In most cases, new developments generally take one of two forms. First, new development may be on a tract which is adjacent to existing development on one or more sides. Second, new development may be an "infill" development in an already developed area. In each case, the interpretation or application of the Comprehensive Plan Land Use Recommendations must include an analysis of existing and proposed conditions rather than a simple black and white reading of the recommendations.
A. Adjacent Development.
When a new development is proposed, two analyses need to be conducted. The first is to analyze the land use recommended for the tract by the Comprehensive Plan. Compatibility with a comprehensive plan is not a simple matter of saying: "the comprehensive plan recommends residential development of two to five units per acre, so five units per acre complies with the recommendations of the comprehensive plan." A proper analysis will take into consideration, at a minimum, the following factors: the availability and capacity of utilities; capacity of the roadway system; existing land use in the area; and, proposed land use patterns in the area. These analyses should take into consideration the above items at the time of the land use recommendation, any changes to those items since the recommendation, and proposed changes to those items in the future.
From a thorough analysis, one may reach a conclusion similar to the following: "although the comprehensive plan recommends residential development at two to five units per acre, utility limitations / surrounding conditions indicate that a maximum of two units per acre is appropriate". On the other hand, utility extensions and roadway improvements may lead to a reasonable conclusion that: "although the comprehensive plan recommends residential development at less than one unit per acre, sewers and water which were not available at the time of land use recommendations now serve the area, therefore a residential development of two to five units per acre may be appropriate, if compatible with surrounding development".
After an analysis of the Comprehensive Plan is completed, an assessment of the compatibility of the proposed development with surrounding land use must be conducted. A compatibility assessment should, at a minimum, take into consideration the density, size and style of development existing on adjoining parcels. If the proposed development is to include smaller lots, smaller homes or homes with fewer architectural features or embellishments than that which exists on the adjoining parcels, the proposed development should incorporate elements taken from the adjoining parcels and incorporate those elements into the proposal for a minimum of one or two tiers of lots into the proposed development. Such incorporation of elements may include minimum lot size, minimum house size, building material selection, number of stories, and architectural elements such as the number of architectural plains, roof line changes, and the like.
B. Infill Development.
Infill development generally takes one of two primary forms: infill tract development; or, infill lot development.
1. Infill Tracts - The appropriate development pattern for of infill tracts, unless specifically identified with a unique recommendation from the comprehensive plan, is most appropriately determined by compatibility with surrounding development.
The proposed development of an infill tract should take into consideration the density, size and style of development existing on adjoining parcels. If the proposed development is to include smaller lots, smaller homes or homes with fewer architectural features or embellishments than that which exists on the adjoining parcels, the proposed development should incorporate elements taken from the adjoining parcels and incorporate those elements into the proposal for a minimum of one or two tiers of lots into the proposed development. Such incorporation of elements may include minimum lot size, minimum house size, building material selection, number of stories, and architectural elements such as the number of architectural plains, roof line changes, and the like.
If the land uses in the immediate area of an infill tract are mixed (i.e., a mixture of single family, two family, multifamily and/or commercial uses), the appropriate land use for an infill tract may be more dependent on the design of the proposed development and compatibility with the predominant land use of the area, rather than on the specific land use proposed or the land use of the abutting parcels.
2. Infill Lot Development - The proposed development of an infill lot should be sensitive to the style of development which was prevalent during the period when the majority of the existing homes on the block were constructed and should incorporate as many architectural features as is practical into the exterior design of the proposed infill development. Such architectural features as covered front porches, two story homes, roof pitch, window style, alley access garages, and siding materials should be considered.
