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Leeds Master Plan LEADING THE WAY 2012
Acknowledgements
City of Leeds City of Leeds Board Of Adjustment Pat Hall, City of Leeds Honorable R. Eric Patterson, Mayor Tony Hughes, Chair Haynes Parnell, Leeds Area Chamber of Commerce Ross Bartee, City Councilor Walter Peek, Member Sandra McGuire, Leeds Area Chamber of Commerce Susan Carswell, City Councilor Jerry Noell, Member Regina Arnold, Leeds Arts Council Charlotte Earnest, City Councilor Tony Abernathy, Member Reba McCulley, Lehigh Cement Plant Johnny Kile, City Councilor Lonnie Marbury, Member John Moore, City of Leeds Board of Education Kenneth Washington, City Councilor Ross Bartee, Leeds Parks and Recreation Board Kevin Fouts, Acting City Clerk Regional Planning Commission of Greater Brian Swift, City of Leeds High School Birmingham Alan Pierce, Fire Chief Charles Ball, AICP, Executive Director Carl Marbury, City of Leeds Resident Byron Jackson, Police Chief Scott Tillman, Director of Planning John Saddler, City of Leeds Resident Ricky Hinkle, Building Inspector Darrell Howard, Deputy Director of Planning Margaret Little, Leeds Historical Commission Steve Ostaseski, Principal Planner Michael Dyer, Leeds Downtown Property Owner City of Leeds Planning Commission Richard Amore, AICP, Senior Planner Eddie Cook, City of Leeds Planning Commission Brett Isom, Chair Philip Amthor, Planner Charlotte Ernest, City of Leeds City Council Eddie Cook, Member Susan Carswell, City of Leeds City Council Ross Bartee, Member John Dunn, US Steel Ricky Hinkle, Member Chris Jones, Member Sam Pezzillo, Member Ray Pelham, Member
Master Plan Advisory Committee
i ii Disclaimer
This project was supported by funding from the Regional Planning Commission of Greater Birmingham (RPCGB) and the Birmingham Metropolitan Planning Organization (MPO) Building Communities Program.The contents of this document do not necessarily reflect the official views or policies of the Birmingham MPO or the RPCGB. For more information on this program, please visit http://www.rpcgb.org or call (205) 251-8139.
This plan was prepared as a cooperative effort of the U.S. Department of Transportation (USDOT), Federal Highway Administration (FHWA), Federal Transit Administration (FTA), the Alabama Department of Transportation (ALDOT), MPO and RPCGB as a requirement of Title 23 USC 134 and subsequent modification under Public Law 109-59(SAFETEA-LU) August 2005. The contents of the plan do not necessarily reflect the official views or policies of the USDOT.
iii iv Table of Contents Major Street Plan 53 Public Utilities 54 Introduction 1 Institutional Uses 54 Purpose 1 Recreation and Open Space 54 Plan Methodology and Process 2 Public Services 55 Assessment 3 Downtown Strategies 57 Location 3 Investment 57 Natural Environment 4 Land Use 57 Built Environment 16 Economic Development 58 Public Infrastructure 17 Neighborhood Level Strategies 60 Community Organizations 24 Investment 60 Demographics 24 Land Use 60 Downtown Leeds 35 Connectivity 61 Aspirations 39 US 78 Strategies 62 Vision Statement 39 Investments 62 Assets and Issues Analysis 39 Land Use 62 Concepts 44 Connectivity 63 Purpose 44 119/Rural Residential Strategies 64 Community View 44 Investments 64 Commercial Overview 46 Land Use 64 Residential Overview 47 Connectivity 64 Recreation and Park Uses 49 Grand River Strategies 65 Public and Institutional Uses 49 Investments 65 City Wide Strategies 52 Land Use 65 Core Considerations 52 Connectivity 66 APFO’s 53 Frontages 66 Landscaping 67
v Utilities 67 Storm Water Treatment 67 Regulations 67 Implementation 68 Implementation Overview 68 Economic Development 68 Services and Facilities 70 Housing 71 Regulatory Tools 71 Goals and Policies 75 Conclusion 78
vi List of Tables
Table 1: Existing Land Uses 22 Table 2: Leeds Population Change, 1980 - 2010 26 Table 3: Age Groups Population Projections, 2000 - 2035 26 Table 4: Leeds Population Change, 1980 - 2035 27 Table 5: Racial Composition - 2010 28 Table 6: Household Types, 2000 - 2010 28 Table 7: Family Income - 2010 29 Table 8: Comparative Household Size, 2000 and 2010 30 Table 9: Owner-Occupied Households by Housing Value 30 Table 10: Year Structure Built - 2010 31 Table 11: Housing Units by Number of Units in Structure, 2000 - 2010 31 Table 12: Annual Building Permits for New Privately Owned Residential Permits, 2000 - 2010 31 Table 13: Comparative Housing Tenure - 2010 32 Table 14: Comparative Employment by Occupation - 2010 33 Table 15: Comparative Employment by Major Industry Group - 2010 33 Table 16: Comparative Educational Attainment - 2010, Persons 25 years and Older 34
vii viii List of Figures
Figure 1: Location and Vicinity Map 3 Figure 26: Downtown Under Utilized Properties 58 Figure 2: Stagecoach Route Sign 4 Figure 27: Downtown Concept 59 Figure 3: Mt. Hebron Cemetery 4 Figure 28: Russell Heights Current Land Uses 60 Figure 4: Municipal Boundary Map 5 Figure 29: Russell Heights Concepts 61 Figure 5: Physical Relief Map 7 Figure 30: U.S. Highway 78 Future Concepts 62 Figure 6: Slope 9 Figure 31: U.S. Highway 78 Intersection Improvements 63 Figure 7: Soil Conditions for Septic Tank Absorption 10 Figure 32: SR 119 Land Use Concepts 64 Figure 8: Slope Categories 11 Figure 33: Grand River Pedestrian Shed 65 Figure 9: Slope Explanation Chart 12 Figure 34: Downtown Pedestrian Shed 66 Figure 10: Topography and Hydrology Map 13 Figure 35: Leeds Context Sensitive Street Grid 67 Figure 11: Slope Analysis Map 14 Figure 36: Leeds Tax Increment District 69 Figure 12: Prime Farm Land Map 18 Figure 13: Existing Land Use Map 21 Figure 14: Existing Transportation Map 23 Figure 15: Parks and Open Space 25 Figure 16: Property Values Buildings and Land 32 Figure 17: Downtown Leeds Aerial 35 Figure 18: Downtown Leeds Birds-eye Perspective 36 Figure 19: Downtown Leeds Vacant Parcels 37 Figure 20: Sample Visual Preference Survey Results 49 Figure 21: Additional Preference Survey Results 50 Figure 22: Community Work Session 50 Figure 23: Conceptual Land Use 52 Figure 24: Proposed Greenways 56 Figure 25: Downtown Land Uses 57
ix x Introduction Authority, Participants, and Roles of planning staff or Commission interacts with Local Planning the citizen/developer; the Commission hears The Master Plan of the City of Leeds, Alabama The Code of Alabama, 1975, Section 11-52- requests and submits recommendations to the serves these main purposes: the plan offers the 2 authorizes and empowers municipalities to Council, which makes the final decision. In this City Council, the City Planning Commission, and “plan”. This enabling legislation defines the process, a decision or order from a City official the citizens of Leeds an opportunity to examine system in which planning is performed by a local may be appealed to the Board of Adjustment. current City policies relating to the changing government. The local planning system, for any The Board of Adjustment is intended to ensure conditions in the area and in the region. The city in Alabama, consists of four primary entities that the interpretation and enforcement of plan is a set of guidelines which defines the goals - the City Council, the Planning Commission, zoning regulations does not unfairly affect the of the community with regards to development the Board of Adjustment, and the Planning use of property. In contrast to the way zoning expectations for the next twenty years. The City Staff. These four bodies play unique parts in includes all these groups, land subdivision initiated this planning process to develop a master the establishment and administration of policies regulations are controlled exclusively by plan to address growth and future development. and regulations intended to maintain a positive the Planning Commission. In order that the This Master Plan defines the “vision” of the quality of life for all citizens in the face of local planning system works efficiently and community and guides the citizens of Leeds in growth and change within the community. The follows the “vision” of the community, it is ensuring that future growth and development City Council, the elected legislative body of important that all of the players be familiar supports its people, enhances its place and a municipality, is the major decision-making with the policies of the Master Plan; that land furthers its prosperity. group within the planning system. The Council regulations support these policies; and that Purpose is responsible for the use of public revenues to interpretation and enforcement of regulations The Master Plan for the City of Leeds intends provide and expand local services and facilities are in concert with the overall intent of the to direct the community’s growth and physical (roads, water, sewer, parks, meeting facilities, Master Plan. development and to guide the major development etc.), a pivotal element in the growth of any History of Leeds Planning decisions over the next ten to twenty years. It community. By establishing a “plan” and The City of Leeds has engaged in several is a statement of today’s values, ideals and a “local planning system”, a city creates a planning endeavours. In 1987, the City of aspirations intended to reflect the City’s future framework in which all decisions are based Leeds and the Birmingham Regional Planning character. As Leeds continues to grow and change on community policy and goals for the city’s Commission completed a City Development over the coming years, the Master Plan will serve future, including the ways in which private Plan that provided an inventory and evaluation as a guide for public officials, developers and property is developed. The Planning Commission of the existing conditions and facilities, citizens, who are instrumental in reshaping the is responsible for creating the Master Plan, identified needs and problems within the community’s physical form and raising the quality which lays out that vision and policies based on City, made recommendations and provided of life for the City’s current and future residents. community desires and concerns, and they are implementation measures to address the The people of Leeds have come together through responsible for the supporting regulations to needs of the City. Twenty years later, in 2007 these planning efforts to better understand what implement the policies of the Master Plan. the City of Leeds, along with the Regional they desire as a community, to figure out how As provided by State Code, zoning and land Planning Commission of Greater Birmingham, best to achieve these desires and commit to subdivision are the two major areas a city Sain Engineering Associates and 4Site, Inc. fulfilling these desires. The Master Plan sets forth may regulate to ensure positive growth. With developed a Strategic Development Plan for the the purposes and intentions of the City of Leeds. support from planning staff, the Planning Western Area in the City of Leeds. However, The plan describes implementation strategies Commission writes these regulations which the Strategic Development Plan was never to advance the community vision, improve the are then adopted as law by the Council. In adopted by the City of Leeds. In June 2009, the quality of life for all citizens, and serve as the administering zoning regulations, all bodies of Leeds Scenic Byway Management Team adopted primary tool for managing growth and community the local planning system may play a part. The the City of Leeds Stagecoach Route Corridor investment.
City of Leeds Master Plan 2012 Introduction 1 Management Plan. Furthermore, in 2009 the City facilities and services, acquiring pertinent that the community will embrace and compel of Leeds was selected to participate in the Alabama transportation data from the Alabama Department citizen participants to remain engaged and see the Communities of Excellence Program which assist in of Transportation’s (ALDOT) 3rd Division and plan through to implementation. forming a strategic plan for the City. This process is reviewing the most current U.S. Census data as well This section includes a summary of the processes currently underway. as applicable secondary data sources. and outcomes of the visioning activities carried Plan Methodology and Process The community assessment, includes a description out through this planning effort, including the Planning is the process by which a community deals of the community and its regional context, the community’s vision statement, a likes and dislikes with present conditions, provides for future needs history and culture of Leeds, the environmental analysis, a visual preference survey, dot map through the thoughtful consideration of present features, the existing development, the existing analysis, and a preliminary concept plan that conditions and their relationships to the community public infrastructure, and the demographic and begins to define the vision that will guide the at large. Most often associated with guiding the economic conditions. development of the City of Leeds. future form of land development through policy Community Vision Analysis and design guidance, it also accounts for the The development of the Community Vision,is The Analysis builds upon the community assessment provision of public services and needs, historic and an important public participation process that and reflects the vision and goals that emerged from cultural values, the environment, and economic informs the Master Plan. A variety of methods the community visioning process. The Regional development and transportation issues. were employed to inform and educate the public Planning Commission staff synthesizes the results of The Master Plan addresses primary components and solicit their input into the planning process. the public participation process with the research that most directly affect the quality of life and Under the guidance of the Planning Commission, and analysis of the community assessment to direct economic sustainability of the City. The plan all members of the community were given an and guide the emerging Master Plan. The Analysis organizes a broad spectrum of challenges, desires opportunity to participate through a series of illustrates the vision of the plan through the and possibilities that confront the City of Leeds. community meetings. During these meetings, future land use plan, future transportation plan, The Master Plan provides a framework and a citizen input was collected through visioning and future community facilities plan, and economic methodology for converting those possibilities into brainstorming sessions, mapping exercises, a visual development strategies that identify the locations sustainable realities through implementation of a preference survey, likes and dislikes analysis, and a and relationships among functions within the City shared vision and a common set of goals. charrette. of Leeds. The Master Plan provides recommendations for Engaging the community in this way serves a Implementation improving Leeds’ sustainability by capitalizing number of important purposes. First, it educates This section summarizes major tasks and strategies upon the natural and cultural features within citizens and raises their awareness of the for plan implementation. It includes the tools to the landscape, and it builds upon the place, the importance of planning and the planning process implement the plan, recommended community people, and leads toward prosperity and progress. in directing growth in a preferred manner. policies,and next steps on the how the City of The plan is organized by Place, People, Prosperity Additionally, participants are empowered with Leeds will achieve its vision in the future. and Progress. The plan is presented through words, a sense of ownership of the plan; the kind of Supplemental Materials citizen support that is essential for successful plan photographs, diagrams, sketches and maps which There are supplemental materials developed implementation. are organized into the following sections. along with this plan to aid in implementation. One Community Assessment Such public engagement provides planners with section includes the land use classification guide, In completing the Community Assessment, RPCGB insight into the community’s values and ideals and traffic calming techniques, a list of major funding staff utilized a variety of data gathering techniques yields qualitative data that typically can not be resources available to the community, A second is to analyze and inventory existing conditions in the collected through technical research. This greater the detailed downtown synoptic analysis. community. These techniques included fieldwork understanding of the community helps planners to verify existing land use and housing conditions, to prepare a vision and set goals for the City that surveying City departments about community address citizens’ desires for their future – a vision
City of Leeds Master Plan 2012 Introduction 2 Assessment Location The City of Leeds is located primarily in Jefferson County, however some portions of the City are located within Shelby and St. Clair counties. The City of Leeds is approximately twenty miles east of Birmingham, Alabama on Interstate 20. The City is located in the north-central portion of the State of Alabama, along the southern extension of the Appalachian Mountains. The City is located in the center of the iron, coal and limestone belt of the south eastern United States. According to the U.S. Census Bureau, Leeds consists of a total area of 22.5 square miles (58.3 km²), of which, 22.4 square miles (57.9 km²) of it is land and 0.2 square miles (0.4 km²) of it (0.67%) is water. Planning Area The area considered within the Master Plan includes those areas currently with the incorporated area of the City of Leeds as illustrated in Figure 4. History and Culture Geography, geology and the War of 1812 brought pioneers to Leeds, and those same intrinsic assets are promising to the pioneers of Leeds’ future. Most Alabamians think of Indian Wars when they hear 1812. Throughout the Little Cahaba Watershed, this war and its politics were largely responsible for pioneer settlements along the Cahaba Road. The fighting brought people from three cultures to pursue a common interest. They came to Leeds by path, by road and by railroad, and formed one city from three cultures. Cherokees came on the Cahaba Trail, an Indian path. One of the first settlements, in the southern end of St. Clair County, east of downtown Leeds, was Ohanafeefee, where John Stewart, a Cherokee, settled before the Trail of Tears. John’s son, Jeremiah, came home from the Seminole war with a bride, a Seminole princess. They made their log home on land grant property near Stewart’s Crossroads and brought up a family. Their son, Dave, was a Methodist circuit rider who served Figure 1: Location and Vicinity Map churches along and west of State Highway 119 in Jefferson County. Dave preached a 1928 revival that resulted in the building of the Little Rock Church, now Century Church on Highway 119 in Leeds. The Stewarts left some Leeds residents with legitimate claims to Cherokee royalty.
City of Leeds Master Plan 2012 Assessment 3 By 1820 the Indian path became a road that brought more pioneers. Andrew Jackson and his Tennessee Volunteers came during the War of 1812. His supply wagons needed roads to accommodate their width. The Cahaba Road was formed out of a wilderness path to facilitate mule-drawn wagons and lay the means for Europeans to settle Leeds. Early European settlers included the first sheriff of Shelby County and some of his contemporaries. In 1821, James Hamilton lived in Cedar Grove, Shelby County. Before he died, Hamilton’s land was in Jefferson County. One of Hamilton’s neighbors, William Cameron, Figure 3: Mt. Hebron Cemetery was the second postmaster of Cedar Grove. Cameron, however, was a nearer neighbor to Henry Little; whose log home still fronts In the new millennium, more than thirty three Highway 119. Across the road to the southwest historic homes, businesses, churches and is the Mitchell Pool Century farm. Pool’s great, cemeteries appear on the eight-mile byway through great grandfather, John Witherspoon, signed the Leeds. They display county, state and national Declaration of Independence. markers. The stagecoach road through Leeds travels Colonel James Hamilton and his contemporaries beside the Little Cahaba River when not crossing were among the first of the first-generation it. Among the Cahaba Valley’s historic treasures Americans born to parents who had declared are American Indian archives and horse and cattle independence in the first decade of America’s farms. Historic homes, churches, businesses and Figure 2: Stagecoach Route Sign history as a sovereign nation. They were cemeteries cluster to form the City of Leeds. Presbyterians from Scotland and Ireland. in Leeds. The original cement plant in Leeds, the Finally, Leeds, with its history and scenic beauty, By 1874, former African American slaves freed Georgia Pacific Railroad and the Central of Georgia is “Central Park” to largely urban Jefferson County. by the Scott, Rowan, Little and McDanal families Railroad brought a new population. The principal It is a getaway for those who love nature and a started a farming community at Scott town and survey of Leeds was entered into Jefferson County small town atmosphere but also like the cultural built Mount Pleasant Baptist Church on land Map Book 10, page 21 in 1908. Leeds was on the and social events of a large city with arts, a zoo, given by the former slave owners. Early members map for the first time because geography and theater and more. The scenic byway threads itself were Stafford Scott, Peter Little, Sandy Little, geology brought the Industrial Revolution to a through the landscape, knitting a promising tourism Dinah Jones, Mary Herring and Ruben Vann. The farming community. package for the Leeds area. railroad pioneers came in the 1880s and brought In 2005, the National Scenic Byways Program Natural Environment hard-working African American railroad men, and announced the stagecoach route at Leeds as Consideration to the environment is necessary when these two groups joined others to build the little Alabama’s newest Scenic Byway. Alabama Scenic determining future land uses and development City of Leeds. Cicero Davis brought his family. The Byways Commission and Alabama announced in 2007 patterns due to the ability of these factors to Marburys, Williamses, Polks, Jeralds, Harrises and that Leeds again was on the map–the Road maps of influence the location and the types of possible Beasons are Davis’ descendents. America, featured for its Stagecoach Route that developments. The purpose of doing such an In 1907 the Industrial Revolution was a phenomenon remains as it was in 1812, a crossroads to Alabama. analysis is to determine a growth pattern, allowing
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Figure 4: Municipal Boundary Map
City of Leeds Master Plan 2012 Assessment 5 development to occur in a harmonious way with from the northeast to the southwest. The highest Soils the surrounding environment. This section includes elevations are above 1,500 feet in DeKalb and Soil is the product of parent material (which the physiography, geology and soil conditions, eastern Madison counties, and the lowest elevations is the soil’s underlying geology), topography, hydrology, vegetation, and wildlife found are about 200 feet, near Holt Lock and Dam in climate, plant and animal life, and time. The throughout the Leeds area. Tuscaloosa County. nature of soils at any given place in time depends The constraints placed on development, based on Horizontal sedimentary bedrock layers that on the combination of these five factors. Each environmental factors, are determined primarily are deeply dissected by streams underlie the of these five factors affects not only the soil but by the severity of slope, soil types, hydrology, Cumberland Plateau. The landform is a pattern also how each of the other factors will continue wildlife habitat and other factors. The goal is to of low irregular hills with broad, gently rolling to affect the soil. For example, plant life have development that functions harmoniously with summits and steep slopes. Many of these hills are growing in a soil protects it from the external the surrounding environment. The overall impact capped with beds of sandstone. The rock strata climate. Due to the interaction of these factors, of development on the land and these combined are mostly of the Pennsylvanian Age Pottsville knowledge of soil types in an area can provide factors was considered for the entire study area. Formation consisting of alternating beds of information on topography, erosion patterns, water Physiography and Geology sandstone and shale with numerous coal seams and threshold, construction tolerance and storm water associated under clays. management. The City of Leeds is located in the Appalachian Highlands section of the Cumberland Plateau. This The Cumberland Plateau is a deeply dissected The soils of the Cumberland Plateau where Leeds area is a major physical division of the United plateau, with topographic relief commonly of resides are typically medium to fine textured with States. Leeds has a topography of rolling wooded about four hundred feet (120 meters), and frequent a mesic temperature regime, udic soil moisture hills and level plateaus well watered by Cahaba sandstone outcropping and bluffs. Many coal regime, with mixed or siliceous mineralogy. River and the Little Cahaba River that flows to the seams are present in the area causing the area to Many of the most common soil types in Leeds are southwest. The region was exposed to erosion and be heavily mined. The hills in the western most complex and often have slopes to work with. Many subsequently began to form the landscape we see areas of the plateau have a relief of around 200 of the soils are subject to erosion if not tended in present day. feet. The sedimentary rocks are composed of near to properly. The most common rock types include shore sediments washed westward from the original silty/sandy loam type soils with a heavy influence The Cumberland Plateau section is the Appalachian Mountains. Though the plateau is not of sandstone and shale. southernmost section of the Appalachian Plateaus composed of true mountains it has some of the province of the Appalachian Highlands Region. Soils have a strong impact on development much most rugged terrain in the eastern United States. Hereafter called the Cumberland Plateau, it like steep slopes. Soil types affect the scale The plateau contains some of the largest stretches is recognized by its pattern of relief features of a building, the sites ability to handle storm of contiguous forest in the eastern United States and landforms that differ significantly from water runoff, permeability for septic systems and evident throughout the less populated areas of those of adjacent sections. It occupies about suitability for basements. For larger scale buildings Leeds. 15 percent of the state and occurs as a roughly the type soil and its compatibility can affect the northeast-oriented rectangular area in central The City of Leeds lies in the Cahaba Valley framed ultimate scale of the structure. and northeastern Alabama, encompassing mainly by Owens Mountain to the northwest and Oak Soils in the planning area are categorized and Jackson, Jefferson, DeKalb, Marshall, Blount, Mountain and Double Oak Mountain to the southeast ranked for different types of use by the United Cullman, Winston and Walker counties, and it as seen in Figure 5. Pine Ridge runs through the States Department of Agriculture, National continues into northeastern Georgia and Tennessee. center of the City of Leeds. The average elevation Resource Conservation Service. The ranking used by The Cumberland Plateau borders the Highland Rim in Leeds is 622 feet above sea level. In the area, the NRCS are: very limited and somewhat limited. section to the north, the Valley and Ridge province ridges along Owens Mountain reach over 800 feet A ranking of “very limited” indicates greater to the southeast, and the Cumberland Plateau above sea level. The Cahaba River lies between the difficulty and greater expense in preparing the to the southwest. The landscape consists of flat- two major ridge lines. The most dramatic slopes land for the type of development that will occur. A topped high-elevation plateaus separated by deep, and elevations in the region are seen along Oak ranking of “somewhat limited” indicates that such steep-sided valleys. The plateaus slope gently Mountain reaching as high as 1,244 feet above sea problems are minimal. This classification system level.
