this is the lowest income area in the southeastern portion of the city. In this area, 83 percent of the residents identify as black or African American and the median household income here is $37,000. Such demographic information is an important lens through which existing conditions of Rise City Table 1: Rise City Popula�on Data Current (2018) Popula�on In the township In the Rise City planning Area Current Number of Households In the Township In the Rise City planning area Current average household size Median household income Propor�on of households below poverty level Township popula�on projected for 2028 Popula�on growth projected for 2018-2023 Popula�on growth projected for 2023-2028 Popula�on growth projected for 2028-2038 Sourc e: ACS 5 -Year es�mates, 2 0 1 2 -2 0 1 7
Zoning
T
Altough Rise City has implemented zoning, it is a system that can be improved to enable smarter growth. Much of the fringe area has been zoned as low-density residential with a few commercial clusters in the north and west. In the central districts of Rise City, high density residential zoning leads into the core downtown area which is characterized by commercial zoning. Industrial zoning spans as a corridor from the western edge
11,000 10,000
$
3,800 3,500 2.9 44,000 12.50% 22,000 2,500 3,000 5,500
Table 3 Land Distribu�on Pa�erns in Rise City, 2018 Exis�ng Land Use Acreage, in 2018 Total No. of Districts Total Land Total Developed Land Total Vacant Land Percentage of Vacant Land
Central City Fringe Area 7 16 1696 6110 1195 428 477 5583 28% 91%
Sourc e: Department of Town P lanning, Rise City, 2 0 1 8
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Map 6: Rise City: Zoning, 2018 Source: Department of Town Planning, Rise City 2018 23
Map 7: Rise City: Land Use, 2018 Source: Department of Town Planning, Rise City 2018 24
Table 4 Land Distribu�on Pa�erns in Rise City, 2018 Exis�ng Land Use Acreage, in 2018 Total Land
Residen�al Industrial Commercial Community Recrea�onal Other Transport. Total Facili�es (Medical) Developed
Water
Vacant
Centra l City Subtotal
1,696
611 36%
128 8%
74 4%
72 4%
77 5%
17 1%
216 13%
1,195 70%
26 2%
477 28%
Subtotal
6,110
217 4%
0 0%
0 0%
0 0%
0 0%
0 0%
211 3%
428 7%
99 2%
5,583 91%
Total
7,806
828 11%
128 2%
74 1%
72 1%
77 1%
17 0%
427 5%
1,623 21%
125 2%
6,060 78%
Fring e Area
Sourc e: Department of Town P lanning, Rise City, 2 0 1 8
of downtown, along the train tracks further south, as well as an adjacent cluster to the east.
are the housing typology that drove much of this housing increase. All development that took place in the fringe area over the last ten years was for single family detached homes, as there were no apartments or multifamily housing structures built.
Land Use
R
esidential use comprises a total of 11 percent of Rise City’s land (by acreage). Looking specifically at the central planning districts, residential land use makes up 36 percent of this area. Table 4 illustrates that all industrial, commercial, community facilities, recreational, and medical land uses are found in Central Rise City. The fringe area of Rise City only has land being used for residential purposes, as well as around 200 acres for transportation purposes. Undeveloped and/ or vacant land accounts for 28 percent of the land in Central Rise City but 91 percent in the fringe areas.
There are a few housing typology trends that define Central Rise City, which include: • Multistory apartments are only located in districts one, two, and three • Districts five and six only contain single-family detached dwellings • By housing typology, districts two and three have the most diverse stock ratios • At 945 units, district four has the most dwelling units. This total is composed of a balance of single-family detached homes, row/townhomes, and garden apartments • Single-family detached houses make up nearly 60 percent of housing in the central districts
Residential Single family housing structures account for just over 60 percent of Rise City’s housing while multifamily housing accounts for nearly forty percent. In total, there are 3,700 dwelling units in rise city as of 2018. 1,020 dwellings have been constructed in the past ten years, between 2008 to 2018. This means that twenty eight percent of Rise City homes are ten years old or less. Medium and high density, detached single family homes, as well as garden apartments
Table 5: Housing Data in Rise City, 2018 Type of Dwellings Number Single family, 1-6 du/acre Mul�family, 8-20 du/acre Total House Characteris�cs Vacancy Rate Gross Density Tenure Owner Occupied Renter Occupied Sourc e: ACS 5 -Year es�mates, 2 0 1 2 -2 0 1 7
25
2,300 1,400 3,700 5.4% 4.5 du/acre 55% 45%
Table 6: Residen�al Typology and Acreage Allotment in Rise City, in 2018 Current Stock of Dwellings, Acreage in Residen�al Use, and Net Densi�es by Housing Type, Year 2018 Single Family
Planning District
Detached DUs
a
Acres
Row/Townhouses DUs
Garden
b
Apartments
Acres
DUs
Mul�story Apartments
c
Acres
DUs
Total
Acres
DUs
Acres
Central City Subtotal Percentage
2015 59%
513 84%
625 18%
50 8%
560 16%
36 6%
215 6%
11 2%
3415
611
285 100% 2300
217 100% 730
0 0% 625
0 0% 50
0 0% 560
0 0% 36
0 0% 215
0 0% 11
285
217
3700
828
Fringe Area Subtotal Total Notes:
a. Single-family detached housing could be split into several density classes. b. A�ached housing includes duplexes, townhouses, and row houses. c. Ground-floor and walk-up apartments. Sourc e: Housing Department,Rise City, 2 0 1 8
Housing trends in the Fringe Area includes the following: • Only single-family detached houses are located here (no other housing typology has been built) • A total of 285 dwelling units (single-family homes) make up all the residences here
Additional commercial centers are found on the outer border areas of planning districts four, five, and seven. The total floor area in retail uses for Rise City is 910,000 square feet. Commercial space, broken up by square feet, is as follows: • 637,000 square feet in the central business district (70 percent) • 182,000 square feet in the Westgate Shopping Center on the west side of town (20 percent) • 91,000 square feet found elsewhere in the city, scattered (10 percent)
In regards to tenure, 55 percent of Rise city homes are owner occupied while 45 percent are renter occupied. The 2018 vacancy rate stands at five percent, which was calculated by dividing the number of vacant units (200) by the total number of dwellings (3,700).
Nearly all the retail uses in the CBD are for use by the entire Rise City population and the surrounding region, as is the Westgate Shopping Center. With a population projected to double by 2038, it is expected that retail
Commercial The largest retail commercial cluster in Rise City is in the Central Business District. Table 7: Residen�al Growth Pa�erns in Rise City in the last ten years Recent Trends in New Addi�ons to Housing Stock, 2008 to 2018
Planning District
New Construc�on by Housing Type Single Family Detached A�ached Mul�family Percentage of Duplexes, Planning Area Low Density Med. Density High Density Townhouses Garden Mul�story Total Conversions (< 1 DU/acre) (1-3 DU/acre) (3-6 DU/acre) Apts. Apts.
Total Number DUs Added
Total
Centra l City Subtotal
Fring e Area Subtotal Total Percentage by Housing Type
957
93.8%
30
115
225
202
95
215
75
927
63 6.2% 1,020 100.0%
0 30
18 133
32 257
13 215
0 95
0 215
0 75
63 990
100.0%
2.9%
13.0%
25.2%
21.1%
9.3%
21.1%
Source: Housing Department, Rise City, 2018
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7.4% 97.1%
space needs will grow at about the same rate as the population for the township area.
area of Rise City. While manufacturing and other industrial uses have been on the decline, community advocacy has been amassing for industrial retention and new investments, especially given the projected population increase. Much of this land is sprawled and there is opportunity to consolidate uses while adding density to achieve modern manufacturing models.
Population-service office space serves as a second substantial qualifier of commercial land. There is a total of 300,000 square feet of office land in Rise City. Of this total, 240,000 square feet is located in the CBD (80 percent) with much of the rest around the Westgate Shopping Center area. The need for office space is also projected to grow at about the same rate as population growth.
Community Facilities
C
Looking to “other” commercial uses such as headquarters offices, research and development offices, and back-office-type employment and space needs, demand is expected to grow at a much faster rate than the rest of the economy and other commercial space needs. Contrasting retail and population-serving office space, these “other” uses are projected to grow at a faster rate than the population growth.
ommunity facilities currently encompass four percent of land in the central area of Fringe City. As illustrated by Table Six below, the inventory of existing community facilities includes: Three elementary schools, one junior high school, one senior high school, and eight parks that together account for 103 acres of space. District One which contains the CBD contains City Hall, Rise City Courthouse, and a library.
Industrial
Map 8 overlays the community facility map with socioeconomic information, illustrating that the low and lower-middle income areas of Rise City deal with community facility burdens. For example, the town’s two wastewater treatment facilities are located here and they are generally the furthest away from Rise City’s only hospitals which is in the most affluent area of town.
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ndustrial land uses in Rise City have historically been utilized for manufacturing. In its earliest and most substantial wave of manufacturing, Rise City (at that time known as Edgetown) was engaged in corn syrup processing industry. The first industry in Rise City, Cornichon, began in 1880s and by 1920 industrial belt grew along the train station. During the 1950s, Sixty percent of the population in Rise City was employed in corn syrup industry, and accounted for eighty percent of Rise City’s economy.
