Plan Making - Group Project by Shuchita Jain

Liberty County, TX COMPREHENSIVE PLAN 2020-2040

KMS CONSULTANTS INTERNATIONAL KAI CHU, MATTIE HUNTER, SHUCHITA JAIN, SEUNG DONG LEE, MONICA RAINEY

TABLE OF CONTENTS Preface......................................................................................................................................................... 5 Part I: State of Community Summary ........................................................................................................... 6 Current Conditions ................................................................................................................................................... 6 Demographics ....................................................................................................................................................... 6 Housing ................................................................................................................................................................. 7 Economics & Employment .................................................................................................................................... 7 Transportation ...................................................................................................................................................... 8 Environment & Hazards ........................................................................................................................................ 8 Zoning ................................................................................................................................................................... 9 Emerging Conditions ................................................................................................................................................ 9

Part II: Vision and Policy Framework .......................................................................................................... 11 Vision...................................................................................................................................................................... 11 Goals and Objectives .......................................................................................................................................... 11

Part III: Area-Wide Land Policy Plan ........................................................................................................... 13 Land Suitability Analysis ......................................................................................................................................... 13 Land Policy Plan 2040 ............................................................................................................................................. 14

Part IV: Future Land Use Plan â&#x20AC;&#x201C; Dayton City............................................................................................... 18 Land Use Design Scheme ........................................................................................................................................ 18 Green Infrastructure ........................................................................................................................................... 21 Neighborhood Centers ........................................................................................................................................ 21 Multi-Family Residences ..................................................................................................................................... 21 Corridor Economy ............................................................................................................................................... 21 Community Facilities ........................................................................................................................................... 22 Urban Design ...................................................................................................................................................... 22 Multi-Modal Transportation ............................................................................................................................... 22 Transportation Plan ................................................................................................................................................ 22 Street Design....................................................................................................................................................... 23 Bicycle/Pedestrian Network ................................................................................................................................ 23 Transit................................................................................................................................................................. 23 Small-Area Plan ...................................................................................................................................................... 27 Existing Conditions .............................................................................................................................................. 27 Physical Design ................................................................................................................................................... 29 Sections............................................................................................................................................................... 32 Road Network ..................................................................................................................................................... 33

Development Management Program......................................................................................................... 34 Description of Individual Tools ............................................................................................................................... 36 T1. Regulatory Tools ........................................................................................................................................... 36

T2. Financial Tools .............................................................................................................................................. 37 T3. Design-Based Tools ....................................................................................................................................... 38 T4. Voluntary/Incentive Tools ............................................................................................................................. 40 Plan Implementation .............................................................................................................................................. 41 Conclusion .............................................................................................................................................................. 42

REFERENCES .............................................................................................................................................. 43 Appendix .................................................................................................................................................... 44 Land Suitability Analysis Maps ............................................................................................................................... 44 Land Use Districts Suitability Tables ....................................................................................................................... 45 Policy Districts Acreage Tables ............................................................................................................................... 46 Preliminary land use Sketch ................................................................................................................................... 49

List of Figures Figure 1: Liberty County Reference Map .................................................................................................... 6 Figure 2: State Highway 99 Approximate Location .................................................................................... 8 Figure 3: Landcover in Liberty County ........................................................................................................ 8 Figure 4: Existing Floodplains...................................................................................................................... 9 Figure 6: Conservation Suitability Map..................................................................................................... 13 Figure 5: Development Suitability Map .................................................................................................... 13 Figure 7: Proposed Land Policy District Plan, Liberty County, 2040 ......................................................... 14 Figure 8: Urban Transition District Concept ............................................................................................. 16 Figure 9: Urban Stable District Concept.................................................................................................... 16 Figure 10: Rural Community District Concept .......................................................................................... 17 Figure 11: Agriculture District Concept..................................................................................................... 17 Figure 12: Conservation District Concept ................................................................................................. 17 Figure 13: Land Use by Type in Dayton, TX............................................................................................... 18 Figure 14: Land Use by Type in Dayton, TX, Detail ................................................................................... 19 Figure 15: Proposed Street Design Scheme .............................................................................................. 24 Figure 16: Proposed Bicycle Network ....................................................................................................... 25 3

Figure 17: Proposed Transit Plan .............................................................................................................. 26 Figure 18: Location of Small Area Plan ..................................................................................................... 27 Figure 19: Small Area Land Use Plan......................................................................................................... 29 Figure 20: Perspective 1............................................................................................................................ 30 Figure 21: Perspective 2............................................................................................................................ 30 Figure 22: South Neighborhood Plan........................................................................................................ 31 Figure 23: Road Section A ......................................................................................................................... 32 Figure 24: Road Section B ......................................................................................................................... 32 Figure 25: Small Area Plan Road Network ................................................................................................ 33 Figure 27: Dayton Policy Implementation Tools....................................................................................... 34 Figure 26: Liberty County Policy Implementation Tools........................................................................... 34 List of Tables Table 1: Land Use Districts Table .............................................................................................................. 15 Table 2: Acreage in Land Policy Districts .................................................................................................. 16 Table 3: Dayton Supply and Demand Acreages ........................................................................................ 20 Table 4: Goals and Corresponding Tools .................................................................................................. 35 Table 5: Timing, Responsibility, and Funding of Tools.............................................................................. 41

PREFACE KMS Consultants International was hired by the county to bring together their State of Community Report (SOC) and vision statement. This document can be seen as an intermediate report between the SOC and the County’s Comprehensive Plan. Our consulting team facilitated a visioning exercise with the community to obtain what they viewed as the county’s strengths and weaknesses. This helped the citizens come up with a vision statement to use in the future comprehensive plan. It was important to us to work closely with the community to ensure that this statement gave an accurate representation of where the county would like to be in the future. The final vision included in this report is a result of this public meeting. The following report is an overview of the existing and emerging conditions for Liberty County in Texas, as well as a possible framework for their goals and policies for the future. The report includes an summary of the county’s demographics, housing, employment, transportation, environment, and zoning, along with the vision statement and policy framework. This is followed by a recommended possible framework for their the overall vision, goals and objectives, land use design, and finally policy implementation tools for the future to drive future growth patterns. With the help of this planning report, Liberty County’s government will be able to manage county’s land resources in an orderly and rational manner by guiding the capital improvement programs, zoning, and other ordinance proposals.

PART I: STATE OF COMMUNITY SUMMARY Liberty County is located in southeast Texas, northeast of Houston, Texas and along the Trinity River (Figure 1). The county is primarily rural, but due to the proximity to Houston, the population is projected to grow to 131,000 by 2040. The three largest cities within the county are Liberty, Cleveland, and Dayton. The following is an overview of the current and emerging conditions of the community, based on the current State of Community Report.