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Figure 5: Physical Relief Map
City of Leeds Master Plan 2012 Assessment 7 should be used only for a general understanding of type, slope is a strong factor in determining the Figure 11 is a computer-generated model of the soil conditions within the study area and are types of foundations required for construction of the topography, depicting the slope conditions not adequate to convey specific soil characteristics buildings and access roads. Steep slopes increase throughout the planning area. Flatter land areas on any given site. For new development, site- the expense of a project when it is required are shown in light green and green, whereas specific soils analysis should be performed. to complete excess grading of the land or use steeper slopes are shown in orange and red (20% As can be seen from Figure 6, many areas in Leeds engineered fill and compacting. Also, stabilization slopes and greater). This image clearly identifies have soil conditions that have steep slopes. Many of the slope during and after construction is a time the areas that are more practical to develop given of the soils are classified as steep slopes, ranging consuming process that requires years of monitoring existing topography. It also represents those areas from 16% and greater (indicated in orange and red). before the developed land can be considered truly which will be the most difficult to prepare for The Slope Analysis indicates that future road and stable. development. land development will be somewhat challenging An important land planning concept to understand Grading of land for development is an important within some areas of the City. However, several is slope and grade. Grade and slope are terms that concern in protecting adjacent lands from erosion soil complexes have slopes ranging from 0% to 15% are often used interchangeably. Grade is most and runoff. Reshaping the land, in this way, alters (indicated in green and yellow) located in some frequently used to describe roadways and slope natural drainage patterns and can increase drainage areas within the City. The slighter slope constraints to define hillsides. They are terms describing and flooding risks off-site. Grading is also a concern indicate areas the City of Leeds should consider for the same relationship. The grade (or gradient or to residents who place a value on the natural future road and land development. pitch or slope) of any physical feature such as a character of the land. Excessive grading and clear- Figure 7 reveals the severe constraints on septic hill, stream, roof, railroad, or road, refers to the cutting can remove those natural, scenic qualities tank absorption (due to how well the soils absorb amount of inclination of that surface where zero inherent to the land, which may have attracted septic discharge) in the City of Leeds. Some of indicates level (with respect to gravity) and larger them to the community, while also exacerbating the soil areas in the City of Leeds are classified numbers indicate higher degrees of “tilt”. Often drainage, flooding and erosion problems. as “very limited” (indicated in red). These areas slope is calculated as a ratio of “rise over run” in For the community to grow in an integrated, of the City should be avoided for septic tank use which run is the horizontal distance and rise is the attractive and environmentally-sensitive manner, or only allow septic tanks for very low-density vertical distance. both land disturbance and preservation must residential or agricultural uses. Because most The grade of a road is defined as a measure of the occur. Areas which are high priorities for future non-residential uses require sewer access, this road’s steepness as it rises and falls along its route. development should be graded as necessary to illustration is more important in considering the In other words, it is the magnitude of its incline accommodate the uses, density, and character locations of sewered and unsewered residential or slope. The amount of grade indicates how much deemed appropriate by the community, while other development. An important note that should be the highway is inclined from the horizontal. For areas that are the least important for new growth included here is that use of new “alternative example, if a section of road is perfectly flat and should be adequately preserved. Determining wastewater management systems” may slightly level, then its grade along that section is zero. In such priority areas is addressed, in part, through decrease the level of constraint represented a steep section the grade will be expressed as a this plan. Other factors which contribute to this by these soil conditions. Decentralized, on- number, usually a percentage, such as 10 percent. issue are soil suitability and the capacity for and site systems may be used, though they will The topography in the Leeds planning area is efficiency of extending public infrastructure and still require adequate areas for absorption of a significant factor to future growth. The hilly services. treated wastewater. For more information on soil terrain raises the cost of site preparation for Steep slopes are a serious constraint to both types contact the United States Department of most types of development and makes drainage commercial and residential development due Agricultural Natural Resource Conservation Service. a complex issue to manage for the City as it to two factors. First, steep slopes in hilly or Topography and Slope reviews and regulates new development. Figure mountainous areas usually have shallow depth Topography and Slope is a strong factor in the Leeds 10 depicts the topography in the planning area to bedrock soils. Such soils are very rocky and area, particularly due to its location in the foothills by delineating the land contours, which form the require extensive engineering and alteration to of the Appalachian Mountains. In addition to soil hills, valleys, and waterways in the community. support development. Secondly, soils on steep
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Figure 6: Slope
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Figure 7: Soil Conditions for Septic Tank Absorption
City of Leeds Master Plan 2012 Assessment 10 slopes also tend to be more susceptible to erosion Over 25% Slope and mud slides. As impervious surfaces (i.e. roads and asphalt parking lots) are added to steep slopes, the rate and velocity of storm water runoff increases, contributing to increased soil erosion 20 - 25% Slope and instability. While modern engineering practices can be used to overcome these problems, the 15 -20% Slope expense involved in development on steep slopes can make development in such areas financially impractical. Developing conservation subdivision 10 -15% Slope regulations and/or hillside development regulations may protect the citizens, the environment and 5 - 10% Slope developers from costly mistakes. Although specific threshold criteria for steep slopes 0 - 5% Slope vary depending upon the type of development activity, the general slope thresholds below are often used to determine where slopes become a significant engineering and design constraint to development. 0-5% Well suited to large-scale shopping center development and small-scale individual commercial Figure 8: Slope Categories structures, single and multi-family residences. possible only if special care is taken in the design The Cahaba River is Alabama’s longest remaining Acceptable limit for construction of roads and of access roads, parking areas, water supply, and free-flowing river and the primary drinking water railroads. sewage disposal. Any road design requires special source for the Birmingham Region. The Cahaba care. River flows 191 miles through central Alabama, 5-10% Truck access becomes difficult and and its 1,870 square mile watershed drains urban, expensive when the slope exceeds 7%, and in areas 20-25% Financially impractical for all suburban, and rural areas, agricultural and forests, of slope over 8% road routing is virtually dictated development activity. All urban areas which on its course from the southern Appalachian by the terrain. Small-scale, individual, commercial require the construction of roads and the provision Mountains through the coastal plain to the Alabama structures on slopes from 5 to 8% with virtually of utilities are both prohibitively expensive and River near Selma. no parking demand or, if provided, with parking extremely damaging to the terrain. garages. 25% and steeper As a general rule, land with a The Cahaba River is a primary drinking water source supplied by the Birmingham Water Board, 10-15% Financially impractical for industrial, slope of over 25% should not be developed or which serves 20% of the Alabama population who commercial and townhouse developments. Hillside disturbed. live in the Birmingham Metropolitan Area. The subdivision for single-family homes and apartment Hydrology drinking water is drawn from the main channel of construction is often feasible, with special care This section refers to the waterways, floodplains, the river. All lands in the upper 200 square miles taken to design of access roads and parking areas. wetlands and related hydrologic features, which of the Cahaba River Watershed supplies the region’s 15-20% Point at which engineering costs for most altogether are an important consideration in the drinking water. developments become significant and extensive growth of the community. The main hydrologic The diversity of the Cahaba River’s fish population anchoring, soil stabilization, and increased storm feature in Leeds is the Cahaba River and its is greater than any other temperate river its water management measures must be applied. tributaries. The area within the City of Leeds lies size in the world. The Cahaba River has a wide Single-family homes and apartment construction is completely within the Cahaba River watershed. diversity of plants and fish due to the variety of
City of Leeds Master Plan 2012 Assessment 11 its physical habitats and ecology. Flowing through the Birmingham region in the heart of Alabama, the LEGEND river attracts many canoeists and kayakers. The 17% Grade - Absolute maximum Cahaba River also offers recreational opportunities grade of all vehicles - use for ramps, in the form of fishing, rafting and bird watching for access and driveways many outdoor enthusiasts. 8.33% Grade - ADA accessible One hundred thirty-five fish species are known 7% Grade - Maximum sustained grade for Passenger Vehicle* to inhabit in the Cahaba River and its tributaries. 3% Grade - Maximum sustained Several rare fish found in the Cahaba River have grade for Commercial Vehicle* been assigned special conservation status. This Below 25% Grade may be available group includes the Alabama sturgeon, Cahaba for development shiner, crystal darter, freckled darter, goldline 1:1 Slope - 100% Grade Above 25% Grade may not be darter, and frecklebelly madtom. In addition 11/2:1 Slope - 75% Grade available for development Slope Height Slope to rare fish species, the Cahaba River supports 2:1 Slope - 50% Grade many popular native sportfish species such as Above 25% Grade are extremely largemouth bass and spotted bass, bluegill, longear 4:1 Slope - 25% Grade difficult to ascend by vehicle sunfish, crappie, chain pickerel, and many others. Slope/Grade is defined as the vertical change in elevation There are two sub-species of spotted bass, and Slope Length over a given horizontal distance. It can be measured in a percent or as a ratio. A 10 percent slope/grade is one that the spotted bass in the Cahaba River are called rises 10 feet over a horizontal distance of 100 feet. The same slope/grade would have a 10:1 ratio ( 10 feet horizontal Alabama spotted bass. Alabama spotted bass grow distance for each 1 foot in vertical rise). * Maximum sustained grade of vehicle that does not require much larger than their northern cousin. Channel shift of gear. catfish, flathead catfish, and blue catfish are among the most popular non-game fish caught in Figure 9: Slope Explanation Chart the Cahaba River. not allow water to percolate into the ground to Birmingham Water Works, which serves a quarter The Cahaba River is home to a very diverse and recharge the aquifers, and sends too much storm of Alabama’s citizens. Wastewater discharges, unique community of aquatic snails. Of the 35 snail water down stream during heavy rain events, which siltation (dirt), pesticides and herbicide residues species known or suspected to occur there, ten destabilizes the river bottom and erodes the banks. have degraded water quality in this once pristine occur nowhere else in the world and nine other river. Gage heights and water discharge are snails are found only in the Cahaba and Coosa The Cahaba River system contains 50 known amongst the data available from the US Geological drainages. Since there are no major dams on the freshwater mussel species. Mussels are now gone Survey. Cahaba River, its snail fauna has remained intact from some reaches of the Cahaba River. Other compared to those of many other rivers. During sections of the Cahaba River system hold some very Floodplain areas are frequently inundated by recent surveys, 30 species have been identified good populations of mussels, including some of the rising water levels during major storm events, from the Cahaba River and its tributaries. Reasons best remaining populations of some rare species. and flooding occurs within a floodplain whenever for the declines that have been observed in the Until recently, most of the area around the Cahaba storm water runoff collects or accumulates at river are believed to be related to water quality River Watershed was relatively undeveloped. a faster rate than the receiving river or creek and quantity problems. Water quality problems Growth and expansion of the Birmingham-Hoover is capable of transmitting the excess flow stem from a variety of point and non-point sources. Metropolitan Area into both Jefferson and Shelby downstream. Development within floodplains Water quantity issues relate to withdrawals and to counties have significantly impacted the upper is not recommended for three reasons. First and the impervious surfaces often found in metropolitan basin. The Cahaba River Watershed drains an area most importantly, the periodic inundations that areas. Water runs off quickly from buildings, roads, of approximately 1,825 square miles in central occur within floodplains pose a threat to lives and parking lots. These impervious surfaces do Alabama and is the primary water source for and property. Second, the addition of impervious
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Figure 10: Topography and Hydrology Map
City of Leeds Master Plan 2012 Assessment 13 59 411
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Figure 11: Slope Analysis Map
City of Leeds Master Plan 2012 Assessment 14 surfaces and structures within floodplains can for these uses. It has the soil quality, growing sources on hot days by providing shade. Different impede the flow or absorption of floodwaters, season, and moisture supply needed to produce species of trees provide barriers between land uses thereby increasing the chances or intensity of economically sustained high yields of crops when and provide an absorption cushion against excessive upstream flooding during major storms. Third, treated and managed according to acceptable noise. They aid in the control of storm water, the undeveloped floodplain areas serve as natural farming methods, including water management. In erosion and provide a sense of community pride. filters for storm water runoff which helps to general, prime farm lands have an adequate and The watercourses and their subsequent floodplains improve water quality and helps to lessen the dependable water supply from precipitation or also provide habitat for smaller creatures that rely potential for flooding. irrigation, a favorable temperature and growing both on the water source and land for survival. Zone A is the flood insurance rate zone that season, acceptable acidity or alkalinity, acceptable Natural areas should remain undisturbed as often as corresponds to the 100-year floodplains (or the salt and sodium content, and few or no rocks. They possible. Improvements like building construction one percent annual change floodplains) that are are permeable to water and air. Prime farmlands should maintain the largest portion of existing determined in the Flood Insurance Study (FIS) are not excessively erodible or saturated with ground cover feasible. by approximation methods. Because detailed water for a long period of time, and neither do Leeds is primarily covered in oak and pine. The hydraulic analyses are not performed for such they flood frequently or are they protected from Oak-Pine Forest type that pertains to Leeds is areas, no Base Flood Elevations or depths are flooding. dominated by Quercus rubra (Red Oak) and Pinus shown within the zone. Mandatory flood insurance Prime farmland tends to be well suited to suburban taeda (Loblolly Pine). The shrub layer is sparse purchase requirements apply. sprawl and land development. Thus prime farmland and mostly composed of tree species regeneration. Zone AE is the flood insurance rate zone that is also prime developable land and prone to Herbs and dwarf shrubs are spotty: Kalmia corresponds to the 100-year floodplains (or the conversion when in proximity to larger metropolitan angustifolia, Vaccinium angustifolium, Pteridium one percent annual change floodplains) that are areas, such as Birmingham. USDA prime farmland aquilinum, Trientalis borealis, and oak seedlings are determined in the Flood Insurance Study (FIS) by designation helps growth management and typical. These forests typically occur on gentle to detailed methods. In most instances, Base Flood resource conservation efforts in urban growth moderate slopes at low to mid elevations. Elevations derived from the detailed hydraulic areas to use zoning and conservation easements Climate to preserve prime farmland resources, maintain analyses are shown at selected intervals within The City of Leeds lies within the state’s local economic diversity, and establish green belts. this zone. Mandatory flood insurance purchase Appalachian Mountain climatological region, which Nonprofit organizations like American Farmland requirements apply. has a moist subtropical climate with mild winters, Trust specialize in helping communities use these In recent years, many communities have opted to warm summers and ample precipitation throughout techniques. use floodplain areas for community recreation such the year. Annual precipitation averages 54 as linear parks and greenways. Funding assistance According to the United States Department of inches, with an average relative humidity of for such recreational developments may be Agriculture, (USDA) National Resource Conservation 86% at 6 a.m. and 65% at 6 p.m. Summers are obtained from the Federal Emergency Management Service (NRCS) the prime farm land located in generally hot and humid with scattered afternoon Agency (FEMA) and the Alabama Department of the City of Leeds is mostly concentrated south thunderstorms. Successive cold fronts moving from Economic and Community Affairs (ADECA) through of downtown, along State Route 119, and along west to east that draw moisture out of the Gulf the Recreational Trails Program (RTP) and the Land US Route 78 west of downtown as well as north and influence winter weather, sometimes produce and Water Conservation Fund (LWCF). of Interstate 20 along US Route 411. Figure 12 heavy downpours. Rainfall occurs an average of illustrates the location of prime farm land in the 117 days per year with an annual precipitation of Prime Farm Land City of Leeds. 54 inches. Snowfall is infrequent with an average Prime farm land, as a designation assigned by Vegetation winter temperature of 45 degrees Fahrenheit. The U.S. Department of Agriculture, is land that has growing season averages 198 days, with the last the best combination of physical and chemical Natural flora like trees and ground cover provide freeze usually occurring in early April and the first characteristics for producing food, feed, forage, habitat for birds, rodents, deer and other forms usually occurring in late October. The sun shines fiber, and oilseed crops and is also available of wildlife. Trees also provide important cooling an average of 58% of the daylight hours. Prevailing
City of Leeds Master Plan 2012 Assessment 15 winds are from the south during winter and from residences and business. This change in land uses the southwest during summer. is a common pattern in many communities, where Wildlife properties fronting major roads can represent a The Leeds area is home to many different types of greater return to landowners when developed for animal species. These range from small mammals more profitable uses. like raccoons, squirrels, and beaver, to larger Agriculture and Forestry uses occur throughout the animals such as deer. It also includes many species City of Leeds. The largest forested areas occur of bird, fish and reptiles. along State Route 119 and north of Interstate 20. Built Environment Current conservation concerns include controlling erosion and pollution while maintaining a clean, The Birmingham-Hoover Metropolitan Area is abundant water supply and improving forest and one of the few locations across the globe where wildlife resources. there is a natural occurrence of the three major Low Density Residential elements used in the production of iron and steel: uses throughout the City. Land use controls aid in The second largest of the ten land use coal, limestone, and iron ore. In the late 1800s, managing potential growth in a beneficial way to classifications is Low Density Residential, with many settlements around the region formed out of the community. approximately 3,654 acres or 26.3% of the total this unique industrial base. As early as the 1850s, The Existing Land Use Map represents the existing land area in the City. The City of Leeds’ low furnaces and mines developed throughout the pattern of land uses within the City of Leeds as density residential developments contain a mixture region. The development of rail lines throughout described in this section. The incorporated area of low density single family homes and estate lots. the area to transport mining materials created a of the City of Leeds is approximately 13,878 acres Most of the single family homes occur off State well connected industrial system to mine materials in size. The total area is broken down into ten Route 119, State Route 25, and US 411. and produce steel. major land use classifications that are identified Leeds residential areas vary in character The City of Leeds grew at the junction of two of as follows: low density residential, high density from dense neighborhoods to estate lots and these rail lines. The development of downtown residential, town center commercial, neighborhood agricultural rural homes. Most residences are Leeds was spurred by the activity generated by commercial, highway commercial, park and accessible from paved roads. New residential the railroads and the steel industry. Commerce recreational, public and institutional, utilities, developments are primarily occurring along State and residential growth followed these economic industrial and agriculture and forestry. Route 119, Elliot Lane, and US 411. Houses are opportunities. Pittsburgh based U.S. Steel bought Agriculture and Forestry generally one story, wood frame construction vast tracts of land across the region for mining and The largest of the ten existing land uses is with brick cladding or vinyl siding built on various steel production, including much of the area west Agriculture and Forestry with approximately 7,621 size lots, ranging from small homes, to medium of Leeds. By the 1950s, international competition acres or 54.9% of the total land uses of the City of and large size lots, to estate lots. Single-family in steel production greatly affected the region’s Leeds. This includes Agriculture, Forestry, Open detached residential homes are the most prominent steel producers. Many of the original furnaces Space, Fishing, Hunting, and similar uses. Leeds’ type of dwelling units in Leeds. These homes are and related businesses closed or significantly agricultural and forested areas are primarily laid out in organized blocks or cul-de-sac streets changed their operations. Eventually new industrial located in the valley along the Cahaba River and scattered throughout the City of Leeds. and commercial activities replaced the original the Little Cahaba River. There the land is flatter industrial economy of the region. and is more suitable for farming uses, while the Industrial forested areas are along the hills and ridges in The third largest land use in Leeds is Industrial Existing Land Use the City of Leeds. Over the past several decades, with approximately 1,209 acres or 8.7% of the total Land use choices impact the physical environments, farming activity has decreased, not only in Leeds land area in Leeds. This includes the Industrial visual impressions and transportation systems. but, also within many parts of the State. Some sites located along the Norfolk Southern rail lines Land use shapes the character of a community lands within the City, previously used for farming, throughout the City, west of downtown along US by influencing the location and density of various have been redeveloped for other uses such as 78, south of downtown along State Route 25, and
City of Leeds Master Plan 2012 Assessment 16 near the Lehigh Cement Plant located south of center complex. This includes Leeds City Park along This also includes the Sonnet House on State Route downtown Leeds. U.S. 78 adjacent to the Civic Center, the Leeds 119. Highway Commercial Memorial Park along U.S. 119 south of downtown, Public Infrastructure Moton Park near the old Middle School Site off The fourth largest land use in the City of Leeds is Transportation Highway Commercial comprising approximately Utah Avenue and Moton Street, and the Old Leeds The City of Leeds straddles US Highway 78 which is 545 acres or 3.9% of the total land area in the City Park off US 411. Leeds Memorial Park provides an east - west route running from Birmingham to of Leeds. The Highway Commercial land use is two walking tracks, picnic areas, softball fields, a Atlanta. US Highway 78 runs parallel to Interstate primarily located west of historic downtown along soccer field, covered pavilions and other spaces for 20. Leeds has two exits from Interstate 20, one the interchange of US 78 and I 20, including the passive recreation and active recreation. The park at exit 140 and the other at exit 144. US Route Bass Pro Shops and surrounding highway commercial includes a segment of the Little Cahaba Creek, a 411 begins in Leeds and continues northeast to areas, as well as along the interchange of I 20 and tributary of the Little Cahaba River. Moton Park Gadsden, Alabama and ends in eastern Tennessee. US 411, and including Lowes, Wal-Mart, and the includes a walking track, tennis and basketball State Route 119 runs south from Leeds to surrounding businesses, restaurants, and hotels. courts, and a baseball field. The Old Leeds Park also Montevallo, Alabama. SR 119 is a heavily traveled includes a segment of the Little Cahaba River, along High Density Residential local route that connects several suburbs and with covered pavilions and a children’s playground. The fifth largest of the ten land use classifications subdivisions in the suburbs of Birmingham. State Utilities is High Density Residential, with approximately 434 Route 25 runs north following US Highway 411 The eight largest land use in Leeds is Utilities with acres or 3.1% of the total land area in the City of and runs southwest through the rural country approximately 71 acres or 0.5% of the total land Leeds. Varying densities of housing, including town side to Calera at Interstate 65 and then continues area in the City of Leeds. This includes the waste homes, garden homes and apartments are located southwest throughout the rural parts of western water treatment plant south of Memorial Park along primarily along US Highway 78, with some high Alabama. Air travel is handled primarily from the State Route 119, the Alabama Power sub-stations, density residential located off State Route 119 Birmingham-Shuttlesworth International Airport water storage tanks, and utility easements. and US 411 near the interchange of Interstate 20. located fifteen miles to the west of the City of There are a significant numbers of multi-family Town Center Commercial Leeds. Amtrak Passenger Rail service travels homes, including apartment complexes, duplexes, Town Center Commercial is the ninth largest land through Leeds from Birmingham to Anniston but townhouses, and small garden homes in Leeds. use with approximately 44 acres or 0.3% of the does not have a stop. Public and Institutional total land are in the City of Leeds. The Town Water Services The sixth largest land use in Leeds is Public and Center Commercial land use in Leeds is primarily Water services are provided and managed by the Institutional, with approximately 174 acres or 1.3% located along US 78 in the historic downtown Leeds Water Works Board. The Leeds Water Works of the total land area in the City of Leeds. Public area. Historically, commercial development has Board has been providing clean water to Leeds and Institutional uses in Leeds includes places occurred along US 78 and within the quaint, historic since 1943. The water source is groundwater of worship, the City’s public facilities including downtown along US 78 and the intersection of US pumped from four (the fifth well is currently the civic center, the fire and police stations, the 411. being constructed) wells and two springs located elementary, middle and high schools, and any other Neighborhood Commercial throughout the City. The Leeds Water Board has public or institutional facilities. The Civic Center The smallest of the ten land use classifications six water storage tanks, each holding 4,800,000 and City Park includes a community center, tennis is Neighborhood Commercial comprising of gallons. The current storage capacity and courts, a swimming pool, and several sports fields. approximately 17 acres or 0.1% of the total land treatment capacity is adequate in regards to future Parks and Recreational area in the City of Leeds. The Neighborhood growth and development. The annual operating The seventh largest land use in Leeds is Parks and Commercial land use areas are primarily located budget for the Leeds Water Board is $2,500,000. Recreational, with approximately 109 acres or 0.8% along State Route 119. This includes the Vulcan The Leeds Water Work Board services over 7,400 of the total land area in the City of Leeds. The gas station and its surrounding property at the connections in the City of Leeds and in the City of City of Leeds Parks and Recreation Department intersection of State Route 119 and Zeigler Road. maintains three major city parks and the civic