Given the projected population growth over the next 20 years, the following facility needs are expected: • Three elementary schools on ten acres of land each • Two junior high schools on twenty acres each • Two community recreation facilities on fifteen acres each
Industrial land use mirrors industrial zoning and spans as a corridor just outside the CBD, down to the southern corner of planning district four. Industrial land use today is perhaps less industrious and active than it once was, but it still forms a distinct an important 27
Map 8: Rise City: Existing Community Facilities, Overlaid with Socioeconomic Conditions, 2018 Source: Department of Town Planning, Rise City 2018 28
Table 8: Exisitng Community Facili�es Sta�s�cs, Rise City, 2018 Exis�ng Community Facili�es Area Alloca�on, Year 2005 Planning District
Elementary School
Junior High School Number 0 0
Acres
Number 0 0
Parks with Rec. Facili�es
1
Number 0
2 3 4 5
0 1 1 0
0 7 9 0
0 0 0 0
0 0 0 0
0 0 0 1
0 0 0 16
0 2 1 1
1 0 3 Total a. Includes a 26-acre lake.
6 0 22
0 1 1
0 10 10
0 0 1
0 0 16
2 2 8
6 7
Acres
Senior High School Acres
Number 0 0
Other
Acres
Facility 0 City Hall Courthouse Library 0 Sewage Plant 22 12 Nursing Home 8 Hospital
53a 8 Sewage Plant 103
Acres 3 7 2 6 0 6 11 0 8 43
Sourc e: Department of Town P lanning, Rise City, 2 0 1 8
Additionally, a recent announcement from Cantrell Memorial Hospital in Rise City has projected that an expansion project will begin in 2021 and will increase certain ambulatory care services. Overall, capacity for a growing population will be addressed in this expansion.
water bodies and water systems in the Rise City include: A natural water reservoir directly to the north of the city which supplies most of the drinking water for residents, and two smaller lakes within close proximity to the central Rise City area that are valued by residents for their recreational purposes. These lakes include Lake Moto to the North and Lake Begonia to the southwest.
Rise City residents take a great deal of pride in their community parks. The city’s parks include both active and passive recreational opportunities for residents, several of which are located on the water. For example, Heddy Park is located on the southern shore of Lake Moto and Two Pines Park serves as a greenway park with trails along Boots Creek in district three. While access to parks and greenspace is not an issue for many residents, it is notable that there are more spatially distributed parks in the western districts of central Rise City. Lower income areas that constitute the eastern districts have overall less park space.
Various streams are also an integral part of Rise City’s ecology. Most notable, and in contact with residents are streams that flow from an eastern source and branch around the central area of Rise City. In regards to flooding, these particular streams are of most concern to residents and structures in the area as there are various developments in the route of the floodplain that they create. Environmental Hazards Two environmental hazard types are depicted in Maps 10 and 11: The 100 year floodplain as well as slope conditions.
B. Area Geography and Ecology Water Bodies and Systems Rise City is located fifty-five miles inland from the Atlantic Ocean. Locally, the defining
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Slope conditions are a major qualifier to consider in the decision of where future develop should occur. Slope conditions with a
Map 9: Rise City: Water Bodies Source: Department of Town Planning, Rise City 2018 30
Map 10: Rise City: Slope Conditions, 2018 Source: Department of Town Planning, Rise City 2018 31
Map 11: Rise City: 100-Year Flood-plains, 2018 Source: Department of Town Planning, Rise City 2018 32
Map 12: Rise City: Existing Development in 100-Year Flood-plain , 2018 Source: Department of Town Planning, Rise City 2018 33
Map 13: Rise City: Prime Agricultural Land , 2018 Source: Department of Town Planning, Rise City 2018 34
Map 14: Rise City: Distinct Vegetative Communities, 2018 Source: Department of Town Planning, Rise City 2018 35
communities. These three distinct ecosystems that allow for different plant and animal life are Pine flatwoods, sandhills, and wetland swamps & hydric hammocks. While expansive acreage of these ecosystems can be found in the township area, Rise City itself has a portion of sandhills in its southwest corner and a small portion of pine flatwoods in its northeast corner.
drastically increase the land vulnerability to events such as landslides. Such slope grades, at or above 15 percent, can be found around Rise City in various pockets. The streams in and around Rise City add to the idyllic character of the area, as well as its ecological richness. However, they present major flooding challenges through the vulnerability that they create for residents and property. The topography of the land in which Rise City is situated puts it at a slight elevation that helps to minimize the area’s flooding risk. County-wide, the share of housing units that are in the 100 and 500-year floodplains is less than 5%.
C. Local Economy and Employment
T
able 9 demonstrates the current and projected 2038 key employment breakdowns by sector for Rise City. Manufacturing is and will remain the largest source of employment for residents of Rise City. However, the sector’s growth is not expected to grow at the same rate as the population. This trend is similar for wholesale trade. Contrasting these two sectors, the other sectors are all projected to grow at a rate that matches or exceeds the rate of population growth.
There are a considerable amount of existing developments in the 100 year floodplain, which is demonstrated in maps 11. Nearly 30 percent of existing development is in the flood-plain (see Map 12). Out of these 380 acres, about 40 percent are residential. Such information can be used as a guide to curtail further development in these vulnerable areas.
While there are currently no jobs in the Agricultural, Forestry, and Fisheries sector or the Construction sector, both of these are expected to form a small employment base. Construction jobs are expected to be generated through the city’s growth-related development while agricultural jobs are projected to rise based on a new emphasis of local food systems and agriculture.
Agriculture and Vegetation Currently, there is no land use devoted to formal agricultural purposes in Rise City, however, two major monoculture crop farms are located in the northern township: one producing citrus (oranges) and the other producing melons. Historically, agricultural land within rise city has been used for these crops as well. Map 13 demonstrates the availability of prime agricultural land throughout the township and directly within Rise City. Considering the desire for sustainability and a just transition for the community, there is land opportunity for Rise City and the township to pursue agricultural endeavors and investments.
The current estimates on employment densities by sector can be found in Table 10 below.
Other key ecological characteristics of the area include three distinct plant/vegetative 36
In 2012, food processing industries accounted for more than fifty percent of Rise City’s economy. Today, nearly 30 percent of jobs in Rise City are in the manufacturing sector demonstrating the sharp decline of manufacturing jobs specifically in the food processing industry. Ad hoc industries have filled in some of the gaps of jobs that were lost to food
Table 9 Sector-wide Job Characteris�cs Detailed Key Employment contribu�on in Rise City SIC Industry Year 2018 Growth Year 2038 A Agriculture, Forestry, Fisheries 0 200 200 B Mining 0 0 0 C Construc�on 0 350 350 D Manufacturing 1,500 800 2,300 E Transporta�on and Public Facili�es 0 30 30 F Wholesale trade 800 500 1,300 G Retail Trade 1,000 1,000 2,000 H Finance and Insurance 100 400 500 I Services 950 1,170 2,120 J Unclassified 0 0 0 Federal/State Government 0 0 0 Local Government 910 1,090 2,200 Total 5,260 5,540 10,800 Source: Bureau of Labor Sta�s�cs, United States, 2018
processing, however, many of these businesses are precarious and not anchored strongly in Rise City.
as Rise City’s prominence builds in the region. Overall, the local economy is expected to be shaped by three main forces: ● Rise City’s status as a Climate Resilient Center will draw national speculation for companies that are focused on green technologies and sustainable manufacturing ● A more prominent and expanded Cantrell Memorial Hospital will draw new medical professionals as well as jobs for hospital operations ● The emphasis on bringing agricultural initiatives and farming back to Rise City is expected to bring about more sustainable and modern food processing initiatives that are a departure from a sole reliance on corn syrup production which is not a local crop These trends will be a direct impetus for population growth, which will in turn support the need for new jobs in retail, local government, and construction.
The just transition goals and framework held highly but Mayor Allen and the community is a driving force that is expected to revive and reconfigure the local economy and the types of jobs that are available to residents. This reconfiguration will form around jobs that are ecologically sustainable, constitute healthy workplaces with livable wages, and models that support worker governance and voices. While the growth of manufacturing is not projected to be at the same rate as population growth, it will indeed produce new jobs while also stabilizing the existing manufacturing base to be more in line with just transition goals. Beyond our 2038 projections, the manufacturing sector is expected to increase rapidly
Table 10 Current Approximate Employment Densi�es in Rise City, 2018 Industry (employee/acre) Manufacturing and wholesale 20 Retail and office – central business district (CBD) 55 Retail and Office – shopping centers, other 15 Government and Other – CBD location 25 Government and other- Outside CBD 10 Source: Bureau of Labor Sta�s�cs, United States, 2018
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D. Transportation & Utility Infrastructure
way 471 runs along the lower half of the town and is used daily by most commuters and residents travelling to/from the area. The second arterial transit infrastructure in Rise City is a rail line that runs north-south through the city, with a central train station located in the CBD area. This train line was initially built for freight but was incorporated into Amtrak’s passenger rail system in 1972 and continues to serve as a passenger rail line. While the station was closed for a period of ten years from 19922002 it has been restored even though it is not heavily used by residents.
Transportation ise City residents largely dependent on automobiles for daily transit. While this dependency has various influencing factors, it is notably marked by the lack of a reliable, comprehensive mass transit system. There is one bus that operates on a northsouth loop schedule, from planning districts eight to thirteen. This is currently serviced by a single bus that has a total of five trips per day, which makes this system feel more like a shuttle. Since this bus operation was implemented largely to connect pockets of residential neighborhoods to the CBD, there have long been complaints of there not being a means to better connect residents to services and other community amenities. This is especially a challenge for residents of lower socio-economic statuses who may also not have cars or whom depend on one car per family unit.
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Also notable is that there are no current accommodations for bicycle street traffic. Street width and extra sidewalk space, even in the CBD, would allow for the provision of bicycle lanes but this is not an existing infrastructure. Pedestrian sidewalks are part of the CBD streetscape and most areas of Central Rise City. However, there is no significant sidewalk infrastructure in the fringe areas.