Figure 1: Liberty County Reference Map

CURRENT CONDITIONS DEMOGRAPHICS The population forecast of Liberty County is 131,000 in 2040. The population aged 65 years and over is expected to increase from over 10% to nearly 20% while the 18 and lower age cohort will decline from just over 25% to 22% through 2040. Liberty County also has a high percentage of youth who are neither in school or working, ranging from 17.4%-25.6%. The population is predominantly white, but the percentage has declined from almost 80% in 1990 to 68% in 2013. The proportion of the population that 6

is Hispanic has increased from 5% to 10% in the same time period. The proportion of black population has remained around 10%. Over 35% of the population has an education attainment level of high school, but the population with education levels above high school is only 8.8%. The poverty rate of Liberty County increased by 3% from 2010 to 2013, but this trend is consistent with the Texas poverty rate overall. Within the county the poverty rate of Hispanic population at 34% compared to 12% for the white population. HOUSING Over 30% of the housing in Liberty County is mobile homes and less than 6% of housing is multifamily. The percentage of owners spending 30% or more of household income on housing increased by 1% from 2011 to 2013. The average density of dwelling units is 1 per 3 acres in the three largest municipalities. The rental vacancy rate is about 8%, the homeowner vacancy rate is around 2%, and the total vacancy rate is at 5%. The mean household size is 3.28 people per household. The current housing stock is located primarily in the larger cities and towns, with much of the low income housing projects situated in Cleveland and Dayton. More affordable housing is needed county-wide, but rural areas may struggle to grow and retain their younger population if affordable options do not become accessible. ECONOMICS & EMPLOYMENT The primary industry in Liberty County is agriculture. Mining, manufacturing, and retail trade have economic base multipliers at 6.0 or above, indicating these industries could create a good deal of economic growth through job creation. In Liberty County, employment has increased by about 9% from 2003 to 2013. The 16-19 age cohort experienced 34.3% unemployment, which is likely due to much of this age group still being in school, and the 20-24 year old cohort experienced 20.6% unemployment in 2013. These are both considerably higher than the overall state rate of 7.9%. The county is going to experience a shortage in the workforce as the population ages. The decrease in younger demographic groups is also worrying because it could signal a shortage of workers to replace those who retire in the future. The low levels of higher education attainment within the county also signal a lack of opportunities for people who have attended college to return to. It is important to discover opportunities for economic growth following the national trend. The county is projected to experience an employment increase of 10% per decade going forward. Diversifying the local industries may provide some increased growth.

TRANSPORTATION Many people travel outside of the county to work, and over 80% of commutes are done by individuals driving alone. There are several major freeways that currently cut through the county. State highway 99 will run through the western portion of the county when it is complete (Figure 2), possibly bring more development to the area. There is no county wide public transit, but a transit plan has been established for the county, calling for demand response service and a park-and-ride facility to shuttle people into Houston. Liberty, Dayton, and Cleveland have transit systems currently in place. Figure 2: State Highway 99 Approximate Location

ENVIRONMENT & HAZARDS

Figure 3: Landcover in Liberty County

The Trinity River divides the county in half. The floodplain of the river is home to much of the countyâ&#x20AC;&#x2122;s development and is vulnerable to flooding hazards from the river and hurricanes. The city of liberty is the only urban jurisdiction in the county with a disaster recovery plan and few of the cities have a floodplain management plan. Some of the evacuation routes are located within the floodplain area, which will be not accessible for evacuation during floods, and there is no access to health facilities during hazards as well. Wetlands cover 39% of the county, rangelands cover 35%, and agriculture cover 7% (Figure 3). The high demand of water for irrigation could pose a concern going forward because of the possible water shortages it could cause as the demand for water increases in urban areas.

ZONING Within the county the cities of Cleveland, Liberty, and Dayton have zoning ordinances. Clevelandâ&#x20AC;&#x2122;s zoning attempts to encourage mixed use development. In Cleveland, there is a zoning district for affordable housing, but it is located within the floodplain. Liberty cityâ&#x20AC;&#x2122;s zoning ordinance primarily focuses on safety for air traffic. Dayton uses their City Development Code and Residential Permit Process to direct development.

EMERGING CONDITIONS The county currently faces many challenges that may become hurdles in the future or turned into opportunities for improvement. The largest possible obstacle that the county will need to plan for is the projected rapid population growth. With the introduction of a new major highway in the region, people will be attracted to move farther from Houston into areas such as Liberty County. The countyâ&#x20AC;&#x2122;s current rural state will also be extremely attractive to many people looking to leave the city, but remain close. There is already a shortage of affordable housing for the local population that is likely to be made worse by the influx of people. The county has an abundance of valuable natural resources. If these resources are well managed, the county can ensure their future health and enjoyment. The Trinity River is a major asset for the county, providing water for agricultural, commercial, and residential use. Existing development within the floodplain will need to be protected or transferred to less flood prone areas (Figure 4). As the concern for flooding increase and more development occurs, there will be more areas and people exposed to this risk. The demographics of the county are also changing and as the population booms, it is possible that this change will become more pronounced. Additional housing options will become necessary with these changes as well as increased capacity for community facilities within the county. The county will also need to consider its transportation options as the Figure 4: Existing Floodplains population grows. Many people will

continue to commute to Houston for work, so it will be necessary to consider how that will impact the transportation network. Because of its location next to a major metropolitan area, Liberty County has been greatly impacted by the planning decisions made by Houston and its other surrounding counties. The current development trend in the region is characterized by uncontrolled sprawl. Liberty County will have to decide if it wants to follow the same path or try another style of development. With either option the county will have to work with regional partners and address the consequences brought on by their neighborsâ&#x20AC;&#x2122; decisions. Rather than continue the trend of unchecked sprawl and development, it would benefit the county economically, socially, and environmentally to more carefully consider the future path of development. Clustering development the current urban areas and increasing the density within those areas will allow the county to maintain its rural character while embracing the changes that will certainly be brought by an increased population and new major highway.

PART II: VISION AND POLICY FRAMEWORK While the first part of this report was based on Liberty County’s SOC, the vision and policy framework is a newly written section. The following was synthesized with the help of public input from the community at the visioning exercise meeting. The vision statement is meant to reflect where the community would like to be in the future. This can be based on improving the county’s current strengths, or fixing its weaknesses. The main goals that were expressed from the citizens were resiliency, multimodal transportation, diverse housing and population, sustainable infrastructure, and a strong economy. We have made each goal a section of the policy framework.

VISION

“Liberty County is a safe, affordable, resilient, and accessible community that values its historic character and promotes a prosperous future for generations to come.” GOALS AND OBJECTIVES Goal 1: A sustainable community that is resilient to natural disasters Objective 1.1: Permanently preserve at least 80% of existing agricultural and natural land. · · ·

Policy 1.1.1. Manage growth by delineating urban, rural with distinct regulatory controls. Policy 1.1.2. Create an Environmental Preservation overlay district. Policy 1.1.3: Regulate building permits and construction activities in and around conservation areas.