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Figure 12: Prime Farm Land
City of Leeds Master Plan 2012 Assessment 18 Moody near the I 20 interchange. remaining residents and businesses in Leeds are on in any growth scenario, and the City of Leeds The Leeds Water Works Board charges a tap fee and septic tanks. Within the City there are 4,968 water and the Planning Commission should maintain a system development fee for new development meters , customers of the Leeds Water Works Board. an ongoing conversation with Jefferson County that is currently not serviced by the Leeds Seventy (70) percent or 3,493 of those customers Environmental Services. Water Works Board. The cost for a 3/4” tap for are on septic systems. The balance of the customers Garbage and trash services are provided by Veolia residential and small business uses is $1,400. The are tied to the Jefferson County Sewer system Waste Service. Garbage service is supported by cost for a 1” tap for large residences and larger flowing to the Norman Skinner Treatment Plant. To direct user fees, customer satisfaction and contract businesses is $2,500. The cost for a 2” tap for give some idea of the treatment effectiveness of compliance are the only issues and capacity is not a extremely large businesses and other heavy water the WWTP, last year it discharged only 6% of what long term concern. was allowed for lbs. of CBOD. For TSS, the plant uses is $10,800. The cost for any tap larger than 2” Leeds Housing Authority must be quoted and paid for by the developer. discharged less than 0.2% of the allowable lbs., the plant is effective and in compliance and in good The Leeds Housing Authority manages one hundred The Leeds Water Board employs seventeen condition. and sixty two Section 8 units and one hundred people and has a vehicle fleet of ten, five utility and fifty eight public housing units in Leeds. The Jefferson County’s Capacity Assurance Program trailers and eight construction equipment. The Housing Authority has the capacity to increase the (CAP) does take into account existing inflow/ recommendations from the Leeds Water Board Section 8 housing to one hundred and eighty two. infiltration and reserve capacity for wet-weather are to continue quality growth in the area and to Currently, the Housing Authority has a total of peak flows. The average daily flow from a typical provide adequate water quality and service to the three hundred and twenty units with the possibility single-family residence connected to the sewer residents of Leeds. of an additional twenty more Section 8 units. The system is approximately 200 gpd. Based on the Gas and Electric Services Leeds Housing Authority employs seven employees, calculations under the CAP, the Leeds Wastewater an executive director, a Section 8 coordinator, a Natural Gas Services are provided and managed Treatment Plant (WWTP) can effectively treat the public housing manager, an occupancy specialist, by Alagasco. Electrical services are provided and wastewater generated from an additional 4,100 a maintenance supervisor, and two maintenance managed by Alabama Power Company. single-family homes without modification to the mechanics. The following are recommendations Sewer and Garbage Services existing NPDES discharge permit and without any from the Housing Authority: increase funding from treatment plant improvements. Jefferson County and St. Clair County manage US Department of Housing and Urban Development and provide sewer services to the residents and In accordance with the CAP, flow estimates for (HUD) to be funded at 100%, and increase funding business of Leeds. Jefferson County Environmental commercial and industrial developments must be for capital funds to renovate current housing units Services operates and maintains the only waste submitted by the developer for our review. There in Leeds. water treatment plant in Leeds, the Norman are not defined values in the CAP for retail or Parks and Recreation Skinner Treatment Plant on Helen Street. The restaurants. There are typical estimated rates that The City of Leeds Parks and Recreation Department Norman Skinner Treatment Plant is designed and are published for various facilities. One reference manages three parks and a civic center complex. permitted to treat two million gallons of waste is Wastewater Engineering Treatment and Reuse, The Leeds Memorial Park is a large multiuse park water per day. The Leeds WWTP permit is based Fourth Edition, by Metcalf & Eddy, Inc. on a theoretical 2 MGD average daily flow and the and forested green space off State Route 119. The The determination of capacity for any proposed annual average daily flow treated for 2011 was 1.18 park contains three covered pavilions, bbq grills, flow through the sanitary sewer collection system MGD. The maximum daily hydraulic design flow is picnic tables, a gazebo, a bridge spanning over the requires a detailed study from the point of 10 MGD. Little Cahaba River, benches, a mile long walking connection in the system to the WWTP. Treatment trail through the park, two veteran memorials, The receiving stream is the Little Cahaba River plant capacity is not the same as conveyance a tot lot, a children’s playground, with swings, which has a 10-year, 7-day low flow rate of only capacity. Both treatment capacity and conveyance slides, merry-go-round, a full size soccer field and 2.66 cubic feet per second. The Little Cahaba River capacity must both be evaluated and proved prior two softball fields. The Civic Center Complex also serves as part of the critical summer supply of to approval for connection to the sewer system. off US Highway 78 is a multi-facility complex with potable water for the Birmingham-Hoover MSA. The New sewer customers are a issue to be considered a civic center, gym, meeting space, community
City of Leeds Master Plan 2012 Assessment 19 pool, children’s playground, a football field, five department. of one to ten with a rating of one representing baseball fields, four tennis courts and rest room Leeds High School is located at 7160 Coosa Avenue exemplary services while a rating of a ten shows facilities. Moton Park located off Utah Avenue and and has a student enrollment of 390 in grades that the fire services program does not meet ISO Moton Street includes a walking track, tennis and 9-12. The Leeds High School boasts the 2008 Class minimum standards. Communities with better ISO basketball courts, and a baseball field. The Old 3A football and basketball championship teams. ratings receive better insurance premiums for their Leeds Park located on US Highway 411 is a small The new Leeds High School opened in August residents. ISO ratings are based on three main park that follows the Little Cahaba River, with 2009. Leeds High School currently has four career criteria: 1) alarm, communications and dispatch three covered pavilions with picnic tables and a technical offerings, a dual enrollment program, and systems; 2) equipment, staffing, training and children’s playground. the only Advancement Via Individual Determination geographic distribution of fire companies; and 3) Educational Facilities (AVID) certified program in the state which available water supply and fire hydrants. The Leeds Board of Education manages three encourages students to pursue a college-bound The fire department consists of two full-time and schools within the City — an elementary, middle, track. one part-time level three EMTs, twelve full-time and high school. Leeds schools were previously The geographic distribution of the Leeds School and two part-time paramedic fire fighters, five provided by the Jefferson County School System System’s student population is illustrated in Figure full-time intermediate fire fighters, and eleven and were incorporated as a municipal school 16. Figure 16 shows the location of students from full time and one part-time basic fire fighters. district in 2003. the Leeds High School in red, Leeds Middle School The fire department has one 2008 Rescue Truck, a Pierce Contender in excellent condition, three Fire Leeds Elementary School (K-5), is located at 950 in orange and the Leeds Elementary School in Trucks, ranging from excellent to fair condition; Ashville Road near the intersection of US Highway green. Most of the student population lives along one Ferra ladder truck in excellent condition, two 78. Leeds Elementary School has a current US Highway 78, State Highway 119 and US Highway service unit trucks one in fair condition and another enrollment of 720 students. The elementary school 411. Figure 17 reflects the geographic distribution service unit in poor condition, twenty-eight SCBA is located in a newly renovated facility with the of the Leeds School System bus ridership. with spare bottles in good condition, three cardiac fourth phase of renovation occurring in the summer Approximately 1100 students in Leeds ride the monitors, and two extrication tools. of 2011. This is an Alabama Reading Initiative (ARI) school buses to school. school. All core academic teachers must meet the Library The fire department provides services primarily to areas located within the City of Leeds and some of highly qualified ARI model. Leeds Elementary has The Leeds Jane Culbreth Library is located on the surrounding areas, including mutual aid to the always met their proficiency goals. The Leeds 9th Street in downtown Leeds and is operated in Cities of Moody, Trussville, Cahaba Valley, Irondale Elementary School jump rope team is unique for conjunction with the Jefferson County Library and Birmingham. an elementary school, and it is often showcased at Cooperative. The library cooperative allows local and regional events, most recently the Davis residents of the City and of Jefferson County The annual operating budget of the Leeds fire Cup competition held in Birmingham in March 2009. memberships and access to an extensive county department is $200,000. The following are short Leeds Elementary School has a full time teacher wide collection. The Leeds library facility is also term recommendations from the fire department: in the gifted program, the art program, and the supported by two non-profit organizations: the construction of fire station three, two new fire music program. Library Foundation and Friends of the Library. trucks, a new rescue/quick attack unit, a new Leeds Middle School is located at 8408 Greenwave Fire Department platform truck, a new service unit, a temporary Drive and has a current student enrollment of 335 classroom and training facility, expansion of fire The City provides fire protection for the residents in grades 6-8. The new middle school lies on the prevention program to full-time status, explore of Leeds. The Leeds Fire Department has two grounds of the old high school, and it is state of the program, lower the ISO rating, increase our stations, one located at 1640 Maxey Drive and art. The Leeds Middle School is an Alabama Math, the other is located at 1440 9th Street in Leeds. Science, and Technology Initiative (AMSTI) school The fire department maintains as ISO (Insurance and has a Making Middle Grades Work-trained Service Office) rating of five. The ISO rates fire faculty. Leeds Middle School has a full time art protection and suppression services on a scale and band teacher as well as a growing career-tech
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119 25
Figure 13: Existing Land Use Map
City of Leeds Master Plan 2012 Assessment 21 community outreach safety programs, increase Table 1: Existing Land Uses personnel, expand capabilities into specialized rescue operations, new cardiac monitors, and a Land Use Categories Acres Percent new extrication tool. The following are long-term recommendations for the fire department: relocate fire station two to a new facility, add fire station Agriculture & Forestry 7,621 54.9% four, two new fire trucks, increase personnel, add a Low Density Residential 3,654 26.3% permanent training facility with a drill tower, burn building, drafting tank and classroom, and strive to Industrial 1,209` 8.7% become a state recognized facility and department. Highway Commercial 545 3.9% Police Department The City provides police protection for the High Density Residential 434 3.1% residents of Leeds. The City of Leeds police department is located at the municipal facility Public & Institutional 174 1.3% off US Highway 78 at 1040 Park Drive. The police Park & Recreational 109 0.8% department uses an E-911 system. Utilities 71 0.5% The police department consist of a police chief, a police lieutenant, a detective police sergeant, four Town Center Commercial 44 0.3% patrol sergeants, fourteen patrol officers, a school resource officer, one K-9 officer, one investigator, Neighborhood Commercial 17 0.1% one public safety dispatch supervisor, five full-time TOTAL 13,878 100.0% public safety dispatchers, two part-time public safety dispatchers, and two crossing guards. The mapping for improved officer allocation, increase lieutenant to fill vacant patrol lieutenant position, police department consist of twenty-four sworn vehicle fleet to provide enough patrol vehicles for expand and enhance our “Neighborhood Watch” personnel and ten civilian personnel. each officer, add mobile component to RMS/CAD program, utilize new RMS system to “pin-map” systems, and purchase taser units for each qualified The police department has four investigation hot spots of crime occurrences, continue to focus officer. vehicles, one SRO investigation vehicle, nine training officers to meet needs of department patrol vehicles, one K-9 patrol vehicle, and two and to the interests of the officers, reinstitute Municipal Government administrative vehicles. The condition of the a “DARE” program with City Schools, develop Leeds municipal government consists of a mayor police department’s vehicles range from poor and have a trained special response team (SRT/ and city council. The mayor and the city council to good. The total fleet of vehicles the police SWAT), expand the property room, purchase fuming are elected to serve four-year terms. These are department maintains is seventeen. chamber, and upgrade computers throughout the the only elected offices in the city government. The following are short term recommendations of department. The City’s appointed committees are the Planning the police department: renovate and move back The following are long term recommendations of Commission, the Zoning Board of Adjustment, into the existing police department building, the police department: continue to strategically and the Tree Commission. The Leeds Planning purchase and implement usage of a Computer Aided enlarge the police department as needed to Commission was established by a city ordinance Dispatch (CAD) and Records Management System meet the needs of the community, upgrade for the purpose of oversight of all planning (RMS), purchase, install and implement an in-car communications equipment to digital systems, and development activity. The City also camera and in-car computer systems, increase design and move into a new municipal complex maintains membership in the Alabama League personnel in Narcotics Unit, increase number of that includes the City Hall and Police Department, of Municipalities and working relationships with investigators in investigations division, promote a utilize RMS to establish crime patterns and the Jefferson County Planning Commission and the Regional Planning Commission of Greater
City of Leeds Master Plan 2012 Assessment 22 Figure 14: Existing Transportation Map
City of Leeds Master Plan 2012 Assessment 23 Birmingham. There are other organizations and bank, giving a total asset of $1,634,539. The City Center in Downtown Leeds. The Leeds Art Council committees working to improve the City of Leeds, of Leeds budget for the 2009 -2011 fiscal year is has approximately 200 members and provides over which include The Scenic Byway Management Team, approximately 11 million dollars. thirty annual arts program that bring over 10,000 the Leeds Historical Society, the Leeds Arts Council Community Organizations people to the City of Leeds, including the Annual and the Chamber of Commerce. Folk Festival. Leeds Area Chamber of Commerce The City has medium range plans for a new The Leeds Area Chamber of Commerce is a The short term goals of the Arts Council are to municipal building which would house the police voluntary organization, supported and funded by increase ticket sales for its annual arts programs department and the City Hall. The Library its membership, designed to meet business and and events by 5% an to increase funding by 10%. The Commission has plans for a new library building in community needs. It is an information bureau, a long term goals of the Arts Council is to produce a historic downtown. The current housing for the business resource tool, and a liaison between city feasibility study to determine if the Arts Council police department, city hall, and the library is government and the business community. The future will include becoming part of the City of inadequate. variety of chamber activities are virtually unlimited Leeds Civic Complex, or to seek a new larger facility The City Council meets the first and third Monday and ever changing to meet the needs of the or to expand the current facility to accommodate a of every month. The Planning Commission meets business community. larger audience and increase space for storage and props. the second Thursday of every month. The Zoning The Leeds Area Chamber of Commerce office is Board of Adjustment meets on call on the fourth located in the historic Imogene Wright Falletta The Leeds Arts Council would like to improve its Tuesday. Visitors Center in downtown Leeds. The Leeds cultural involvement in the community, expand its The City of Leeds gross revenue for the 2008 - 2009 Area Chamber of Commerce consists of nearly two facility’s size, increase membership and programs fiscal year was $11,793,036. The largest revenue hundred members and offers its members a monthly offered to the community, expand its relationship stream for the City is sales tax at almost 5.6 million luncheon on the third Thursday of each month. The with St. Clair, Jefferson and Shelby County, Moody dollars in 2008 - 2009 fiscal year. Business licenses Leeds Area Chamber of Commerce also hosts the and the Greater Birmingham Region, as well as brought in additional $971,276. The Jefferson Annual Creek Bank Festival in the Spring and the work with the City of Leeds to help revitalize County ad valorem taxes brought in $744 thousand, Annual Christmas Parade during the Holiday Season downtown Leeds. The Leeds Arts Council would with St. Clair County ad valorem tax bringing in for the residents of Leeds. like to work with the City to allow the adjacent part to become an asset to the Theatre and Arts 208 thousand and Shelby County with only $6,824. The goals of the Leeds Area Chamber of Commerce Center by providing ample lighting at night, a ADA The rest of the City’s revenue comes from a variety is to retain current membership and increase new accessible walkway through the park to the Theatre of sources, including gas taxes, public utility membership by 10% each year, keep the members and Arts Center two side entrances, and address surcharges, permits, and other miscellaneous updated on events and activities of the Chamber, the Magnolia tree in the park that is growing into revenue streams. support area-wide economic development efforts, the Theatre and Arts Center’s building. The City of Leeds expenses for the 2008 - 2009 establish a consistent revenue stream that enables fiscal year was $10, 958,496. The City of Leeds the staff to achieve the Chambers vision, establish Leeds Historical Society major expenses include approximately 2.4 million a comprehensive branding/marketing plan for the The Leeds Historical Society started in 1998 to dollars for salary and wages, one million dollars for community and Chamber, and to establish mutually preserve Leeds’ historical legacies in buildings and payroll taxes, 461 thousand dollars for employee beneficial relationships that will grow and enhance landmarks and help educate the public about Leeds’ health insurance, 596 thousand dollars for the Chamber, the City of Leeds, and the surrounding unique and interesting history. The Leeds Historical employee retirement, 1.9 million dollars for city area. Society has over two hundred members and remains one of the most active volunteer organizations in projects, and numerous other expenses including Leeds Art Council contract work, attorney fees, utility fees, insurance the City of Leeds. The Leeds Historical Society meet The Leeds Arts Council exists to produce fees, equipment repairs and building repairs. once a month at the Leeds Historic Train Depot. educational, performance, visual and literary arts The City of Leeds total net revenue for the 2008 program for Leeds and the surrounding area in Demographics - 2009 fiscal year was $834,539. The City of a wholesome, family oriented environment. The This section provides a historical analysis of Leeds also has an additional $800,000 in the Leeds Arts Council maintains the Theatre and Arts
City of Leeds Master Plan 2012 Assessment 24 Moton Park
Old Leeds Park
Civic Center
Memorial Park
Figure 15: Parks and Open Space
City of Leeds Master Plan 2012 Assessment 25 population and socioeconomic trends in the Leeds Table 2: Leeds Population Change, 1980 - 2010 area (including Birmingham, Jefferson County and the State of Alabama) and provides growth projections for this area through 2035. Baseline YEAR TOTAL POPULATION POPULATION CHANGE PERCENT CHANGE population data comes from the U.S. Census and the U.S. Census estimates program. Population 1980 8,638 N/A N/A projections, generated by the Regional Planning 1990 9,946 1,308 15.1% Commission, establish reasonable rates for growth 2000* 10,569 623 6.3% expectations on which the city can continue to plan 2001 10,736 167 1.6% local services and infrastructure to accommodate 2002 10,891 155 1.4% future residential and economic growth. 2003 11,063 172 1.6% An examination of the demographic and socioeconomic characteristics of Leeds is an 2004 11,075 12 0.1% essential element of the planning process. The 2005 11,097 22 0.2% present size and composition of the population 2006 11,111 14 0.1% and the probable future trends provide the basis 2007 11,203 92 0.8% for determining public service needs, future land use requirements, fiscal planning, and the timing 2008 11,312 109 1.0% of public improvements. The city’s population 2009 11,474 162 1.4% composition and distribution greatly determine 2010 11,773 299 2.6% future demands to be placed not only on land, but Source: US Census Bureau & RPCGB Projections also on the delivery of services associated with specific municipal activities. A clear understanding Table 3: Age Groups Population Projections 2000 - 2035 of the densities and spatial distribution of the present and future populace will enable local AGE GROUP 2000 2008 2010 2015 2020 2025 2030 2035 officials to better visualize growth trends in AGE UNDER 5 YEARS 670 744 820 849 881 914 975 1,032 terms of magnitude and geographic location. This understanding is crucial in attempting to guide AGE 5 TO 19 YEARS 2,141 2,226 2,031 2,386 2,584 2,751 2,910 3,122 future development along a desired path. AGE 20 TO 59 YEARS 5,686 6,036 6,517 6,331 6,352 6,566 6,964 7,192 Population Trends and Projections According to the U.S. Census Bureau, data from the AGE 60 AND OVER 1,958 2,305 2,405 2,370 2,695 2,970 3,157 3,503 2010 Census indicates that the suburbs of America’s AGE 65 AND OVER 1,405 1,597 1,747 1,621 1,884 2,183 2,415 2,725 largest metro areas grew more than twice as fast as their respective central cities during the TOTAL POPULATION 10,455 11,312 11,773 11,936 12,511 13,201 14,006 14,848 previous decades. Population trends continue to show the decentralization of urban economic and Source: US Census, W&P Economics & RPCGB projections residential cores despite redevelopment efforts and the growing costs of commuting. Suburban centers developing along the fringes of metropolitan areas are gaining the largest share of new jobs and residential growth. Suburban locales, largely regarded as bedroom communities of the urban
City of Leeds Master Plan 2012 Assessment 26 core, are transitioning into smaller economic centers serving a variety of economic functions for Table 4: Leeds Population Change, 1980 - 2035 their regions. In 2010, 3.22 million people lived within Alabama’s YEAR TOTAL POPULATION POPULATION CHANGE PERCENT CHANGE 11 metropolitan areas, accounting for over 67% 1980 8,638 N/A N/A of the state’s total population. The Birmingham- Hoover Metropolitan Statistical Area (MSA), 1990 9,946 1,308 15.1% reported to have 1.12 million residents, accounted 2000* 10,569 623 6.3% for 35% of the total population living within all 2001 10,736 167 1.6% Alabama MSAs as well as making up 24% of the 2002 10,891 155 1.4% state’s total population. The Birmingham-Hoover 2003 11,063 172 1.6% MSA is geographically defined as the seven counties of Bibb, Blount, Chilton, Jefferson, St. Clair, 2004 11,075 12 0.1% Shelby, and Walker counties, and it includes 89 2005 11,097 22 0.2% municipalities – five of which incorporated since 2006 11,111 14 0.1% the year 2000. 2007 11,203 92 0.8% The City of Leeds’ population increased by about 2008 11,312 109 1.0% 76% in the latter part of the twentieth century, reaching a total of 10,569 in 2000. This represents 2009 11,474 162 1.4% an average annual increase of 1.5%. The city 2010 11,773 299 2.6% continues to experience slow but steady increases, 2015 11,936 460 4.0% with an average annual increase of nearly 1% 2020 12,511 575 4.8% between 2000 and 2010. Due to competing growth 2025 13,201 690 5.5% and development in surrounding areas, the City’s share of the metropolitan area’s population has 2030 14,006 805 6.1% remained constant at 1% between 2000 and 2010. 2035 14,848 842 6.0%
The 2010 Census population reported for Leeds is Source: US Census Bureau & RPCGB Projections 11,773. * Revised Census number (6/24/04) By 2035, the RPCGB conservatively projects the City of Leeds to have a population of 14,848, an increase of 26% over the 2010 Census total. This projection is based on historical and projected trends of annual building permits for the construction of new, privately owned residential structures, as well as planned and proposed developments, historical development patterns, and development constraints. The future growth in Leeds can be largely attributed to its location along a relatively underdeveloped interstate corridor, its proximity to the City of Birmingham, the beauty of its natural environment, as well as the continued trend of suburbanization.
