Idea Transcript
PLANNING AND ZONING CONSIDERATIONS IN ECONOMIC DEVELOPMENT
Dutchess County Farm and Home Center Millbrook, NY October 30, 2014
Planning and Zoning Considerations in Economic Development Overview Obstacles Keys to success Tools Case Study – Tech Meadows at
Glens Falls
Planning and Zoning Considerations in Economic Development Goals – what are you trying to attract? Does industry sector matter? Infill vs. Greenfield Development Critical Mass Targeting sites
-Brownfields -Distressed areas -Downtowns
Planning and Zoning Considerations in Economic Development Location
Access – road, rail, water, air
Nearby land uses
Parking
Environmental Issues – Wetlands, ETR, floodplains, contamination
Planning and Zoning Considerations in Economic Development Infrastructure
Water
Sewer
Storm
Power
Telecommunications
Planning and Zoning Considerations in Economic Development Obstacles
Community concerns
Extended planning and zoning processes
Extended agency permitting processes
Fundamentally incompatible uses
Planning and Zoning Considerations in Economic Development
Keys to success
To get what you want, be proactive!
Comprehensive plan consistency
Community involvement prior to applications
Time to approval should be less than 90 days
Address SEQRA in advance if possible
Planning and Zoning Considerations in Economic Development Planning and Zoning Tools
Your comprehensive plan should call for the development you desire in the locations you are targeting
Think carefully about using special use permits for desired uses
Adopt specific criteria for desired uses which, when complied with, result in rapid approval
Planning and Zoning Considerations in Economic Development Planning and Zoning Tools
Don’t be afraid to designate individual parcels for desired uses; when done in accordance with a comprehensive plan it is not spot zoning
Infill/Small Scale Development Tools
Comprehensive plan should explicitly encourage infill
Zoning that allows live-work units and other mixed uses
Zoning that allows a mix of housing types
Zoning that allows greater density
Zoning that eliminates or reduces area, setback and parking requirements
Overlay districts
See model ordinances
Planning and Zoning Considerations in Economic Development Generic Environmental Impact
Statement (GEIS)
6 NYCRR part 617.10 provides for
GEIS’
GEIS’ can be used for a variety of
purposes such as the impacts of adopting a comprehensive plan or the impacts of many small actions considered collectively.
Planning and Zoning Considerations in Economic Development GEIS’ can also be used to consider
the impacts of a plan, program or project, the details of which have not been determined, but about which enough is known to allow a generic assessment of the likely impacts such as water use, wastewater and traffic generation, etc.
Planning and Zoning Considerations in Economic Development How does a GEIS work?
Assume a maximum amount of development from your project and then analyze potential impacts from that maximum.
Establish impact thresholds. If a project falls within the thresholds established by the GEIS, no further SEQRA analysis is required.
How Does a GEIS Work? If a project falls outside of the
thresholds, additional analysis is required, perhaps in the form of a supplemental, project specific EIS (SEIS).
Impact and mitigation thresholds
are established in the Findings Statement.
Tech Meadows Business Park 46 acres in the Town of Queensbury.
Project planning began in 2003.
The SEQRA Action was rezoning to Light
Industrial, subdivision of eight lots, approval of model site plans and various infrastructure improvements.
Proactive neighborhood involvement
meetings from project outset led to high levels of buy-in, especially when subsequent Findings prohibited exterior materials storage, loud noise, etc.
Tech Meadows Business Park Minimum lot size of five acres so lots can
be combined.
Three phases of infrastructure
improvements allowing early development at minimum cost and then subsequent phases as funding allows.
Creation of model site plans. A project
that conforms with the model plans needs minimal site plan review. The City decided it wanted a higher standard of review and created a committee for same.
Tech Meadows Business Park – GEIS Findings Tie to Site Plan Standards
Limitations on allowed uses
Height limits
Green space requirements
Setbacks
Required buffers
Maximum trip generation limits during a.m. and p.m. hours
Parking below normal zoning standards
Interior parking lot landscaping
Lighting height and illumination maximums
Day and night noise limits
Tech Meadows Business Park – GEIS Findings tie to Site Plan Standards
Performance standards for odors
Performance standards for particulate matter
Performance standards for opacity
Performance standards for radiation
And a few others!
THANK YOU!!!