Planning Alternatives
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The planning alternatives were prepared using the desirable features identified by participants at the October 11, 2001 workshop . The alternatives are being used to explore policy directions in terms of open space, land use and community design. The alternatives are being analyzed in terms of their economic and fiscal implications. |
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| Return to West Highway 198 Concept Plan Home Page | Alternative 1: Open Space Preservation Emphasis
Key Features: · Maintains open space in agricultural use and passive and active community open space · Introduces four-year college campus · Includes "campus-style" office parks Implementation Features: · Maintains open space through ag easements, purchase of development rights with open space fund, TDR's and land trades. · Emphasizes creeks as connectors and natural habitat using special design zones. Implementation Issues: · High public cost in purchase of development rights · Office parks will have slow absorption and may draw energy away from Downtown · Recruiting a four-year school will take a considerable effort.
Alternative 2: Commercial Emphasis
Key Features: · Maintains scenic corridor as passive and active community open space · Introduces commercial and office uses at freeway ramps · Includes new neighborhoods Implementation Features: · Maintains open space through purchase of development rights with open space fund, TDR's and land trades. Implementation Issues: · Office parks will have slow absorption and may draw energy away from Downtown. · Freeway commercial uses may draw energy away from Mooney Boulevard commercial corridor. · The property owners will need to cooperate and invest pre-development money for entitlements.
Alternative 3: Scenic Corridor Design Overlay
Key Features: · Expands industrial uses · Introduces commercial uses at freeway ramps · Includes new neighborhoods · Includes relocated hospital with retirement community Implementation Features: · Mitigates urban uses with scenic corridor design overlay (landscaped setbacks, site coverage and height restrictions, heritage tree and urban forest program). Implementation Issues: · Office parks will have slow absorption and may draw energy away from Downtown. · Freeway commercial uses may draw energy away from Mooney Boulevard commercial corridor. · Implementation and enforcement of design overlay zone can be challenging. · Relocation of hospital has implications for Downtown. · The property owners will need to cooperate and invest pre-development money for entitlements. |
