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Public Hearing Pres 2

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Public hearing presentation for waller landing

Public hearing presentation for waller landing

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Transcript

  • 1. PUBLIC HEARING
  • 2. HISTORY OF WALLER LANDING
    • 2004 Petition for annexation
    • 2004 Public Hearing for Annexation
    • 2005 Annexation
    • 2005 Public Hearing for PN District
    • 2005 PN District Zoning Adopted
    • 2006 Concept Master Dev. Plan Application
    • 2006 Master Development Plan Submittal
    • 2006-2008 Review Of Master Dev. Plan
    • 2008 Planning Commission Public Hearing
    • 2008 Favorable Recommendation from PC
    • 2008 Review From Town Commissioners
    • 2008 Public Hearing
  • 3. Moving Forward
    • Public hearing tonight focusing on zoning change from EXISTING zoning of Residential/Commercial to Planned Neighborhood
    • Master Development Plan approval
  • 4. What Is Left?
    • DRRA- Developers Rights and Responsibility Agreement
    • Determination of how developer pays for impacts (Water/Sewer, Fire, Police, Infrastructure and Town Services)
    • Back to Planning Commission to refine details of MDP
  • 5. How does the Town benefit?
    • Town of Hebron receives income in the form of property taxes from the residential and commercial properties
    • Commercial properties have much higher property assesment due to their value and require less town services
    • Economic stimulus to area in the form of jobs
    • Many new businesses opening up inside the Town limits
    • More tax revenue means more services provided to the residents and funds for capital improvements
  • 6. Existing Zoning
  • 7.  
  • 8. Existing VS Proposed
  • 9. Major differences of PN Zoning
    • Greater Buffers for sensitive areas
    • Street trees
    • Landscaped Boulevards
    • Open Space
    • Walking Trails
    • Design Restrictions
    • Civic Uses
    • Setbacks similar to existing town of Hebron
  • 10. Greater Buffers for sensitive areas
    • Reduction in size of commercial area
    • Increase in size of buffer
  • 11. Street Trees & Landscaped Boulevards
  • 12. Open Space
  • 13. Design Restrictions Cornice Return Example Front Door Example Window Example Gable Roof Example
  • 14. Civic Uses
  • 15. Setbacks similar to existing town of Hebron
  • 16. Pedestrian Gateway & Walking Trails
  • 17. Pedestrian Gateway & Walking Trails
  • 18. Pedestrian Gateway & Walking Trails
    • Encourages entire community to use walking trails
  • 19. Neighborhood Commercial
  • 20. Neighborhood Commercial
  • 21. Neighborhood Commercial
    • Small Stores to encourage local businesses
    • Individual buildings that can be sold to owner operators
    • Opportunity for a live/work unit
  • 22. Highway Commercial
    • Design Restrictions
    • Larger Buffers
    • Landscaped Parking Areas
    • Pedestrian friendly
    • Long walls broken up to make it look like multiple buildings
  • 23. PUBLIC CONCERNS
  • 24. Water And Sewer
    • Direction not the choice of Wicomico County, Town of Hebron or Developer
    • MDE regulates the design and approval of Water Allocations and Wastewater treatment design
    • Increase in flow from WWTP will dilute harmful runoff from local farms
  • 25. Other State Regulations
    • Storm Water Management- Required to adhere to state mandated minimum requirements for Best Management Practices
    • Road Improvements- Required to implement all improvements mandated by State Fire Marshal requirements and SHA
  • 26. 5 Year Rule
    • Wicomico County has zoning control over property 5 years after annexation
    • Almost 4 years since annexation
    • IF Town agrees to change zoning it will be subject to county approval or expiration of 5 year waiting period
    • Plan will be presented to Wicomico County
    • Time still needed to refine plan until construction starts
  • 27. Comprehensive Plan
    • Consistent With the Town Of Hebrons Comprehensive Plan Including the Commercial areas along Rte. 50
    • Town has to October 2009 to finalize plan
  • 28. Inconsistencies within Master Development Plan application
    • Master Development Plan is the framework for development process
    • As the title suggests it is a plan, and subsequently has been refined and will continue to be refined
    • Initial application well over 2 years ago
  • 29. Guidelines are not Rules or Laws
    • Variations from design GUIDELINES are acceptable (i.e. Increase in commercial area and labeling Highway Commercial)
  • 30. POPULATION GROWTH
  • 31.   Wicomico Projected Population         about        location        contact        links       news                ©SWED 2008, All Rights Reserved         GEOGRAPHY      POPULATION       WORKFORCE      CONSTRUCTION       INCOME      EDUCATION      PROJECTIONS     ◄back   DEMOGRAPHICS      SALISBURY-WICOMICO ECONOMIC DEVELOPMENT   B USINESS             C OMMUNITY             D EMOGRAPHICS            P ROPERTIES             A GRICULTURE Source: Maryland Department of Planning 110,350 107,000 103,300 99,350 94,500 Projected Population 2030 2025 2020 2015 2010 Year
  • 32. Open Space
  • 33. Design Restrictions   County Population     Cornice Return Example Front Door Example Window Example Gable Roof Example about        location        contact        links       news                ©SWED 2008, All Rights Reserved         GEOGRAPHY      POPULATION       WORKFORCE      CONSTRUCTION      INCOME      EDUCATION      PROJECTIONS     ◄back   DEMOGRAPHICS     SALISBURY-WICOMICO ECONOMIC DEVELOPMENT   B USINESS             C OMMUNITY             D EMOGRAPHICS            P ROPERTIES             A GRICULTURE   Source: US Census          253      360      364 360 360 360   Mardela Springs      530      609      649 623 621 620   Sharptown      179      708      938 950 959 969   Willards      584      665      807 1,012 1,022 1,057   Hebron      120      602   1,102 1,183 1,188 1,191   Pittsville      613    1,430   1,859 2,034 2,290 2,508   Delmar    2,418   3,511   3,774 3,785 3,953 4,162   Fruitland 17,043 20,592 23,743 26,148 26,295 27,172   Salisbury 64,540 74,339 84,644 88,782 87,334 91,987 Wicomico 1980 1990 2000 2004 est. 2005 est. 2006 est.  
  • 34.  
  • 35. Population Growth
    • MDP predicting almost well over 17,000 more people over next 20 years
    • Only about 4,000 lots in development pipeline
    • Existing land available in current growth zones, however it is privately held and may not be desirable for development
    • Growth pressures encourage development of Rural areas.
  • 36.  
  • 37. Existing VS Proposed