Objective 1.2: By 2040, reduce the annual loss ratio of property for permanent homes due to floods by more than half. · · ·

Policy 1.2.1: Create new updated flood zone map to guide future relocation programs and building regulations in flood-prone areas. Policy 1.2.2: Restrict and monitor building permits in flood-prone areas. Policy 1.2.3: Promote redevelopment and revitalization within urban service area to minimize loss of pervious land.

Goal 2: An affordable and accessible region for diverse population groups Objective 2.1: By 2040, reduce the housing cost over burden rate to 15% or less. · ·

Policy 2.1.1: Expand affordable housing programs cities other than Dayton. Policy 2.1.2: Revise zoning regulations to support supply and good access to multi-family housing.

Objective 2.2: By 2040, expand transportation infrastructure capacity by more than 50%. · · ·

Policy 2.2.1: Construct a new airport in Liberty County. Policy 2.2.2: Revise zoning regulations to support transit ridership and reliance in cities. Policy 2.2.3: Redesign street sections to accommodate walking and bicycling within high density urban areas

Goal 3: A healthy, sustainable economy that supports future families and households Objective 3.1: Increase share of local small businesses by 30% by 2040. · · ·

Policy 3.1.1: Revise zoning to allow for a variety of small businesses within residential uses. Policy 3.1.2: Revise commercial subdivisions to include small sized lots. Policy 3.1.3: Improve appearance and walkability of central business districts in order to support accessibility to small human-scaled stores.

Objective 3.2: Increase share of green businesses in overall economy by 20% by 2030. · ·

Policy 3.2.1: Adopt a Liberty Green Business Leaders program to identify and attract green businesses in the region. Policy 3.2.2: Program community facilities and open spaces to include education and vocational training related with green businesses.

PART III: AREA-WIDE LAND POLICY PLAN LAND SUITABILITY ANALYSIS The land districts are identified as conservation, agriculture, rural communities, urban, urban stable, and urban transition for land suitability analysis in Liberty County. A land suitability matrix was built to provide criteria of analysis. The characteristics considered for the land districts are proximity to urban areas, highway, airport and parks, as well as landcover, floodplain, slope and soil drainage. Parameters have been set for each characteristic (e.g. set parameter of less than 5%, 6%-15% and over 15% for slope characteristic) to provide reference to rate each land district. Full suitability matrices can be found in the Appendix. Special considerations were given to floodplains and existing urban areas to determine what areas were most suitable for development or conservation. Urban areas within floodplains are much more prone to damage and will be more expensive to rebuild in case of flooding. These areas were shown to primarily be more suitable for the conservation district. Existing urban areas and the proximity to them were important in deciding where urban transition areas should be located and where agriculture should not be located. Land suitability maps were generated for urban development and open space conservation suitability to provide visual understandings of best locations for planning districts. The green color on the maps the green color indicates high suitability for the specified land use while red color shows low suitability (Figure 5 & Figure 6).

Figure 5: Development Suitability Map

Figure 6: Conservation Suitability Map

The best locations for urban land uses are close to the existing urban area, and along the highway system. These places are more developed with higher populations and greater economic opportunities. Urban transition land use is best located around urban areas, connecting urban and rural. This district is closer to highways and outside the floodplain. The urban stable district is most suitable for existing urban areas located within the floodplain. Agriculture land use is typically located in rural areas which have less development and lower density and land is most suitable with lands that have well soil drainage and flat terrain. Conservation land use is suitably located in floodplains and lands with higher slope and poor drainage, so that it can keep wetlands conserved while reducing flood hazards. Rural communities are most suitable in rural areas with outside of the floodplains and within existing small towns.

LAND POLICY PLAN 2040 In the face of rapid urbanization projected for the next two decades, it is of paramount importance that the policies work to achieve a healthy balance between efficient use of the limited resources and future community well-being. In order to achieve that balance, the Land Policy Plan proposed for Liberty County (Figure 7) explicitly guides majority of future growth within the current and currently developing areas serviced by the municipality. The proposed Urban policy districts will support higher-density building, better clustering of many uses, and opportunities for infill and redevelopment via overlay zoning or other legal tools (Table 1). The developed and undeveloped acreage as well as maximum allowable dwelling units for each district can be seen in Table 2.

Figure 7: Proposed Land Policy District Plan, Liberty County, 2040

Table 1: Land Use Districts Table

Land Classification District

Urban Stable

Urban

Purpose of the District

Characteristics

Implementation Policies - Establish protective regulations for flooding hazard management - Zone for low-medium density (2 DU/acre) - Overlay Zoning for old established neighborhoods with historic appeal - Implement a tax increment finance district - Zone for Transit-OrientedDevelopment - Zone for infill and redevelopment - Form Based Code - Establish an Urban Growth Boundary to control outward expansion

To support and provide facilities for rural industry and community activities.

- Developed area within the 100year floodplain - Developed land with full infrastructure, community facilities, and services - Low to medium density, / close to highways and CBD - Lands are developed inefficiently for urban purpose, with access to urban services - Close to CBD / Moderate to high density - Well drained & Out of floodplain - Places urban areas will expand due to development within 5 to 10 years - Close to CBD & highway / Undeveloped land - Well drained & out of floodplain - Land identified as appropriate locations for natural resources management and allied uses - Outside of urban area / Farmland and woodland - Far from highway & CBD - Existing development in rural land close to highways/major roads -Moderate access to infrastructure and services - Low density mixed use centers

To provide effective long-term management of land with ecologically significant resources

- Land vulnerable to natural hazards such as pollution or flooding - Within one-hundred and fifty-year floodplains - In/close to parks and natural reserves outside of urban area

To protect stabilized neighborhoods and established businesses

To enable infill and redevelopment

Transition

Areas for new development by 2040.

Agriculture

To provide lowintensity and lowimpact uses on large site, including natural and scenic resources

Rural Communities

Conservation

- Create an Agriculture Priority overlay district - Establish Forest reserves

- Amend the Zoning Ordinance to allow for more controlled, lowdensity development (0.05 DU/acre)

-Purchase/Transfer of Development Rights from current owners of land

Acres

20,488

21,573

9,344

518,017

8,065

175,153

Table 2: Acreage in Land Policy Districts

Land Policy District Rural Communities Agriculture Conservation Urban Stable Urban Transition Urban TOTAL

Total Acres 8,065 518,017 175,153 20,488 9,344 21,573 752,640

Currently Developed Currently Acres Undeveloped 2,165 5,900 386,696 131,321 9,832 165,321 7,935 12,553 1,071 8,273 15,039 6,534 422,738 329,902

Gross Density 0.200 0.040 0.001 0.330 1.000 2.000

Net Additional Density DU 3.00 1,180 0.50 5,253 0.05 165 4.00 4,142 5.00 8,273 8.00 13,068 32,082

