But zoning conflicts usually affect only a few parcels at a time. So, if you really care about the future of your city, you need to think bigger. You need to think about the regulatory documents that influence the design of entire neighborhoods. One of the most important? Local subdivision by-laws. Make sure your subdivision`s bylaws require connectivity within and between subdivisions. Roads, trails and sidewalks should be connected to each other and to adjacent public improvements and facilities such as parks, schools and libraries. These connections are essential to an efficient transportation system, whether you`re a child on a bike or a resident in need of emergency services. Despite their power to shape cities, these regulations operate in almost complete darkness. Even the most seasoned veteran of the zoning war would have a hard time explaining what subdivision bylaws do. Most people don`t even know they exist. Basically, local subdivision bylaws govern land division, which includes everything from a simple division of land to the creation of new neighbourhoods from pastures. They set out, among other things, rules for the creation of land, blocks and roads, and provide for the establishment of easements, parks and public rights of way.
So if you want to create places for people walking, biking, and transiting, take a look at your local subdivision`s regulations and see what they say about the maximum block length. The call for shorter blocks will help new neighbourhoods support all modes of transport. This is the most comprehensive review of the subdivision by-law in 50 years and was made at the request of Montgomery County Council. It responds to the County`s recently issued zoning order and seeks to clarify and streamline the review and approval process for new subdivisions. Fortunately, many people care about subdivision bylaws – whether they still know it or not. So, help them understand why it`s important and how they can help change these regulations for the better. It is also important to remember that subdivision by-laws do not only apply to Levittown-type residential developments. In many cities, there are opportunities to repurpose unused land, such as large unused industrial sites near city centers.
If this land is developed, it should be laid out in such a way that it is possible on foot and by bicycle. Subdivision rules are therefore important, even for opponents of urban sprawl. On the right is Fire Station #27, located in a newer part of town. This area was developed as part of modern, self-centered subdivision regulations that encouraged long blocks and cul-de-sacs. Road access was not a top priority. Within a 2.5-mile ride, this fire station can only serve an area of 10.77 square miles, about 17 percent less than the older neighborhood. When new neighbourhoods consist of single-family homes widely scattered over large lots, the number of residents served by each fire station is even smaller. Modest and clever changes to this document can have a huge impact, as new neighborhoods are typically mass-produced on a large scale.
If your city hasn`t re-evaluated its subdivision bylaws in a while, you`re probably still replicating bad ideas from the 1970s – creating inflexible, car-centric places. If so, it`s time for a change. Each time a new subdivision is built, private developers determine the layout of the neighbourhood. They design parcels and blocks and construct roads, utilities and homes in accordance with subdivision by-laws and other applicable codes. Once finished, they sell the houses, transfer ownership of the streets to the city, and leave. Unfortunately, traffic engineers have spent decades promoting a hierarchical system of roads where cul-de-sacs are associated with housing collectors that collect traffic before routing it to limited locations around the extent of a subdivision on arterial roads. This street design creates grossly inefficient travel routes, artificially concentrates traffic, and limits the possibilities of entering and leaving the neighborhood. At least one of them is fun. If subdivision by-laws do not require connected roads, it is difficult to move from one place to another. The rules of subdivision contain the application requirements for the subdivision of the land, as well as the requirements for adequate public facilities and improvements to the lands based on the effects of the subdivision.
Most architectural elevations must be reviewed and approved by an architect before the subdivision application is subject to a public hearing. The heights are checked against the following criteria: With regard to pedestrian potential, the maximum lengths of blocks can make or break a neighborhood. If your subdivision bylaws haven`t been updated in a while, expect maximum block lengths of up to 1,500 feet or more. (For comparison, traditional neighborhood blocks are typically between 300 and 650 feet long.) Subdivision by-laws are most effective when used in combination with zoning orders, particularly when integrated into a uniform set of planning laws to ensure that subdivision and zoning standards are well integrated and that by-law administration is coordinated. In addition to ensuring that newly created parcels meet all applicable zoning standards, subdivision by-laws may include provisions to protect natural resources, control how subdivided parcels can be developed, and ensure facilities to promote orderly community development. Subdivision by-laws generally include standards and criteria for: According to Vermont regulations (Chapter 117, § 4418), subdivision bylaws must include: The Montgomery County Planning Department invites community members and developers to review the newly approved version of Chapter 50 of the Montgomery County Code. which governs the subdivision of land in the county. Unlike zoning ordinances, which deal with the type and density of development permitted on parcels located in different areas of a municipality, subdivision by-laws deal with the development model and provision of facilities in that municipality. They examine how land is divided to allow for different land uses, how facilities such as roads and sewer lines are expanded to serve newly subdivided parcels, and how these parcels are developed. Most subdivision by-laws include a section dedicated to „permanent dead ends”. If you`re interested in connectivity and walkability, this is another section worth paying attention to.
Unfortunately, many existing subdivision bylaws still recommend dead ends and collector streets as neighbourhood ideals. Some municipalities have also used subdivision by-laws in conjunction with the zoning ordinance to control zoning density. This is particularly effective when subdivision standards are formulated to match the different land use districts in the community. For example, subdivision standards that promote compact residential development are an important tool for promoting infill and pedestrian neighbourhoods in designated growth centres. In other locations, standards that require „prudent subdivision design” may be used to protect open space and facilitate the consolidation of development within a subdivision. These standards can also be used to protect scenic resources such as critical viewpoints along a road corridor. If you`re trying to change the subdivision regulations in your city, you`ll need friends because you`re sure to make enemies. (People who take advantage of the status quo hate change!) Next, identify the sections of the subdivision by-laws that specifically affect pedestrian potential and put them all on the same page.