Connecting Rise City to the region, High-
Table 11: Informa�on about Wastewater Treatment Plan, Rise City, 2018 Wastewater Treatment Plant Capaci�es based on Exis�ng Infrastructure North Creek Plant South Creek Plant (Planning District (Planning District 1,5,6,7) 1,2,3,4) Present Capacity Amount of Wastewater 1.2 m.g.d 1.0 m.g.d Equivalent Popula�on₁ 9600 8000 Size of Present Service District Acreage 773₂ 963₃ Popula�on 3800 5500 Size of Poten�al Service District Acreage Buildout Popula�on₆ 1660₄ 2126₅ Future 9000 10900 Exis�ng 3800 5500 Total 12800 16400 Implied Required Capacity of Plant at Build Out 1.6 m.g.d 2.1 m.g.d Sourc e: Department of Town P lanning, Rise City 2 0 1 8 1 Ca l cul a ted a t 125 ga l l ons per ca pi ta per da y. 2 Approx. s um of a cres : pl a nni ng di s tri cts 5, 6, 7 + pa rt of pl a nni ng di s tri ct 1. 3 Approx. s um of a cres : pl a nni ng di s tri cts 2, 3, 4 + pa rt of pl a nni ng di s tri ct 1. 4 Approx. s um of a cres : 733 + pl a nni ng di s tri cts 8, 16 + pa rt of pl a nni ng di s tri ct 15. 5 Approx. s um of a cres : 963 + pl a nni ng di s tri cts 12, 13, 14 + pa rt of pl a nni ng di s tri ct 15. Ca l cul a ted a s though en� re s ewer s hed were bui l t out a t the exi s � ng ci tywi de gros s dens i ty of Ri s e Ci ty, whi ch i s 2.8 dwel l i ngs per a cre. It a l s o a s s umes con� nua � on of the current hous ehol d s i ze of 2.9, a nd a s s umes a 5 percent of va ca ncy ra te. Cha nges i n a ny of thes e a s s ump� ons wi l l cha nge the bui l d6 out popul a � on ca pa ci ty a nd i mpl i ed requi red ca pa ci ty of the wa s tewa ter trea tment pl a nts a t bui l tout. The ci tywi de gros s dens i ty a l l ows for commerci a l , i ndus tri a l , a nd mi xed-us e devel opment a s wel l a s open s pa ce a nd communi ty fa ci l i � es i n the s a me propor� ons a s now exi s ts i n Ri s e Ci ty.
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Map 15: Rise City: Existing Sewer Lines, 2018 Source: Department of Town Planning, Rise City 2018 39
Map 16: Rise City: Soil Conditions: Percolation, 2018 Source: Department of Town Planning, Rise City 2018 40
both located in lowest socioeconomic areas of the city and are both aging infrastructure. The North Creek Plant services planning districts one, five, six, and seven. The South Creek Plant services districts one, two, three, and four. The capacity of the North Creek plant is slightly higher and it serves over a thousand more residents on a daily basis. Built in 1962, this plant is twenty years older than South Creek and its conditions will likely need addressed within the next five years. Demonstrating the concerns for added development to Rise City, Table nine presents the present capacity as well as the implied required capacity of each plant at their build out. In summary, the North Creek Plant is at a 1.2 m.g.d. present capacity of its 1.6 m.g.d implied required capacity. The South Creek Plant is currently at a 1.0 m.g.d capacity and has an implied required capacity of 2.1 m.g.d. The North Creek Plant is nearing its maximum capacity while the South Creek Plant has more opporunity to add additional service.
Existing Sewer Lines
T
he extent of existing sewer lines is of critical importance when considering how and where new development in Rise City can happen. Map 15 illustrates where these existing lines are. It is most notable that they are only located in the Central districts. New development away from existing lines will have to balance the options of building new lines or relying solely on septic tank systems. In the case of septic systems, soil percolation must be considered. Map 16 shows areas in red that have poor soil percolation. The importance of this is that such areas are not suitable locations for septic tanks. If development were to happen in such areas, extended sewer lines would be essential.Wastewater Treatment Plants. Wastewater Treatment Plants
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ise City has two wastewater treatment plants, as demonstrated by the community facilities map. It is notable that they are
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Community Vision and Consensus Building M
ayor has formed steering committee comprised of local elected officials, public agencies, community groups, anchor institutions, labor and residents to oversee the creation of the comprehensive plan. She launched an 18 month planning process in which she hires Solutions 4 Change to co-design and facilitate.
• Labor unions • Block associations • Department of education From those listening tours, Solutions 4 Change derived a comprehensive community survey that was translated into the five languages represented amongst the city population. Based upon this data, Solutions 4 Change created a participatory planning process which included over 50 sessions with key stakeholder over the course of the 18 months. The Direction Setting Framework was revised based upon the input, knowledge and expertise of the local community in addition to the data gathered during the existing conditions analysis.
Solutions 4 Change partnered with local organizations and community leaders to host a series of preliminary community town halls and listening sessions as data to help shape the planning process. The following were groups engaged in the town halls: • Chamber of Commerce • Rise City Black lives matter chapter • Rise City Immigration Coalition • Rise City Boys and Girls Club • RISE UP Community Development Corporation • Cultural groups
The following concerns were raised by a majority of the residents during the town halls and Phase 1 of the participatory process: • Lack of permanent affordable housing, 42
Phase 1
Phase 2
Phase 3
(months 1-6)
(months 6-12)
(months12-18)
• Rise City Focus Groups (23) • Rise City Community Charrettes to produce alternative planning scenarios (6) • Solutions 4 Change documents all feedback and presents initial recommendations and exiting conditions to Steering Committee
• Draft Rise City Resiliency Plan Feedback Sessions (15 sessions in total) • Final Presentation of Rise City Resiliency Plan to Planning Committee with incorporated feedback and objections • Final Recommendations presented to Rise City Stakeholders ( 6 sessions)
• Rise City Community Town Halls ( 7 in total) • Community Surveys (2,000 completed) • Solutions 4 Change to conduct existing conditions analysis
Participatory Planning Process Source: Solutions 4 Change Planning Cooperative socioeconomic and geographic backgrounds. The following emerged as community vision and priorities during Phase 2 of the planning process : Rise City will be an inclusive, equitable and sustainable city. We will plan with the most sophisticated analysis of the potential impacts from Climate Change and we prioritize the following: • Principles of social, racial and economic equity • Innovator and Leader for Climate adaptation and mitigation techniques and a regional example for small townships • Affordable Housing • Equal and quality Education for all through increased social programs that are public funded • Fair Share of environmental burdens and benefits • Open and Inclusive City • Diversity, Arts and Culture • Non extractive economy • Smart Growth - Development without displacement • A livable, walkable city • Green space and parks
• Lack of educational, recreational and cultural facilities in lower income communities and communities of color, • Decrease in living wage jobs due to a decline in manufacturing, • Declining downtown and commercial district, • Lack of connective transportation, • Lack of social programs to bring all ethnic groups together - there is large disparity in income between white and black populations that need to addressed, • Lack of social programs for youth and elderly, • Concern about influx of new residents from different ethnic , socioeconomic and geographic backgrounds The following were assets the residents highlighted: • Rise City is in an elevated and inland position that protects it from seal level rise, • Neighborhood oriented design in most areas, • Historic Nature of the town and its significant historical relevance , • Lots of new immigrants and influx of new residents from different ethnic , 43
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Emerging Conditions and Trends R
ise City is a community on the brink of a considerable amount of change. Existing conditions, both assets and challenges, are looked at in tandem with the opportunity of growth, investment, and new populace. The following are emerging conditions and trends that help to summarize analysis done via data collection, mapping visualizations, and community participation: • Desire for Climate Resilient Growth Management. There is desire in Rise City to adopt a comprehensive growth management plan with smart growth policies to guide the ways in which housing, commerce, industry, and community facilities are organized and situated for community benefit and liveability, e.g., promoting transit oriented development and density in housing. • Organizing around economic and racial justice. Rise City deals with socio-economic segregation that is both a byproduct and directly related to its racial segregation. While this is not a new trend, the incredible amount of organizing and community mobilizations in the last two years to demand that wealth be redistributed to these parts of the city is work and energy to continue to build off. This is tied to affordability issues with housing, decreased living wage jobs in the City’s manufacturing sector, and educational opportunities. • Aging infrastructure and the need for expanded capacities. The existing sewer system and wastewater treatment plants will need to be invested in to accommodate the expected population growth. Other infrastructure such as transit and streetscapes are in need to better provide for community needs and general livability. • Decline in existing manufacturing sector and a loss of labor union jobs. The existing manufacturing was based on the corn syrup industry and has been in decline for some 44
years. As a result there has been a loss of unionized jobs and had contributed to the economic disparity between the black working class and the predominantly white upper class. â&#x20AC;˘ Moving towards a cleaner and greener economy. It is clear that Rise Cityâ&#x20AC;&#x2122;s designation as a Climate Resilient Center will bring about investments not only from the government, but also from private interests and companies who would like to do business in the area. Rise City wants to embrace the opportunity for a more sustainable economy while also ensuring that companies that move here answer to the needs of residents. â&#x20AC;˘ The need to incorporate natural ecology and ecosystem approaches into land use. Also given the newly awarded Climate Resilient Center status, Rise City has both a desire as well as a duty to carefully approach how it interacts with the natural environment. Components of this include: - Which land will get developed and which areas are to conserved. - How to best evade environmental hazards and risks. - Reconnect with sustainable and local agricultural practices. - Connect residents to nature through open space emphasis.