Max New DU 1,180 905 95 250 3,599 13,068 19,097

At the same time, an Urban Transition policy district will allow for a contextually-sensitive transition from low-density to higher-density lifestyle (Figure 8). Also, this will ensure the availability of public open spaces that support a range of civic uses including greenways connecting schools, institutions, and opportunities for urban Figure 8: Urban Transition District Concept farming to support the economic development and resiliency goals. The Urban Transition district will also incentivize private-developer led Planned Unit Developments that meet the districtâ&#x20AC;&#x2122;s regulatory criteria. This policy district also supports development along important highway corridors to support businesses more dependent on easy highway access. An Urban Stable district comprises of developed lands but within flood-prone regions within the municipal service boundary (Figure 9). Policies will be implemented to ensure that existing development is either protected or relocated, and only limited development is added in this area with appropriate stormwater Figure 9: Urban Stable District Concept management strategies in place. This district will also be regulated for groundwater recharge and management purposes to serve water needs of the County residents. Another purpose of this policy district is to allow for creative management of flooding hazards due to the sea-level rise through implementing innovative water-sensitive urban design. 16

The Policy Plan is crafted with a resolution to protect or enhance Countyâ&#x20AC;&#x2122;s farmlands and natural ecological resources that provide the communities with vital resources to sustain and support livability. Towards this end, the proposed plan delineates three rural policy districts â&#x20AC;&#x201C; Rural Community Center, Agriculture, and Conservation â&#x20AC;&#x201C; that will guide implementation of the rural development goals. These districts will generally allow low to very low density development and will support sustainable economic development goals of the County through agriculture and tourism establishments. The districts will also allow for limited opportunities for low-density country-side living as well as agricultural education oriented economic goals. Policies will be implemented to ensure low-impact development in this region. Rural Community Centers are comprised of existing developed portions that are within the rural region of the County (Figure 10). This district, given its already existing proximity to highways, will be redeveloped as low density residential with centrally located low-medium density commercial and facilities to serve the rural areas.

Figure 11: Agriculture District Concept

The final district in the Land Policy section of this plan is the Conservation district. The land in this area is located in major wetlands and/or is vulnerable to natural disasters and flooding. These areas will remain virtually untouched, and will include only conservation-related uses (Figure 12).

Figure 10: Rural Community District Concept

The Agriculture district is the largest portion of the county, made up of land that is outside the urban area. It is primarily consisted of farmland and woodland, and is to be used for low-impact industrial uses (Figure 11). Natural resource management, forest reserves, and an Agricultural Priority Overlay District will be located here as well.

Figure 12: Conservation District Concept

PART IV: FUTURE LAND USE PLAN â&#x20AC;&#x201C; DAYTON CITY LAND USE DESIGN SCHEME After analyzing land suitability for future development within the larger Liberty County region, as well as considering the state of existing conditions in its urban communities, a future land use plan for Dayton City is proposed here (Figure 13 & Figure 14). The proposed land use is drawn primarily to support a transit oriented development with walkable centers. The plan also supports active mobility, vibrant accessible public spaces, and adequate infrastructure for its future residents including diverse housing choices. The acreage breakdown for supply and demand is located in Table 3. The future land use was designed by combining the existing zoning with the suitability maps produced in the previous section.

Figure 13: Land Use by Type in Dayton, TX

Figure 14: Land Use by Type in Dayton, TX, Detail

Table 3: Dayton Supply and Demand Acreages

Open Space Commercial A. Demand 1,025 64 B. Supply Existing Land Use 16 158 Future Land Use 1,281 225 C. Surplus (Supply Demand) Existing -1,009 94 Future 256 161

Transportation

Vacant (including farming)

Water

Others

Industrial

Residential

Community Facilities

2,750

286

419

535

825

250

6,208

1,648

149

1,256

7,629

1,636

12,557

2,916

312

450

757

7,410

367

13,776

-1,102

-137

-419

721

6,804

1,387

6,349

166

222

6,585

117

7,568

Recreational

Total

The following are key characteristics for the Dayton Future Land Use Design: GREEN INFRASTRUCTURE The plan delineates mainly three types of green open spaces – agriculture, recreational, and undevelopable open space, that comprise the green infrastructure of the city critical for the health and of the residents and local urban climate. In the flood prone areas, these spaces perform critical function of stormwater management and are vital to keep households safe from future flooding hazards. Offering adequate green spaces for citizens to enjoy will encourage healthy and active lifestyles. The parks and recreational areas will accommodate activities for individuals of various ages through programming and amenities (Figure 13). These areas will also provide an area for dwellers and visitors to gather and come together as a community. NEIGHBORHOOD CENTERS In order to support better accessibility for all people, improved job-housing balance, and a vibrant community life, the plan will provision neighborhood commercial centers (Figure 14). These mixed-use centers will help residents have access to jobs closer to their homes, help avoid long distance car travel for daily needs, and will also play an important role in supporting social sustainability of future communities. Accessibility to community facilities and recreational or open spaces were a priority in these areas. Transit-oriented development will be utilized within the neighborhood centers to encourage public transit use and decrease automobile dependency. This type of development pattern will keep Dayton free from traffic congestion and support healthy, business-friendly urban environment. MULTI-FAMILY RESIDENCES Higher density housing will allow more affordable housing options within the city of Dayton. It will also accommodate the necessary increase in housing stock. More diverse housing options will encourage people to move and stay in the area. The increased clustering of homes and other uses offered in the plan will also add value to properties and support transit ridership and walkability. CORRIDOR ECONOMY The proposed plan acknowledges Dayton’s strategic position in the larger metropolitan region and the role of highway corridors as economic infrastructure. While majority of development is proposed to be centralized toward the central city, two highway commercial centers will be developed along the FM 1960 and the Highway 90 corridors, focused at their intersections with State Highway 99. These centers will serve to keep the big box store typologies out of the city’s prime land, enjoy high-speed automobile access, and also support the daily commuting passengers with basic long distance travel amenities. 21

COMMUNITY FACILITIES Access to community facilities and services is very important for community growth and development (Figure 13). Additional schools will provide educational facilities for the growing population. More fire and police services will also be necessary as more people move to the area. New community facilities will be clustered around the neighborhood centers. URBAN DESIGN

The land use plan offers opportunities for attaining high quality urban design for the Dayton city. It supports an economically vibrant scene in the central city with the delineation of a pedestrian-priority zone (Figure 14). Infill with higher density housing types, mixed use urban blocks and limited car mobility and parking will support a pedestrian dominated environment that will help small and large businesses in the area. Also, the plan identifies and offers use patterns to highlight the transition areas, such as the city entrances (Figure 14), which will help Dayton become a more legible and memorable city for its residents as well as visitors. A variety of civic spaces and placemaking strategies will be supported through this plan. MULTI-MODAL TRANSPORTATION The land use and transportation infrastructure are coordinated to support diverse mobility options like biking and walking. The plan identifies major street sections to be re-designed as ‘complete streets’ or ‘green streets’ that connect neighborhoods with important civic facilities and the central business district ( Figure 15). These redesigned streets will facilitate smooth and safe travel for pedestrians, bikers, skaters, buses, and cars. A bicycle route network is also recommended to interconnect city’s schools, major parks, and neighborhood centers by incorporating biker-priority street design (Figure 16). This strategy will enable a larger ridership capture area for public transit while providing an important public health facility accessible for most population groups (Figure 17).

