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The Land Use Subcommittee met regularly for the past eighteen months
to discuss issues affecting land uses within Lafayette Parish. The Land
Use Subcommittee drafted the following set of recommendations which
address both Land Use and the protection of the general health, safety
and welfare of Lafayette Parish residents.
Recommendation No. 1 The foundation principle for the Lafayette Land Use
Plan is performance-based and is applicable to all local governmental
jurisdictions.
Commentary: Traditional zoning regulations are not a viable
option for land use regulation for the entire parish of Lafayette. The
Subcommittee's intention is to provide for property rights protection
while also protecting adjacent property owners from incompatible land
uses, and to protect residents and property owners by ensuring quality
land development practices throughout Lafayette Parish.
Performance-based standards are the foundation of the Land Use Plan.
These standards offer maximum flexibility to the property owner while
ensuring quality compatible development. Performance Based Standards
seek to mitigate the effects of non-compatible uses while offering
flexibility to the property owner. Unlike zoning, Performance Based
Development Standards do not prohibit certain land uses. Rather, they
encourage protection from non-compatible uses by utilizing performance
standards. These standards include provisions for adequate
infrastructure as well as buffer and setback standards.
Recommendation No. 2: All land parcels of and other related property, except
those properties exempt by state law, are to be assessed equitably by
the Lafayette Parish Assessor.
Commentary: The Subcommittee recognizes the importance of
equitable tax assessments. The Subcommittee strongly recommends the Tax
Assessor be clear and consistent in the assessment of all property
within its legal authority.
Recommendation No. 3: All tax exemptions and special tax classifications on
property are to be reviewed annually and shall be accurately applied.
Commentary:The Subcommittee understands the importance of tax
incentives and special tax classifications. When properly applied, tax
abatements, tax increment financing (TIF) and other tax incentives can
aid development and redevelopment efforts within the parish. However,
these incentives should be used appropriately and applied accurately.
There are clear and specific state and local guidelines that must be met
in every case. The Subcommittee strongly recommends that all government
officials review all tax classifications annually to ensure proper
adherence to state and local laws.
Recommendation No. 4: Land use data for each land parcel in Lafayette Parish,
including but not limited to descriptions, land use, zoning (if
applicable), assessed values, and ownership, should be accessible via
the Internet.
Commentary: Access to timely and accurate land use information
enables parish residents to become actively involved in the planning
process. Furthermore, access to such information empowers parish
residents to make informed decisions about their property.
Today it is not enough for governments to have such information
available upon request to anyone who takes time to visit his local
planning and tax assessment offices. Rather, government should be
proactive in providing such information to the public in a way that is
efficient and convenient to its residents. This could mean providing
such information via the Internet or World Wide Web. The parish is
currently working on improving its Geographic Information System (GIS),
which will allow government officials to provide detailed and accurate
mapping of land use, zoning, and other key environmental features. In
the future the Lafayette Consolidated Government should seek to provide
planning documents, GIS maps, and assessment information via the
Internet.
Recommendation No. 5: Land use development intensity designations depend upon
available infrastructure, (unless owners / developers provide new
infrastructure facilities). Both commercial and residential land uses
must follow an incorporated community's design requirements for
infrastructure improvements if within a municipality, or within 2,000
feet of an incorporated community's boundary.
Commentary: The amount of development intensity allowed shall
be based on the capabilities and capacities of available infrastructure
and the development level designation identified within the Future
Development Guide. Additional development intensity may be permitted if
infrastructure systems are improved with private funds to acceptable
levels to accommodate the increased intensity and the development area
is appropriately buffered from adjoining less intense development areas.
Recommendation No. 6: "Leapfrog" development throughout the parish
is discouraged.
Commentary: The importance of maintaining a contiguous and
compact pattern of development cannot be overstated, as its benefits are
numerous. This type of development pattern results in the preservation
of agricultural land, lowers infrastructure costs and requirements,
reduces pollution and minimizes environmental damages typically
associated with urban growth. In-fill development should be encouraged
where possible to preserve the continuous and compact nature of the
parish and surrounding municipalities. Future parish growth management
strategies and policies should seek to capitalize on the historical
patterns of development in the parish. The Land Use Subcommittee
strongly recommends that new development areas adjoin existing
development where possible and practical. Hop-scotching or leapfrog
development must be discouraged in the future.