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Direction Setting Framework Goal 1: Align development and community improvements with growth management goals. Objective 1.1 Create a special zoning commission comprised of a diverse array of local elected officials, public agencies, business, labor and community groups to launch a rezoning study to home on more specific zoning recommendations. Objective 1.2 Encourage development of vacant and underutilized areas. Policy 1.2.1 Distinguish incentives for mixed use developments that take density into account. Objective 1.3 Correlate the pace of new housing development with the growth of the ca pacities of new infrastructure development Policy 1.3.1 Provide developers with options that allow then to build at higher densities in return for creating more affordable units. Policy 1.3.2 Allow for Transfer Development Rights that allow for property owners in conservation and areas deemed unsuitable for development to develop housing in appropriate areas. Objective 1.4 Create Permanent Affordable Housing. Policy 1.4.1 Implement Mandatory Inclusionary Zoning that targets low density areas designated for growth. Goal 2 Create a sustainable and green resource consumption pattern for Rise City. Objective 2.1 Promote a â&#x20AC;&#x153;buy localâ&#x20AC;? procurement policy. Objective 2.2 Increase renewable energy resources. Policy 2.2.1 Requirements and mandates that guide the city to be 100 percent renewable by 2050. Objective 2.3 Encourage the Renewable Economy to take root in Rise City through tax incentives. Policy 2.3.1 Allocate tax abatements for solar panels. Policy 2.3.2 Tax industries that continue to heavily pollute. Objective 2.4 Incentivize local agriculture and farming to promote its return to Rise City 46
Goal 3 Encourage Equitable and Sustainable Infrastructure Development. Objective 3.1 Affordable Housing. Objective 3.2 Transportation. Policy 3.2.1 Create Transit Oriented Development that ensures affordable commercial and residential housing rents. Objective 3.3 Create a 5-year strategic plan for capital improvement that match planned development areas and extend programs to support sustainable development projects. Policy 3.3.1 HUD funded sustainable /green infrastructure fund to support maintenance and new projects. Goal 4 Incorporate Climate Resilience and Adaptation into Social and Physical Planning. Objective 4.1 Facilitate and fund the development of LEED Certified projects. Objective 4.2 Encourage Reuse and rehabilitation of existing buildings. Objective 4.3 Encourage Tax incentives for Developments graded to withstand 100-year storm status. Objective 4.4 Utilize industrial planning to promote a culture and economy of climate resilience and adaptation. Goal 5 Promote Social Equity and Inclusiveness. Objective 5.1 Create performance standards that embed equity metrics for all development. Objective 5.2 Promote an environment of tolerance, diversity, non - violence and fairness in public schools. Objective 5.3 Institute a Fair Share ordinance. Goal 6 Improve Health, Education, and Community Facility Infrastructure. Objective 6.1 Ensure equal access to Health & Education to all Rise City residents. Objective 6.2 Expand health and education facilities to better serve all residents
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08
Land Suitability Analysis L
and in Rise City was evaluated based on its suitability for growth along three initial tiers of classification: land that is already developed, land that should be conserved, and developable land. This process is meant to identify specific locations within the planning area that can best support new land uses2.
and Residential (905 Acres). Before considering conservation land, this leaves 6,258 acres of land that is undeveloped. How can a critical look at undeveloped land be taken into consideration to better understand its suitability to safely house residents and to not disrupt important natural ecosystems? Beyond looking at the simple developed / undeveloped dichotomy of land, a detailed land suitability analysis was conducted in order to determine where it would be safest and most socially valuable for the city to grow. Upholding growth management principles, planning precedents, and community outreach, a list of indicators were considered in this analysis, including:
What land has already been developed? Existing development was highlighted as a means to fully illustrate where there is both vacant and open, undeveloped land. From Rise City data and GIS shapefiles, it is discernible that there are 1,300 acres of land currently developed. This includes: Commerce (71 Acres), Community Facilities (87 Acres), Industrial (121 Acres) Recreational/Parks (112 Acres),
2 - Berke, P., David, G. R., & Kaiser, E. J. (2006). Urban land use planning. Urbana: University of Illinois Press. 48
Map 17: Rise City: Land Suitability Analysis, 2018 Source: Solutions 4 Change Planning Cooperative 49
1. 2. 3. 4. 5. 6. 7. 8. 9.
14 refers to the most well-suited land for development. Map 17 demonstrates this suitability ranking system and the locations of prime land for development. Refer to the appendix 1 to see the “Feature Suitability Weight Value” table for more information on ranking.
Vulnerability to Flooding Forests and Important Ecosystems Topography - Slopes Distance from Sewer System Type of Land - Agricultural Land Soil Percolation Distance from CBD Distance from the Highway Distance from Commercial Center
Plan Scenarios After the initial land suitability analysis, two plan scenarios have been determined as a means to illustrate potential trajectories for Rise City. These two scenarios set the stage to adopt an areawide land policy plan, which will be followed by a set of key objectives and policies that will guide the sustainable, equitable, and community-centric development of the city. Of the two generated scenarios, the first is a “business as usual” model, demonstrating how the city would grow if no intentional planning and policy framework is enacted. The second is the “preferred plan” which is what is proposed here based on the land suitability analysis that has been conducted, as well as community input and feedback.
Note that for the purpose of this analysis, conservation land includes three qualifiers, as being land that is either/or: Forested or ecologically sensitive, in the 100-year floodplain, parcels of land that have slope conditions of greater to or equal to 15 percent. Of the nine indicators, these three were the most conservative in the sense that we recommend no development occurs on these land parcels, which in total account for 20,500 acres in Rise City alone. Also note that in this analysis of conservation, if a Rise City property parcel fell more than 90 percent in land that was deemed as needing to be set aside for conservation, then the entire parcel was automatically marked undevelopable and to be set aside for conservation. For parcels that have ten percent or less of their land in a conservation area, these were deemed as developable. However, mechanisms will later be explored and recommended to ensure that construction does not occur in any vulnerable or ecologically sensitive land that these parcels might include. After applying considerations for conservation, this leaves 3,679 Acres of land available for development within Rise City specifically.
A) “Business as Usual” Mapping has been conducted as a means to simulate what the continued, and doubled in population, growth of Rise City would look like if there were no growth management actions taken. Looking to map 18, it is discernible that leapfrog development has caused clusters that are sporadic and sprawled. Without growth management, developers have full incentive to purchase and build on land that has as little overhead as possible. The main challenges here would be exacerbated by a fringe area that would be an increasing contrast to the character of central Rise City. Here, there is no intention of land conservation, little consideration of ecological disruption, increased reliance on cars to travel further distances, greater challenges for investing in infrastruc-
Following conservation set asides, the remaining land suitability indicators were taken into consideration with the creation of a scale from zero to 14 to indicate how well suited land is for development. On this scale, 50
Map 18: Rise City: Business as Usual Growth Scenario, 2018 Source: Solutions 4 Change Planning Cooperative, 2018 51
Map 19: Rise City: Preferable Growth Scenario, 2018 Source: Solutions 4 Change Planning Cooperative, 2018 52
follows:
B) Preferred Scenario Contrasting the “Business as Usual” scenario, the Preferred Scenario considers where growth should occur in Rise City based on three components: The land suitability analysis, the comprehensive analysis of existing conditions, and community outreach and feedback. The land suitability analysis provided technical data and information as to where development can happen safely, and in a manner that maintains community character. In this analysis, technical data was reinforced by key insight from community members about how they would like their community and neighborhoods to look in the future.
• First Tier: Infill, Up-zoning and Rezoning (19 acres) • Second Tier: Planned Urbanized Tier (870 acres) • Third Tier: First Urban Reserve Tier (507 acres) • Fourth Tier: Second Urban Reserve Tier (875 acres) Focusing new and infill development in these two tiers will allow for construction that is both synchronized with the current character of Rise City, and also combative to tendencies of sprawl. Tiers Three and Four are classified as land that is suitable for development but that should be set aside for expansion beyond the twenty year population projections considered here.
Areawide Land Policy Plan: Preferred Scenario Adoption Growth Management Proposal
Density Projections
Synthesizing data from various sources and producing a multilayered map that takes key indicators of land suitability into consideration has produced a bold vision of an alternative to Rise City’s uncontrolled and sprawled development. This vision is an adoption of the Preferred Scenario. The generated map offers a macro level view and answer to the question of Where should future growth in Rise City occur?
I
n the consideration of land set aside and aggregated into Tiers One and Two, the accomodation of land for 11,000 new residents was taken into account, alongside the question of desired density. Breaking the housing needs of this total down, an estimated average household size of 2.3 was used to project the need for 4,166 new housing units. Please note that in addition to these new housing units, it is also recommended to relocate 200 dwelling units that currently reside within the floodplain. If this is taken into consideration, this brings the total number of new dwelling units to 4,366. • Of the total 121 Industrial Acres, it has been accounted for that a considerable amount of this land is underutilized and can be rezoned easily and safely, for residential use. In this initial look,
Included in this spatial proposal for growth management are four tiers of growth distributions that address the 3,679 acres of land deemed as suitable for development. Of particular focus are nearly 960 acres in tiers one and two that are estimated to have the ability to accommodate the projected doubling in population (please refer to section below on notes about this process). The four tiers3 are as
2 - Berke, P., David, G. R., & Kaiser, E. J. (2006). Urban land use planning. Urbana: University of Illinois Press 53
Table 12: Land Policy Classifica�on System in Rise City, 2018 Land Classes Purposes
Urban
Urban Transi�on
Urban c onserva�on Open spac e (Development Based on S�pulated Guidelines)
Characteris
Infill
To aid in urban revitaliza�on by employing vacant parcels of land within the urban core to increase density. Further, aids in crea�ng livable communi�es by providing stable mixed-use neighborhoods.
Occurs on vacant residen�al and co can be improved readily via develop crea�on.
Upzoning
Increase density within relevant areas to a�ain maximum and appropriate efficiency of land use.