City of Leeds Master Plan 2012 Assessment 27 Age Distribution Table 5: Racial Composition - 2010 In 2000, approximately 27% of the population was under the age of 19; this decreased slightly to 24% Leeds Jefferson County Jefferson County Race Leeds Total % of Jefferson in 2010. The adult resident population, ages 20 to Percentage Total Percentage 59 years, experienced a slight increase from 54% in 2000 to 55% in 2010. Additionally, the senior White 9,270 78.7% 349,166 53.0% 2.7% Black or African- population age 60 and over increased from 19% 1,688 14.3% 276,525 42.0% 0.6% to 20% over that same time period. Projections American indicate that over the next several decades, the American Indian/ 42 0.4% 1,740 0.3% 2.4% age categories for youth and senior populations Alaskan Native will experience increases while the adult age Asian/ Pacific Islander 80 0.7% 9,402 1.4% 0.9% category will experience a decline. Factors such Other 693 5.9% 21,633 3.3% 3.2% as birth rates, migration patterns, and the aging baby boomer population have a direct impact on Hispanic Origin* 774 6.6% 25,488 3.4% 3.0% age distribution trends, though secondary factors Total Population 11,773 100.00% 658,466 100.00% 1.8% such as economic prosperity, housing, education, and public facilities will also play a role in these Source: US Census Bureau trends. These figures, and the trends within these * Defined as an ethnicity, not a racial category. populations, are significant to the consideration of services that will be required in the future. The Table 6: Household Types, 2000 - 2010 projections imply that future City services may include considerations for a new school or after Household Types 2000 Total 2000% 2010 Total 2010% school programs, and the probable demand for additional senior services. Total Households 4,301 100.0% 4,826 100.0% Racial Composition Family Households 2,989 69.5% 3,313 68.6% The racial composition of Leeds, according to Married Couple Families 2,221 51.6% 2,409 49.9% the 2000 Census, consisted of 82% of residents Female Householder 601 14.0% 675 14.0% reported as White, 16% Black or African American, and 2% making up the remaining racial categories. Non-family Households 1,312 30.5% 1,513 31.4% Persons of Hispanic origin made up 1% of the population. According to the 2010 Census data, Source: US Census Bureau the White population made up 79%, the Black or African American population 14%, and 7% making up the remaining racial categories. Those reported as being of Hispanic origin rose to 7% of the population. Households According to the 2000 Census, the City of Leeds
City of Leeds Master Plan 2012 Assessment 28 had 4,301 total households with 2,989 family Table 7: Family Income - 2010 households which consisted of 2,221 married couple LEEDS BHAM-HOOVER MSA ALABAMA family households. In 2010, the Census reports INCOME the City as having 4,826 total households with FAMILIES % FAMILIES % FAMILIES % FAMILIES 3,313 family households, with those consisting Less than $15,000 456 13.7% 8.1% 10.8% of 2,409 married couple family households. This $15,000 to $24,999 383 11.5% 9.4% 11.0% represents an increase of 11% in family households $25,000 to $34,999 295 8.8% 10.0% 11.1% between 2000 and 2010 with an 8% increase in the number of married couple family households. The $35,000 to $49,999 420 12.6% 14.1% 15.3% number of family households and married couple $50,000 to $74,999 833 25.0% 20.6% 20.2% family households can be indicators of the quality $75,000 to $99,999 347 10.4% 14.4% 13.4% of life and community health and well being. This $100,000 to $149,999 455 13.6% 14.3% 12.0% increase may also be attributable to the recent development of the City’s school system and the $150,000 to $199,999 34 1.0% 4.6% 3.4% construction of new schools which may draw new $200,000 or more 114 3.4% 4.5% 2.9% family households into the area. 2010 Median Family Income $52,308 $58,974 $51,989 Family Household Income & Family Poverty Source: US Census ACS (2005-2009) Family income is an important indicator of Leeds’ economic vitality. In 2000 the median family income in Leeds was $46,127. The U.S. Department This includes both occupied and vacant units in the 1970s. There is also one senior living of Health and Human Services reported the poverty as well as detached single family units and community that consists of thirty units. The threshold was $14,150 for a family of three in attached multi-family dwellings. The majority multi-family inventory revealed the average 2000 with Leeds reported to have approximately of Leeds housing was primarily constructed rent of one bedroom apartments is $420, 325 (11%) families in poverty. By 2010 the before 1980, with 21% of all units being built two bedroom average rent is $470 and three median family income had increased to $52,308, in the 1970s. However, Leeds has experienced bedroom average rent is $585. The majority and the poverty threshold had risen to $17,057 a small surge in housing construction between of the multi-family housing in Leeds is two for a family of three. According to current ACS 2000 and 2005, with over 700 units built, bedroom units consisting of 2/3 of the units estimates, Leeds remains with 11%, or about 364, making up 15% of all units within Leeds. offered in Leeds. The inventory revealed family households in poverty. This indicates that Since 2000, Leeds has averaged 81 residential that all of the larger multi-family housing while the total number of family households has building permits annually. complexes were near capacity with very few increased, and the median family household income vacancies. The multi-family tenants are has increased, however family household poverty 2010 Census data reports that the City of Leeds primarily families with an average lease tenure still persists within the City. is estimated to consist of 3,827 single unit detached dwellings, or 73% of total housing over three years. The property managers of Housing units, while multi-unit dwellings make up 18% the multi-family housing facilities shared The age and condition of housing in a community of the housing within the City. The remaining concerned over their waiting lists and lack of can be an important indicator of housing needs units consist primarily of manufactured homes. police patrol. and can assist in identifying housing that requires A diverse housing stock provides housing special attention to continue to provide safe and The multi-family housing in Leeds consist of opportunities to all members of the community decent shelter. Declining housing conditions can be several smaller apartment buildings with less for a broad range of income types. While an indication of unsafe and inadequate shelter for than twenty units and six larger apartment multi-unit dwellings typically provide housing some residents. According to the 2010 Census, the complexes with over twenty units. The majority alternatives to lower income residents and City of Leeds consists of 5,221 total housing units. of the multi-family housing was constructed have lower monthly costs, single family
City of Leeds Master Plan 2012 Assessment 29 Table 8: Comparative Household Size 2000 and 2010
2000 2010
LEEDS BHAM-HOOVER MSA JEFFERSON COUNTY ALABAMA HOUSEHOLD SIZE TOTAL % OF TOTAL TOTAL % OF TOTAL TOTAL % OF TOTAL TOTAL % OF TOTAL TOTAL % OF TOTAL
1 - Person Household 1,160 27.0% 1,277 26.5% 121,147 27.4% 79,406 30.1% 516,696 27.4%
2 - Person Household 1,461 34.0% 1,696 35.1% 144,259 32.6% 83,247 31.6% 632,291 33.6%
3 - Person Household 789 18.3% 887 18.4% 76,513 17.3% 44,600 17.0% 322,941 17.1%
4 - Person Household 585 13.6% 581 12.0% 59,472 13.5% 33,038 12.5% 245,326 13.0%
5 - Person Household 215 5.0% 250 5.2% 25,888 5.9% 14,581 5.6% 106,771 5.7%
6 - Person Household 62 1.4% 97 2.0% 9,249 2.1% 5,402 2.0% 37,510 2.0%
7+ - Person Household 29 0.7% 38 0.8% 5,396 1.2% 3,294 1.2% 22,256 1.2%
Total Households 4,301 4,826 441,924 263,568 1,883,791 Source: US Census Bureau
Table 9: Owner-Occupied Households By Housing Value, 2000 - 2010 2000 2010 VALUE HOUSEHOLDS % HOUSEHOLDS HOUSEHOLDS % HOUSEHOLDS
Less than $50,000 317 12.2% 400 11.5%
$50,000 to $99,999 1,251 48.3% 751 21.6%
$100,000 to $149,999 648 25.0% 1,193 34.3%
$150,000 to $199,999 232 9.0% 574 16.5%
$200,000 to $299,999 94 3.6% 455 13.0%
$300,000 to $499,999 38 1.5% 87 2.5%
$500,000 to $999,999 10 0.4% 16 0.5%
$1,000,000 or more 0 0.0% 3 0.1%
Total 2,590 100.0% 3,479 100.0%
Source: US Census Bureau, ACS 2005-2009
City of Leeds Master Plan 2012 Assessment 30 dwellings make up the largest percentage of the Table 10: Year Structure Built, 2010 housing stock, and are generally typified by a larger monthly financial obligation, but provide for BIRMINGHAM- JEFFERSON a larger share of the community’s tax revenue. LEEDS ALABAMA HOOVER MSA COUNTY Figure 16 illustrates the geographic distribution YEARS of property values by parcels in the City of Leeds. TOTAL % OF TOTAL % OF TOTAL % OF TOTAL % OF TOTAL The light yellow represents lower property values 2005 or later 120 2.3% 3.2% 2.5% 3.1% and the darker orange and brown represents the higher property values in Leeds. Figure 23 shows 2000 to 2004 658 12.6% 8.3% 6.2% 8.6% that the commercial properties along the interstate 1990 to 1999 908 17.4% 17.5% 11.5% 18.9% exits, commercial and industrial properties along 1980 to 1989 533 10.2% 14.7% 12.1% 16.0% US Highway 78 and within downtown, and the 1970 to 1979 1,102 21.1% 18.1% 19.2% 18.5% residential properties along State Highway 119 represent the higher property values in Leeds. 1960 to 1969 794 15.2% 12.5% 15.5% 12.9% 1950 to 1959 505 9.6% 11.4% 15.1% 10.0% 1949 to 1940 204 3.9% 5.9% 7.4% 5.3% Table 12: Annual Building Permits For New 1939 or earlier 397 7.6% 8.4% 10.6% 6.6% Privately-Owned Residential Permits, 2000 Source: US Census ACS (2005-2009) - 2010 - US Census Bureau
YEAR PERMITS Table 11: Housing Units by Number of Units in Structure, 2000 - 2010
2000 119 Units in Structure 2000 % OF 2000 2010 % OF 2010
2001 119 1 Unit Attached 50 1.1% 56 1.0% 2002 120 1 Unit Detached 3,282 71.1% 3,827 73.3% 2 Units 188 4.1% 207 4.0% 2003 59 3 to 19 Units 558 12.1% 571 10.9% 2004 68 20 or More Units 141 3.1% 184 3.5% 2005 45 Mobile Home/ Trailer 384 8.3% 376 7.2% 2006 99 Boat, RV, Van, etc. 10 0.2% 5 0.1%
2007 80 Total Housing Units 4,613 100% 5,221 100.0% Source: US Bureau of the Census, ACS 2005-2009 & RPCGB 2008 90 estimates
2009 62
2010 25
ANNUAL AVERAGE 81
City of Leeds Master Plan 2012 Assessment 31 Of the 5,221 total housing units in Leeds, 4,826 (92%) are estimated to be occupied units. From Table 13: Comparative Housing Tenure - 2010 these occupied units, 3,479 (72%) are estimated to LEEDS BHAM-HOOVER MSA JEFFERSON COUNTY ALABAMA be owner occupied while 1,347 (28%) are estimated HOUSING TENURE to be rental units. Table 13 shows the percent of % OF % OF % OF % OF TOTAL TOTAL TOTAL TOTAL rental units estimated by Census Block Group in TOTAL TOTAL TOTAL TOTAL Leeds. Total units 5,221 100.0% 500,025 100.0% 300,552 100.0% 2,171,853 100.0% Home Ownership Total Occupied units 4,826 92.4% 441,924 88.4% 263,568 87.7% 1,883,791 86.7% Home ownership in the City of Leeds has remained Owner-occupied units 3,479 72.1% 312,004 70.6% 171,158 64.9% 1,312,589 69.7% Renter-occupied units 1,347 27.9% 129,920 29.4% 92,410 35.1% 571,202 30.3% stable over time, though it does lags behind the Homeowner vacancy rate - 2.9% - 3.0% - 3.4% - 2.6% home ownership rates within the metropolitan area (%)* and the state. The benefits of home ownership are Rental vacancy rate (%)* - 6.6% - 12.8% - 13.3% - 12.1% well documented. In addition to tangible financial Avg. household size 2.44 - 2.55 - 2.50 - 2.54 - benefits, home ownership brings substantial social benefits for families as well as the community as a whole. There is a strong correlation between home ownership and social characteristics such Source: US Census Bureau as income, crime, education, and marital status. Additionally, homeowners move far less frequently than renters, and hence have a strengthened tie to the neighborhood and community whereby giving them a greater stake in their neighborhoods, schools, and civic affairs. Economic Conditions One of the critical aspects of maintaining a sustainable city is ensuring economic opportunity for all residents. In this effort, the City of Leeds should seek to maximize economic opportunities by working to bring sustainable employment opportunities into the city, utilize training opportunities, and promote job accessibility. Since the City of Leeds is economically tied to that of the region, the recruitment of new businesses and the retention of existing businesses are competitive in nature. The ability of the city to promote itself through the careful use of limited resources will be paramount to enabling Leeds to capture as much of the growth in the region as possible, with consideration to the types of businesses and employment opportunities that come with it. The local economy of Leeds has changed over time, shifting from a large agriculture and manufacturing Figure 16: Property Values - Buildings and Land
City of Leeds Master Plan 2012 Assessment 32 base to one where the retail, education and health, Table 14: Comparative Employment By Occupation - 2010 and service industry sectors make up a greater JEFFERSON share of employment. Leeds could once rely on a LEEDS BHAM-HOOVER MSA ALABAMA LABOR FORCE COUNTY robust manufacturing and transportation sector as DISTRIBUTION % OF TOTAL % OF TOTAL % OF TOTAL % OF TOTAL the primary source of employment for residents, TOTAL however, the global and national economies Management, professional, & related have greatly transformed over the last several 1,291 23.9% 34.1% 35.1% 30.9% operations decades, resulting in the decline of the domestic manufacturing sector. The largest employers in Service occupations 771 14.3% 14.6% 15.6% 15.5% Leeds include the recently constructed Bass Pro Sales and office occupations 1,743 32.2% 28.1% 29.0% 25.6% Shop and the long established Lehigh Cement Farming, fishing, and forestry Company. 2010 ACS estimates of major industry 0 0.0% 0.2% 0.1% 0.7% groups in Leeds present a diversifying local occupations Construction, extraction, and economy that includes services, manufacturing, 675 12.5% 10.4% 8.4% 11.0% retail trade, and construction. The city has an maintenance occupations available workforce and is located in proximity to Production, transportation, and 929 17.2% 12.7% 11.8% 16.4% exceptional training opportunities that include material moving occupations several two-year and four-year colleges, all within a thirty minute drive of the city. Future TOTAL 5,409 100% 100% 100% 100% employment growth is anticipated to occur within Source: US Census Bureau, ACS (2005-2009) retail trade, services, health and medical, and hospitality and tourism. Table 15: Comparative Employment By Major Industry Group - 2010 JEFFERSON The Birmingham-Hoover Metropolitan Area is LEEDS ALABAMA COUNTY the economic hub of the region, with the City of INDUSTRY Birmingham serving as the primary employment TOTAL % OF TOTAL % OF TOTAL % OF TOTAL center. The City of Leeds, located about ten miles Agriculture & Mining 73 1.3% 0.6% 1.8% east of Birmingham, is strategically located along Construction 440 8.1% 6.7% 7.8% major transportation corridors including Interstate 20 that links Birmingham and Atlanta, Georgia Manufacturing 828 15.3% 8.9% 14.9% as well as the Norfolk Southern rail line. Based Wholesale Trade 303 5.6% 4.3% 3.3% on employment estimates, about 285 businesses consisting of 2,500 jobs are located in Leeds of Retail Trade 865 16.0% 11.8% 12.2% which Leeds residents make up about 28% with Transportation and warehousing, and utilities 216 4.0% 4.9% 5.4% the bulk commuting into Leeds from other parts Information 107 2.0% 3.0% 1.9% of the area. About 67% of commuters from Leeds are employed elsewhere in Jefferson County, with Finance, Insurance and Real Estate 383 7.1% 9.1% 5.9% about 11% commuting to Shelby County and the Professional 707 13.1% 10.5% 8.4% remaining 22% commuting into other counties. Education and Health 859 15.9% 23.5% 20.6% Employment figures are a reflection of the economic base of Leeds. From a reported 2010 Arts and Entertainment 302 5.6% 7.6% 7.4% population of 11,773 in Leeds, 5,409 residents Other Services 208 3.8% 5.1% 5.1% over the age of 16 are employed in the civilian Public Administration 118 2.2% 4.1% 5.3%
TOTAL 5,409 100% 100% 100%
Source: US Census Bureau, ACS (2005-2009) City of Leeds Master Plan 2012 Assessment 33 labor force. Occupational data indicate that the majority, nearly 32%, of Leeds’ labor force is Table 16: Comparative Educational Attainment - 2010 Persons 25 Years And Older employed within sales and office occupations, with BHAM-HOOVER JEFFERSON 24% employed within professional occupations and LEEDS ALABAMA 17% employed in occupations related to production EDUCATIONAL LEVEL MSA COUNTY and transportation. The residents of Leeds TOTAL % OF TOTAL % OF TOTAL % OF TOTAL % OF TOTAL represent a critical source of human capital that Less than 9th grade 460 5.6% 4.9% 4.1% 6.4% businesses depend upon for the success of their 9th to 12th grade, no diploma 1,208 14.7% 10.7% 9.8% 12.7% ventures, and it also figures largely in business High school graduate 2,605 31.7% 29.7% 28.7% 31.8% leaders’ decisions as to where they should locate. In order to promote Leeds as a place to establish Some college, no degree 1,496 18.2% 22.0% 22.7% 20.7% new businesses and relocate or expand existing Associate degree 353 4.3% 6.6% 6.6% 6.7% ones, it is important that the City retain and create Bachelor’s degree 1,422 17.3% 16.8% 17.6% 13.7% an employment base with the appropriate skills Graduate or Professional degree 674 8.2% 9.3% 10.5% 7.8% to meet the needs of both existing and future employment opportunities. Total 8,218 100% 100% 100% 100%
Leeds’ location is a tremendous asset to the City’s Source: RPCGB & Claritas INC. economy. The advantages of Leeds’ location are heightened by its position along an underdeveloped over the age of 25 had not completed high school, interstate corridor and its established 80% are high school graduates or higher, and 26% transportation and rail network, making the City achieved a Bachelor’s degree or higher. an ideal location for manufacturing, warehousing, According to data compiled by RPCGB and Claritats and distribution businesses. Additionally, the and reported in Table 16 Leeds does have a higher geographic proximity to Birmingham, the beauty percentage of the resident population lacking a of its natural environment, community identity, high school diploma. However, Leeds has a higher established downtown, and emerging residential percentage of high school graduates than reported market, provides Leeds with unique advantages and within the metropolitan area, as well as Jefferson investment appeal. County and Leeds is on par with the area and Jefferson county with Bachelor degrees. Educational Attainment These statistics imply that Alabama, the Region Education is an important factor in any community. and the City of leeds need to maintain their It has a direct relationship with the potential commitment to basic education. earning power of an individual. The education level of a community affects the labor force quality that is locally available for companies and industries looking to expand or relocate in the vicinity. According to 2000 Census figures, 24% of the resident population over the age of 25 had not completed high school, while 76% were high school graduate or higher, and 15% had obtained a Bachelor’s and/or Graduate degree. According to a parallel source,the American Community Survey data, 20% of the population
City of Leeds Master Plan 2012 Assessment 34 Downtown Leeds At the heart of the plan for the future is an examination of the foundation laid by past generations. Downtown Leeds exhibits all of the characteristics that new communities across the nation are attempting to emulate. As part of the examination of place the RPCGB staff undertook a synoptic of the downtown.The Synoptic Survey describes existing conditions by looking at existing built form, landscaping, street-space, and the regulatory framework. The Synoptic Survey is a tool used by urban designers to measure the physical elements of a community. The term “Synoptic Survey” is taken from the scientific analysis of the natural world, where cross-section diagrams illustrate the elements of the natural environments - from the canopy above and down through the soil below. By applying these techniques to the human environment, we gain a deeper understanding of the physical components of our towns and cities. If designed well, the seemingly mundane details of a community, such as the perimeter distance of blocks, lot widths, building types, frontage types and street widths create places we love. Undertaking the survey helps the planning team assure that new development is context-sensitive, thoughtful, and targeted in its approach for downtown Leeds. The standards established during the early development of Leeds will be available for any future calibration and establishment of locally calibrated form-based code. Figures 18 and 19 show the area that was surveyed and the block detail that was assemebled. The entire synoptic survey is included in Appendix A that accompanies this plan. The important metric we can tale from the survey are those of block face. block length ,landsacping and pedestrian and vehicular Figure 17:Downtown Leeds Aerial amentities. In downtown the typical block length is approximatly 1,400 feet, with block faces of 200 and 500 feet. Denser commercial areas have zero lot lines and residential areas have 20 o 25ft building setbacks. Sidewalks are included in all casesa and stree trees have substantial planting strips to accomodate canopy type trees.There are mulitiple street types tat accomodate both parralle and angled parking.All of the information is information for calibrating a modern Smart Code application for other areas of the city.
