planokc focuses on the compatibility of different land uses, as opposed to the appropriateness of land uses in general categories. Most land uses are appropriate within the different Land Use Typology Areas, provided a site’s zoning permits the use and the development is designed in context with the surrounding environment. New development should be compatible with surrounding uses, or, when surrounding land is undeveloped, compatible with potential uses, based on zoning or Land Use Typology Area designation. New development should also be compatible with the purpose and character of each LUTA.
To help determine compatibility between uses, planokc contains a Land Use Compatibility Matrix that can be used to assess if the intensity and design of a proposed development is appropriate to surrounding uses and will complement and enhance the character of each LUTA. This Land Use Compatibility section helps identify compatibility issues, and offers potential mitigation techniques to address them.
(A flow chart summarizing these steps can be found in the sidebar on the right.)
Step 1: Assess compatibility with Land Use Typology Area
Projects should comply with LUTA descriptions and policies in order to be determined to be in conformance with planokc. LUTAs provide guidance on the density, intensity and character of development, including residential densities and Floor to Area Ratio (FAR) ranges as shown on the LUTA Compatibility chart.
Step 2: Assess Gross Land Use Compatibility
Refer to the Land Use Compatibility Matrix on the sidebar at right to determine whether a proposed project may have a conflict with existing uses, or when surrounding land is undeveloped, conflict with potential uses, based on zoning or Land Use Typology Area designation. Gross Compatibility is measured by: (1) Traffic – Differences in the amount of traffic generated between the proposed project and existing uses; (2) Building Scale and Site Design – Significant difference between height and scale of proposed projects and adjacent properties; and (3) Operational Impact – Operational necessities or by-products like noise, odors, light, etc. that will negatively impact adjacent occupants.
If potential incompatibilities are identified in the Land Use Compatibility Matrix, proceed to Step 3.
Step 3: Determine whether proposed use trips a compatibility “trigger”
Proposed use is the same or complementary to surrounding uses in scale, traffic impact and/or operational impact – no compatibility concerns; submit development proposal or rezoning application.
Somewhat Compatible (Minor Modification Required)
Proposed use has potential conflicts with adjacent uses that can be remedied or minimized through project design, such as traffic mitigation and/or building design and scale.
Potentially Compatible (Significant Mitigation Required)
Proposed use may have significant conflicts with adjacent uses, and may require significant mitigation to reduce impacts, and may not achieve full compatibility.
Proposed use deviates significantly in density, intensity, scale, form, or activity causing negative impacts on surrounding land uses. Project should not be supported unless extraordinary measures can be taken to offset the impacts.