TRANSPORTATION PLAN The transportation plan is an essential part of the future land use plan. It will be a driving factor in assuring all the goals laid out will be achieved. Creating an accessible and sustainable community is central to transportation network described in this section. The key features of the transportation plan, as referenced in

Figure 15, Figure 16, and Figure 17, demonstrate these priorities. These features include street design, transit, and bicycle/pedestrian network. They work together to create a safe and livable community that will attract visitors and residents alike.

STREET DESIGN Street design (Figure 15) focuses on supporting multiple modes of transport. It also connects the cityâ&#x20AC;&#x2122;s neighborhoods to one another as well as the community facilities. Linking schools into the transportation network is a vital function of the street design. The roads will be low-speed and there will be high street density in the neighborhoods. Complete streets will be implemented on many thoroughfares and arterials throughout the city. BICYCLE/PEDESTRIAN NETWORK Creating a pedestrian and bicycle priority zone (Figure 16) will allow for a highly accessible and vibrant central business district area. The bicycle and pedestrian network will also connect schools, the library, and public parks. The neighborhoods will be walkable and safe for pedestrians and cyclists. Installing adequate sidewalks and bike lines were necessary will fill in the missing links in the cityâ&#x20AC;&#x2122;s current network. TRANSIT The transit system (Figure 17) builds on the existing Liberty County bus transit plan. It provides a high level of accessibility to central city areas. Three Park & Rides and a central transit station will support a pedestrian-dominated landscape in the central business district and surrounding capture areas. Suitable transit stops will also be utilized to ensure the success of this program.

Figure 15: Proposed Street Design Scheme

Figure 16: Proposed Bicycle Network

Figure 17: Proposed Transit Plan

SMALL-AREA PLAN In terms of projected rapid growth of the Dayton City for next two decades and proximity to Houston area, future development will focus on south and east of the city. The planning area is in the southern fast-growing area which extends from Texas State Highway 146 to South Winfree Street and from Entzminger Street to Kimmie M. Brown Elementary School (Figure 18). The primary purpose of the South Neighborhood Plan is to develop a new community that reflects its characteristics of diversity, vibrancy and health to meet growth need of this area. It is a community-based plan that organizes pedestrian-friendly and bike-friendly streets, creates mix-used neighborhood serving retails and vibrant parks and open space by analyzing existing land use pattern, exploring development opportunities and forming concepts and recommendations for this area.

Figure 18: Location of Small Area Plan

EXISTING CONDITIONS

This planning area currently has very low-density development. The site has most undeveloped and agriculture land use, few single-family residential, a mobile home park, an elementary school and a church. The development is separated and spreads out on the site, which implies strong environmental 27

and social disconnection. In addition, low accessibility with insufficient transportation infrastructure and choices that obstructs walkability and bikeability on street and lack of streetscape. Based on Liberty County SOC, demographic groups are more diverse since Hispanic population has been rapid growth. Besides, increased older population and lack of multi-family have been big concerns for the future development. Dayton City has the most sufficient education services among the cities in Liberty County. CONCEPTS

Based on exiting conditions and integration with goals and objectives of policy frameworks and community-wide design, the concept for South Neighborhood Plan is to develop a “healthy, green, diverse and accessible” neighborhood for all residents. PRIORITIES

• Provide diverse housing choices and residential environment for the neighborhood. • Establish a neighborhood central business to serve all residents. • Improve accessibility and walkability throughout the neighborhood, as well as provide bike • •

infrastructure for some sections. Incorporate urban agriculture landscape improve appearance of the neighborhood and provide a vivid activity for all residents. Promote Healthy living for the neighborhood

RECOMMENDATIONS:

• Provide sufficient affordable single-family detached homes and multi-family homes

• • • • • •

(Apartments) for all residents with different income level and race. In addition, create residential landscaping around housing and along the neighborhood streets to create a green and aesthetic neighborhood environment. Office building with small neighborhood serving retails will be developed along South Winfree Street, which provides various types of business, like restaurants, print and copy service, etc., for office workers as well as residents. Improve road connectivity and redesign Lovers Ln to a two-way four-lane road with bike lanes, on-street parking and sidewalk on both sides. Remain existing Kimmie M. Brown Elementary School and increase more green space by planting more trees behind school buildings and apply eco-parking combining rain garden strategy. Establish a thriving city park in open space land use that serves various activities and functions for all residents and adjacent neighborhood. Improve walkability by enhancing sidewalk infrastructure on roads and walk path in the park to encourage residents to walk for short distance travel. Build recreational facilities for residents with all age.

PHYSICAL DESIGN

Proposed land use in the area are single-family residential, multi-family residential, open space, mixed-use, recreational and community facilities (Figure 19).

Figure 19: Small Area Land Use Plan

The master plan of South Neighborhood is to present how the neighborhood will look like and interaction and integration of each element in the area (Figure 19). The concept of the Plan is to build a â&#x20AC;&#x153;healthy, green, diverse and accessibleâ&#x20AC;? neighborhood. There are about 75 acres land for the open space and is created as a city park to serve all residents in south of the city. The park has chunks of green space that provide residents enough space to have activities, like picnic, fly a kite, etc. Besides, the city park is a dog-friendly park, dog owners could come and let their dogs have a leash-off play and run. There are many benches set up at separate locations inside park, so residents could have a rest and enjoy beautiful park view on the benches. In addition, it has well-connected walk path inside the park and entrances on each way are accessible to adjacent communities and neighborhood (Figure 20 & Figure 21).

In mixed-use land use, office building with small neighborhood serving retails will be developed along South Winfree Street, which provides various types of business, like restaurants, print and copy service, etc., for office workers as well as residents. Affordable single family detached homes and apartments are built to meet diverse housing need for the residents. A recreational center is built Figure 20: Perspective 1 in the area where it has a full-size soccer field and sufficient fitness equipment and indoor basketball fields and swimming pools, which could meet most of residents need. In addition, a senior center where provides many indoor activities for elder people and a children playground could serve kids. The plan keeps the existing Kimmie M. Brown Elementary School but increases the amount of green space by planting more trees behind school buildings and applies eco-parking and rain garden strategies (Figure 22).