Residen�al and commercial land wh (re)developed to be a higher density allowed for.
Land Use Change
Obsolete manufacturing land parcels that can be rezoned to be u�lized to accommodate growth. Change in pa�erns in the manufacturing industry (moving towards greener and cleaner industries) to facilitate efficiency in land use and area livability.
Land within the town of Rise City th but either vacant or underu�lized.
Avoiding areas of conserva�on, the To establish and encourage a contained corridor of growth transi�on would follow corridors of Tier II - Planned Urbanized that will extend from central Rise City. development in the township, unde Tier III & IV - Urban Reserve To ensure equitable services and infrastructural growth for the sewage drainage area, and agricu all in Rise City. peripheral urban areas.
Development can be considered if p To protect open space and ecologically sensi�ve areas that percent or less of conservation land help linking overall environmental stability, while Leveraging priori�es between exis�n promo�ng a healthy and safe environment. exis�ng sewer lines, highways, etc., a and ownership pa�erns, within ecol
Conserva�on (Absolutely no-build zones)
To prevent exploita�on of ecologically sensi�ve areas that have to be necessarily conserved to protect ecological diversity. Also to serve as a precau�onary measure against natural threats such as flooding and landslides.
Parcels that are constituted by 90 p conservation land. Land parcels that are vulnerable to fl forest or ecological reserves, are on slope grade.
Rural land
To permit low-density development - based on basic service growth pa�erns (Sewer lines), promote/encourage agriculture and add to the percentage of open spaces.
Areas outside of the downtown whe agriculture and that is suitable to ac systems, can be considered as agricu not contain a feature necessary for c
Sourc e: Solu�ons 4 Change P lanning Coopera�ve, 2 0 1 8
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�cs
ommercial land, which pment or other use
which that can be y than was previously
hat is zoned Industrial
Residen�al Popula�on Density
Incorpora�ng high density residen�al and commercial development in vacant parcels within downtown through infill development.
Iden�fy vacant parcels of land to allocate appropriate land uses that can help in revitalizing the core city area by adding addi�onal infill residen�al and services to complement growth.
Increase low and moderate density to high-density (residen�al and commercial development) to accommodate growth.
Ensure that affordability mechanisms are in place for new, larger-scale developments The intensifica�on of zoned parcels would be in the use (e.g., from single family to mul�ple residen�al use), bulk (e.g., from 15,000 sq. Ft. minimum lot size to 7,500 sq. �. - Planned Unit Development), or height (e.g., from 30 �. maximum height to 60 �. maximum). Modernize exis�ng public facili�es. Designate areas for preserva�on.
Promote green industries, tax rebates for industries that modify their manufacturing processes to be more efficient and sustainable. Substan�al land use conversions and rezoning's would Convert obsolete manufacturing units into high density residen�al or pave way for increase in residen�al and mixed land use commercial or service land uses that can complement growth. development, based on loca�on and proximity to services. Where applicable introduce services currently unavailable or in scarce in the town. Designate areas for preserva�on.
growth in urban f exis�ng peripheral Moderate to high density residen�al and commercial eru�lized land outside of development. ultural land in the
parcel contains ten d. Restricted development based on guidelines of growth. ng infrastructure and land parcel shape logically sensi�ve areas.
percent or more of
flood, demarcated as land that is over 15%
ere the soil is apt for ccommodate sep�c ultural land, but does conserva�on.
General Policy
No development.
Linking exis�ng peripheral development of the main city by providing basic public facili�es and increasing commercial and residen�al development along these corridors, where suitable for development.
When building close to highways and corridors of excessive vehicular pollu�on, restric�ons on type of development must be adhered to. Certain land parcels with li�le scope for a healthy residen�al development can accommodate commercial or service and infrastructure land uses. When building on the 500-year flood plain, the restric�ons on type of development must be adhered to. Provide adequate safety measures in such situa�ons. TDR for land owners with land in Conserva�on Lots. No amendments to laws governing development in restricted areas. Where applicable, for the maintenance of ecologically sensi�ve and vulnerable areas certain viable uses that help in protec�on and preserva�on of natural landscape will be promoted. Public access is provided in suitable areas
If the land is suitable and ideal for agriculture, the owner will be given tax incen�ves to maintain the land for agriculture. Addi�onal protec�on from Low density residen�al and commercial based on suitability urban encroachment will be explored. of land for agriculture or other peripheral development. If the land is not suitable for agriculture, soil suitability requirements for sep�c systems will have to be checked in order to incorporate low density residen�al with limited, yet adequate provision of public infrastructure.
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Map 20: Rise City: Growth Management Plan, 2018] [Source: Solutions 4 Change Planning Cooperative, 2018 56
Tab le 1 3 : D en sit y P r o j ec �o n s b y P lan n in g D ist r ic t in R ise C it y , in 2 0 1 8 St o c k o f D w ellin gs, Ac r eage in R esid en �al Use, an d Net D en si�es b y H o u sin g Ty p e, Year 2 0 1 8 P lan n in g D ist r ic t Sin gle Fam ily D et ac h ed a R o w /To w n h o u ses b Gar d en Ap ar t m en t s c Mu l�st o r y Ap ar t m en t s D Us Ac r es D en sit y D Us Ac r es D en sit y D Us Ac r es D en sit y D Us Ac r es D en sit y
To t al D Us
Ac r es
D en sit y
Cen t r a l Cit y
1
3.0
0.5
6.0
1.1 Infill
3.0
0.5
6.0
30.0
5.0
6.0
1.2 Rezoning
77.5
15.5
5.0
160.0
16.0
10.0
270.5
37.0
7.3
2.5
0.5
5.0
10.0
1.0
10.0
15.5
2.0
7.8 7.5
50.0
10.0
5.0
100.0
10.0
10.0
150.0
20.0
30.0
5.0
6.0
25.0
5.0
5.0
50.0
5.0
10.0
105.0
15.0
7.0
2
8.0
1.0
8.0
12.0
1.0
12.0
149.6
8.8
17.0
169.6
10.8
15.7
2.1 Infill
8.0
1.0
8.0
12.0
1.0
12.0
1.3 Upzoning
2.2 Planned Urbanized Tier 51.0
3
17.0
3.0
330.0
30.0
11.0
3.1 Infill 3.2 Planned Urbanized Tier
47.6
2.8
17.0
67.6
4.8
14.1
102.0
6.0
17.0
102.0
6.0
17.0
15.0
1.3
12.0
396.0
48.3
8.2
15.0
1.3
12.0
15.0
1.3
12.0
51.0
17.0
3.0
330.0
30.0
11.0
381.0
47.0
8.1
450.0
90.0
5.0
643.0
58.5
11.0
1,093.0
148.5
7.4
16.0
1.5
11.0
16.0
1.5
11.0
450.0
90.0
5.0
627.0
57.0
11.0
1,077.0
147.0
7.3
16.0
4.0
4.0
41.6
5.2
8.0
57.6
9.2
6.3
5.1 Infill
8.0
2.0
4.0
9.6
1.2
8.0
17.6
3.2
5.5
5.2 Planned Urbanized Tier
8.0
2.0
4.0
32.0
4.0
8.0
40.0
6.0
6.7
6
5.0
1.0
5.0
8.0
1.0
8.0
13.0
2.0
6.5
6.1 Infill
5.0
1.0
5.0
8.0
1.0
8.0
13.0
2.0
6.5
72.0
18.0
4.0
15.0
522.0
52.0
10.0
4
4.1 Infill 4.2 Planned Urbanized Tier 5
6.2 Planned Urbanized Tier 7
240.0
20.0
12.0
210.0
14.0
7.1 Infill 7.2 Planned Urbanized Tier
72.0
18.0
597.0
130.5
4.6 1,060.6 100.7
8
625.0
250.0
2.5
288.0
8.1 Planned Urbanized Tier
625.0
250.0
2.5
288.0
9
225.0
90.0
2.5
Su b t o t al
4.0
240.0
20.0
12.0
210.0
14.0
15.0
522.0
52.0
10.0
10.5
344.5
37.8
9.1
519.6
38.8
13.4 2,521.7
307.7
8.2
48.0
6.0
220.0
20.0
11.0
330.0
22.0
15.0 1,463.0
340.0
4.3
48.0
6.0
220.0
20.0
11.0
330.0
22.0
15.0 1,463.0
340.0
4.3
150.0
25.0
6.0
330.0
30.0
11.0
165.0
11.0
15.0
156.0
5.6
150.0
25.0
6.0
330.0
30.0
11.0
165.0
11.0
15.0
Fr in g e Ar ea
9.1 Planned Urbanized Tier
225.0
90.0
2.5
10
295.0
118.0
2.5
10.1 Planned Urbanized Tier
295.0
118.0
11
132.0
88.0
870.0 870.0
156.0
5.6
295.0
118.0
2.5
2.5
295.0
118.0
2.5
1.5
132.0
88.0
1.5
11.1 Planned Urbanized Tier
132.0
88.0
1.5
132.0
88.0
1.5
12
200.0
100.0
2.0
200.0
100.0
2.0
12.1 Planned Urbanized Tier
200.0
100.0
2.0
200.0
100.0
2.0
13
6.0
6.0
1.0
6.0
6.0
1.0
13.1 Planned Urbanized Tier
6.0
6.0
1.0
6.0
6.0
1.0
16
400.0
400.0
1.0
900.0 150.0
6.0 1,900.0 190.0
10.0
3,200.0
740.0
4.3
16.1 Planned Urbanized Tier
400.0
400.0
1.0
900.0 150.0
6.0 1,900.0 190.0
10.0
3,200.0
740.0
4.3
17
34.0
34.0
1.0
34.0
34.0
1.0
17.1 Planned Urbanized Tier
34.0
34.0
1.0
34.0
34.0
1.0
14
14.1 Planned Urbanized Tier 15
15.1 Planned Urbanized Tier
18
18.1 Planned Urbanized Tier 19
440.0
44.0
10.0
440.0
44.0
10.0
19.1 Planned Urbanized Tier
440.0
44.0
10.0
440.0
44.0
10.0 4.1
20
90.0
90.0
1.0
470.0
47.0
10.0
560.0
137.0
20.1 Planned Urbanized Tier
90.0
90.0
1.0
470.0
47.0
10.0
560.0
137.0
4.1
21
40.0
40.0
1.0
40.0
40.0
1.0
21.1 Planned Urbanized Tier
40.0
40.0
1.0
40.0
40.0
1.0
22
22.1 Planned Urbanized Tier 23
23.1 Planned Urbanized Tier Su b t o t al 2,047.0 1,216.0
1.7 1,338.0 223.0
6.0 3,360.0 331.0
10.2
495.0
33.0
15.0 7,240.0 1,803.0
4.0
To t al 2,644.0 1,346.5
2.0 2,398.6 323.7
7.4 3,704.5 368.8
10.0 1,014.6
71.8
14.1 9,761.7 2,110.7
4.6
Notes:
a. Single-family detached housing could be split into several density classes. b. A�ached housing includes duplexes, townhouses, and row houses. c. Ground-floor and walk-up apartments.