Recommendation No. 7: Public infrastructure investments should be prioritized
into the following identified growth areas: Growth area 1: Within a
municipality's corporate boundaries; Growth area 2: The area within
2,000' of a municipality's corporate boundaries; Growth area 3: Major
arterial corridors specifically identified on the Lafayette Consolidated
Government's Consolidated Thoroughfare Plan; Growth area 4: Balance of
the parish outside of the areas noted in Growth areas 1 through 3.
Commentary: Infrastructure should be in place prior to or
concurrent with development. To date, infrastructure needs have not kept
pace with development within the parish. This situation will have a
negative impact on the future of the parish, affecting the health,
safety and welfare of its residents. The Land Use Subcommittee strongly
recommends that all government entities promote policies encouraging new
development in areas adequately served by existing or planned utility
service. Unfortunately, the sporadic nature of the development patterns
of the past twenty years makes it very difficult to plan for future
utility extensions. Moreover, the level of service of current utilities
has suffered throughout the parish due to the burdens placed on parish
government and municipalities by the non-contiguous growth patterns.
Therefore, the Land Use Subcommittee recommends that future public
infrastructure investments be prioritized into clear and definable
growth areas. It is important to note that these growth areas do not
represent growth boundaries. Development can still occur in the balance
of the parish. However, if development occurs in advance of adequate
infrastructure, the developer must provide for the construction and/or
extension of service to the new development.
Recommendation No. 8: Proposed developments outside of Growth Areas 1, 2, and
3 are to be discouraged until adequate infrastructure is available.
Commentary: Growth areas 4 are defined by prevalent and
important growth management issues. These include natural resource
issues such as wetlands and habitat conservation, open space and
agricultural preservation, and pollution control. Development is also
discouraged by the environmental and physical characteristics or
limitations in these areas such as floodplains, wetlands or steep slopes
and/or geopolitical boundary locations.
Recommendation No. 9: Tax Increment Financing (TIF) and/or tax abatements
should be utilized as tools for encouraging and discouraging Land Use
Plan goals and objectives.
Commentary:Incentives such as Tax Increment Financing (TIF)
or tax abatements are tools for meeting the Land Use Plan goals and
objectives. However, the Subcommittee understands that a thorough
analysis of tax evaluations and valuations of property is needed to
determine if there is enough potential revenue to use TIF. Because
property valuations are lower in Lafayette Parish than in many other
parts of the country, use of TIF and tax abatements may not be
practical. Therefore, tax incentives including TIF and abatements should
be carefully considered according to the size of the development and its
potential cumulative impact and net benefit to the surrounding area and
parish.
Recommendation No. 10: Redevelopment of established urban areas and arterial
corridors identified on the Consolidated Thoroughfare Plan for higher
density uses should be encouraged with a list of principal incentives.
Commentary: New development does not occur in the absence of a
practical incentive. The profit motive (and bottom line, "what's in
it for me") drives commercial property owners and developers. All
parish municipalities need to be sensitive to the needs of various types
of businesses. Meeting these needs is an essential element in developing
a sound strategy to encourage quality compatible development within the
parish's urban areas and arterial corridors.
Recommendation No. 11: Establish incentives to preserve older structures of
historic value and/or cultural interest.
Commentary: Older structures, particularly historic buildings,
should be preserved. These structures are a big part of local culture
and civic identity. There are a number of federal programs available for
the preservation of older buildings. However, the subcommittee feels the
Lafayette Consolidated Government and other Lafayette Parish municipal
governments need to take a more active role in the preservation of these
structures. This means developing a list of practical strategies and
incentives aimed at saving these structures from demolition and decay as
well as promoting their adaptive reuse.
Recommendation No. 12: Commercial development in Lafayette Parish is strongly
recommended at the intersections of major and or minor arterial streets
identified on Lafayette Consolidated Government's CONSOLIDATED
THOROUGHFARE PLAN. Nodal development should be a defining characteristic
of Lafayette Parish land use.
(Note: Nodes are not necessarily exclusively commercial land uses.
However, it is intended that nodes be of higher intensity than
surrounding land uses.)