Figure 21: Perspective 2

Figure 22: South Neighborhood Plan

SECTIONS

Two road sections are generated to present arrangement of a proposed major road and a neighborhood street. Section A is the vertical vision of proposed Lovers Ln. It will be a two-way four-lane road with bike lanes, on-street parking and sidewalk on both sides (Figure 23). There will be a central green buffer where trees are planted linearly to not only separate vehicle lanes but also create active streetscape. Section B is the vertical vision of one of the proposed neighborhood street. It will be a twolane street with sidewalk and buffer in between (Figure 24). The buffer will be used to plant vegetation like trees and shrub, to improve streetscape and pedestrian safety by separating roadway and sidewalk.

Figure 23: Road Section A

Figure 24: Road Section B

ROAD NETWORK

South Neighborhood Plan improves road connectivity and provides a well-organized hierarchical road network (Figure 25). Existing Texas State Highway 146 and South Winfree Street vertically locate two sides of area boundary, with three horizontally connected major roads inside the neighborhood. The Plan arranges sufficient multi-oriented walk path inside the park that provides high accessibility to all the residents around. In addition, proposed bike lanes and a transit stop on Texas State Highway 146 in small are plan are kept consistent with Dayton Proposed Bicycle Network and Dayton Proposed Transit Plan.

Figure 25: Small Area Plan Road Network

DEVELOPMENT MANAGEMENT PROGRAM According to Porter, a Development Management Program is â&#x20AC;&#x153;a dynamic process in which governments anticipate and seek to accommodate community development in ways that balance competing land use goals and coordinate local with regional interestsâ&#x20AC;? (Porter, 1997). The following section reviews the policies and their corresponding tools that should be followed to ensure completion of these goals (Table 4). Figure 26 and Figure 27 can be used to spatially reference many of the tools. Each tool has a corresponding subject type: regulatory, financial, design-based, or voluntary/incentive. This table is followed by a short description of each tool (if there is more than one use per tool) as well as an explanation of how it relates to the policy. Lastly, the plan implementation is discussed, including the time frame, responsibility, and funding source of each tool to help with implementation.

Figure 27: Liberty County Policy Implementation Tools

Figure 26: Dayton Policy Implementation Tools

Table 4: Goals and Corresponding Tools

Tools



1.1.2 Create an Environment Preservation overlay district



A healthy, sustainable economy that supports future families and households

Tax Incentives

Form-Based Code



 



2.2.1 Construct a new airport

 



2.2.3 Redesign street sections to accommodate bike/ped usage

 



3.1.2 Revise commercial to include smaller sized lots



3.1.3 Improve appearance and walkability of CBD



3.2.1 Adopt a Liberty Green Business Leaders program

Airport Development Plan



2.1.1 Expand affordable housing programs to more than one city

3.1.1 Revise zoning to add small businesses within residential



1.2.2 Restrict and monitor building permits in flood-prone areas

2.2.2 Revise zoning to support transit use



1.2.1 Create flood zone map to guide regulations in flood-prone areas

2.1.2 Revise zoning regulations to support multi-family housing

Land-Use Suitability Map

Redevelopment Plan

Adopt Design Standards

Preferential Taxation

Capital Improvement Program

Land Acquisition

Tax Increment Finance



1.2.3 Promote development within urban service area

An affordable and accessible region that encourages community growth

Urban Service Area

1.1.3 Regulate building permits and construction in conservation areas

Voluntary/ Incentive

Design-Based

Public Education Campaign

1.1.1 Delineate urban and rural districts

Financial

Green Business Leaders Program

A sustainable community that is resilient to natural disasters

Policies

Development Ordinance

Goals

Zoning Ordinance

Regulatory



3.2.2 Include education and training for green businesses



DESCRIPTION OF INDIVIDUAL TOOLS T1. REGULATORY TOOLS Regulatory tools use functions such as zoning and ordinance to achieve the goals of this plan. They usually involve the responsibility of City Councils or Planning and Zoning Commissions. T1.1 REVISE ZONING ORDINANCE Zoning ordinances are “the public regulation of land to ensure compatibility of land uses” (Berke, 2017). Policy 1.1.1: Delineate urban and rural districts: By classifying all land districts into one of either of these two categories, more specific land uses and protections can be implemented. These designations can be changed by revising the zoning ordinance in each jurisdiction by the Planning and Zoning Commission. Policy 1.1.2: Create an Environmental Preservation overlay district: Using an overlay district will help add extra development restrictions on land that has been set aside for environmental preservation. Revisions to the zoning ordinance should be handled by the municipal Planning and Zoning Commission. Since this land exists within multiple cities, we recommend the county have a hand in making sure that all overlay districts are implemented and the regulations are enforced. Policy 2.1.2: Revise zoning regulations to support multi-family housing: Liberty County could revise zoning to add multi-family residential in the downtown area, to define density of the areas and general building codes. It commonly takes 3 to 5 years. Policy 2.2.2: Revise zoning to support transit use: Liberty County could revise zoning to add transitoriented development and regulations of streets that around transit stations to provide reasonable standards to improve transit usage. It commonly takes 3 to 5 years. Policy 3.1.1: Revise zoning to add small businesses within residential: To support a healthy and sustainable economy, plans to promote a variety of small businesses within the residential areas as needed. Zoning changes to add small businesses in their residence T1.2 REVISE DEVELOPMENT ORDINANCE A Unified Development Ordinance “combines traditional Zoning and Subdivision regulations used to streamline and coordinate approvals processes” (Berke, 2017). Policy 1.2.2: Restrict and monitor building permits within flood-prone areas: Using the development ordinance over the zoning ordinance will help with flexibility in these potentially hazardous areas. The

development ordinance can help control how development occurs within flood-prone areas, and can ensure that new structures are low-impact, and resilient to damage (Figure 26). T1.3 ESTABLISH AN URBAN SERVICE AREA Policy 1.2.3: Promote development within the urban service area: Establishing a defined urban service area will help communicate to developers where new development should be located. By defining this area, the cost of putting in new utilities should decrease, because this area includes only where new or existing utilities are located for that jurisdiction. Each urban service area is different per city, so it is up to the municipalities to determine where this boundary is located (Figure 27). T2. FINANCIAL TOOLS Financial tools include ones that implement taxes or fees to offset undesired development, or help to finance a major project for the county. T2.1 TAX INCREMENT FINANCE Tax-Increment Financing (TIF) creates a â&#x20AC;&#x153;redevelopment (or development) district where development would not otherwise occurâ&#x20AC;? (Berke, 2017). Policy 2.1.1: Expand affordable housing programs to more than one city: Tax Increment Finance (FIT) is a short-term action that is recommended to support affordable housing development. It will use the increased property taxes that new affordable housing development will create to fund its development. Typically, it will financially assist costs of land acquisition, infrastructure supporting affordable housing and development period. Funding sources of redevelopment plan are through local government and Department of Housing and Urban Development (HUD) (Figure 27). T2.2 LAND ACQUISITION Policy 2.2.1: Construct a new airport: Land Acquisition is funded by Airport Improvement Program (AIP) to purchase land for aeronautical use. It could be a long-term action that takes 5 to 10 years. It is costly, sizable in acreage and its location may be agriculture land, residential area or an old industrial site (Figure 26). T2.3 CAPITAL IMPROVEMENT PROGRAM Policy 2.2.2: Revise zoning to support transit use: The Capital Improvement Program (CIP) is recommended to support transit use in Liberty County. It is a mid-term action that projects are implemented approximately from 3 to 5 years and could be funded independently by local government