City of Leeds Master Plan 2012 Assessment 35 Figure 18: Downtown Leeds Birds Eye Perspective
City of Leeds Master Plan 2012 Assessment 36 Legend
Rivers + Streams US 411 Roads
Railroads
Primary Study Area
Secondary Phase
20’ Contours
Lawley Drive 1st Avenue Parcels
Building Footprints
Montague Street Unproductive Lands
Highway 25 Railroad Avenue Farley Avenue Productive Lands
1 Inch = 250 US Survey Feet
00 100 200 300 400 500 Parkway Drive Thornton Avenue
5th Street
1st Avenue
Highway 119
6th Street
2nd Avenue
7th Street
8th Street 3rd Avenue
9th Street
10th Street
Figure 19: Downtown Leeds Vacant Parcels 11th Street
City of Leeds Master Plan 2012 Assessment 37 City of Leeds Master Plan 2010 Productive and Unproductive Lands - Downtown Regional Planning Commission of Greater Birmingham December 2010 revitalize walkable environment progressive embrace pride mayberry appeal sense of history historic better family roots churches cultural quaint promote character redevelop on the move friendly people services convenience grand river schools scenic wildlife neighborhoods scenic byway future library in-town shopping small shops little cahaba river citizens preservation folk festival conservation potential trees creek bank festival distinctive volunteers gateways barber motorsports opportunities sense of safety small town restore feel outdoors cahaba river public
development enjoy housing private market place health arts charm
location historical buildings history bicycles diversity
much to offer vision landscape football downtown railroad depot railroad people recreational community vibrant farmer’s market parks natural beauty bass pro historic district theater live
sustainable economic
rural atmosphere growth opportunities small town friendliness access proximity friends natural resources unique
City of Leeds Master Plan 2012 Metrics 38 Aspirations identify various elements relative to the city that •Bass Pro Shop and Shops at Grand River were viewed as areas upon which Leeds could build Aspirations are a strong desire to achieve •Small town charm upon and also identify those areas where citizens something high or great, they are also the basis for •Historic downtown district believe attention needed to be given to improve judging future decisions for the city. the quality of life in the community. The analysis Cultural/Arts Assets The following section describes the process serves as a comparative tool to provide measurable •Library and its programs undertaken for the development of this plan. It information to compare against the data received •Art Center describes the aspirations of the community. It from the visual preference survey. includes the input of residents, the advisory •Folk Festival Existing Assets: current conditions that make the committee, and other stakeholders, that form the community a desirable place to live, work, learn •Creek Bank Festival basis of the community policies contained in this and play. section. The public participation process included •Arts Council a series of open meetings, advisory committee Community/Civic Assets •Farmer’s Market •Small Town workshops, and chamber luncheons hosted by the •Historical Society planning commission. These meetings were held •Lots of trees Geography over 2010 and early 2011. It includes the metrics •Great small town atmosphere •I 20 location by which proposals for the city are measured. This •New Schools very succinct section recognized the aspects that •Proximity to Birmingham the members of the community consider important •Rural-Country atmosphere •Cahaba River and examines their preferences for improvements •Friendly People •Natural beauty and changes within the city in the future. •Wonderful Churches Issues: conditions that need improvement to make The following vision statement expresses the •Schools Leeds a more desirable place to live, work, learn results of this important exercise. Parks and Recreational Assets and play. Vision Statement •Lots of trees Community/Civic Issues The City of Leeds is a historic yet progressive city •Stop waiting for everyone else to step in •Cahaba river that strives to provide proactive and visionary •Preservation/conservation leadership. Through balanced planning and •Leeds Memorial Park •Many leaders do not represent community at development, the city endeavors to support a •Ecoscape/outdoor classroom at Leeds High School large sustainable and diverse economy while providing (emerging project) Parks and Recreational Issues cultural and recreational opportunities in diverse •Parks and recreational opportunities and secure neighborhoods. The city is committed •No bike trails •Scenic beauty to quality schools and a beautiful, natural Commercial Issues Downtown/Commercial Assets environment that is a well-connected destination in •Lack of national chain grocery stores, there is a •Restored homes and business the region. Wal-mart and two independents •Established downtown Assets and Issues Analysis •Need more stores(specialty stores) •City Hall location The Assets and Issues exercise analyzes the •Impacts of Grand River on local businesses resources and concerns of the community---both •Historical downtown •Need a grocery store closer to existing downtown on its own merit and compared to the surrounding •Small shops area. The Asset and Issues Analysis was conducted •Occupational Taxes •Small town friendliness at the April 15th public meeting. The goal is to •Business License Fees determine the opportunities and challenges within •History – historical buildings downtown •Building Permit Fees the community. The purpose of this exercise was to
City of Leeds Master Plan 2012 Metrics 39 Downtown Issues •Sense of Community •Lack of downtown shopping •Rural Feel, still in a city •Revitalize downtown Leeds •Pride •Fear of business competition from growth at •Growth Opportunities Highway 78 and I 20 •Cahaba River •Moving city government to interstate •Sense of Safety •Blight and no city pride or civic cooperation from Threats facing Leeds property owners •Disconnection – Government & People •Lack of maintenance •Tension due to future growth •Need more businesses in the downtown area to •Growth without Planning bring people to the downtown area •Loss of Downtown •Local land/office owners need to update the existing buildings public meeting provided an overview of the Master •School enrollment •All attention is being diverted to the interstate Plan process and collected input about what the •Blight and Lack of Building Maintenance exits citizens’ love about Leeds, the threats to the •Improper Land Management community, and what they would change in the •Parking •Need Better Design & Planning to Preserve History future. Below are the comments from the October and Small Town Charm •Poor property managers that have rundown and 19th, 2011 meeting: empty buildings in downtown Love about Leeds •Resistance to Change Cultural/Arts Issues •Convenient for Business, accessible One Thing to Change in Leeds •More time and effort need to be devoted to •Russell Heights Neighborhood •Residential infill and redevelopment building a new library •Small Town Feel •More citizen input – Town Hall Meetings Transportation Issues •Sense of History •Enhanced, redeveloped Downtown •Roads need repairing •People •Activities for Youth •Traffic around Leeds, especially around Highway 119 and US 78 •Ability to Help Grow •Revitalize Highway 78 •Street conditions and potholes •Natural Beauty •Access to Cahaba River for Recreation •Traffic from new development •Schools •Develop Scenic Byway •Signage and visual clutter •Proximity Perception •Solve Elementary School Traffic Residential •Close-Knit-Volunteers •Proactive City Government •Needs Medium density housing •Church Community •Buy Local and Support Local Business •No higher-end residential offering •Opportunities •Blight – Redevelop Old Industries •Excessively rundown rental properties •Sense Of Leeds’ History •Access Under or Overpass Railroad at Highway 119 •Lack of housing options/ old housing stock •Vistas and beauty of nature and US Highway 411 On October 19th, 2010 the Regional Planning •Natural Resources What we learned from the public input during the Commission of Greater Birmingham conducted public meetings is that the City of Leeds believes •Scenic Byway – 119 a public meeting at the Leeds High School. The in itself. Assets listed reflect community pride in •Historic Railroad Depot
City of Leeds Master Plan 2012 Metrics 40 their people, their downtown, their history, their preferred. The time was limited to try to ascertain schools and their sense of community. Although the most unbiased and unfiltered responses. they recognize the limitations and issues, the To obtain the best result from the exercise City of Leeds sees opportunities in revitalizing participants were asked to hold all questions about downtown, US Highway 78, and creating a better any slide until the end of the presentation. connected city. The survey provided participants a range of Visual Preference Survey alternatives within the categories of: Commercial The first major public step in the master plan Centers, Residential Neighborhoods, Neighborhood process utilized in the City of Leeds was a Visual Centers, Transportation and Mobility, and Parks Preference Survey. Residents were asked to and Open Space. The following is a representative participate in this survey, to obtain from their sample of the high and low scoring images in some perspectives a visual vocabulary of the type of of the categories. The complete Visual Preference development patterns desired and those patterns Survey is located in the appendices. that may not necessarily be favored. Images were Commercial Centers images of “neighborhood centers” that appeared shown reflecting a variety of categories: different Participants consistently ranked images that pedestrian-friendly and that incorporated types of commercial, a mixture of residential featured walkable developments higher than landscaping. types, industrial uses, traffic and mobility, parks images that featured auto-dominant, strip and recreation and participants were to respond to developments. These preferred patterns generally Transportation and Mobility the slides by indicating which patterns are desired included adequately-sized sidewalks, buildings Different patterns of development which directly and those that are not. located at or near sidewalks, landscaping along the affect mobility options for residents, such as the way street networks and individual streets In designing the survey, careful attention was street edges, pedestrian activity and parking areas are designed, were evaluated by participants. paid to selecting images that presented a wide to the side or rear of buildings. Consistent with other preferences coming out of array of development types appropriate to the Residential Neighborhoods the survey, respondents ranked images, reflecting community context. Images of existing types of In this category, participants once again showed a street connectivity, pedestrian/bicycle accessibility development from the greater Birmingham area preference for walkability. Images of residential and handicap accessibility, higher than those were used, along with other precedent images areas with adequate sidewalks were preferred. images representing minimal street connectivity from similar communities. They are not scientific Another factor that tended to generate positive and inadequate design elements for pedestrians, survey instruments, but visual preference surveys responses was the presence of “green” areas, bicyclists, and the handicapped. are effective tools in helping planners gain general both along the street’s edge and within the Parks, Trails and Open Space insights into the kind of growth the residents developments. Higher density housing, including Different types of parks and open spaces would like to see in their community. By giving the single-family detached, single-family attached, were included in the survey such as passive- public a visual reference point for development and multi-family developments, received lower designed spaces (civic spaces, “city” parks, and preferences, these place types could then be used scores than medium and low-density single-family neighborhood parks) and active-designed sports to help participants create an ideal community developments. complexes. Participants indicated a preference for concept plan for the overall interchange area. Neighborhood Centers passive-designed spaces, which accommodate a Neighborhood centers were described to Approximately 100 slides were shown to citizens wide variety of uses, in contrast to active-designed participants as small-scale activity centers that present at this working session. Some of the slides spaces that are devoted to organized sports uses. were local photos and some were from regional or typically occur within large neighborhoods or at In general, responses to the visual preferences national settings. Participants had 5 (five) seconds key intersections amid multiple neighborhoods, survey were overwhelmingly consistent. The visual to view the slide and then provide a numerical as opposed to “commercial centers”, which take preference survey results confirmed the findings rating. Slides were assigned a rating from 1-5 with up more land and serve a much larger area. As contained in the asset and issues analyses. Some 1 representing least preferred to 5 indicating most with “commercial centers”, participants favored
City of Leeds Master Plan 2012 Metrics 41 of the key conclusions generated from the visual recreational spaces are desired, such as picnic pavilions, playgrounds, trails and sports facilities. preference survey results are below: The next step in the process is shaping the vision for moving forward. •Lower density residential developments are preferred over medium and high density residential Low Scoring High Scoring developments. • Responses showed a preference for those developments that included more green space, such as conservation subdivisions, and for neighborhoods with sidewalks and parks. * Well planned and good designed retail is desired. • Multi-family residential development is not highly desired in the community. However, a well designed multi-family residential development may be acceptable.
• Town Center development that includes a variety Low Scoring High Scoring of retail, residences and restaurants within a pedestrian-friendly environment is desired. • Neighborhood commercial design and landscape standards are desired. • Typical suburban “strip” development, which is characterized as having large front-parking areas and little, if any, pedestrian infrastructure, was not favorable. • Parking and Streets: should be improved with sidewalks, tree canopy, uniform street lights, and 1. with a consistent landscape. Low Scoring High Scoring • Community gateways are desired, preferably built out of stone or brick. • Signage control within commercial areas is desirable. • Connectivity and pedestrian access to schools, shopping, churches and parks should be incorporated within the city’s Master Plan. • Streets with landscaped medians turn lanes, and appropriate curb and gutter are favored. • Both passive recreational spaces and active Figure 20: Sample Visual Preference Survey Results
City of Leeds Master Plan 2012 Metrics 42 Low Scoring Low Scoring
High Scoring High Scoring
Figure 21: Additonal Preference Survey Results
Figure 22: Community Work Session
City of Leeds Master Plan 2012 Metrics 43 Concepts city’s population within the context of available younger and older residents can choose to move economic/financial resources and technical to or remain in Leeds. Single-family homes with Purpose knowledge. Communities have needs that must be small yards, “granny flats”, townhouses and other These concepts provide a land use framework satisfied. For instance, they need housing, jobs, affordable housing types should be encouraged in that will guide the community to develop great education, opportunities for recreation, transport, appropriate areas. places and quality development as it grows in the and basic services like water, electricity, clean • Local Amenities – Active and passive future. This guide is not intended to change stable air and health care. Social planning and policies neighborhoods—its primary focus is on places where recreation areas should be developed as amenities attempt to take care of the basic social needs to attract new growth and improve quality of new development will occur in the future, and to of the city’s population. Economic planning and guide redevelopment. The land use categories life for residents. Sports facilities are desired for policies seek to ensure that the city has a sound school-age youth while passive recreational spaces should allow future neighborhoods and activity economic base which provides revenue to finance centers to become distinctive, diverse places with are desired for all residents, including greenways, government operations and pay for the provision of civic spaces and neighborhood parks. a mix of compatible activities. They also provide services to the public while also ensuring that jobs • Planned Infrastructure – The extension of some flexibility to respond to market conditions. are available to the city’s labor force. Land-use sewer and water services should lead development This section describes the concepts that would planning seeks to accommodate these needs within in focused areas to reduce sprawl and encourage follow and fullfill the vison satement held by the the land that is available to the city. “multi-centered” growth. community with regard to future growth and land Considerations development. These concepts are a synthesis of the • Regional Interaction – City officials • Multi-centered development focus – results of the public meetings, advisory committee should participate in regional activities with Downtown Leeds, compact (non-sprawling) highway meetings, Visual Preferences Survey, public representatives of the county and neighboring commercial centers, small-scale neighborhood discussions on the “Future Concept Map” and other municipalities. Cooperation, not competition, centers, and industrial centers. “Strip” comments and recommendations received in public should be encouraged. Major topics include development along Highway 78 should be avoided. involvement meetings during the development of education, transportation and utilities. • Downtown Revitalization – Planning, this plan. Land Use Vision public improvements and new private investment The discussion will focus on community wide The following is a description of the overall growth in downtown Leeds should make this historic, visons and transition to neighborhood visons and concept for the city based on the community vision centrally-located, “mixed use” area an attractive, considerations. and further illustrated in Figure 25, Future land primary center of activity for the community Community View Use Concept. This concept was developed over the • Gateways – New development at I 20 and course of several meetings hosted by the city and Land Use Planning US Highway 78 interchanges should be welcoming, reflects the constraints, opportunities, and vision Land use planning is a process by which land is attractive and safe. Negative impacts of increased components previously described in this plan. allocated between competing and sometimes traffic/pollution from development around I 20 and The general concept plan for Leeds is shown in conflicting uses in order to secure a rational and US Highway 78 should be carefully managed. orderly development of land in an environmentally Figure 25. It focuses on five target areas in Leeds: • Connectivity and Traffic Dispersal sound manner that hopefully will ensure the Downtown Leeds, the Russell Heights Neighborhood, ,connecting thoroughfares should be provided creation of a sustainable community. Land- the exit 140 interchange at I 20, the US Highway so that residents may get around the community use planning does not exist in isolation. It is an 78 Corridor and the SR 119 rural residential areas without travel on highways and interstates. A integral part of the process of a city’s growth south of the city. strong network of local thoroughfares should be and development. Planning seeks to identify Guiding Principals developed to accommodate increased traffic and and satisfy the basic social & human needs of a Growth avoid congestion. New growth should be absorbed by allowing • Affordable Housing – A wide variety of appropriate increases in density in the development housing options should be available so that both sheds of the Downtown area and designated or
City of Leeds Master Plan 2012 Concepts 44 approved neighborhood areas, at a scale and The relative concentration, configuration and through the use of traffic calming and control context that is compatible with the project design of attached dwelling units encouraged or techniques. location. required of new development should be compatible Ensure that development in the areas of transition Increases in density consistent with this plan, with the context and scale of the project location. between a development shed and adjacent rural should be permitted only when incorporated into Encourage the proportionate, fine grained mixing or natural area is at a scale compatible with or extended from the traditional grid plan of of housing type and affordability, and discourage maintaining the viability of that adjacent resource. Downtown, or an approved master regulating plan or prohibit the mass concentration of similar types Link appropriate density increases in the downtown of a neighborhood center. or affordability, at the street/block level. Vary lot development shed (and mixed use centers) Ensure a diverse and appropriate range of sizes at the block level, encourage varying unit with density reductions and conservation in the commercial, residential, cultural, civic, and types and affordability. Conservation Areas of the rural landscape through recreational uses and activities in the downtown Promote the mingling of duplexes and fourplexes use of transferable development rights (TDRs). development shed. with single family detached units at the block Natural Enviroment New regulations developed to implement this plan level. Within the block of attached units use Prohibit practices that degrade the functional should incorporate standards for new construction duplexes or fourplexes mid block or on corners. integrity of natural systems and the rural in centers and neighborhoods that yield safe, Promote the use of alleys to provide off street landscape, such as the wholesale clear cutting pedestrian friendly streets and address the parking and alternative egress and the inclusion of of sites speculatively or prior to receiving land improvement or elimination of existing substandard garage apartments when garage is accessed via an development approval. or unsafe housing. alley. Recognize the interdependence of water bodies Prohibit large scale commercial activity in locations Promote or require that varying levels of and their associated slopes, vegetative cover and not designated as cores consistent with this plan. affordability at the block/street level, as results in wetlands and their crucial functions of moderating flooding and climate extremes, preserving soil and Develop land use policies that will benefit and isolation and disaffection based on socioeconomic water quality and filtering pollutants. guide the community in the future. status. Preserve agricultural areas and rural lands from Require that historically significant structures, sites Prohibit the concentration of similar levels of improper redevelopment. and resources be incorporated into development affordability at the block/street level, as results in master plans. isolation and disaffection based on socioeconomic Strongly discourage conventional suburban status. development in the rural landscape. Organize land uses to increase compatibility and development potential and to avoid future Prohibit the large concentration of attached Ensure development does not block public acess to conflicts. dwelling units in complexes. the Cahaba and Little Cahaba rivers. Encourage industrial development in suitable Protect residential areas from adverse impacts from New development should occur in rural areas only locations within the city. incompatible development. when adequate public facilities, transportation facilities and land resources to accommodate Encourage development of a central shopping Adopt appropriate guidelines for the allowance and growth are available, and then only at a context district within the community. location of new modular housing, especially for infill purposes. and scale appropriate to the locale. Housing Transportation Require that new development be compatible and Density Seek opportunities to link land use and complimentary in design and scale with the context The density of new development transportation decisions to ensure that future of its location. should be appropriate in order to support walkability and local transit. transportation improvements are well timed and The relative concentration of attached dwelling Elevate the priority of pedestrian activity compatible with the context and scale of the units encouraged or allowed, should be highest in relative to vehicular circulation in and around the communities served. and adjacent to the core area, and should generally Downtown and neighborhood/mixed use centers, Access management should be a critical component diminish, as distance from the core increases.
City of Leeds Master Plan 2012 Concepts 45 of thoroughfare design, land subdivision and arterials. total building square footage where a mix of uses property development. are provided within the building. Building heights • Incorporate gateway features and landscaped Adminstrative Recommendations should be evaluated during the development areas in commercial areas. The City of Leeds should continually review review process. Where appropriate, building height transitions and step-downs should be provided to its zoning and subdivision regulations. Keeping • Screen service areas and outdoor storage areas abreast of changes in concepts and ideas will be an be compatible with adjacent development. with landscaping. important element to guide future development. Neighborhood Commercial Primary Uses a future that is in keeping with the rural, small • Provide pedestrian access from the main street city character of the community; prevent land Commercial centers located within close proximity through parking areas to the building. use conflicts; and provide guidelines for the way to residential neighborhoods that provide goods and developments are planned and designed, (i.e. • Provide attractive fencing and low level lighting. services. This category includes, but is not limited building setback guidelines, parking, landscape to, professional/business offices, general retail, standards, etc.). The City of Leeds should consider Town Center financial institutions, and restaurants. adopting an Adequate Public Facilities Ordinance to Primary Uses Secondary Uses manage growth of development within the capacity The Town Center category is intended to promote Supporting and complementary uses include, open of its infrastructure and services. In addition, it a mix of land uses, with primarily retail services, space and recreation, and other public or civic the City of Leeds might consider adopting a form civic uses, office, and live/work areas. Parks, uses are appropriate. Multi-family housing and High based code or overlay for its undeveloped lands to plazas and/or open space should also be part of Density residential may be appropriate if designed ensure the type of future development is consistent the core of the Town Center. Retail services are as part of an integrated mixed-use concept plan. oriented to both adjacent neighborhoods as well as with the findings of the public meetings. A form Desired Characteristics a destination in the community. based code or a local claibration of the Smart Code Use the following criteria in determining the for the area involving Grand River would provide Secondary Uses location and design of Neighborhood Commercial the best way of adminstrative control of the Grand Supporting and complementary uses include high Centers. This type of center should: River area. density residential units such as duplexes and townhouses, condominiums, apartments and other • Have frontage on an a collector or two collector Commercial Overview higher intensity owner-oriented residential uses. roads. The commercial categories on the Future Land Places of worship, parks and recreation and other Use Concept have a variety of uses, development public or civic uses are also appropriate. • Vary in size depending on the mix of uses. intensities, and characteristics. These are the Desired Characteristics areas of the community designed to provide jobs, • Serve a trade area up to two miles. Town Center areas should be located near principal services, and economic vitality. The commercial arterial or minor arterial streets, and can become • Have a gross floor area up to 50,000 square feet areas are planned to be compatible with existing larger activity centers. The intent is to create an and proposed development, site constraints, of non-residential uses. environment that has employment and shopping and market demand. The commercial land opportunities, a range of housing types, parks and • Typical format consists of one anchor store, uses are divided into three categories: Town open spaces, and civic uses. Uses may be mixed such as a supermarket or drug store, and ancilliary Center, Neighborhood Commercial, and Highway either vertically or horizontally. Commercial. retail and services. The project may also contain The Town Center should be developed in an Commercial Development Principles some residential development either vertically or integrated, pedestrian friendly manner and should horizontally mixed. Commercial development should be designed using not be overly dominated by any one land use or the following principles: housing type. No single land use shall exceed • The main part of the development should • Provide greater attention to design in high eighty percent of the land area of a project, nor contain amenities such as a pedestrian plaza and should any single land use exceed eighty percent of visibility locations, such as along interstates or on landscaping as well as wayfinding to create a
City of Leeds Master Plan 2012 Concepts 46 cohesive development. • Be located near an Interstate interchange or off the beginning of the process, taking into a major transportation arterial. consideration current zoning, proposed zoning, • Additional Neighborhood Commercial Centers subdivision regulations, site constraints, adjacent can be located in the community provided that • Range in size up to 100 acres. development, and the desired character described traffic impacts are mitigated and transitions are in the Future Land Use Plan. Project density will • Serve a trade area up to 5 miles. provided for residential areas. be subject to review and approval by the Planning Commission and the appropriate governing bodies. • Have a gross floor area of over 200,000 square • Internal streets and sidewalks should provide The community will also consider availability feet for non-residential uses. access and connections to nearby neighborhoods. of utilities, the development’s impact on the transportation system and roads, accessibility, and Community business should blend into the • Typical format consists of one to two anchor proximity to, and impact upon community facilities neighborhoods, with scale, design, signage, stores, such as a supermarket or drug store, or can such as schools, parks, and open space. landscaping and lighting. consist of regional shopping, “lifestyle” centers, For multi-family residential, vehicular, bicycle, outlet mall, and “big box” configurations. • Design signage that identifies businesses without and transit routes should be accessible. Residential dominating the landscape. Give preference • Contain amenities such as a pedestrian plaza areas should be protected from heavy traffic by utilizing access roads and open space buffers. In towards monument signage. and landscaping as well as wayfinding and access addition, these types of residential developments control to create a cohesive development. • Screen utilities and service areas from should be within convenient proximity to the town center or neighborhood commercial centers as well public view using landscaping or architectural • Design signage with street addresses that as open space and parks. elements that are integrated into the building’s identifies businesses without dominating the Low density residential is appropriatly distanced architecture. landscape. from shopping and other activity centers and Highway Commercial • Distribute parking to the sides and rear where should be accessed from local or collector streets. Primary Uses For these areas, some common open space should possible, with connections to neighboring retail Highway Commercial Centers are located along be provided. Open space should be usable and/or sites. major transportation arterials in the community connected. to serve the day to day commercial needs of the • Screen utilities, maintenance and service High Density Residential is appropriate in locations community or region. This category includes retail areas from public view using landscaping or closer to activity centers or supporting business and commercial uses, such as restaurants on pad uses. These types of housing are generally served architectural elements that are integrated into sites, motel and hotels, large tenant commercial by collector streets or arterial streets. In high the building’s architecture. and regional shopping malls, that typically serve density residential areas some common open space several neighborhoods or a region. • Additional Highway Commercial Centers can be or other amenities should be provided. Open space Secondary Uses shall provide connectivity within the community located in the community provided that traffic Supporting and complementary uses include, active and provide a buffer between different land uses. parks and public plazas, and other public or civic impacts are mitigated and transitions are provided In addition, for multi-family residential projects, uses are appropriate. Multi-family housing and High for residential areas. other private recreational amenities should be Density Residential may be appropriate if designed provided, such as tot lots, playgrounds, or garden as part of an integrated mixed-use concept plan. Residential Overview and courtyards. Rear alley access and parking is Desired Characteristics The locations of future residential areas will encouraged. Where it is adjacent to lower density Use the following criteria in determining the be designed to protect and strengthen existing development, densities and building heights should location and design of Highway Commercial and proposed neighborhoods. The developer step down so that no building is 150% taller than an centers. This type of center should: will propose the desired project density at adjacent building.