Commentary: The commercial linear development pattern that has
persisted throughout the parish should not continue. This linear or
"strip" development pattern has led to increased gridlock and
traffic congestion along most of the parish's major arterial roads,
especially on Johnston Street. Therefore, the Land Use Subcommittee
recommends the concentration of future high intensity development into
nodes at major intersections.
Recommendation No.13: Nodal development is to be limited to within
one-quarter mile of intersections of major and minor arterials and
identified on Lafayette Consolidated Government's CONSOLIDATED
THOROUGHFARE PLAN.
Commentary: Size and intensity of nodes may vary. A number of
alternative design options for nodes should be considered to address
different design issues, including opportunities to promote multiple
modes of circulation and access, site planning issues, building design
issues, and site improvement issues. However, the size of potential
nodes should be regulated to meet the original intent of the policy.
Recommendation No. 14: Minimum width to depth ratios are to be established
for properties within the designated commercial nodes.
Commentary: Shallow lots and "piano key" lots are a
major obstacle to implementing a successful access management system.
These lots prevent the incorporation of cross access easements and/or
frontage and reverse frontage roads. More importantly, because of the
lack of cross access opportunities, these lots have individual drives
onto the main roadway. This problem persists in many of the major
arterial corridors within the parish, especially on Johnston Street.
There may be opportunities to consolidate lots by property owners or
enter into joint use access agreements by the property owners in order
to comply with this recommendation. The subcommittee strongly recommends
that the Lafayette Consolidated Government and other local governments
adopt policies that regulate this type of development, including
mandating minimum lot frontages for new commercial development for
designated commercial nodes and developing model joint use and access
documents for property owners / developers to consider in planning the
development of property.
Recommendation No. 15: Commercial nodal development outside of the designated
boundaries is discouraged through the following: a) Controlling curb
cuts to a maximum of one per 1,000 to 1,300' property line frontage on
major and minor arterials indicated within Lafayette Consolidated
Government's CONSOLIDATED THOROUGHFARE PLAN and in conjunction with
joint use (access) agreements between adjacent property owners /
developers. b) Fifty foot planted screening and landscaping improvements
are to be provided along major and minor arterials identified in
Lafayette Consolidated Government's CONSOLIDATED THOROUGHFARE PLAN for
commercial land uses outside designated Nodes. (For specific berm and
buffer guidelines, please refer to the Development Matrix at the end of
this section).
Commentary: Commercial development beyond designated nodes
shall not be prohibited, but when it occurs, it shall meet requirements
of nodal development with regards to access and compatibility.
Additional requirements would be included to discourage such development
including strict adherence to the Lafayette Consolidated Government's
CONSOLIDATED THOROUGHFARE PLAN for access management plan contained in
the Transportation Element of this Comprehensive Plan; curb cuts must be
strictly controlled and joint use or access agreements between adjacent
property are to be utilized whenever possible.
Recommendation No. 16: Lafayette Consolidated Government and other
municipalities should develop a number of typical site plan designs
which can guide developers, owners, contractors, planners, engineers,
builders and architects in their planning of sites within designated
commercial nodes. These design option(s) should include but not be
limited to: 1) the internal circulation of pedestrian, transit, bike and
auto traffic; 2) parking; 3) landscaping; 4) structure setbacks; 5)
scale and bulk of commercial establishments that visually blend with and
enhance surrounding areas.
Commentary: Practical guidelines and examples should be
followed when building in designated commercial nodes. These examples
include the aforementioned design options. These options should be
flexible to allow the property owner / developer with feasible options
that meet the intent of the policy. The distribution of these typical
plans should be distributed to the building and architectural
professionals of Lafayette Parish and made available to other
developers.
Recommendation No. 17: Parking spaces for commercial locations should be
reduced and/or a maximum number of spaces should be established for
various business types. This will serve to increase green space defined
within the performance buffer requirement.
Commentary: The Subcommittee strongly promotes the inclusion
of green spaces into site design. The intent of the policy is to
facilitate the introduction and/or substitution of green spaces for
parking spaces within commercial properties. New and existing parking
areas should be properly buffered and/or screened. Often sites are
"overparked": the number of spaces is predicated on the
maximum number of spaces needed for only a few days of the year. This
practice results in massive areas of unused impervious concrete which
increase storm water run off and represents additional cost by the
developer / owner.