or in part by private entities, like developers. CIP has some sorts of projects that repairs or improves existing facilities, as well as constructs new infrastructure around transit stations, to increase accessibility, safety and convenience between transit stations and surrounding neighborhoods. CIP also encourages public engagement to help policymakers to decide how and where to use the budget to improve sidewalk and bike lanes. T2.4 PREFERENTIAL TAXATION Policy 1.1.3: Regulate development in preservation areas: Using preferential taxation will help control what kinds of development goes in environmental preservation areas. Since the amount of land dedicated to this use is large, we recommend designating this tool to the county level, to ensure that regulations are uniform across the jurisdiction. T3. DESIGN-BASED TOOLS Design-based tools in this plan include strategies that mitigate problems through redevelopment or new design standards. T3.1 ADOPT DESIGN STANDARDS Design standards are requirements set by the city or county to ensure streamlined standards. They are often used to maintain safety or encourage certain behavior from residents. Policy 1.1.3: Regulate development in preservation areas: Having specific design standards within preservation areas will help define the areas as its own district. Low-impact development standards would mostly apply to this policy, and should be determined by the municipality. Policy 2.2.2: Revise zoning to support transit use: Transit Design Standard typically provides principles for placement of transit amenities, including bus benches, signage, accessibility and shorter routes for residential areas, etc., to help Liberty County residents have good connectivity between transit stations and homes and build bike- to-bus and walk-to- bus travel modes at the transit nodes. Policy 2.2.3: Redesign street sections to accommodate bike/ped usage: Design Standard provides principles for street elements, including bike lane width, sidewalks, intersection, traffic controls, to effectively incorporate bike and pedestrian usage and increase a safe and vibrant street environment for Liberty County. T3.2 REDEVELOPMENT PLAN A redevelopment plan entails redesigning a designated area by implementing certain design principles to achieve a certain goal. 38

Policy 2.1.2: Revise zoning regulations to support multi-family housing: Redevelopment Plan is a 3 to 5 years action that is recommended to support multi-family housing for Liberty County. It proposes redevelopment for multi-family housing in the downtown, around commercial areas, to achieve high density in the downtown area and provide varied affordable housing choices. In addition, multi-family residentials are redeveloped as a transition area between commercial and single-family housing to dissolve strong shift from high density to low density land distribution. Funding sources of redevelopment plan are through local government and Department of Housing and Urban Development (HUD) (Figure 26). Policy 3.1.1: Revise zoning to add small businesses within residential: Redevelopment plan for change of zoning and plan adjustment for small businesses Policy 3.1.2: Revise commercial to include smaller sized lots: Encourage the activities of small shops to continuously activate the local economy and secure various economic activities. A medium-term plan of about three to five years is required. Policy 3.1.3: Improve appearance and walkability of CBD: Focusing on the improvement of city-centered accessibility by walking and bicycle riding through the redevelopment plan. T3.3 LAND-USE SUITABILITY MAP Policy 1.2.1: Create a flood zone map to guide regulations in the flood plains: While already completed in this comprehensive plan, the city may want to complete a new suitability analysis in the future. Completing a suitability map can be a good starting point when deciding on development regulations in a new policy district. Should be completed by the county to keep a uniform process across the jurisdiction. T3.4 AIRPORT DEVELOPMENT PLAN Policy 2.2.1: Construct a new airport: The Airport Development Plan is identified as a 5 to 10 years action that help build a new airport in Liberty County. It will provide assessment of aviation demand and recommendations of location, airfield appearance, surrounding land use, as well as its facilities. The major funding source is through Federal Aviation Administration (FAA) and Texas Department of Transportation (TxDOT) will pay for the rest. T3.5 FORM-BASED CODE Policy 3.1.3: Improve appearing and walkability of the CBD: To improve accessibility by pedestrian and bicycle use, and to aim at a human-scale. The form based code can be used to regulate building installation standards and adjacent road standards (Figure 27). 39

T4. VOLUNTARY/INCENTIVE TOOLS Voluntary and incentive tools use things like tax breaks or programs to promote activities, rather than trying to regulate them using taxes or fees. T4.1 TAX INCENTIVES Policy 1.2.3: Promote development within the urban service area: This can be achieved by providing tax incentives for new development that occurs within the new urban service area. Incentivizing development is a good way to make a city pro-development instead of trying to regulate too heavily outside of the service area. Since service areas vary city-to-city, we recommend the local municipalities handle passing these tax incentives (Figure 26). T4.2 GREEN BUSINESS LEADERS PROGRAM Policy 3.2.1 Adopt a Liberty Green Business Leaders program: The program is designed to protect the environment, reduce costs, and make Liberty County a better place to live for its residents. The program is currently being implemented in Austin, and will take about three to five years to benchmark and adopt the program. The project will be driven by the Countyâ&#x20AC;&#x2122;s budget and responsibilities. T4.3 PUBLIC EDUCATION CAMPAIGN A public education campaign can be used by the local government to educate the public on certain topics or changes happening within the community. Policy 3.2.1: Adopt a Liberty Green Business Leaders program: The program is designed to protect the environment, reduce costs, and make Liberty County a better place to live for its residents. The program is currently being implemented in Austin, and will take about three to five years to benchmark and adopt the program. The project will be driven by the Countyâ&#x20AC;&#x2122;s budget and responsibilities. Policy 3.2.2: Include education and training for green businesses: Education and training is a tool that establishes the objectives of the policy and has a greater effect at low cost. Education and training are essential for a new policy to be introduced. Depending on the characteristics of the program, it lasts mainly year-round and is accompanied by the costs and responsibilities of the County.

PLAN IMPLEMENTATION The plan implementation is the most critical part of this document as it lays out how the goals, objectives, and policies will be achieved. The timing, responsibility, and funding are all necessary information to consider when carrying out the tools outlined above. Without an implementation plan, the overall comprehensive plan has no guidance. The tools will take different amounts of time to implement and will have different responsible parties. The table below (Table 5) summarizes when a tool will be executed, who will be responsible, and how it will be funded. Table 5: Timing, Responsibility, and Funding of Tools

No.