City of Leeds Master Plan 2012 Concepts 47 Neighborhood Design Principles The plan suggests the following common attributes regulatory process has seen the development of New neighborhoods should be designed following of traditional neighborhood design: form based or smart codes to guide development in a traditoanl style. the principles below. • Neighborhoods limited in size to encourage • The Neighborhood shall contain a mix of pedestrian activity, with a goal of a five to 10 Mixed Uses Traditional neighborhood developments are lot sizes, housing styles, types, and home sizes, minute walk from the center to the edge of the designed to include a mixture of uses. This means with a mix of land uses neighborhood. that nonresidential land uses, such as commercial, civic and open space, are mixed with residential • The Neighborhood shall include a neighborhood • A grid street pattern designed to accommodate land uses. Mixing land uses can broaden the center, offering retail and civic services, and/ all methods of transportation, to provide multiple tax base of a community. Mixing uses also helps or a gathering space (e.g., a park, plaza, school, routes to any destination, to shorten walking promote walking between the various uses. community center, or natural open space). At least distances, and to diffuse automobile traffic. Different modes of transportation are promoted in one neighborhood park should occur within every the community such as walking, bicycles, transit, • Mixed land uses within a neighborhood,including one square mile or every one hundred homes. and automobiles. commercial areas, work places, civic functions, Mixed use also provides a community center or • The Neighborhood shall contain connected recreation and various kinds of residential uses. focus. For example, the community center may streets and sidewalks based on a modified-grid be a public facility such as a park, recreational • Open spaces, parks and playgrounds throughout pattern with blocks no longer than 600 feet. facility, school, or library, or it may be a retail the neighborhood. Blocks ranging from 400 to 600 feet should have area. Mixed use also means promoting a mix of pedestrian pass-throughs. • Providing housing, parks, and schools within housing types and sizes to accommodate households for all ages, sizes, and incomes. This means varying walking distance of shops, services, and/or jobs; • The Neighborhood shall be designed for lot sizes and densities, and allowing other types of pedestrians, including amenities such as • Blending the convenience of the automobile housing such as attached single-family residences, townhomes, duplexes, fourplexes, and specialty sidewalks, trails, parks, benches, shade trees, with the creation of safe, comfortable places to housing for seniors. Mixed use may also mean that human scale signs and other pedestrian friendly walk; and housing is provided in the same building above features. commercial uses such as shops or offices. • Integrating a variety of high-quality housing • The Neighborhood shall include open space, types to accommodate a variety of lifestyles and Connectivity parks, trails and other amenities. age groups Traditional neighborhoods provide for access generally by way of an interconnected network • The Neighborhood shall contain a variety of Enabling TND of circulation systems that facilitate walking, buildings types to avoid monotony. Traditional neighborhood design with its emphasis bicycling, and driving. Streets are designed to on smaller lots, narrower streets and mixed promote the safe and efficient use of different Achiving the Residential Vison uses, is often prohibited by current ordinances. transportation modes. The interconnected street Traditional neighborhood design has been proposed There are devices available under current zoning, pattern is meant to limit the use of isolated cul- to reverse the trends of suburban and exurban such as planned unit developments or planned de-sacs that force the major circulation pattern of development and return to the design concepts of development districts, within which a traditional a community onto a few major roads. Short blocks established urban areas. In addition, traditional neighborhood development can be approved. These in traditional grids create multiple routes and neighborhood design provides more wlakable devices typically allow more intense development more direct ones for pedestrians, bicyclists, and neighborhoods that make efficient use of land and of certain areas in exchange for the preservation motorists. Independent networks of sidewalks and reflect neighborhood styles of the City. of open space in other areas. The evolution of the bikeways complement the street network.
City of Leeds Master Plan 2012 Concepts 48 Given the compact design of the neighborhood, Recreation and Park Uses recycling receptacles. streets will be narrower than what is required in Primary Uses • Provide connections to the park from neighboring conventional subdivision ordinances. Narrow streets Public and private open space, public and private land uses and connect all park spaces and other “traffic calming” techniques help slow parks, which include active and passive parks, • Parks should be designed for multi-purposes and traffic down to promote pedestrian safety. Front liner parks and trails, gateways and landscaping, be flexible for a wide variety of uses and activities. porches and other amenities like, street trees, conservation areas, recreational centers, country can also encourage walking. The mixed uses of • Landscaping along riparian and habitat areas clubs, and golf courses are appropriate uses. This traditional neighborhood developments will also should use native or non-invasive plants. category may also include natural/cultural resource promote walking if shops, offices, and public areas as well. The location, access, terrain, size, Public and Institutional Uses services and facilities are within walking distance. and design will vary for future recreation and park Primary Uses Context Sensitive development depending on the specific use. Active Public and Institutional uses to serve Significant cultural and environmental features of a recreation sites are bst located near or adjacent to neighborhoods, the community and the region. The site,amenities as well as constraints,,such as steep other public and istituional uses. Public and Institutional category includes existing slopes, wetlands, critical wildlife areas, and highly With any commercial of open residential and proposed uses related to community services, erodible soils) should influence the way the site development along the Cahaba or Little Cahaba such as fire stations, police stations and jails, is developed. Developments with a clear “sense River, public access to the river should be included places of worship, cemeteries, schools, libraries, of place” require careful design and siting of in the development. community centers, hospitals, civic buildings and buildings, streets, and infrastructure. This includes government buildings. Secondary Uses the provision of open space, neighborhood parks Secondary Uses and playgrounds. Environmentally responsive storm Supporting and complementary uses include public Supporting and complementary uses include, open water management systems, the use of indigenous utilities, civic and institutional uses, facilities, and space and recreation, parks and trails, child care vegetation, and the energy conservation measures some small scale retail such as restaurants may also facilities and educational centers. in the design and orientation of structures also help be appropriate. create “sustainable developments.” The historic Desired Characteristics Desired Characteristics and architectural character of the community are Parks and public spaces should be designed using The Public and Institutional category should be other important design influences. the following principles. They should: designed using the following principles. Affordable Housing • Be designed and planned as part of • Internal streets and sidewalks should provide Affordable housing may be an important neighborhoods—not be merely “left over.” access and connections to nearby neighborhoods. opportunity for the City of Leeds to • Be large enough to provide adequate space to • Public and Institutional buildings should blend retain population and provide a variety of meet the intended uses. into the neighborhoods, with scale, design, signage, accommodations for residents of all ages, including landscaping and lighting. • Incorporate and preserve natural features, single adults entering the job market, young including ridge lines, habitats, hills, drainage ways, • Public and Institutional uses should be located professionals, empty nesters and the elderly. and historic sites or landmarks. adjacent to a collector street or streets within People at different ages in life desire different neighborhoods. Avoid locations adjacent to major housing accommodations that suit their lifestyles • Be visible from at least one local street (two thoroughfares or arterials. and their budgets. Unfortunately, the majority of ideally) to invite use, encourage a sense of options available in many communities are limited ownership, and provide a safe area. • Public and Institutional uses should be near parks, trails, and other recreation facilities to to manufactured housing and apartment complexes. • Include a focal point and a variety of amenities. Therefore it is important for Leeds to recognize provide combined recreation facilities. • Include appropriate lighting and ample the value of affordable housing, to ensure that the landscaping with parking. community’s regulations allow a variety of housing types, and to ensure that each housing type is • Provide places to sit and provide trash and appropriately regulated.
City of Leeds Master Plan 2012 Concepts 49 Activity Centers areas. The development market will likely be the uses should always occur at street level, while greatest constraint in developing a large number offices may be located at street level or in upper Several types of activity centers are represented of such centers. Commercial developers prefer floors. Buildings should be built up to Main Street in the Future Land Use Concept: residential,indus development opportunities near an interstate or (and cross streets, as applicable), fronting on wide, trial,commercial,rural residential and traditional highway on the basis of daily traffic counts. landscaped sidewalks. Parking should be on-street neighborhood development. The activity centers and to the rear of buildings where it can be shared are represented by strategic target areas to The sprawling commercial development along amongst all uses on the block. Off-street parking develope the conceptual land uses.The patterns Highway 78 after years of decline, should give the in front of buildings should be avoided and parking will be affected by topography and the degree to community and developers adequate reason to areas to the side of buildings should be minimized which sites are graded in order to accommodate avoid similar over development in the Leeds area except where other arrangements are impossible. new development. and instead, concentrate commuter and travel- related businesses in compact centers as indicated It is also important to recognize the importnce Useful rules of thumb in understanding the overall on the Future Land Use Concept, while dispersing and influence of the rural residential areas on the scale of each “layer” of outward development community-serving retail and services, offices, southside of the city. are the ¼ mile radius and the ½ mile radius. A institutions and other such uses within the city Highway Commercial Centers are expected to ¼ mile radius represents a comfortable, five- center and neighborhood centers. develop around the interchanges of I 20. It is minute walking distance (given relatively flat the community’s desire that these locations ground), allowing those living within this distance Downtown Leeds will remain the “heart” of develop compactly so that sprawling, strip of an activity center to walk from their home to the community, continuing to provide civic and development does not stretch into neighborhoods a business, park, or other errand. A ½ mile radius community activities and functions as it does today or the countryside, creating greater environmental represents a reasonable 10-minute walking distance while increasing the level of commercial (retail, impacts and congestion on local roads. Potential from the activity center. While less convenient than service and office) investment and activity. Due to uses include gas stations, car washes, convenience the ¼ mile distance, given relatively flat ground the arrangement of US 78, US 411, SR 119, and I stores, restaurants, and retail establishments and adequate pedestrian facilities (sidewalks) 20, downtown Leeds is in the best location to serve that would be undesirably large in neighborhood residents may still choose to walk to the nearby as the primary hub of the community. Over time, centers and impractical or out-of-character in the center rather than drive. This is also a reasonable the downtown should be revitalized through public downtown area. To maximize safety and efficiency distance for children to walk to school and for and private investment. Investment should include of road improvements off the interchanges, proper leisure walkers to visit a nearby businesses while new development and redevelopment. Through access management techniques should be applied. out for some light exercise. Beyond the ½ mile redevelopment, older properties may become radius, density and the mix of uses should tend more profitable and may include multi-storied Neighborhood centers are intended for commercial to decrease, eventually giving way to rural and buildings. High density and mixed uses will help activities (and additional housing, where desirable) agricultural areas. However, activity centers achieve day and night time activity and a vibrant, planned and developed to serve neighborhoods located closer than a ½ mile to one another create attractive, pedestrian-friendly environment. within a 5-10 minute walking distance (1/4 – an overlap where density and uses may be greater Offices and smaller retail and services uses 1/2 mile). These areas should be developed in a than in other cases where the activity center would should be considered for downtown development/ walkable pattern similar to the downtown area, otherwise transition into countryside. redevelopment before choosing a location in a though smaller in scale. Business uses should highway commercial center. include goods and services that a nearby resident The location of future activity centers that are may need or want on a fairly regular basis (small shown on the Future Land Use Concept may vary Residential uses, such as lofts and “live-work” grocery/corner stores, eateries, drugstores, in reality. Additional neighborhood centers (not spaces, when provided, should be in the upper laundromat, etc.). Small offices, antiques and arts shown on map) may be created to serve future stories of buildings. Commercial uses should include and crafts stores, music or book stores, and other neighborhoods. The primary concern should be retail and services (grocery store, drug store, dry small businesses (including non-profit uses) may that there are adequate public facilities and cleaners, barber/beauty shops, boutiques and also be desirable in these locations. Buildings with infrastructure, especially roads, to serve such galleries, etc.), dining, entertainment and offices (legal, financial, medical, etc.). Retail and service large tenant spaces (6,000 sf or larger) may be
City of Leeds Master Plan 2012 Concepts 50 inappropriate; and uses that generate significant be considered. It may be desirable to develop amounts of daily traffic will only be appropriate industrial areas in conjunction with highway in certain locations. A neighborhood center may commercial centers. In these cases, they should also be developed side-by-side with a highway be properly planned to minimize traffic conflicts commercial center, providing an appropriate and to provide appropriate transitions or buffers transition between highway business traffic and between the land use areas. residential areas. Neighborhood centers should Care should be taken in the planning and design include daytime activity as well as some limited of these areas to produce attractive development nighttime activity. Uses that include nighttime areas that contribute to the quality of the activity should not cause undesirable amounts community. A block or “campus” pattern should be of light, noise or traffic to impact surrounding used to guide the arrangement and design of large neighborhoods.Neighborhood center developments industrial areas. The scale of blocks and individual should occur in a block pattern similar to that of lots depends on the size of individual uses. the surrounding neighborhood(s). The neighborhood center uses might take up an entire block or block frontage or occur around one or more corners of an intersection (residential uses would take up the remainder of the affected blocks in such cases). Large, planned developments throughout the state and nation, have begun to incorporate neighborhood-oriented commercial/mixed-use areas more recently in “traditional neighborhood developments (TNDs)”. Such developments include commercial or mixed uses in central locations to the neighborhoods that are planned around them. In many cities, TNDs are approved through Planned Unit Development (PUD) zoning. More information on these developments can be found on the web, keywords “traditional neighborhood development”. Industrial centers are locations designated for future development of light industry and similar uses that generate significant employment opportunities for the community. Due to their need for accessibility, these areas are near interstate interchanges or other high-access locations. In contrast to the other types of centers described herein, there is little need for sidewalks and streets should be designed to accommodate large vehicles (wider curb radii at driveways and intersections). To properly integrate such areas into the community, on-site buffers, transitions in land use, or a combination of these two methods should
City of Leeds Master Plan 2012 Concepts 51 City Wide Strategies Strategies are the link between the vision expressed by the community and the concepts offered to fulfill that vision. The strategies are presented in a pattern that follows the activity center logic recommended in this plan. Core Considerations • The city’s “green infrastructure” will be conserved and utilized. Intensive development will be directed away from areas with critical environmental features.
• Protect natural features: Identify and protect natural features such as open space, wetlands, woodlands, wildlife corridors, traditional hunting grounds, animal habitat, etc. Open space (whether open fields, city parks, or mountain forests) provides beauty and space for human activities, in addition to species diversity and wildlife habitat.
• Respect riparian processes: Flood plains, rivers and streams, wetlands, and lakes are all critical to the health of our lands and our need for water. Respect edges, re-establish buffers and wetlands, use non-polluting practices, eliminate erosion, and mitigate storm water run-off in your project.
• Secure more public access to the Cahaba and Little Cahaba Rivers.
• Designate gateways and corridors for public and private investment to ensure positive experiences for residents, investors and visitors.
• Create integrated neighborhoods: Think about Figure 23: Conceptual Land Use how healthy neighborhoods tend to include variety of ages, incomes, and cultures, as well as a mix of work/living spaces, walkability, access to services and institutions (health, school, market). Think of neighborhoods as a social organism that can grow
City of Leeds Master Plan 2012 Strategies 52 and evolve over time as we contribute to it. tributaries as environmentally diverse assets for adequate to support the proposed development at recreation and education. build out. • Design each gateway, activity center and corridor to take advantage of the most desirable • A neighborhood or community park should be in • APFO’s identify the types and levels of service characteristics of its surroundings. walking distance of most neighborhoods. that are needed to permit new development and establishes a policy about when the infrastructure • New development should complement and • The city’s pedestrian network, including a and public services must be in place relative to enhance the existing fabric by responding the greenway and trail system, will interconnect the impact of development. traditional patterns of place and by strengthening neighborhoods with activity centers, schools, the infrastructure. Development on brownfield parks, and recreation facilities. • Allows localities to time development to sites and greyfield sites(infill), helps bring new coincide with the taxpayers’ ability to pay for the • Neighborhoods should have a strong sense of life, as does rehabilitating older buildings and schools, roads, public safety and other necessities place, each with a focus area of appropriate structures. upon which development is dependent. function and scale to the surrounding community. • Increased density can reduce traffic and • Helps to ensure that development doesn’t • Contribute to the greater community: Contribute environmental impacts and add to green space proceed at the expense of decent schools, public to the greater sense of community through when done consciously. Development should be safety, and good neighborhoods. inclusion of public walking trails and community compact, walkable and designed for accessibility. gardens; allowance for village meeting places • Encourages the community to link its Continuous strip development should be avoided. (both formal and informal); and entertainment comprehensive land use plan with its capital • Leeds downtown will be preserved and (music, festivals, food). Create development that improvement program, a principle of good reinvestment will reflect the heritage of the is contributory rather than competitive. planning that is often ignored. community and support downtown revitalization. • Reduce auto-dependence: Build patterns of Major Street Plan • Develop new streets and greenways to development which support public transport • Prepare and maintain Major Street Plan (MSP) to interconnect parts of the community divided by I and are at walkable scales. Buildings, roads, guide decision making and prioritize the funding and timing of maintenance, network expansion 20, railroads and other barriers. infrastructure, services—all need to support and enhancements programming for the local each other at a human scale to reduce auto- • New development should occur in concurrence transportation infrastructure, consistent with the dependence. Distance, size, and detail are with new infrastructure and services. The city Capital Improvement Plan (CIP), and the goals and relevant to creating at this slower scale. objectives of this plan. The MSP should: shall manage and sustain growth to be absorbed within the capacity of the existing infrastructure APFO’s • Promote and seek funding for the development and services. • Develop and Adopt an Adequate Public Facilities of a multi-modal transportation system of context Ordinance (APFO) sensitive streets, roads, greenways, bike paths, • The city’s park and recreation system should and other pathways that supports and promotes be expanded, capitalizing on environmentally- • An Adequate Public Facilities Ordinance the use of pedestrian, bicycle, and other constrained areas to create greenways and passive (APFO) is an ordinance adopted by the local alternative modes of transportation. parks. government that allows it to defer the approval of developments based upon a finding by the • Serve the mobility needs of the general • Celebrate and utilize the Cahaba River and its governing body that public facilities would not be public, especially the elderly, handicapped and
City of Leeds Master Plan 2012 Strategies 53 economically disadvantaged. Institutional Uses • The design of the school and its site should be • Institutional uses should be considered in the a benefit (not incompatible) to its surrounding • Ensure that all vehicular and non-vehicular downtown and in neighborhood centers first. neighborhood. pathways contribute to a system of fully There may be opportunities for including certain connected, interesting routes among Leeds area institutional uses in highway commercial centers, • Consider relocating the elementary school to the neighborhoods, destinations and attractions. such as large-scale institutions that would be Civic Center complex and utilizing the elementary incompatible with the scale of neighborhood school as a municipal complex. • Require provision of inter-parcel, connections centers. Institutional developments can be between adjacent parcels and land uses. a catalyst for the surrounding area and it is Recreation and Open Space important for the city to consider the location of • Recreational and open space areas will be Public Utilities public facilities. created either by city land acquisition, dedication • The City of Leeds should use the Future Land of land by a private owner (to the City or a public/ Use Concept Plan as a guide to prioritize areas • Where it is possible for the city to influence the non-profit agency), or direct development by the for future water and sewer facilities and lines, location and design of a new school, the following private sector. This plan recommends that areas working with Jefferson, Shelby and St. Clair concepts should be considered: along the Cahaba River and Little Cahaba River be Counties where necessary to implement those set aside to incorporate recreational amenities to expansion plans. • The school site should be accessible from in/ the public. Recreation and open space can usually outside the community, including entry points be classified as either passive or active space. • Commercial growth should be encouraged in the from at least two thoroughfares; city center to support the public investments in • Activity areas that can be connected by future sewer system more sustainable. • Development around the school should be greenways include parks, canoe launches, fishing primarily residential (neighborhood center uses areas, neighborhoods, schools, business areas, • Another option for ensuring adequacy of may be appropriate also); or combinations of these,such recreational areas infrastructure in future developments is are envisioned as linear greenways or trails that “alternative wastewater management” or • The school site should form a block that connect activity areas throughout the community. decentralized sewer systems. This method is integrated into the street network of the frees the city and the county of the costs of surrounding neighborhood; • Linear greenways or parks accomplish three providing public sewer extensions to developing primary intents: to ensure access to these • The site should include sidewalks and crosswalks areas. Instead, an on-site sewage system is natural amenities to the community and the that connect to sidewalks in the surrounding built by the developer and open spaces within general public; to prevent over development that neighborhood; the development are used as drip fields. Drip can impact their ecosystems (especially water irrigation technology makes it safe to use • Parking areas should be located away from quality); and to create a greater economic benefit playgrounds, golf courses and sports fields as drip adjacent residences; out of these natural assets. This last intent fields. Liberty Park in Vestavia Hills employs such assumes that these amenities can draw tourist/ • Adequate space should be provided for loading a system. recreational traffic that benefits area businesses and unloading children without blocking traffic on and also that preserving the health and scenic • Consider infill development in areas that private nearby roads; and values of the waterways will add value to adjacent septic systems have proven successful. properties. A primary environmental concern is • Consider APFO’s the amount of impervious surfaces (buildings, pavement, etc.) near the waterway. Greater
City of Leeds Master Plan 2012 Strategies 54 amounts of impervious surfaces increase runoff, erosion and potential for flooding, all of which affect adjacent properties and those downstream.
• Sports facilities should be provided within school campuses and in recreational complexes devoted to a number of sports uses. The design of such facilities varies with the activities to be accommodated and require large parking areas. Because these parking areas receive intermittent use, it may be advantageous to use an impervious surface material such as gravel, especially where drainage is a concern. If such a complex is to be developed, the city should consider a central location and strive to have the complex integrated within surrounding development, including access from multiple thoroughfares.
• Neighborhood parks should be designed with flexibility to accommodate impromptu uses and may include playgrounds for children and picnic areas, they should include basic items such as pedestrian-scale lighting, walkways, seating, garbage receptacles, etc. Such parks might be integrated into the design of neighborhood centers and certainly as part of any open space requirements within the zoning regulations. Public Services • Near and long term recommendation for police and fire are included in the Assessment section of the plan on pages 20 and 22.
City of Leeds Master Plan 2012 Strategies 55 Figure 24: Proposed Greenways
City of Leeds Master Plan 2012 Strategies 56 Downtown Strategies Investment • Reinvest and Revitalize Downtown Leeds as the heart of the community
• Encourage downtown investment by supporting local businesses and encouraging new business development
• Develop a downtown redevelopment plan that includes form-based codes to support and enrich the existing urban form and historic architecture of downtown
• Invest and capitilize on the Tax Increment District formed around the Grand River Development.
• Support building repair and replacement by offering tax incentives and establishing a building facade improvement program. Land Use • Identify and provide places for people to sit, eat, and walk Figure 25: Downtown Land Uses outside throughout downtown Leeds.
• Encourage mixed-uses throughout downtown that allows residential living above commercial/office uses
City of Leeds Master Plan 2012 Strategies 57 • Assist in developing a downtown park along the railroad for places for people to enjoy the trains and enliven the space with activity for families and young people. This could be a carousel or splash pad.
• Provide pedestrian and bicycle improvements in downtown Leeds to improve the area’s walkability and support other modes of transportation Economic Development • Establish an active downtown merchants organization that assist in branding, marketing, and managing downtown business and activities
• Expand upon the success of the downtown farmer’s market to include other festivals and weekly events in Downtown Leeds
• Promote and facilitate public art throughout Downtown Leeds
• Ensure a safe and accessible downtown with improved pedestrian and vehicular circulation
• Use Downtown Leeds as a scale model for future development at Grand River. Figure 26: Downtown Under Utilized Properties • Insisit on stronger complicnace with exisiting building codes and the property maintenance elements of the ICC codes.
City of Leeds Master Plan 2012 Strategies 58 Figure 27: Downtown Concept
City of Leeds Master Plan 2012 Strategies 59 Neighborhood Level Strategies
Neighborhood Plans • Russell Heights represents an opportunity to accommodate a need for affordable housing within the community. But is certainly not the only neighborhood that deserves future plan development. Each neighborhood within the city has unique characteristics and should be considered individually. Investment • Develop a neighborhood plan specific to Russell Heights. Use Russell Heights as model for subsequent neighborhood plans throughout the city.
