South Broad Street Corridor Plan

What's New

Revised Draft South Broad Street Corridor Plan, June 18, 2008

The City has prepared a revised Draft South Broad Street Corridor Plan (SBSCP). The Plan is being introduced at the Planning Commission’s July 9, 2008 and the Architectural Review Commission’s July 14, 2008 meetings. These are public meetings and anyone may comment on items before the Commissions. The revised draft includes many changes that respond to on direction from the Planning Commission’s October 2007 public workshop, and address public and other advisory body comments on the May 2007 Draft Plan. The Planning Commission staff report and Architectural Review Commission staff report introduce the changes, provide a status update on the planning process, discuss land use and/or architectural standards, identify unresolved issues or areas needing additional study, and outline steps for continued Commission review.

Overall, the Plan’s basic planning goals and visions haven’t changed from those expressed in the May 2007 Hearing Draft Plan. It is an “area plan” which, once adopted, implements General Plan policies promoting mixed-use development, Broad Street improvements and higher-density infill housing in this 150-acre neighborhood midway between Downtown and the airport. In other respects, however, this is a much different Plan than the May 2007 Draft, both in terms of content and format. The most important and/or visible changes include:

1. The Draft Plan has been condensed. Key sections have been retained but shortened; lengthy introductory information and planning background have been summarized, and detailed traffic and economic feasibility information have been pulled out for later inclusion as appendices.

2. The proposed land use concept is simpler. Five different land use districts are proposed instead of the previous seven land use districts.

3. Allowed land uses are specified. The Draft Plan now includes a table of allowed uses based on land use districts: Retail Commercial, Village; Service Commercial, Village; and Neighborhood Commercial, Village.

4. Some circulation features have changed. “Entry” and “Service” streets along the east side of Broad are combined as “Entry” streets, and a new street type – “Village Court” – was added to describe the pedestrian-oriented access ways that provide access to dwellings, service areas along the rear of commercial properties, and to central parking courts. Cul-de-sac street ends at South Broad and Caudill and Humbert have been changed to conventional intersections; cult-de-sac street ends at the railroad have been reduced by using street or driveway connections. As directed by the Planning Commission, a new “A” street is proposed to link Duncan and McMillan streets in the south planning area.

5. Form-based codes have been refined. Building on the previous plan’s block and lot development pattern, detailed lot development standards are included that relate building types to build-to lines, setbacks, building height, access and parking standards, street and architectural design. This chapter is still in the process of being refined.

6. Graphics have been updated. Revised fold-out maps, including “Site Constraints & Opportunities”, “Concept Land Use Map”, “Circulation Modifications”, “Street Hierarchy Plan” and “Master Illustrative Plan” were updated, and some new graphics added to text.

7. The Plan has been reorganized and rewritten. The revised Draft is divided into nine sections, ranging from the Plan’s goals and purposes, to Community Vision, through detailed development standards and implementation measures. The Plan’s organization and writing style are simpler, easier to use and more closely follow City planning document style and format than the previous Draft.

Revised Maps for the June 18, 2008 Draft South Broad Street Corridor Plan

Several foldout maps have been updated to reflect text changes in the revised draft Plan.  These include:  Site Constraints & Opportunities, Proposed Land Use Concept Plan, Proposed Circulation Modifications, Street Hierarchy Plan and Master Illustrative Plan.  These are not final maps; they are drafts and are subject to change as the project goes through the public hearing process.

Overview

Major City Goals for South Broad Street
Study Area Map
Transportation Grant Application
Community Outreach Input Report

Power Point Presentations
South Broad Street Corridor Plan
August 8, 2007, Planning Commission Presentation

Public Meetings
Feb, 15, 2007, Focus Group Agenda
Jan, 18, 2007, Focus Group Notes/Minutes
Dec, 21, 2006, Focus Group Notes/Minutes
Nov, 9, 2006, "Kick Off" Notes/Minutes
Video Presentation on Form Based Codes by Paul Crawford (90 min.)

October 17, 2007 Planning Commission Workshop

On October 17th, the Planning Commission held a special public workshop to discuss three key issues in the Draft South Broad Street Corridor Plan:  Land Use, Circulation and Form-based Codes.  Staff gave a slide presentation and described the results of a development capacity study done for the planning area.  Commissioners, members of the public and city staff met in breakout tables to discuss the key issues, evaluate alternatives and make recommendations to the Commission as a whole.  At the workshop's conclusion, the Commission gave direction to staff to revise the May 2007 Public Hearing Draft and to return with a Planning Commission Hearing Draft that incorporates the Commission's recommended changes.  For more information, Click here for draft minutes of the workshop.  Staff anticipates returning to the Commission with a revised Draft Plan in early 2008.  For more information, contact Jeff Hook, Project Manager, at (805) 781-7176.

May 2007 Public Hearing Draft

The May 2007 Public Hearing Draft South Broad Street Corridor Plan is now available for public review.  The Draft addresses goals and objectives, land use, circulation, form-based codes, architectural character and urban design, and economic development over a 20-year, phased period.   Over the next several months, the plan will be reviewed by several committees and commissions at public hearings.  These include the County Airport Land Use Commission and the City Architectural Review Commission, Bicycle Advisory Committee, Cultural Heritage Committee, Parks and Recreation Commission and Planning Commission.  This draft also provides the “project description” for environmental review.

This is the first hearing draft of the Plan, and changes are expected during the public hearing process, with City Council hearings anticipated in early 2008.   Public comments and questions are welcome. For more information, contact Jeff Hook, Senior Planner, at (805) 781-7176, or Kim Murry, Long-Range Planning Manager, at (805) 781-7274.

The Draft South Broad Street Plan and Appendices are large documents, and have been divided into seven parts to make it easier to open the digital files.  Because of their size and large number of graphics, the files may take several minutes to open. CD's with the complete plan are available for purchase at the Community Development Department.

SBSCP Part 1 - Ch. 1 to Ch. 2, part 7
SBSCP Part 2 - Ch. 2, part 8 to Ch. 2, part 13
SBSCP Part 3 - Ch. 2, part 14 (Demonstration Block)
SBSCP Part 4 - Ch. 2, part 15 to Ch. 3
SBSCP Part 5 - Ch. 4 to Ch. 5
SBSCP Part 6 - Appendix
SBSCP Part 7 - 11x17 full size figures

Related Traffic Information and Studies

Laurel Creek EIR -- Appendix E Traffic Study Data