Future Land Use Map and Designations
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FUTURE LAND USE MAP AND DESIGNATIONS Land use categories are used to identify the desired primary use for existing and future areas for development. Although general in nature, these designations will provide guidance for any changes to the more specific zoning regulations and zoning district locations and boundaries that implement the Comprehensive Plan. Because Newport News is primarily developed, proposed land uses are generally consistent with the existing uses. In other cases, the designation may be different from what is physically on the ground today, indicating that the City expects the current use to change. For example, a parcel that is vacant today but designated for residential use on the map would be expected to be developed with housing during the next twenty years. Similarly, a parcel that is in industrial use today but designated as mixed use on the map would be expected to redevelop with a mixture of uses, e.g., commercial and residential uses. Several of the land use categories may include sub- categories which are included to provide further guidance and consistency. The Land Use Map is largely implemented through the city’s zoning regulations. Each color coded category on the Land Use Map has a corresponding set of compatible zoning districts. Many of the Land Use Map categories have more than one corresponding zoning district, permitting an interpretation of the map based on existing uses and local conditions. Whereas the Land Use Map categories are intentionally broad, the zoning designations are more prescriptive and address qualities such as building heights, setbacks, permitted and conditional uses, allowable lot coverage, and parking requirements. While the Land Use Map guides zoning, it is not the same as the Zoning Map. By definition, the Land Use Map is intended to be general and does not necessarily have to follow parcel boundaries. Moreover, the designation of an area with a particular Map category does not mean that the most intense zoning district consistent with that category is “automatically” permitted. That is particularly true in the residential areas, where there is a range of zoning densities within each category. In most cases, developing a property with a use that is not consistent with what is shown on the Land Use Map would require an amendment to the Comprehensive Plan. The definitions below are intended to guide the determination of consistency. Requests to amend the Plan are subject to a public process involving the Planning Commission and City Council. There are a total of 19 land use categories shown on the Land Use Map, including five residential categories, seven commercial and mixed use categories, two parks and open space categories, community facilities, utilities, transportation, and government/military. There is also overlay categories shown on the map with an outline rather than a color that corresponds with historic districts, transit-oriented development areas and runway clear zones. The following is a general description of primary land uses. Residential o Very Low Density – The Very Low Density Residential land use designation provides for the development of large lot single family dwellings and ancillary structures. The density range is 0 to 1.9 dwelling units per acre. o Low Density – The Low Density Residential land use designation provides for the development of conventional single family detached dwellings and suburban subdivisions. The density range is 2 to 6.9 dwelling units per acre. o Urban Residential Density – The Urban Density Residential land use designation provides for single-family detached and attached dwellings. The density range is 7 to 10.9 dwelling units per acre. o Medium Density – The Medium Density Residential land use designation provides single family attached and multiple family dwellings. The density range is 11 to 15.9 dwelling units per acre. o High Density – The High Density Residential land use designation provides multi- story, multiple family developments. The density range is 16 or more dwelling units per acre. Mixed Use o Mixed Use – The Mixed Use land use designation accommodates horizontal and/or vertical mixture of retail, office, restaurant, entertainment, cultural and residential uses. o Proposed - Economic Opportunity – Economic Opportunity land use designation is intended to provide flexibility for those areas that have been identified as areas where the highest and best use for the land has not been determined. Commercial o Neighborhood – Neighborhood Commercial land use designation accommodates small scale retail or offices, professional services, convenience retail and storefront retail that serve a market at a neighborhood scale. o Community – Community Commercial land use designation accommodates medium to large scale wholesale, retail, lodging, offices and service establishments typically located along major corridors that can function independent of adjoining development and/or require individual access to public rights-of-way. o Regional – Regional Commercial land use designation accommodates large destination retail, wholesale, tourist attractions, lodging, and service establishments with a coordinated design, including shared parking areas and points of access to public rights-of-way. These areas should include large auto- oriented commercial uses with direct access and visibility from or to the interstate highway. o Office – Office land use designation are areas which accommodate all offices including professional and medical services. This land use designation can be used to transition between residential and commercial uses. o Research & Development – Research and Development land use designation are areas that promote economic growth and business development, including office, research, trade, education, occupation, information and technology services. Industrial – Industrial land use designations are areas which are devoted to manufacturing, storage and distribution businesses/operations, assembly and processing. Community Facilities – Community Facilities land use designation includes public or semi-public facilities including but not limited to: governmental offices, police and fire facilities, hospitals, education institutions, and places of worship. Parks & Open Space o Natural Area/Open Space – Natural Area/Open Space land use designation includes undeveloped lands, trails, water areas and environmentally sensitive areas. Land designated as natural area/open space is intended to remain undeveloped in the future. o Parks and Recreation – Parks and Recreation land use designation includes active or passive parks such as playing fields, playgrounds, community centers, and other appropriate recreational uses. Utilities – Utilities land use designation accommodates land used or dedicated for public and private utilities, including pipelines, utility lines, power lines, water and wastewater facilities, electrical substations, and telephone. Transportation – Transportation land use designation are areas dedicated to vehicle, air, or rail transportation. Government/Military – Government/Military land use designation includes military bases and other related facilities. .