Tools

Timing

Responsibility

Source of Funding

SUBJECT 1: Regulatory T1.1 Revise Zoning Ordinance

3-5 years

Local

N/A*

T1.2 Revise Development Ordinance

3-5 Years

Local

N/A*

T1.3 Establish Urban Service Area

1-3 Years

Local

N/A*

SUBJECT 2: Financial T2.1 Tax Increment Finance

1-3 Years

Local

Local Gov’t & HUD

T2.2 Land Acquisition

5-10 Years

County

AIP

T2.3 Capital Improvement Program

3-5 Years

County

N/A*

T2.3 Preferential Taxation

1-3 Years

County

Taxes

SUBJECT 3: Design-Based T3.1 Adopt Design Standards

5-10 Years

Local

N/A*

T3.2 Redevelopment Plan

3-5 Years

Local

Local Gov’t & HUD

T3.3 Land-Use Suitability Map

1-3 Years

County

N/A*

T3.4 Airport Development Plan

5-10 Years

County

FAA & TxDOT

T3.5 Form-Based Code

10+ Years

Local

CDBG Grant

SUBJECT 4: Voluntary/Incentive T4.1 Tax Incentives

1-3 Years

County

N/A*

T4.2 Green Business Leaders Program

3-5 Years

County

N/A*

T4.3 Public Education Campaign

Ongoing

County

State/Federal Grants

*N/A – not applicable, work required to implement tools are covered by staff wages

CONCLUSION This document describes the current conditions of Liberty County and its goals for the future. In order to move from present conditions to future goals careful monitoring should be employed to ensure targets are being met and timelines are followed. Public input will also be critical in guaranteeing that the community is progressing in a manner reflective of citizensâ&#x20AC;&#x2122; desires. The county will provide frequent updates to the community and offer plenty opportunity to voice concerns. Instituting the policies and tools outlined in this plan will encourage a prosperous and resilient community for many years to come.

REFERENCES Berke, P. (2017). Session 18 Development Management [presentation]. Porter, D. R. (2008). “ch. 2: The Practice of Growth Management.” MANAGING GROWTH IN AMERICA'S COMMUNITIES. 2nd edition, Washington, D.C.: Island Press, pp. 37-64. Texas Target Communities. Liberty County State of Community Report. (2015). Liberty County State of Community Report.

APPENDIX LAND SUITABILITY ANALYSIS MAPS

LAND USE DISTRICTS SUITABILITY TABLES Table 1: Developed Characteristics Proximity to Urban Areas (mile) Landcover

Floodplain Slope (%) Soil Drainage

Suitability Classes

(highly suitable =5, moderately suitable =3, lowly suitable = 1 and not possible =0)

5 <1 Developed, High Intensity

Outside Floodplain 0-5 Somewhat Excessively Drained; Well Drained

Proximity to Highway (mile) Proximity to Airport (mile) Proximity to Parks (mile)

Developed, Medium Intensity

Developed Low Intensity; Open Space; Barren Land; Forests; Rangeland; Agricultural Land; Wetlands

Moderately Well Drained

500-year Floodplain >5 Somewhat Poorly Drained; Poorly Drained >1 0 - 0.25

>0.25 Outside Parks

0 >1 Open Water

100-year Floodplain Very Poorly Drained

Within Airport Within Parks

Table 2: Conservation Characteristics Proximity to Urban Areas (mile) Landcover

Floodplain Slope (%) Soil Drainage

Proximity to Highway (mile) Proximity to Airport (mile) Proximity to Parks (mile)

Suitability Classes

(highly suitable =5, moderately suitable =3, lowly suitable = 1 and not possible =0)

Wetlands

100-year Floodplain; 500year Floodplain <15 Moderately Well Drained; Somewhat Poorly Drained; Poorly Drained; Very Poorly Drained <0.5

>1 Barren Land; Forests; Rangeland Outside Floodplain >15 Somewhat Excessively Drained; Well Drained >0.5 0.5 - 1

<1 Developed, Low Intensity, Medium Intensity, Open Space; Agricultural Land

0 - 0.5 Outside Airport >1

Existing UA Open Water; Developed, High Density

Within Airport

POLICY DISTRICTS ACREAGE TABLES Table 3: Estimated Space Required for Projected Population Growth in Liberty County

Estimated Space Required for Projected Population Growth, Liberty County

Projected population growth 2013-2040 Projected growth in dwelling units Acres required for residential land use Acres required for employment and commercial uses Community facilities and Transportation (20% of required acres) TOTAL area required for new development

131,000 19,097 6,875 334 1,442 8,650

people dwelling units acres acres acres acres

Table 4: Estimated Space Required for Projected Population Growth in Dayton

Estimated Space Required for Projected Population Growth, Dayton

52,400 7,639 2,750 134 577 3,460

people dwelling units acres acres acres acres

Table 5: Land Policy Districts in Liberty County

Land Policy District

Rural Communities Agriculture Conservation Urban Stable Urban Transition Urban TOTAL

Total Acres

8,065 518,017 175,153 20,488 9,344 21,573 752,640

Currently Developed Acres

2,165 386,696 9,832 7,935 1,071 15,039 422,738

Currently Undeveloped

5,900 131,321 165,321 12,553 8,273 6,534 329,902

Gross Density

0.200 0.040 0.001 0.330 1.000 2.000

Net Density

3.00 0.50 0.05 4.00 5.00 8.00

Additional DU

1,180 5,253 165 4,142 8,273 13,068 32,082

Max New DU

1,180 905 95 250 3,599 13,068 19,097

Table 6: Current and Projected Employment

Current and Projected Employment, Liberty County Industry

2013

Employment Growth/Decline

2040

% of growth

Agriculture, Forestry, Fishing and Hunting

1,855

501

2,356

Mining

1,174

317

1,491

Utilities

122

Construction

2,545

687

3,232

Manufacturing

2,082

562

2,644

579

156

735

Retail Trade

3,340

902

4,242

12%

Transportation and Warehousing

1,382

373

1,755

Information

164

208

Finance and Insurance

988

267

1,255

Real Estate and Rental and Leasing Professional, Scientific, and Technical Services; Management of Companies and Enterprises; Administrative and Support and Waste Mgmt

1,026

277

1,303

2,276

615

2,891

Educational Services, Health Care and Social Assistance

5,621

1,518

7,139

20%

250

318

Accommodation and Food Services

1,663

449

2,112

Other Services (except Public Administration)

2,035

549

2,584

Public Administration

1,486

401

1,887

7,712 36,274

100%

14,509

40%

Wholesale Trade

Arts, Entertainment, and Recreation

Total Projected Employment in Dayton

28,562

Table 7: Approximate Employment Densities and Acres

Approximate Employment Densities, Liberty County Employment Type Manufacturing and Wholesale Retail and office - CBD Retail and office - shopping centers, other Government and other - CBD location Government and other - outside CBD Total Control Total Retail and Office Acres, Dayton Manufacturing and Wholesale Acres, Dayton

New Jobs Required Employees/Acre Acres Percentage Number 37% 2,853 20 143 22% 1,697 35 48 21% 1,619 20 81 20% 1,542 25 62 0% 0 10 0 100%

7,711 7,712

334 76 57

PRELIMINARY LAND USE SKETCH