• Encourage new development in Russell Heights that blends new residential housing with the current character of the neighborhood
• Reforest and revitalize Moton Park and provide landscaping to enhance the parkas the heart of the neighborhood
• Collaborate with the Housing Authority to improve the public housing in the neighborhood
• Assist non-profits in providing affordable housing and community services to the residents in Russell
Figure 28: Russell Heights Current Land Uses
City of Leeds Master Plan 2012 Strategies 60 Heights
• Support the development of the Moton School (Leeds Old Middle School) as a community center or mixed use center to serve the residents of Russell Heights Land Use • Russell Heights represents an opportunity to accommodate a need for affordable housing within the community.
• Allow infill residential housing to occur throughout the Russell Heights neighborhood
• Promote context-appropriate infill development. Consider an architectural review process of design for new infill housing with modern amenities that fit in with the residential context of the area. Connectivity • Provide better transportation access into the Russell Heights community
• Provide pedestrian access from Russell Heights to the Leeds High School and Civic Center Complex
• Extend Henri Ellen Road as a bicycle and pedestrian facility to connect to Coosa Road for better connectivity
Figure 29: Russell Heights Concepts
City of Leeds Master Plan 2012 Strategies 61 US 78 Strategies Investments • Reinvest in the US 78 Corridor by targeting redevelopment of under performing commercial strip centers
• Provide public-private partnerships to incentivize development along the Corridor
• Reinvest in the corridor with funding available through the TID district
• Market, inventory, and promote the currently available commercial property along the corridor Land Use • Reexamine the current zoning map for the US 78 Corridor and provide a zoning map that is consistent with the market demands of the City
• When appropriate, consider moving the elementary school to city property on US 78 at the current city hall site or the vacant big box site west of the current location.
• Locate city services and the school board in the current elementary school. Consider TID funds to assist in the effort.
• Support and encourage alternative Figure 30: US Highway 78 Future Concepts storm water management strategies to assist in storm water run-off. Potential solutions could be bioswales, rain gardens, porous pavement alternatives, and other bioretention best management practices.
City of Leeds Master Plan 2012 Strategies 62 Connectivity • Provide pedestrian and bicycling connections along US 78 to encourage multi-modal transportation alternatives
• Provide pedestrian and bicycling connections to the Leeds High School, Civic Center Complex, Park facilities, and Downtown Leeds
• Develop US 78 as a three lane cross section with adjacent bike lanes from Carolyn Street though US 411.
• Improve the intersection of US 78 and Brian Drive and President Street. Either as a single lane roundabout or as an improved intersection, each choice provides an improved level of service. The roundabout slows traffic throughout the day, both options improve service to LOS B.
• The replacement of the Little Cahaba River Bridge should include both pedestrian and bicycle provisions.
• Design and Install signals at the I 20 and US 78 intersections. This will improve the current LOS F to a LOS C. From congested to nearly free flow conditions. This system must be linked and timed with the Grand River signals.
Figure 31: US Highway 78 Intersection Improvements
City of Leeds Master Plan 2012 Strategies 63 119/Rural Residential Strategies Investments • Preserve the agricultural heritage of the Cahaba River Valley. There is ample developable land in the city to allow this area to retain some of its original character.
• Invest in the existing residential land already available within the city. Land Use • The valley along SR 119 and south of the city have been identified as rural residential areas.
• To maintain this environment it is strongly suggested that some changes be made to the most recent zoning code.
• Consider development of a “rural residential” district. This would carry all of the conditions of the current A-1 Agricultural district.
• Consider development of a agricultural district for larger parcels and remove or eliminate the conditional uses of the current regulations.
• At the least dense level of development there is sufficient vacant land available and zoned residential to absorb nearly 1600 dwelling units Connectivity • Work toward a long range concept of hiking and bicycling connections along SR 119 to encourage multi- modal transportation alternatives and tourism
Figure 32: SR 119 Concept
City of Leeds Master Plan 2012 Strategies 64 Grand River Strategies • Grand River is and will continue to be the most dramatic impact experienced by the City of Leeds. Grand River can provide the resources for the development and growth of Downtown Leeds. Grand River can be a magnet for growth for many years to come for Leeds and the developers and investors of Grand River. The input received from the community indicates that they wish to see development that differentiates this site from anything Leeds has experienced to date. Input suggests that the assets people loved about Leeds include Downtown and the Cahaba River valley area south of town. These conditions can be achieved at Grand River, but it will take a new approach to zoning and regulations. The following strategies are offered as a means for achieving success as defined by the citizens and appreciated by the land owners and developers. Investments • The City has a $27 million dollar investment in infrastructure at Grand River that was financed through the Retirement System of Alabama and it is being retired through revenues generated through Grand River.
• The City has a $47 million dollar investment in the Leeds School system and this investment is one of the attraction factors for in migration to Leeds.
• The City of Leeds has an ongoing infrastructure and operating plant to maintain while still working to reduce outstanding debt.
• The City of Leeds needs to maximize the return on investment that is in place and balance the required growth in Physical plant and operations against projected increase in income.
• The City needs to develop a transparent process for assessing growth impacts. Land Use • Most walkable and accessible communities where built on a pattern that encompasses a five minute walk shed.
• Uses must be mixed, it can be several uses located throughout the 1/4 mile walk shed.
• Mixing of uses can be a balance between residential and retail or residential and Figure 33: Grand River Pedestrian Shed office, but mixes that tend to be balance or weighted toward residential spread the activity throughout the day.
• When approaching measurements deal with a constant measure; measuring against gross acres is easier for the community to understand that trying to explain how you
City of Leeds Master Plan 2012 Strategies 65 arrived at a confused net acre calculation.
• Achieve a balance in land coverage, buildings consuming 1/3 of the gross space, streets and parking consuming a third and open space consuming a third. These are not absolutes but an indication of balance.
• Open space can be pocket parks, hardscape plazas, and trails that lead or come together at a larger open space. Most importantly they connect, they are not isolated. And they are at a minimum 5% to 15% of the walk shed gross acreage.
• Higher Floor to Area ratios, greater than 1.0 for the overall site, support more successful walkable area that supports adjacent retail activity. A residential mix of at least 25% residential is needed to have an impact on retail. Connectivity • NO dead end streets, maintain connectivity!!
• Street types change with density of development, unnecessarily curving streets should be avoided.
• Roundabouts are preferable when there is a change between street types.
• Block sizes between 2.0 and 3.5 acres, the average block in downtown Leeds encompass approximately 2.2 acres. Downtown Birmingham blocks are nearly 4.1 acres. In Forest Park section of Birmingham they are approximately 1.7 acres at the bottom of the hill and 2.2 acres as you go up the hill. No dead ends!
• Streets should be complete streets, in context with their surrounding use and density. Streets consider all modes of transportation not just vehicles. All streets connect!
• Trails are a part of the connectivity, bicycles can be accommodated in three simple categories, trails, paths and routes. They change as you move from the less dense to more dense section of your walk shed. Frontages • Buildings should address the street, never turn their back to the street. Figure 34: Downtown Pedestrian Shed • Parking within the public frontage should be on the street.
• Public frontages contain the travel ways, sidewalks, planting strips or tree wells.
• Surface parking lots should be centered on the block and enclosed by occupied buildings.
• Surface parking should never be adjacent to the street and walkable space.
City of Leeds Master Plan 2012 Strategies 66 Landscaping • Street trees should adjust with the context of the street.
• Tree wells and hardscape in the more dense areas transition to planting strips and lawn tees in a less dense situation.
• Tree heights and types change with and in context with the density. Understory trees, tree wells and hardscape give way to canopy trees and planting strips as density decrease. Utilities • Must be underground Storm Water Treatment • Must allow alternative storm water management techniques
• Codes need to be adjusted to allow alternative techniques. Regulations • These outcomes have various paths, they can be in the form of a Planned Unit Development Code (PUD), a Form Based Code or a locally Figure 35: Leeds Context Sensitve Street Grid calibrated Smart Code.
• Form based code will be the time consuming to develop
• Smart Code that is calibrated for local conditions can provide the most flexibility for the developer and confidence for the community.
• A Planned Unit Development Code can be developed but will take considerable effort to allow the flexibility to fulfill the vision of both the developer and the community.
City of Leeds Master Plan 2012 Strategies 67 Implementation of economic development planning is to help the development plan. community develop a successful local economy How does the City of Leeds move forward with • Identify and work with an organization that features quality jobs, good wages and a high implementation? dedicated to developing and marketing the quality of life for all residents. community’s available industrial sites to new Implementation Overview Economic Development Concepts manufacturing industries, specifically working The City of Leeds Master Plan represents a bold Specific economic development concepts described with the Birmingham Business Alliance. vision for the future. The plan will require a in the plan include the following: significant commitment of time, energy and • Concentrate on attracting new retail financial resources to implement. The plan should • Maintain and enhance a superior quality of life development to the community. Recruitment of be implemented incrementally over time. A viable throughout the Leeds community. new retail will be between two distinct areas of the community, the established downtown and the community is in a state of change and evolution • Promote the preservation of natural resources in emrging Grand River area. over time. The current state and form of the and around the community. community is the accumulative result of thousands • Grand River recruitment must proceed with of incremental decisions and actions that have • Finance and maintain necessary infrastructure to the developers of Grand River as allies. This may occurred over many years. Contemplating the support economic development. require thinking of the land use at Grand River in implementation of a master plan with all of its • Focus on the economic revitalization of a different manner than the city has considered in inter-related elements can appear daunting if downtown Leeds (Main Street) as the commercial the past. viewed in its entirety. The prospect for success is heart of the community. more optimistic, however, if approached as ongoing • Downtown recruitment to attract restaurants, series of individual decisions and actions each • Facilitate and promote cooperation among Leeds bank, medical clinic, pharmacy, dentist office, eye made to move the community forward in a manner and other municipal and county governments, care office, podiatrist office, real estate sales, consist with the Plan’s concepts and strategies. regional development organizations, state bakery shop, et cetera to downtown will require Economic Development government, and the private sector. the cooperation of downtown land owners. A lot of opportunity is missed because of the lack of Economic development is an integral component • Develop a high quality, diverse work force with available space. One cannot expect a local or sub- of the Leeds comprehensive plan. The city’s future the skills and abilities required to sustain current regional entrepreneur to consider a venture in economic development has a direct impact on and future labor demands. space that has not seen maintenance in 20 years land use, transportation, infrastructure, housing, • Focus on assisting the community’s existing and the provision of community services and • Enforce building codes and provide a shared cost businesses and industries in identifying strategies facilities. Economic development is defined as “the incentive to downtown landowners. process by which a community creates, retains, to support their retention and growth in Leeds. • Ensure new development at the two I 20 and reinvests wealth and improves the quality of • Focus industrial recruiting efforts on attracting interchanges is compatible with community plans. life” (David Dobson, MDC, Inc.). Quality economic clean, high quality manufacturing industries to The continued development of Grand River will development is about adding jobs and increasing Leeds. local incomes, but it is more than that. Economic fund the redevelopment of downtown. All of development is about improving the quality of life • Investigate opportunities for Leeds’s abundant the increased property tax revenue generated for the people that live in Leeds. natural resources to be marketed for ecotourism/ at Grand River must be spent within the Tax Improvement District. The purpose of the economic development recreation to “boomers” for hiking, fishing, hunting, etc. component of the city’s comprehensive plan is to • Work with Birmingham Area Metropolitan outline how the City will provide the community Economic Development Actions Planning Organization (MPO) and public transit with economic stability, better-paying (quality) In implementing these concepts, the City of providers to expand opportunities for public jobs, and a tax base that is sufficient to support Leeds is urged to consider the following tasks transportation in Leeds. The community features quality community services and facilities. The goal and recommendations in an overall economic a large segment of its population that is older
City of Leeds Master Plan 2012 Implementation 68 and many of these residents either don’t drive of the development at this interchange would have If you consider nothing but the undeveloped or lack access to personal automobiles. Providing occurred without the development of the CICD. land mass versus the developed land mass you sidewalks that connect users to transit stops is The current administration of the City of Leeds has can see that improvements within the TID will critical to ensure feasibility. The downtown area done a remarkable job of managing the effects and generate substantial income for use within the should be considered a local priority for a new consequences of the CICD, but it leaves the city district. Unfortunately the TID district will soon transit stop. Think of transit as an investment in a position of giving careful scrutiny to anything expire and be dissolved. The original formation not an expense. Transit served areas with denser that will impact the long term debt of the city. The of the district included a sunset provision. development will prove popular and necessary in city is tied to these developments for their future Planning a strategy for renewal of this TID attracting new residents. and it is crucial that future development considers appears an action the City must pursue all long term impacts. There are compelling • Upgrade recreation programs and facilities to for continued economic development. In factors to suggest that the City develop a Capital address current needs and to attract business. considering the future of Leeds the intense Improvement Plan to guide future development Today, large businesses are placing more improvement within the TID benefits the entire within the confines of the city’s long term financial importance on community amenities for their community. The benefit should not come at the obligations. employees when choosing new locations. expense or responsible development or good Tax Increment District design. However, the continued improvement Funding Economic Development Perhaps the most insightful action taken prior to of property within the TID will generate income The creation of the tax increment finance district the development of the CICD was the formation of for incentives for downtown redevelopment around the Grand River Development was an action a Tax Increment District (TID). The TID effectively which in turn will generate increase that holds tremendous promise for the City of freezes the flow of ad valorem taxes at pre revenues which in turn will allow additional Leeds. It is important in the implementation of the development rates. The taxes on the change in pre infrastructure investment and improvements Leeds master plan that everyone understands the development to post development value is captured within the district. to be spent within the district. The Leeds TID operations of the various districts that comprise Downtown Revitalization Leeds multifaceted financial picture. encompasses the area displayed if Figure 35 below. Revitalizing Downtown Leeds will be as Capital Improvement Cooperative District important a component of the City’s long-range There are four elements to the Capital economic development process as developing Improvement Cooperative District (CICD) in Leeds. new business areas. Three major issues There were two ancillary districts , the district regarding its revitalization should be addressed that help Bass Pro Shops an the district that through future planning activities: holds Grand River. The CICD originally includes a • The city should consider adopting the “Main partnership of Leeds, Moody and St. Clair county. Street 4-Point Approach” to revitalization, There districts were formed to facilitate the developed by the National Trust for Historic development of the sites. The partnerships have Preservation. This approach focuses been modified through the efforts of the current revitalization efforts on four main processes: City administration and the districts are on their organization, economic restructuring, design to a long term but successful retirement of the and promotion. debt. A potion of the sales tax with the Grand River • Zoning regulations should be better tailored district is dedicated too the retirement of the to support the traditional development bonding used to develop the Leeds School system. pattern along Parkway Drive in the downtown The districts debt and the debt of the school area, including both the land uses that are district is nearly 90 million dollars, a substantial essential to downtown activity as well as amount for the City of Leeds. It is unlikely that any the way in which each building fits into Figure 36: Leeds Tax Increment District
City of Leeds Master Plan 2012 Implementation 69 the fabric of downtown Leeds. Maintaining outside the community. Good organization is must be planned and constructed by the Leeds and improving the desirable “main street” essential to maximizing the impact of each Board of Education. New school locations and the character in the downtown area will help effort, avoiding redundancy, and attracting size of facilities should be planned to support draw more visitors to businesses there. The new partners for on-going revitalization forecasted growth. Schools ideally should be relatively high density and mix of uses, which efforts. Organization is also important in located at the heart of residential neighborhoods the downtown area was originally designed distributing responsibilities so that a limited to limit the need for bussing by maximizing the for, are important elements of its future. group of individuals and/or organizations are number of children who can walk or bicycle to These characteristics make the downtown not overburdened with tasks, slowing progress. school. Proximity to a school can increase property a convenient location, offering housing, values in new development and encourage more • The downtown area between US Highway shopping, employment, recreation and parent involvement in school events and issues. 78, US Highway 411 and I 20 further enhances community services in a compact, walkable In several states throughout the nation, education the area’s future and its sustainability. environment. officials, parents and other advocates are debating Accessibility to these regional arteries is a the value of “mega schools” versus traditional • Encourage reinvestment and business great benefit to economic development and “neighborhood” schools. While mega schools offer recruitment by creating a downtown revitalization in the downtown. Roads leading some cost-savings through consolidation, the development authority to assist in building into the downtown from these arteries should effect on community and parental involvement, improvements, land/building acquisition, and include attractive signage and should act as quality of education, costs of increased bussing preparation of adjacent sites to expand the gateways into the downtown, making a good and other factors are questions that remain downtown area. With funding from a renewed impression to visitors. unresolved. Proponents of “neighborhood” schools Tax Increment District, funding could be see opportunities for these facilities to serve made available for a facade improvements Services and Facilities as neighborhood-oriented community centers, grant or loan pool. TID funding coupled with To ensure a high quality of life throughout providing meeting space, recreational facilities and a Commercial Development Authority or the community, as growth occurs, the City computer resources to children and adult residents. Redevelopment Authority might also purchase of Leeds’s departments and services will buildings and/or land, improving them for need to expand. New fire stations will need New public parks may require additional city staff resell to new private investors. to be constructed, equipment purchased for maintenance. Land and Water Conservation and additional staff hired to serve future Fund (LWCF) grants and other sources are available • Promotion, one of the revitalization neighborhoods and activity centers to maintain for land acquisition and park improvements. Refer approaches recommended by the National a good ISO rating. Ideally, these fire stations to Appendix for applicable funding sources. The Main Street Center, already occurs regularly would be located in or near the activity master plan also includes recommendations to in Leeds through special events held by the centers, so that they are centrally located develop trails and recreational areas along the city and chamber of commerce. These events within the area they will serve. It is unlikely waterways traversing the community as well as bring visitors and residents into downtown that the city will need to build any additional a trail connecting the park to the school and Leeds at different times during the year and police stations though over time additional downtown. are an important way of promoting community staff, vehicles and equipment may be needed. Community facilities such as the community center, interaction, promoting the community and Furthermore, schools and recreation areas may library, senior center, etc. may be upgraded or promoting the downtown area as the heart of need to be created to serve new residential expanded as a result of continued residential the city. growth. Land for parks and schools may be growth. The City of Leeds should keep such • To best facilitate revitalization, it is acquired by the city or donated by developers. facilities in the centrally-located downtown area. important that the city organize efforts with These would be considered important amenities However, as the community grows outward it may potential partners, including other public to potential homeowners, and the developer be worthwhile to develop satellite locations in agencies, private sector businesses and could charge more for homes/lots to absorb developing neighborhood centers. organizations and volunteers from inside and the cost of the donated land. New schools Sewer Services provided through Jefferson
City of Leeds Master Plan 2012 Implementation 70 County need adequate time to analyze a located in the downtown area and within future To encourage this manner of housing development, respond to changes in demand. Jefferson County neighborhood centers. The conversion of existing the city should accommodate these housing Environmental Services needs to be an active structures for residential infill use should only be types in the appropriate districts of the city’s partner is reviewing planned development. considered in or near the downtown area. High- zoning ordinance, and the subdivision regulations Storm water facilities and the methods of density single-family units, such as townhouses, and should be modified to accommodate and regulate handling storm water are undergoing a dramatic row houses,are best located around the downtown such development types. Such modifications are change. These changes will require changes in the and neighborhood centers. This accomplishes described in the following section. development regulations of the city and a change in several goals: high-density housing is within (or Regulatory Tools in walking distance of) these activity centers, the approach to design of storm water handling by To implement the policies and recommendations infrastructure expansions to accommodate high- designers and engineers. Development regulations within this plan, the city must address its density housing also serves the adjacent activity most often need a change in permissions rather development regulations (zoning ordinance and center, and this housing provides an important than a change in requirements. And successful subdivision regulations). The city’s subdivision transition in intensity and character between the regulation will arise from cooperative solutions. No regulations need to be updated after the adoption activity center and the outlying neighborhoods. The one technique or approach will be perfect for all of this plan and the city’s zoning map needs to intensity of housing is one that is appropriate in a situations. be updated to reflect the zoning ordinance and walkable neighborhood center and not stretched These considerations are ample reasons for Leeds the goals of this plan. These regulatory tools are out along a rural roadway section. Design and form to consider the development of a Adequate Public critical to shape the future growth of Leeds in of the structures and interaction with the multiple Facilities Ordinance (APFO). the manner recommended through this plan. The uses are the considerations. Suburban design following are recommendations on amending the Housing doesn’t belong in the neighborhood or downtown city’s development regulations to better support Maintaining an array of affordable housing types centers and urban form is out of character in the the community vision. (apartments, lofts, townhouses, row houses, garage rural setting. Zoning apartments etc.) will be a necessary element in Accessory dwellings and garage apartments would The City of Leeds needs to ensure that the zoning future housing development to retain younger typically be located in medium and low-density ordinance can implement the City’s Master Plan. residents, such as those returning from college single-family neighborhoods. These units are The zoning ordinance should include zoning districts and entering the job market, and to provide more located on the same lot as single-family homes, that reflect the community elements described affordable accommodations for an aging population typically to the rear of the main house. These within this plan: the city center, neighborhood of empty nesters. While 2 and 3 bedroom single- are either used for additional space by the family commercial centers, highway commercial centers, family homes will continue to account for the residing in the main house (such as for extended industrial areas, low density and high density greatest portion of housing within the community, family) or are rented to individuals to supplement neighborhoods, and agricultural and rural areas. these other options will help attract new residents the income of the family. The size of these units Each district should be developed (permitted from various age brackets, income levels, and should be limited to 1-bedroom typically so that uses, area and dimensional requirements, etc.) family types (single, young married couples without they do not compete with the character/size of the According to the descriptions provided in the Vision children, empty nesters, etc.). Broadening the main dwelling nor overburden the neighborhood in section and the Land Use Classification document types of affordable housing beyond manufactured terms of density and traffic. homes and aging houses, encourages higher quality included in this plan. By accommodating an Medium and low density neighborhoods, will neighborhoods through continued investment (new acceptable range of uses within each of the above develop around the downtown and neighborhood and revitalization). categories, it is unnecessary to provide special centers, with the density of housing increasing districts for institutions, utilities, cemeteries, So that these housing options can best contribute closer to the activity center. This ensures a logical etc. Instead, such special uses should be carefully to the character of the growing community, their progression from rural to suburban to urban; integrated into various districts according to locations must be carefully considered. Apartment taking best advantage of the way infrastructure is certain parameters described in the ordinance buildings and upper story dwelling units are best prioritized and expanded over time. (supplemental use regulations, screening, buffers,