Recommendation No. 18: Performance Base Land Use , 1980, by Lane Kendig is
the recommended standard reference associated with the Land Use Plan,
and the buffering criteria established herein, unless specifically
identified within the text or exhibits of this element
Commentary:The Subcommittee selected Lane Kendig's, 1980,
Performance Base Land Use, book as the essential reference for utilizing
buffers with land uses. The Subcommittee recognizes the need for
consistent criteria, which meet the needs of the parish. These criteria
were adapted and incorporated into the Urban Development Intensity Level
(UDIL) classification system outlined within this report. (Please refer
to the Development Matrix for these specific guidelines.)
Recommendation No. 19: LCG should establish buffer requirements in the
Lafayette Consolidated Government's land development regulations, (i.e.
Subdivision Regulations / Development Code), in areas where new
development conflicts with existing development, except in areas
identified for industrial or light industrial uses in the Land Use Plan.
Commentary: Buffers can include plant materials such as
hedges, native trees, shrubs, grassed berms, bike paths, nature trails,
and/or fences developed according to criteria identified in the
Development Intensity Matrix. Coulees and boulevards may also be used as
buffers in combination with landscaped areas. Local landscape ordinances
should be developed/updated to establish and include criteria necessary
to implement buffering standards proposed by the Comprehensive Plan.
Recommendation No. 20: Buffers between land uses and the buffer's dimensions
are to be determined by the relative difference in Urban Development
Intensity Levels (UDIL) of the respective land use.
Commentary: Use of the Urban Density Intensity Levels (UDIL)
is a recommended tool to guide the future growth of Lafayette Parish.
The UDIL system is a tool in the planning of better compatibility
between and among land uses, especially between residential and
non-residential uses. Certain land uses have similarities in intensity
of use and can be compatible neighbors. Other land uses are very
different from one another and do not make well-suited neighbors. This
UDIL system is designed to promote the clustering of compatible land
uses. Where the land use intensity levels are focused, they are
generally inclusive, and it is intended that the UDIL will become an
integral part of the development process throughout the parish.
The intensity of a land use is based on several factors, including
the density of the activity, the amount of traffic it generates, and the
physical size and nature of the buildings associated with it's use.
Density is important in preserving the aesthetic and cultural integrity
of areas. Parks and homes are often located next to each other, but not
next to large shopping malls, because the mall is too dense to be a good
neighbor to the homes and parks. Traffic generation is also vital in
determining compatible land uses. Land uses that generate high levels of
traffic do not make good neighbors to uses that create low traffic
demands. The neighborhood and mall example applies here as well. A mall
generates large amounts of traffic and requires large streets and vast
parking, whereas neighborhoods need only small streets and little
parking. Finally, the physical size and nature of buildings is
considered in determining compatibility. Issues of scale, height,
orientation, and massing are considered in deciding which types of uses
will work well together. Large, bulky buildings, (as compared to
residential uses with smaller, landscaped homes) often characterize
industrial land uses. Placing these uses next to one another creates a
poor visual environment and diminishes the overall aesthetic appeal of
lower intensity areas. Using physical characteristics to determine
compatibility helps to preserve and protect such important components of
communities.
Buffers must be established and applied to new development
incompatible with existing or typical development that surrounds it when
the new development is located within a Development Level 0, 1, 2, 3 or
4 area as indicated on the Future Development Guide. In addition,
buffers would be required when a more intense Development Level adjoins
a lesser intense Development Level, for example a Development Level 2
area adjoins a Development Level 3 area. Buffers would not be required
for industrial uses when located within Development Level 5 unless they
adjoin a Development Level 4.
Recommendation No. 21: Buffers are to be constructed or provided and
maintained by the developer/landowner creating the conflict with a
pre-existing land use, with the exception of industrial uses developed
outside of identified industrial areas. In these cases maximum buffers
are to be provided even if the adjacent land is not in use or is
classified as agricultural.