So u r c e: So lu �o n s 4 C h an ge P lan n in g C o o p er a�v e, 2 0 1 8
57
45 acres have been calculated as part of a Table 13 demonstrates these calcularesidential and/or mixed use rezoning. tions. Total acreage available in this • Looking to the option of upzoning in the area was cut in half for density calcuCentral area of Rise City, a conservative lations in order to account for space estimate of 25 acres in District One has that will be devoted to infrastructure, been projected as well-suited land for streets, open space, etc. such a density increase. • For entirely undeveloped land in Tier Using the same density in each area and Two, the character of new development allowing to have higher density districts in density was considered through an anal- the fringe area the number of dwelling units ysis of existing district density conditions. could be up to 8,692 showed in table 14. But in order to calculate the gross density accounting for the space that will be devoted to infrastructure, streets, open space,
Table 14: Density Projec�ons by Planning District in Rise City, in 2018 Stock of Dwellings, Acreage in Residen�al Use, and Single Family Detached a DUs Acres Density
Planning District
Net Densi�es by Housing
Row/Townhouses b DUs Acres Density
Type, Year 2018
Mul�story Apartments Garden Apartments c DUs Acres Density DUs Acres Density
DUs
Total Acres
Density
Centra l City Subtotal
597.0
130.5
4.6
1,060.6
100.7
10.5
344.5
37.8
9.1
519.6
38.8
13.4
2,521.7
307.7
8.2
Subtotal 2,047.0 1,216.0 Total 2,644.0 1,346.5
1.7 2.0
1,338.0 2,398.6
223.0 323.7
6.0 7.4
3,360.0 3,704.5
331.0 368.8
10.2 10.0
495.0 1,014.6
33.0 71.8
15.0 14.1
7,240.0 1,803.0 9,761.7 2,110.7
4.0 4.6
Fring e Area
Notes:
a. Single-family detached housing could be split into several density classes. b. A�ached housing includes duplexes, townhouses, and row houses. c. Ground-floor and walk-up apartments. Sourc e: Solu�ons 4 Change P lanning Coopera�ve, 2 0 1 8
Table 15: Density Projec�ons by Planning District in Rise City, in 2018 Stock of Dwellings, Acreage in Residen�al Use, and Neighborhood Densi�es by Housing Type, Year 2018 Planning District
Single Family Detached a DUs Acres Density
Row/Townhouses b DUs Acres Density
Mul�story Apartments Garden Apartments c DUs Acres Density DUs Acres Density
DUs
Total Acres
Density
Centra l City Subtotal
298.5
130.5
4.6
530.3
100.7
10.5
172.3
37.8
9.1
259.8
38.8
13.4
1,260.8
307.7
8.2
Subtotal 1,023.5 1,216.0 Total 1,322.0 1,346.5
1.7 2.0
669.0 1,199.3
223.0 323.7
6.0 7.4
1,680.0 1,852.3
331.0 368.8
10.2 10.0
247.5 507.3
33.0 71.8
15.0 14.1
3,620.0 1,803.0 4,880.8 2,110.7
4.0 4.6
Fring e Area
Notes:
a. Single-family detached housing could be split into several density classes. b. A�ached housing includes duplexes, townhouses, and row houses. c. Ground-floor and walk-up apartments. Sourc e: Solu�ons 4 Change P lanning Coopera�ve, 2 0 1 8
58
59
09
Communitywide Land Use Design Introduction The community-wide land use design process was driven by the need to accomodate a projected doubling in population. For all land uses, a tier system has been developed in order to phase where and how development occurs. Tier I first addresses infill/upzoning/rezoning that can occur within already developed parcels of land. Tier II, known as the “urbanized tier” will be the first stage of development that will carefully work to extend the fabric and character of Central Rise City outward. This Tier contains a Transit Oriented Development (TOD) area around Cantrell Memorial Hospital. Tier III development will follow and includes two new TOD neighborhoods: one in the northeast area of Rise City, and the other on what will become an extended western portion of Rise City. The newly proposed Atlaco Arts Distrist will be a fourth TOD driven neighborhood that will be completed between tiers II and III. These proposed hubs
are highlighted because they will be nodes of activity as well as the densest centers of new development. In addition to thinking carefully about the spatial distribution of new development, particular principles also guided decisions on how development occurs: • Commerical uses should promote neighborhood character and box stores should be kept to a minimum. • Industrial land use will be extended further south from Central Rise city. The current indsutrial area will largely be rezoned for mixed uses (as illustrate in the small area plan). This will create a corridor of light industry moving further south and becoming heavier. • Residential devleopment densities are encouraged to promote walkability, and to overall shape design that guides nodes of high density.
60
Map 21: Rise City: Growth Management Plan, 2018 [Source: Solutions 4 Change Planning Cooperative, 2018] 61
Description of Land Use Design (Process) Planning Around Desired Density
Density projections were a main determinant of the Rise City land use design process. Table 17 presents the residential density projections by planning district. Please note: • The density projections for future developments are similar to what is currently in Rise city to respect the neighborhood characteristics. This was done intentionally • As explained in section seven, the number of Dwelling Units to needed in the next 20 years are 4,166. Note that this projection is inclusive of people that living in the flood area and would be relocated eventually, causing the need for an additional 200 housing units (150 Acres of people living in the flood zone). • Using neighborhood density we would be adding a total of 4,880 dwelling units not only projecting for the next 20 years. • Density in Central City is going to increase from 5.6 (current density) to 8.2. • Given this plan, the overall density of the fringe area will change from 1.3 to 4. • Given the total allocation of residential land use that this plan will generate, we anticipate there being a nine percent vacancy rate. • Figures 10-14 are illustrative of how proper density can be design to promote connected and walkable neighborhoods.
Figure 10: 2.2 DU per Acre, Dallas, Tx.
Figure 11: 4.4 DU per Acre, Davis, Ca.
Table 16 Land Distribu�on Pa�erns in Rise City, 2018 Exis�ng Land Use Acreage, in 2018 Total Land
Exis�ng
7,808
Proposed**
7,808
Total
7,808
Residen�al
Industrial
Commercial Community Recrea�onal Facili�es
Medical Services
Total Developed
828 11% 2,083 27%
128 2% 52 1%
74 1% 450 6%
72 1% 180 2%
77 1% 1,184 15%
17 0% 15 0%
1,196 15% 3,964 51%
2,911 37%
180 2%
524 7%
252 3%
1,261 16%
32 0%
5,160 66%
Sourc e: Department of Town P lanning, Rise City, 2 0 1 8 **Streets are not c onsidered in the proposed ac reage, neigborhood densi�es will be used to c ounter the ac reage needed.
62
Map 22: Rise City: Land Use Plan, 2018 [Source: Solutions 4 Change Planning Cooperative, 2018] 63
• As Mentioned, four TOD developments have been recommended in order to create nodes of denser urban fabric. These will be conceived of as sattellites to downtown Rise City. Not only will these nodes help promote smart growth but they will also contain businesses, services, and community facilities in order to prevent the need for residents to travel across Rise City for needs to be met.
Planning Around Communtiy Facilities Existing community facilities have been embraced as centers of civic life to further bolster and plan around. While this is the case especially for Rise City schools, Cantrell Memorial Hospital’s expansion also provides great opportunity for bordering commercial and residential growth.
Figure 12: 8.6 DU per Acre, Tampa, Fl.
The provision of new schools were also embraced as opportunities to intentionally plan neighborhoods around. Three of the four new TOD’s prominently contain new schools and it is recommended that that contextual design bordering these facilities embraces opportunity for community benefit and use whenever possible. Size standards for both elementary and junior high schools were taken into consideration with the sites that these facilities have been recommended to be built on1.
Figure 13: 12.3 DU per Acre, Camden, NJ.
In order to address issues of capacity, a new wastewater treatment plant has been planned in western Rise City. The site of this new facility is expected to take up ten acres, similar to the existing two treatment plants. Please refer to table 16 for existing and proposed allocations of land uses in Rise City. Figure 14: 18.4 DU per Acre, Dorchester, MA 1 - R. Berke Philip and David R Godschalk “Communitywide land use design.” Urban Land Use Planning. University of Illinois Press. 2006.