City of Leeds Master Plan 2012 Implementation 71 etc.). homeowner’s association prior to development streets, etc. Subdivision regulations have After all, it is extremely rare that any one section approval. the greatest impact on the construction of of a community might be entirely devoted to Planned Unit Development new residential areas. The City of Leeds’s churches and hospitals or to public utilities or A PUD could be developed that include only the regulations need to be modified to encourage to cemeteries. These uses are always a part of a most basic of guidelines, a starting point would be “block” development, interconnected streets larger neighborhood or activity center that include a PUD that included the following considerations. (and neighborhoods), and, generally, a other uses and should be regulated as such. Zoning more walkable environment. Based on the • All roadways must connect individual properties for such uses is most often recommendations from the Vision for Growth only an administrative procedure and has little • All buildings must face the street section, the regulations should require land positive effect in integrating it into the surrounding • All parking must be in the middle of the block improvements that are appropriate to their community. Instead this practice results in spots • All streets are complete streets context, i.e. sidewalks should be required in the city center, neighborhood centers, and or islands of special use zoning throughout the • A balance of land uses is the goal, a model of community that have very little positive impact residential areas, but not in agricultural or buildings consuming 1/3 of the gross space, on the way the community grows. By incorporating industrial areas. streets and parking consuming a third and open special regulations for such uses (supplemental These regulations should also have access or special use regulations) the community is space consuming a third is suggested. management standards to better balance able to accommodate the use where it is most • All utilities must be underground traffic flow with access to property. This practical while safeguarding adjacent properties • Alternative storm water management must be maximizes safety for motorists and pedestrians from undesirable impacts (noise, lighting, traffic, considered by limiting traffic conflicts. It also encourages unsightliness, etc.). longer useful life spans of roads by limiting • Post construction hydrology must replicate pre congestion so that the need for adding more To accommodate the development of large, phased construction hydrology developments, the city should consider a Planned travel lanes is minimized. Blocks with alleys • No development on slopes over %15 Unit Development (PUD) overlay district. Such a provide the optimum form of managed access, • A pattern book must accompany all requests for district would allow the developer flexibility with preventing the need for individual driveways. regard to the regulations of the zoning ordinance plat approval However, such arrangements are not always and subdivision regulations, though too much • Street trees must be included and they must be possible, especially in areas that are already partially developed. In these areas, driveways flexibility could be a disadvantage to the City. in context with the roadway design shared by multiple businesses are beneficial. Guidelines and standards should accompany a • There shall be a PUD review committee that PUD overlay district to ensure that the future Such standards may also address where reviews and approves all plans. development is in accordance with the master turn lanes and medians should be provided This is a starting point not the end of a potential plan. A PUD district should permit more than just to accommodate and control access to PUD regulation. But if we are not overly concerned residential uses, such as an activity center to serve property. Generally, lower density residential about the uses or not fixated of one dwelling the neighborhood developing around it. A PUD subdivisions should be allowed individual unit type we can concentrate on the form of the district should require a percentage of open space driveways; however, where house lots face a development, good design begets good value. or park space to provide recreational opportunities high-traffic road, other arrangements should to the developing neighborhood. The accessibility Subdivision Regulations be made to provide safe access, including mid- of these spaces to the outlying community should Subdivision regulations focus mainly on how block alleys that provide access to the rear of be negotiated between the city and the developer. land is platted and improved to accommodate homes. For example, to allow public access, the developer development - streets, sidewalks, curb and To improve the City of Leeds’s capacity may ask that the city maintain the open space. gutter, traffic signals and signs, etc. Because to address transportation infrastructure Otherwise, the city should require that a private residential development includes a significant demand over time as areas develop, the park (and other open spaces) is cared for by a amount of land subdivisions, new blocks, new city should incorporate provisions in the
City of Leeds Master Plan 2012 Implementation 72 subdivision regulations to require dedication utilities in mid-block alleys. This removes them surveillance design), reduces overall vehicle trips, of rights-of-way. The rights-of way are used to from public view and can afford some protection and improves air quality. Proposed developments extend, widen or build new roads based on the from vehicular damage and bad weather. with increased land intensity and housing density, growth areas indicated in this document and The regulations should be supportive of mid-block but without the above walkable elements, are the traffic impact that individual developments alleys, which help accomplish several benefits in unacceptable in the overlay zone. The overlay will entail. The subdivision regulations will addition to the unified access they provide in non- zone is intended to create efficient usage of land provide the community greater independence residential areas. Mid-block alleys can provide by controlling the intensity of land use, providing and control over road development. In addition access to house lots with steep front yards and sufficient size, and design features to create a to allowing the city to plan the location of new those fronting on heavily-traveled roads. They walkable neighborhood. These concepts can be major roads, it will also allow the city the ability also offer a more discreet location for trash pick- incorporated within a PUD. to predetermine the design of future roads. To up and above-ground utilities as mentioned above. Conservation Subdivision Regulations fully address this opportunity, the city should They also offer an alternative means of accessing The City of Leeds should consider adopting a develop a Major Thoroughfare Plan to determine garages. Many recent “cookie cutter” subdivisions Conservation Subdivision Ordinance to permit the most appropriate locations of new roads to have two-car garages placed at the front of the flexibility of new subdivision lay out design while serve the city’s vision for growth, including the home, usually closer to the street than the front promoting environmentally sensitive and efficient design capacity, costs and priorities for such roads. door, reducing curb “appeal”. Alleys offer the use of land. This provides for the preservation of The subdivision regulations would refer to the chance to have garages accessible from the back open space, including environmentally, historically Major Thoroughfare Plan to require dedications by of the lot rather than the front, which also reduces and culturally sensitive areas. developers. accidents between pedestrians and motorists when Conservation subdivisions allow for an adjustment Other traffic elements should also be covered backing out of a driveway. in the location of residential dwelling units on by these regulations: intersection design (sight Traditional Neighborhood Development a parcel of land so long as the total number of distance, curb radii, crosswalks), street widths, on- Overlay dwelling units does not exceed the number of street parking, required street stubs and limitations The Traditional Neighborhood Development units otherwise permitted in the zoning district. on cul-de-sac, sidewalk widths and locations, Overlay Zone is established to provide a floating The dwelling units are grouped or “clustered” on etc. These regulations should also cover: control zone to be used in appropriate locations within only a portion of a parcel of land. The remainder of erosion and storm water runoff before and the City in conjunction with underlying zones of the site is preserved as open space, farmland, after development, to what extent land may be and to provide subdivision design incorporating or as an environmentally and culturally sensitive graded (and when), retention of trees and existing traditional neighborhood standards. The Traditional area. This clustering of the dwellings into a small vegetation, and how utilities, fire hydrants and Neighborhood Development (TND) Zone represents area is made possible by reducing the individual lot street lighting are provided. Because of the hilly a departure from typical zoning to the extent that sizes. The open space is permanently protected and terrain in the Leeds area, it will be particularly it requires physical design that promotes human held in common ownership. Sometimes additional important to manage grading, runoff, and erosion. scale pedestrian activity (walkability) through the dwelling units may be permitted if certain Land should not be graded unless it is to be incorporation of specific development guidelines. objectives are achieved. subsequently developed and erosion and control These guidelines include controlling architectural of run-off should be restricted during and after Conservation subdivisions are an alternative elements, driveways, walkways, open space, construction. approach to the conventional lot-by-lot division landscaping, street design, and other pedestrian of land in rural areas which spreads development Many communities in the region are interested in elements. evenly throughout a parcel with little regard to underground utilities, rather than above-ground The overall desired effect of this zone is to provide impacts on the natural and cultural features of the utilities which are believed to have a negative a quality living environment that encourages area. Conservation subdivisions enable a developer impact on the character of community streets contact between neighbors, provides quality to concentrate units on the most buildable portion and are prone to damage during bad weather. An housing for families in various states of the of a site, preserving natural drainage systems, open alternative approach is locating above-ground life cycle, discourages crime (through natural space, and environmentally and culturally sensitive
City of Leeds Master Plan 2012 Implementation 73 areas. These concepts may also be incorporated sensitive form of development and to allow for a linked to the locality’s Capital Improvement within a PUD reasonable use that complements the natural and Program, which establishes a schedule of public Hillside and Ridge line Protection visual character of the community. The ordinance facility construction over a five or six year period Ordinance would apply to any development proposal for and details how they should be financed. One tool that the City of Leeds can use to protect property with a natural slope of twenty percent major earth movement of its hillsides from future or more, and including the crests, summits, and • The ordinance identifies the types and levels ridge tops which lie at elevations higher than any development is to adopt a Hillside and Ridge line of service that are needed to permit new Protection Ordinance. Within the City of Leeds such areas even though the slopes of such crests, development and establishes a policy about when there is a large percentage of land above twenty summits and ridge tops have a slope of less than the infrastructure and public services must be in percent slope. Slopes greater than twenty to twenty percent. twenty-five percent should be protected and Adequate Public Facilities Ordinances place relative to the impact of development. preserved. A hillside and ridge line protection In many localities, the rate of growth is so rapid • It is not a requirement for the community to ordinance would protect these vulnerable slopes that it is outstripping local governments’ abilities provide unlimited infrastructure for any and all and ridges. The purpose of a Hillside and Ridge line to provide adequate capacity in schools and other Protection Ordinance is to provide development public facilities for the new residents. Many development. It is a means of linking the plans of regulations applicable to hillsides and ridge lines to localities have overburdened infrastructure and growth with the plan to service that growth ensure that future development occurs in a manner overcrowded classrooms, even though they are What are the components of an effective that: making large investments in new infrastructure and Adequate Public Facilities Ordinance? • Protects the natural and topographic character new schools. Much of this problem is due to the • Identifies the types of public facilities to be fact that growth rates have been much more rapid of hillsides; considered. than local governments anticipated at the time of • Prevents inappropriate development on hillsides, approving zoning. • Limits the period of time during which the steeply sloping sites and in geologically hazardous What is an Adequate Public Facilities Ordinance? deferral on development imposed by an APFO can sites; • An adequate public facilities ordinance is be in force. a growth management approach that ties • Protects fragile steep slopes and other or conditions development approval to the • The local jurisdiction must have in place a environmental resources; availability and adequacy of public facilities and capital improvement plan that addresses any infrastructure inadequacy that has been the basis • Preserves the aesthetic and scenic qualities of services, thus ensuring that new development for the development deferral. hillsides and steep slopes; does not take place unless the infrastructure is available to support it. An Adequate Public • If school capacity if the facility that drives the • Ensures the public health, safety, and general Facilities Ordinance (APFO) is an ordinance APFO, then the capital improvement plan must welfare. adopted by the local government that allows it to address increases in capacity and the details of The provisions of the ordinance are intended to defer the approval of developments based upon a how that capacity will be financed. prevent developments that will erode hillsides, finding by the governing body that public facilities What does granting Adequate Public Facilities result in sedimentation of lower slopes, cause would not be adequate to support the proposed Ordinance authority do? damage from landslides or create potential for development at build out. • Allows localities to time development to damage from landslides, flood downhill properties or result in the severe cutting of trees or the How an Adequate Public Facilities Ordinance coincide with the taxpayers’ ability to pay for the Works: scarring of the landscape. Hillside and Ridge line schools, roads, public safety and other necessities protection development standards encourage a • The Adequate Public Facilities Ordinance is upon which development is dependent.
City of Leeds Master Plan 2012 Implementation 74 • Ensures that localities that wish to manage construction, reconstruction, renovation, or Implementation of this plan will require ambitious growth must adopt capital budgets that will replacement of a public building, streetscapes, effort and hard work over a long period of time. support growth. parks and recreational facilities, and major Updating the master plan every five years serves to equipment purchases. Many improvements keep objectives and recommendations current. recommended for the City of Leeds are also What Adequate Public Facilities Ordinances designed to enhance the quality of life for Goals and Policies legislation does not do: residents, and provide a methodology for In order to realize its vision, and work toward the • Stop growth or Violate constitutionally leveraging small public investments with private implementation of the community concepts and guaranteed property rights. sector capital. through the suggested strategies it is essential to have a set of goals and policies. The following are Projects to expand, replace, or upgrade facilities • Impose unfair costs on developers. a recommended set of goals and the polices for must be based on the city’s service standards, achieving those goals. Potential Adequate Public Facilities Ordinance which represent an obligation to the citizens. New Benefits: Goal 1: Maintain and Enhance a Superior Quality projects should not be financed at the expense of of Life • Allows a community to maintain control over the neglecting existing infrastructure, city services, Leeds features many assets and resources including timing and sequence of new development. or other basic needs supplied by the city. Capital its location within the state’s largest metropolitan improvements do not include maintenance of • Forces the community to link its comprehensive area, an appealing small town atmosphere, up-to- existing facilities, property and buildings. The city date infrastructure and many other assets. These land use plan with its capital improvement must continue to invest in standard maintenance, assets should be maintained and improved upon program, a principle of good planning that is often preventing unnecessary costs as a result of neglect. whenever possible. The overall goal is to provide ignored. Additional Regulatory Options the life style and amenities desired by residents Capital Improvements Program During the course of developing this plan, the and businesses, and to make improvements that community has shown interest in the Smart can help to attract new industry, while retaining Capital Improvements Program (CIP) provides tools Code, a development code created by Duany, and the existing sense of community. for integrating physical and financial planning. Plater- Zyberk and members of the Congress for Prioritizing for capital improvements is essential. • Policies: the New Urbanism (CNU). The Smart Code was Using a CIP to target annual expenditures for public developed to assist communities in creating more improvements is one of the best ways to implement The city government will encourage private-sector sustainable, livable, and attractive communities a comprehensive plan. The primary reason for initiatives to provide and enhance quality of life through regulation and regulatory incentives. creating a CIP is to encourage city officials and and public amenities. Alabama is home to a growing number of traditional residents to think about the future of the city and Support the development of a superior public neighborhood developments that were planned budget capital improvements under guidance of education system. Excellent schools are and designed in accordance with the guidelines a time-line ensuring progress toward the desired important tools for retaining and recruiting represented in the Smart Code. At this time, the outcomes. quality businesses. Encourage the development of Smart Code is being adopted as a parallel code neighborhood-accessible school facilities; initiate A CIP typically covers projected improvements by various communities in the Southeast – where over a six-year period. A capital budget process is public education programs to inform the public of a developer may choose between conventional the need for additional education revenues. concerned with the selection of projects, timing development regulations and the Smart Code. The of expenditures, and impact on total government city should further investigate implementation Cooperate with all agencies in preserving the finances. The program is updated annually in terms of the Smart Code as a tool to steward growth community’s natural beauty, culture and history. of completed projects, newly identified needs, and according to the vision described in this plan. Include local recreational, artistic, cultural, and changes in sources of revenue. Plan Update entertainment activities and uses as part of a Capital improvement projects are typically major livable, viable economic base. investments or expenditures such as the purchase, Enhance positive and distinctive neighborhood
City of Leeds Master Plan 2012 Implementation 75 characteristics utilizing historic preservation. into the public education curricula. partners in this effort should include the Economic Help create and preserve each neighborhood’s Promote energy efficiency by residents and Development Partnership of Alabama (EDPA), sense of uniqueness, attractiveness, history, and businesses. Alabama Development Office, Alabama Power Company, Birmingham Business Alliance and cultural and social diversity, and include public Seek funding from the Environmental Protection the Regional Planning Commission of Greater gathering places that promote a strong local sense Agency and private and non-profit foundations Birmingham. of place. to support green infrastructure systems and Use open spaces and greenways to enhance sustainable growth practices. Leeds will develop and utilize a community marketing program based on the strengths and community aesthetics and to serve as Goal3:Reduce Automobile Dependency transportation connectors for pedestrians. assets that Leeds currently possesses as well as the future opportunities available to the community, Leeds’s public recreation facilities and programs Dependency on single occupancy vehicles can de i.e., affordable housing, improved transportation will be improved to reflect current and anticipated diminished by providing a variety of transportation links associated with I 20, improved infrastructure community needs. choices. This is a Leeds centric solution not a solution for the region. (sewer system improvements), a solid recreation Leeds will strive to become an “excellent program, excellent location within the state’s community” as defined by the Alabama • Policies: largest metropolitan area, a relaxed small town Communities of Excellence (ACE) program model. Promote a balanced transportation system that atmosphere, and a traditional downtown area. Policy 2:Preserve Natural Resources. gives people options other than the automobile in Assess status of all available industrial sites within This means that Leeds is committed to protecting which to travel to work, schools, recreation, and the community to determine marketability of its natural resources and ecosystems by regulating commerce. each site. Assessment should include available development that does not adversely impact air, Encourage the creation of a pedestrian and bicycle- utilities, transportation access (highway and rail), land, or water quality. friendly community through the development of a ownership, terms and conditions of sale or lease • Policies: system of sidewalks, bike trails and walking trails and any available incentives or improvements (local throughout the city. or state). Integrate sustainable economic development Develop and implement a coordinated marketing policies with land use and transportation goals Participate in, support, and implement the plan for the currently available properties in and other growth management strategies and update to the Our One Mile Master Plan currently consultation with the agencies noted above. Ensure regulations. underway. that the prime industrial properties are listed on Incorporate alternate storm water management Public transportation options for Leeds will be the EDPA Internet site. techniques within the regulatory process to assist explored and suitable alternatives developed for Explore acquiring by purchase or purchase option in maintaining water quality. local residents, particularly Leeds’s senior citizens who lack access to transportation or no longer industrial property near the I 20 interchanges in Identify and preserve open space, environmental drive. Leeds. habitats and other critical natural areas; set Examine the need to construct or utilize an existing aside large fringe areas near these sites where Goal 4: Promote Industrial Development building as a speculative building for new industrial development is prohibited. Identify and support an individual and/or an organization dedicated to developing and marketing prospects. Encourage conservation and recycling in the use of the community’s available industrial sites and Insure that economic development decisions our natural resources. properties to new manufacturing industries. are based on reliable, relevant and current Encourage local and regional policy making • Policies: information. The economic development profile organizations and groups to incorporate economic information for Leeds should include the following: sustainability in their planning efforts. Contact partner organizations for this effort that • Demographics Integrate a basic knowledge of economic should include the local chamber of commerce sustainability and how the local economy works and the Industrial Development Board. Outside • Labor market conditions
City of Leeds Master Plan 2012 Implementation 76 • Business and manufacturing directory office businesses for the downtown area: small/ • Policies: medium size grocery store, restaurants, a second Prepare a sidewalk development plan for Leeds. • Largest employers bank, additional medical practitioners (general The plan should specify locations for proposed new practice and specialties), pharmacy, dentist office, • Available industrial land inventory and buildings sidewalks and plans to improve existing sidewalks, eye care office, podiatrist office, real estate as needed. • Finance and incentive programs sales, bakery shop, attorney’s office, accounting/ bookkeeping office, auto supply store, dry cleaners As funds are available, construct new sidewalks • Permit procedures and flower shop. and improve existing sidewalks. If possible, utilize Goal6:Maintain the rural residential character of grant funds from the Community Development • Workforce skills and trends the SR 119 area. Block Grant (CDBG) program to support sidewalk construction and improvement (CDBG funds target Goal 5: Revitalize Downtown (Main Street) Maintain the exceptional rural character of the SR Concentrate this area as the commercial heart of 119 district. low or moderate income neighborhoods). Goal 10:Enhance the leadership capacity of the community. Create an inviting pedestrian- • Policies: elected leaders and community residents oriented downtown area. Discourage strip Develop and apply new zoning districts to interested in becoming involved in community commercial development along major arterials and economic development activities. accurately reflect the SR 119 land uses (U.S. Highway 78). Enlightened local leadership is essential for Consider a moratorium on new development in the • Policies: community and economic development. In SR 119 area until the actions are complete addition, strong communities are characterized Prepare a formal downtown revitalization plan. Goal 7:Encourage the infill in existing by an engaged citizenry. A key to community Arrange for the Auburn University Urban Studio neighborhoods development is to identify all available assets and (located in Birmingham) to lead the community in Take advantage of close in development begin connecting them in ways that multiply their a downtown revitalization and renewal planning opportunities power and effectiveness. process. This activity will identify specific physical • Policies: upgrades for downtown as well as suggestions • Policies: for new businesses, marketing and promotional Develop individual neighborhood development Promote and support the efforts of the chamber strategies, and other recommendations. In order to plans for existing established neighborhoods of commerce. The chamber serves to strengthen develop a truly comprehensive downtown renewal Integrate public housing development with any the bonds between business, community and program, the community will also need to involve redevelopment plan government and help them to work corroboratively professionals in the legal aspects of redevelopment Goal 8: Development Compatible with the Plan and progressively towards economic sustainable (such as the creation of a downtown development development. authority, the application of eminent domain • Policies: Work with all county and municipal chambers of powers, tax incentive financing, etc.), historic Refer to the comprehensive plan for all proposed commerce to attract new business opportunities preservation planning, and capital improvement development projects to be located at one of and retain existing businesses in Leeds. budgeting. This expertise may be found with the I 20 interchanges. Utilize the Leeds Planning the Regional Planning Commission of Greater Commission as the reviewing agency for proposed I Promote the development of local leadership Birmingham, the Alabama Historical Commission, 20 developments. capacity by supporting community-based leadership development programs. attorneys specializing in community development Goal 9: Identify a Pedestrian Network law, and private consultants. Support training and development for elected Redevelop downtown districts to increase Establish as part of the CIP a network of community officials and civic leaders. opportunities for retail shopping, restaurants, streets best suited for the construction of new Build connections among citizens, groups, and lodging, civic buildings, and entertainment in sidewalks and construct a new sidewalk network as institutions within the community; promote downtown districts. Target the following retail and funds are available. alliances and partnerships to meet community
City of Leeds Master Plan 2012 Implementation 77 needs. regulations. • Policies: Provide multiple opportunities for public Goal 12:Retain, expand, and promote existing businesses. Identify creative ways to support, promote, involvement through strategic planning efforts, and develop small businesses. deliberative forums, town meetings, concerts, Retention and expansion of local firms is a key to Inform entrepreneurs of state and federally- festivals, and community improvement projects. the economic success of a community. Because each community’s most valuable assets are the sponsored small business loan, grant, and Goal 11: Finance and maintain appropriate infrastructure to support future economic ones they already have, and existing businesses are incubator programs. development needs. already contributing to their home communities, Provide start-up assistance to small businesses The community currently has a good system of economic development efforts should give priority needing referrals and resource information. infrastructure services and facilities that includes to supporting existing enterprises as the best Assess local business-lending programs good water and sewer systems. Special attention source of business expansion and local job growth. (including micro-lending programs) that could should be devoted to transportation infrastructure Successful local businesses keep dollars in the be used for business capital development. to address specific community needs. community, compared to non-local businesses that drain dollars away from the community economy. Work with the local finance and banking • Policies: Existing local businesses typically reinvest their community to increase the availability of Develop a community transportation plan that profits back into their communities in the form seed and start-up capital for new and small identifies and prioritizes transportation needs and of increased wages, additional employment or businesses; assist local entrepreneurs in identifies potential strategies. expanded services. locating and acquiring new business financing. Ensure that the community has an adequate water • Policies: Provide small and new businesses with the supply for future development by assessing the necessary management and marketing skills Provide existing businesses with the opportunity to capacity and condition of the current system and (through training and other resources) to expand, using available incentives for financing, planning for any additional water system needs facilitate success. provision of land and utilities, and other factors (i.e., treatment plant improvements, additional Provide high quality workshop training such as tax abatements and tax increment sources of water supply, improved water storage opportunities for small businesses. financing. capacity, etc.). Evaluate current regulations that pertain Provide expansion assistance to small businesses Maintain existing sanitary sewer facilities and to home-based businesses and recommend needing referrals and resource information. provide sanitary sewer to new development areas. revisions to these regulations to encourage the For new residential or commercial developments, Facilitate the start-up of new businesses. creation of such businesses. evaluate the feasibility of utilizing developer- Maintain an inventory of available commercial and installed non-traditional decentralized wastewater industrial buildings and land to assist local firms treatment options, in addition to the option of in finding space for expansion and start-ups within Conclusion utilizing the city’s traditional sewer treatment Leeds. facilities. Such facilities can make the cost of Survey local businesses for suggestions on how the Keep the plan active! Review it, update it and providing sewer service to new developments more local government can better meet their needs. adhere to it. attractive to the city. Once installed, decentralized treatment facilities can be turned over to the city Meet annually with the largest employers in Leeds (at a small profit) for maintenance and continued to express appreciation for their business and operation. Decentralized treatment systems should obtain information related to future needs. be utilized only where this alternative is the Maintain contact with all businesses to see how the most feasible option for providing sewer service community can assist with expansions. and should always be constructed in compliance Goal13: Support the development of small with Leeds’s planning policies and development businesses and local entrepreneurs.
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