Commentary: The Subcommittee recognizes the need to create a
level playing field for all property owners. Moreover, the Subcommittee
realizes that the Land Use Plan should be written in such a way that it
does not place undue or unnecessary or unfair hardship on property
owners. Therefore, all standards and policies will be administered
uniformly and fairly. This means that buffers should be built and
maintained by the developer/landowner who created the conflict with the
pre-existing land use. The Subcommittee noted one exception to this
rule: high intensity industrial land uses (UDIL 5) developed outside of
designated UDIL areas will be required to provide maximum buffers even
if the adjacent land use is vacant or agricultural. These industrial
uses (UDIL 5) are characterized by excessive noxious hazards, or noise
and/or heavy traffic generation.
Recommendation No. 22: Buffers should include hedges, native tree and shrub
species, berms, biking paths, nature trails, and /or fences as developed
and specified. Coulees and boulevards may also be used as buffers in
combination with landscaped areas.
Commentary: It is important to provide a variety of landscape
and hardscape buffers to mitigate the effects of adjoining incompatible
land uses. Use and types of buffers generated significant interest and
discussion from subcommittee members. Most buffers provide a physical
barrier that directly screens views and/or noise from adjacent uses
including hedges, trees, shrubs, berms and fences. However, the
subcommittee also recognized the practical use of other buffers
including biking paths, nature trails, coulees and boulevards.
Recommendation No. 23: Performance buffer standards are to be incorporated
within parish and municipal landscape ordinances.
Commentary: The Subcommittee recommends that performance-based
buffer standards outlined in this Land Use Plan be incorporated with the
existing and future parish and municipal landscape ordinances. For this
reason, these standards were designed to be flexible enough to be used
in combination with current Lafayette Consolidated Government's
landscape standards. The Subcommittee strongly encourages the area
municipalities of Carencro, Scott, Duson, Broussard and Youngsville to
incorporate these landscape ordinances.
Recommendation No. 24: Mitigation of new development is be addressed by the
construction of regional storm water retention / detention facilities.
The impact of new development on watershed areas must be minimized. To
establish such a program for this specific purpose, funding for these
new drainage facilities and related maintenance should be established
based on developer participation and dedicated millages and/or utility
fees. It is anticipated that this program will be initiated by a
"Lead Agency" as noted in the Drainage Element of the
Comprehensive Plan. This lead agency will establish policies and
financing to construct and maintain storm water facilities related to
the Comprehensive Plan.
Commentary: A primary concern for parish residents is the
protection of watersheds. Large developments within the parish utilize
detention ponds or lakes to capture excess stormwater runoff. Most
developments in the parish drain directly into the coulee system.
Currently, roughly 50% of the parish is developed. As future development
occurs, more impervious surfaces are created, and storm water runoff
into the coulee system increases. Unfortunately, this system is already
overloaded. At the pace of current development, the likelihood of flood
events will significantly increase. Therefore, the subcommittee
recommends development impact on watersheds be minimized and/or
mitigated by the construction of retention /detention facilities. These
facilities should be financed and maintained by local government through
incorporation of utility fees.
The Subcommittee on Drainage has developed a set of recommendations
as a foundation for the drainage element of the Comprehensive Plan for
Lafayette Parish. However, the Land Use Subcommittee recognizes that
these recommendations cannot solve the flooding issues within the parish
without addressing current development trends. Mitigation of future
development needs to be established to preserve the natural environment.
Recommendation No. 25: Regional storm water retention/detention facilities
should be planned for recreational purposes.
Commentary: The Land Use Subcommittee recognizes the
importance of natural and manmade resources for recreational purposes.
Unfortunately, the parish is not blessed with major water bodies and
resources large enough to be utilized for recreation purposes. The
construction of major retention/detention facilities should provide
significant recreational amenities and opportunities that do not exist
at present.
Recommendation No. 26: All developed land uses must connect to municipal
water and/or sewer facilities if available. Alternately the developer /
owner shall operate and maintain the system subject to an inspection and
permitting program. After such a system is permitted, it will be
inspected at least annually to ensure proper operation. The cost to
maintain this program is recommended to be borne by dedicated user
permit and/or inspection fees. The Lafayette Consolidated Government
should contract with the appropriate state agency for LCG to perform the
inspection of these facilities in leu of the state responsibility for
the oversight of water and sewerage facilities.
Commentary: The amount of development intensity allowed shall
be based on the capabilities and capacity of local infrastructure.