64
The Role of Transit Map 22 displays a proposed Bus Rapid Transit system for Rise City to Implement. The current bus line in Rise City is incredibly insufficient. The projected population increase, met with smart growth design, provides an opportunity to invest in such a system. Planning for this bus route goes hand-in-hand with TOD development, connecting residents to where they work, and promoting general accessibility. Increasing Open Space and Recreational Land Table 16 shows the dramatic increase of proposed recreational space in Rise City. Whereas there is a larger agenda for massive amounts of land to become conversation, particular acreage was chosen for recreational access. This distinction can be made on Map 22. Primary areas of new recreational space include:
Map 23: Rise City: Transportation Plan, 2018 [Source: Solutions 4 Change Planning Cooperative, 2018]
• Along Highway 471 to act as a buffer between residential areas. This extends from existing recreational land. • Land that falls within the floodplain and will be phased out of residential use. Since much of this land is within Central Rise or is accessible to many residents, there is great opportunity for this to be designated for recreational purposes.
Special Districts Two proposed Special District are incorporated into this plan: • Atlaco Arts District - The Atlaco Arts District will intentionally provide zoning to acommodate live/work spaces for artists as well as a number of public-facing galleries and venues. Community stakeholders will largely be involved with programmatic efforts that contextualize activity here. • Madras Industrial Neighborhood - This area was chosen as a small area plan for the importance that it holds for Rise City’s future. Here, new typologies of industrial and manufacturing activity will co-exist alongside residential development. This plan follows in Chapter Ten. 65
Table 1 7 : Neighborhood Density P rojec �ons by P lanning Distric t in Rise City, in 2 0 1 8 Stoc k of Dwellings, Ac reage in Residen�al Use, and Neighborhood Densi�es by Housing Type, Year 2 0 1 8 P lanning Single Family Detac hed a Row/Townhouses b Garden Apartments c Mul�story Apartments Distric t DUs Ac res Density DUs Ac res Density DUs Ac res Density DUs Ac res Density DUs
Total Ac res Density
Centra l City 1 2 3 4 5 6 7 Subtotal
1.5
0.5
6.0
25.5 225.0 8.0 2.5 36.0 298.5
17.0 90.0 4.0 1.0 18.0 130.5
3.0 5.0 4.0 5.0 4.0 4.6
15.0 4.0 165.0 321.5 20.8 4.0
5.0 1.0 30.0 58.5 5.2 1.0
6.0 8.0 11.0 11.0 8.0 8.0
530.3 100.7
10.5
38.8 6.0 7.5
15.5 1.0 1.3
5.0 12.0 12.0
80.0 74.8
16.0 8.8
120.0 172.3
20.0 37.8
12.0 9.1
105.0 259.8
11.0 11.0
165.0 82.5
10.0 17.0
14.0 38.8
135.3 84.8 198.0 546.5 28.8 6.5 15.0 261.0 13.4 1,260.8
37.0 10.8 48.3 148.5 9.2 2.0 52.0 307.7
7.3 15.7 8.2 7.4 6.3 6.5 10.0 8.2
22.0 11.0
15.0 15.0
731.5 435.0 147.5 66.0 100.0 3.0
340.0 156.0 118.0 88.0 100.0 6.0
4.3 5.6 2.5 1.5 2.0 1.0
10.0
1,600.0 17.0
740.0 34.0
4.3 1.0
10.0 10.0
220.0 280.0 20.0
44.0 137.0 40.0
10.0 4.1 1.0
15.0 3,620.0 1,803.0 14.1 4,880.8 2,110.7
4.0 4.6
Fring e Area 8 312.5 250.0 2.5 144.0 48.0 6.0 110.0 20.0 9 112.5 90.0 2.5 75.0 25.0 6.0 165.0 30.0 10 147.5 118.0 2.5 11 66.0 88.0 1.5 12 100.0 100.0 2.0 13 3.0 6.0 1.0 14 15 16 200.0 400.0 1.0 450.0 150.0 6.0 950.0 190.0 17 17.0 34.0 1.0 18 19 220.0 44.0 20 45.0 90.0 1.0 235.0 47.0 21 20.0 40.0 1.0 22 23 Subtotal 2,047.0 1,216.0 1.7 1,338.0 223.0 6.0 3,360.0 331.0 Total 2,644.0 1,346.5 2.0 2,398.6 323.7 7.4 3,704.5 368.8 Notes: a. Single-family detached housing could be split into several density classes. b. A�ached housing includes duplexes, townhouses, and row houses. c. Ground-floor and walk-up apartments. Neighborhood density is calculated (Density * Acres) divided by two. Sourc e: Solu�ons 4 Change P lanning Coopera�ve, 2 0 1 8
66
10.2 495.0 10.0 1,014.6
33.0 71.8
67
10
Small Area Plan: Madras Live-Work Neighborhood This plan focuses on an industrial area that is to be redeveloped into a mixed use industrial neighborhood which is located in planning district four. The planning of this selected small area was catalyzed by community objectives and goals for Rise City to be a demonstration of resiliency, as well as by the overall planning objectives to invest in the livability of the City. While this plan focuses on an area of nearly 60 acres for redevelopment, certain principles presented here could be applied elsewhere in the city as well. This area is suggested to become a special district where a rezoning process would occur to enable the mix of residential units within an emphasis on light manufacturing and production uses. Small commercial uses to support this new neighborhood would also be embraced through the zoning. Whereas residential areas further north in Rise City that fall within the floodplain are being recommended for relocation over the coming decades, this redevelopment plan embraces approaching the floodplain and its risks in a different manner. Here, robust solutions and visioning are encouraged as a means to allow for light manufacturing uses to be retained, but also for the provision of residential growth. While the crux of this redevelopment is the proposal of a new zoning code, other policies will help guide sustainable growth here that encourage: • A specific typology of “green” manufacturing businesses for the provision of new jobs. • Multistory apartment buildings that will have non-residential uses on the ground floors • The provision of ample green space to support local ecology, working towards a flood resilient model
68
Land Use / Design Process The current zoning and land use within the small area is Industrial. While the edges of the small area plan include other uses, this has been incorporated to the plan only for reference, not for proposed redevelopment. The western edge of the small area plan includes community facilities: a nursing home and elementary school. The eastern edge of includes a commercial strip to the north and a residential area to the south. The heart of this small area plan highlights the proposed redevelopment of an industrial area that has been on the decline. This area selection has been made because of its ability to demonstrate resiliency in two main forms: Environmental: Nearly half of this area is in a floodplain. To address this, new construction standards will be enforced as well as working to ensure that existing buildings are remediated to deal with floods. Green infra-
Figure 15: Existing Industrial Area images [Source: Department of Town Planning, Rise City 2018]
Figure 16: Madras Live-Work Neighborhood conceptual proposal [Source: Solutions 4 Change, 2018] 69
Map 24: Existing and Proposed Plan [Source: Department of Town Planning, Rise City 2018; Solutions 4 Change, 2018] structure such as berms and bioswales are also recommended to be implemented where most suitable. Such features should be woven into greenspace of the area. The recomendations here encourage a very site specific approach - parcel by parcel - to retrofit existing buildings when needed and to guide new development in a way that forefronts resilient design. Economic: Rise Cityâ&#x20AC;&#x2122;s industrial base has been on the decline. Reliance on corn syrup processing is no longer a reality. While the jobs created in this new mixed-use industrial area will be of a specific type, it is believed that this area can also be planned in a manner that forms a symbiotic relationship with new industrial land planned further south. The lighter manufacturing uses here will transition to heavier manufacturing uses. The industrial mixed use zoning here will further specified to allow for only light manufacturing uses. These conditions will ensure that the new residences can easily cohabitate on the same blocks and, in some cases, in the same buildings. 70
Map 25: Existing Small Area Plan [Source: Department of Town Planning, Rise City 2018]
71
Map 26: Proposed Area of Madras [Source: Solutions 4 Change 2018]
72
Building & Architectural Resiliency Any new building in the floodplain will be designed for non-residential light uses on the ground floor in order to avoid flood damage. Buildings can be raised or can include “sacrificial” ground floors. LEED certification will be required for all new buildings. Remaining existing industrial uses on ground floors will be phased out Retrofitting existing buildings will ensure that they are brought up to standard.
Landscape Resiliency Site specific approaches should be taken in order to safeguard buildings from floods. Berms, bioswales, rain gardens, riprap are all features that should be introduced. Landscape design that considers the creek as well as the threat of flooding should promote opportunities for recreation wherever possible.
Civic and Economic Resiliency Industrial uses here should help promote Rise City’s Agenda. The City should ensure that civically important uses can be introduced and supported in this new neighborhood. For example, the provision of cooperatively run facilities to enable local procurement goals could be prioritized. Green industries located here can work to support the success and bolstering of other Rise City Industries and even agriculture.
73
Map 27: Proposed building and architectural regulations - Micro Area Plan [Source: Solutions 4 Change, 2018]
74
Map 26 illustrates the existing buildings in the proposed Madras Neighborhood. Within this industrial area, there is a staggering 40 percent vacancy rate. This vacancy provides an opportunity for targeted redevelopment. Aiming to make this a mixed use neighborhood, it is proposed that zoning is changed to accommodate industrial, residential and commercial uses. Table 18 further details a scenario of development implementation where the industrial land use is given preference (in terms of square footage allotment) and accounts for over half of all active uses. Commercial use is projected to be minimal but will be utilized to support the needs of a new neighborhood.
this includes solar production, food processing that will tie into new local agricultural efforts, and smaller craft businesses such as carpentry, metal works, and furniture making. Also noted on page 73, it is encouraged that Rise City meets local procurement goals through the provision of intentional spaces for co-ops that supply Rise City institutions with needed goods and services. The Madras Neighborhood is an opportune area for such efforts. Prospective Commercial Uses: hese will mostly consist of smaller businesses that will be introduced to street corridors with the most active foot traffic. Examples include cafes, bookstores, and smaller convenience food markets.