Additional development intensity may be allowed if infrastructure
systems are improved with private funds to acceptable levels of service
to accommodate the increased intensity.
Individual or private on-site sewage systems must meet appropriate
federal, state and local standards. More importantly, the developer must
provide for a means to fund on-going maintenance, repair and operation
of these systems for this purpose. In other words, the developer needs
to demonstrate that these systems will be constructed, maintained and
properly inspected for the life of the development.
Recommendation No. 27: Commercial development within commercial nodes shall
accommodate corresponding intersection design standards identified in
Lafayette Consolidated Government's CONSOLIDATED THOROUGHFARE PLAN.
Commentary: There is a need for proper intersection design
standards. New development and redevelopment projects must accommodate
these standards to ensure the safe and efficient flow of traffic through
Lafayette's transportation corridors.
Recommendation No. 28: Grade separated interchanges have a substantial impact
on adjacent land uses at selected planned arterial intersections and
must be more aggressively pursued and implemented.
Commentary: The safe and efficient flow of traffic throughout
the parish is dependent upon adherence of proper access management
techniques and good intersection and interchange design.
Recommendation No. 29: New major arterials should be constructed with raised
green medians and combined bikeway/sidewalks on one side of the roadway
separated from the curb to accommodate tree plantings wherever possible.
Electrical facilities should be placed underground along major
arterials.
Commentary: A good access management plan should utilize
median improvements to increase traffic flow and reduce the number of
potential vehicular conflicts. Well-designed and efficient medians are
one of the most important features of a safe and efficient roadway.
Additionally, a raised median along major arterials provides an
opportunity to provide aesthetic landscape improvements including street
trees, shrubs and groundcover. The Subcommittee also recommends the
incorporation of a combined bikeway/sidewalk on one side of the roadway
separated from the curb to accommodate additional landscape
improvements.
Overhead utility transmission and distribution lines should be placed
underground along these new major arterials. Today communities are
finding ways to place underground many utilities, including cable,
telephone and power lines. Unfortunately, many of the overhead power
lines along major arterials are main feeder lines. Before being located
underground, these feeder lines must be encased in large concrete vaults
and large switch boxes need to be placed intermittently to provide
service to adjacent lines and properties. Because of this expense, it is
very hard to relocate existing utilities along older major arterials.
Therefore, it is important that utilities be located underground at time
of construction of the roadway facility and adjacent developments.
Recommendation No. 30: A Corridor Preservation Plan and Program should be
established for planned arterials identified in the Lafayette
Consolidated Government's CONSOLIDATED THOROUGHFARE PLAN that is
comprehensive in scope and focuses on defining rights-of-way, land use,
access management, and adequate building setbacks and adequate funding
in advance of construction.
Commentary: The first step in promoting a safe, efficient, and
aesthetically pleasing roadway is to establish a Corridor Preservation
Plan and Program for future arterials. This Plan must be comprehensive
in scope and should focus on promoting an effective access management
plan that incorporates the functional and aesthetic concerns of the
roadway and adjacent properties. Additionally, the program needs to
anticipate future land use demands and plan accordingly. This means
adopting policies that integrate access management solutions before
development occurs as well as planning for the needs of existing
developments.
Recommendation No. 31: Lafayette Consolidated Government and all local
municipalities should work with development associations on a regular
basis to coordinate and establish methods and procedures to encourage
lower land development costs and construction of affordable housing.
Commentary: Collaborative problem-solving between the
development community, local service providers and local governments is
essential. Lafayette is blessed with a number of development
associations which can assist in establishing tools, strategies and
policies to encourage lower development costs and to promote more
affordable housing throughout the parish.
Recommendation No. 32: The Legacy Foundation of Acadiana or other community
foundations should be used as a resource to facilitate the
implementation of the goals and objectives of this Comprehensive Plan.
Commentary:The Legacy Foundation of Acadiana will play an
important role within the community. The flexibility and combination of
private philanthropy with public interest may provide Lafayette Parish
with a dynamic resource in this community foundation. The potential for
improved quality of life programs and organization is unlimited locally.
Community foundations have proven to be powerful enhancers to their
areas around the country. The Greater Baton Rouge Community Foundation
is a classic example of what can be achieved.
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