T
Please note that for the projected total square feet in Table 18 accounts for a projected estimate of there being an average building height of three stories. In order to match the character of planning district four, the Madras Neighborhood should have a residential density of about 11 units per acre.
Prospective Residential Uses: • Multistory “garden-style” apartments • Vertical mixed used residential buildings: The provision of this typology could allow apartments to co-exist with clean and green tech-based manufacturing businesses that require smaller building footprints. It is expected that development in Madras will cater to young professionals.
Prospective Industrial Uses: ll newly introduced industrial/manufacturing businesses in the Madras neighborhood must be non-polluting. Whereas smaller businesses can be located in mixed use buildings, the provision of new industries on currently undeveloped land can house larger manufacturing facilities. Examples of
A
75
11
Development Management Plan Introduction
T
he purpose of this development management plan is to provide guidance for the implementation of the goals, objectives, and policies associated with the Rise City Master Plan. The DMP will lay out recommendations for zoning, transportation, housing, infrastructure development and environmental regulations. In formulating the Development Management Plan Solutions 4 Change engaged a number of multi-sector stakeholders to ensure that the wide array of perspectives and needs that were identified during the participatory planning processes were addressed. In order to ensure the implementation of the Comprehensive Plan was consistent and held accountable to the original intent, Mayor Allen created a Steering Committee comprised of city council members, local non-profit organizations, the development sector and labor unions. Solutions 4 Change met with the Steering Committee to formulate a plan for public infrastructure investment and phasing of projects. As a part of the Development Management Plan, Solutions 4 Change also identified the economic incentives that can direct growth and promote development in a manner that incentivizes diverse housing and increased density.
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Long-term (10 - 20 years) • Preserve the character of the historic downtown area and Main Street. • Create unique and connected mixed-use retail zone along downtown main street area connecting to the Arts District. • Plan for manufacturing and industrial zones to be in close proximity to highway and rail infrastructure. • Locate new community facilities and public services to ensure capacity for future growth and equal access for all residents.
Regulation and Zoning Principles for Rise City Contextual Zones: Residential, Mixed Use, Commercial, Industrial, Rural, Conservation. he contextual zoning regulations have been developed to support the goals and policy objectives of the land use management plans.
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Short Term (0-5 years) • Steer development and growth in the direction of existing infrastructure. • Direct development and growth toward the most suitable land classification. • Implement an adequate public facility ordinance as a requirement for any development in Rise City. • Create a special zoning commission comprised of a diverse array of local elected officials, public agencies, business, labor and community groups to launch a rezoning study to define more specific zoning recommendations. • Encourage density emerging from the downtown core that is characteristic of adjacent development for a range of housing types. • Direct increased density towards infill opportunities first. Then, direct growth according to the tiers of the growth management plan. • Direct Changes and improvements aligned with communitywide land use design map.
Transportation Principles for Rise City ransportation is a key element for a successful Development Management plan as means to prevent sprawl, reduce harm to the environment, and to promote economic viability for the city. Therefore, Rise City’s Comprehensive Plan places a high value on transportation infrastructure investment and prioritizes enhancing existing transportation networks to increase the connectivity of existing neighborhoods to each other and future growth areas.
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As a Climate Resilient Center, Rise City seeks to promote resilient and sustainable growth through the following recommendations: Short Term (0-5 years) • Develop a public transit plan in coordination with Rise City Transit Authority and Rise City Regional Planning Commission that is aligned with the resiliency goals of the 10 other Climate Resilient Centers.
Medium-term (5-10 years) • Create a downtown Arts District to celebrate and enhance the cultural assets of the community. • Create open and recreational space and conserve special environments. • Connect residential districts with Rise City’s new network of green spaces.
Medium Term (5-10 years) • Create Transit Oriented Development that ensures affordable commercial and residential housing rents while connect77
ing two-thirds of residents within half a mile of public transportation corridor through the following programs: • Introduce a Bus Rapid Transit program with dedicated express bus lanes with free and discounted fair for lower-income residents and students. • Utilize funding from the Federal Funding pool to retrofit and reinvest in an electric bus fleet to sustain environmental goals. • Implement a complete streets program
vate sector and as of right development and will be mandatory for all publicly owned and funded projects. The outcomes will result in more resilient and adaptive infrastructure that will mitigate impacts of flooding and extreme weather patterns while preserving energy and using sustainable land use practices to encourage water conservation techniques. These initiatives will be supported by the Federal Climate Resiliency Act.
Long Term (10 - 20 years) • Incorporate new floodplain conservation lands into the greenway network for bicycle routes.
• There will be a conservation acquisition program to obtain conservation lands from private owners. • Allow for Transfer Development Rights that allow for property owners in Conservation and areas deemed unsuitable for development to develop housing in appropriate areas. • The City Department of Environmental Protection and Resilience will work with local environmental organizations to create a conservation land trust. • Amend Subdivision code to accommodate parcels that need to be rezoned due to existing flood designation.
Rise City Environmental Regulations are:
A comprehensive transit program will be implemented that includes a clear complete streets program that is connected to the Bus Rapid Transit System, existing rail service and greenway routes. The program will ensure public transit, bus, bike and pedestrian connections to ensure east west, north south connections. The complete streets program will work to maintain the character of the downtown district. Approaches taken should include better sidewalks, buildouts, train stops, bus lanes and bike storage facilities. Capital improvements will be funded through the Federal Climate Relief Act of 2017 and also through a Resilient Transportation Density Bonus that will encourage density along transportation corridors.
These regulations are broken into stages for the next 20 years. Short Term (0-5 years) • Development will not be permitted on conservation areas, only low impact recreational uses will be permitted. • Encourage reuse and rehabilitation of existing buildings in that align with Rise City Resiliency Standards.
Environmental Sustainability Guidelines for Rise City
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s a designated Climate Resilient Center, Rise City residents and stakeholders prioritized environmental sustainability within the context of climate change in the Rise City Growth Management Plan. These guidelines are meant to guide pri-
Medium Term (5-10 years) • All new construction within the floodplain will have to meet the Rise City 100 year floodplain building requirements as demonstrated in the small area plan. 78
• Any existing development must be retrofitted to meet these requirements and will be eligible for rebates through the Climate Adaptation Program of Rise City. • Preserve natural buffers around conservation areas. • Facilitate and fund the development of LEED Certified projects by awarding tax incentives for such projects that meet 100-year floodplain requirements.
Medium-term (5-10 years) • Increase Taxes on industries that continue to heavily pollute. • Create performance standards that embed equity metrics for all development. • Encourage the Renewable Economy to take root in Rise City through tax incentives. • Allocate tax abatements for solar panel installation and use. • Create Permanent Affordable Housing by offering tax incentives and implementing policies such as MIH. • Implement Mandatory Inclusionary Zoning that targets low-density areas designated for growth.
Long-term (10 - 20 years) • Promote sustainable agricultural practices and encourage fresh local food procurement.
Long Term (10 - 20 years) • Implement Requirements and mandates that guide the city to be 100 percent renewable by 2050. • Provide developers with options that allow them to build at higher densities in return for creating more affordable units. Especially target this in TOD development areas. • Create a sustainable and green resource consumption pattern for Rise City. • Ensure equal access to education for all Rise City residents.
Infrastructure and Tax Incentives for Rise City Incentives can be used to promote the desired growth for Rise City. Short-term (0-5 years) • Utilize industrial planning to promote a culture and economy of climate resilience and adaptation. • Distinguish incentives for mixed-use developments that take density into account. • Correlate the pace of new housing development with the growth of the capacities of new infrastructure development.
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Appendix 1: Feature Suitability Value Weight Indic ator
Vulnerability to Flood
Forests
Topography - Slopes
Distanc e from Sewer System
Type of Land - Agric ultural Land Soil P erc ola�on
Appendix
Distanc e from CBD
Distanc e from the Highway
Distanc e from Commerc ial Center
Suitability Value
Weight
100 Year Flood Plain
0
Areas surrounding the lake 0-500 Feet Areas surrounding the tributary streams 500-1320 Feet Not Vulnerable to Flood
0 0
Pine flatwoods
0
Sandhills
0
Wetland Swamp Forests and Hydric Hammocks
0
0
Not Forest Area
2
0-5%
2
6-15%
1
Over 15%
0
0 - 0.1 miles (500 Feet)
2
0.1 - 0.5 miles (500 - 2640 Feet)
2
0.5 - 1 miles
1
1 - 2 miles
1
2 - 3 miles
0
Above 3 miles
0
Agricultural Land
1
Non-Agricultural Land
2
Good Soil Condi�ons - On-site Waste Water Treatment
2
Bad Soil
1
Less than half a mile
2
0.5 - 1 miles
2
1 - 1.5 miles
2
1.5 -2 miles
2
2 - 2.5 miles
2
2.5 - 3 miles
1
3 - 3.5 miles
1
3.5 - 4 miles
1
4 - 4.5 miles
0
4.5 - 5 miles
0
5 - 5.5 miles
0
5.5 - 6 miles
0
6- 6.5 miles
0
6.5 - 7 miles
0
7 - 7.5 miles
0
Less than half a mile
1
0.5 - 1 miles
2
1 - 1.5 miles
2
1.5 -2 miles
2
2 - 2.5 miles
2
Above 2.5 miles
1
0 - 0.5 mile (2640 Feet)
2
Source: Solu�ons 4 Change Planning Coopera�ve
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1
1
0.8
0.8
0.8 0.6
0.3
0.2
0.2
81
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