independence oulevard area plan
TRANSCRIPT
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INDEPENDENCE BOULEVARDAREA PLAN
Public Meeting
October 28, 2008
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Tonight’s Agenda
Introduction 4:00 – 4:05Tom Warshauer
Presentation 4:05 – 5:00Blake Drury
Group Exercises 5:00 – 5:50All
Wrap Up & Next Steps 5:50 – 6:00Blake Drury
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June 17, 2008 Public Meeting
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WHAT WE LEARNED
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Community Issues
Blighted Retail
Crime Run-DownApartments
TrafficNo Left Turns
No Close Shopping
Dangerous RoadsPoor Lighting
Not Enough Trails/Parks
Trash
Poor Public Transportation
Low Property Values
Not Active
Lack of Planning
Lost Businesses
Unsafe for bicycles and pedestrians
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“Worst of Independence” Results
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Current Situation
Real Estate Markets Undergoing Significant Shifts
– Economic and housing market conditions have deteriorated– Charlotte’s housing market has held up better than most– Consumer spending, consumer confidence, and retail activity all down– Despite the current downturn, long-term projections for Charlotte
remain favorable
Roadway Construction Along U.S. 74
– Eastland Mall?– Access from U.S. 74 is changing– Possibility that Wal-Mart will move
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Insufficient Neighborhood Retail
Car Dealerships and Auto Mechanics
Grocery Stores1
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Retail Strengths and Challenges
• STRENGTHS– High traffic counts & visibility– Good regional access– Underutilized commercial land,
possibilities for redevelopment– Large population base to draw from
and established residential areas surrounding corridor
• CHALLENGES– Changing design of Independence
Boulevard has resulted in lack of development interest, loss of retail expenditures
– No easy in/easy outs on Independence– Lack of great intersections in corridor– Disconnected from adjacent
neighborhoods– Uncertainty associated with
construction on IndependenceHeavy traffic congestion during rush hours
Outdated retail
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• STRENGTHS– Good regional access to
potential employees and businesses
– Good proximity to existing office cores
• CHALLENGES– Small, traditionally Class B
office submarket – Not proximate to executive
housing cores– Lacks the diversity and
quality of retail/services desired by office tenants
– Few “anchors” to act as focal points for development
– Land prices and achievable rents in submarket make delivery of flex space difficult
– Lack of public transportation
Executive Housing
Employment Cores
Executive HousingEExecutive HousingExecutive HousingExecutive HousinggExecutive Housing
Employment Coresp yEmployment Cores
Office Strengths and Challenges
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• STRENGTHS– Good access to employment cores– Stable neighborhoods– Lush tree canopy and numerous
parks and other natural features
• CHALLENGES– Deferred maintenance and decaying
or vacant retail buildings impact residential values
– Disconnection of southern and northern neighborhoods due to freeway system.
– Little direct access to retail along Independence Blvd.
Disconnection in south neighborhoods
Stable neighborhoods throughout site
Residential Strengths and Challenges
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Overall Conclusions
Retail– Cycle of disinvestment (vacancies, abandonment) as access from U.S.
74 is changed– Neighborhood retail dollars being spent elsewhere, presents opportunity– Opportunity to focus regional retail at critical nodes
Office– Little demand for a new office core on Independence, due to proximity
to existing Uptown submarket and distance from executive housing– Some opportunity for Class A/B office at key nodes in mixed-use
settings
Residential– Potential for both for-rent and for-sale multifamily along Independence– Opportunity to reinvest in single family neighborhoods with new and
renovated detached homes
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Retail Market Overview
Based on RCLCo’s market analysis, the Study Area could potentially support:
• 1.1 million square feet of regional retail• 170,000 square feet of neighborhood retail
(north side of Independence)• 215,000 square feet of neighborhood retail
(south side of Independence)
This potential demand is based on large amounts of currently obsolete retail (~2 million square feet) being replaced.
Retail Demand to 2012
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Community Values
Access/Location
Quiet
TreesAffordablility
History
Stability
Safety/Security
Shopping
Transportation
Diversity
Schools
Places of Worship
Visibility
Planning Process
Future
Growth Potential
Walkways
Parks & Greenways
Clean
Entertainment
Urban Environment
Neighborhoods
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“Best of Independence” Results
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Issues + Values = Guiding Principles
L o c a t i o n a n d A c c e s s
N e i g h b o r h o o d s
Environment /Open Space
S a f e t y a n d S e c u r i t y
S h o p p i n g C h o i c e
D i v e r s i t y
Public / Religious Facilities
Blighted/Empty RetailTrafficCrime
Run-Down ApartmentsNo Close Shopping
TrashNot Enough Open Space
Lack of PlanningNo Left Turns
Poor Public TransportationDangerous Roads
Low Property ValuesNot Active
Poor LightingLost Business
Unsafe Bike/PedsEastland Mall
Run-Down Hotels
1. Strengthen and Build Neighborhoods
2. Create Nodes3. Reclaim and Showcase
Natural Systems4. Orient Towards Monroe and
Central5. Leverage Opportunities6. Provide Choices7. Balance Neighborhood,
Community, and Regional Needs
8. Define U.S. 749. Implement the Plan
Issues, Values, and Principles
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1. Strengthen and Build Neighborhoods
2. Create Nodes
3. Reclaim and Showcase Natural Systems
4. Orient Toward Monroe and Central
5. Leverage Opportunities
6. Provide Choices
7. Balance Neighborhood, Community, and
Regional Needs
8. Define U.S. 74
9. Implement the Plan
Guiding Principles
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Maintaining strong neighborhoods with stable values and ownership patterns is the most important Principle
Many people would like to see expansion/enhancement of greenways
Addressing quality of life issues (crime, blight, run-down apartment complexes) is very important
There is interest in developing interesting “nodes” that provide new retail opportunities
What We Heard About the Principles
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PLANNING SCENARIOS
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Preparing Your Ideas
As we explain the Character Framework plan, jot down your thoughts, questions, ideas, or concerns. These notes will help you in the final portion of today’s workshop.
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Green Framework
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Day-Lighting/Stream Restoration
• Stream Restoration Credits for Mitigation Bank
• Stormwater Benefits• Potentially Lower Floodplain
Elevation• Greenway/Recreation Location• Aesthetic Views for Adjacent
Land Uses• Neighborhood Buffers
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Environmental Features: Greenways
Stormwater Section• Stormwater Conveyance and Treatment• Replaces Existing Stormwater Pipes• Greenway Connection• Buffer Independence Boulevard from Adjacent Neighborhoods
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Environmental Features: Greenways
Creek Day-Lighting Section• Edward’s Branch Day-Lighting• Stream Restoration Credits and Stormwater Benefits• Topography/Grading Affects Corridor Size
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Character Areas
Types of Character Areas
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Character Framework
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Neighborhood General
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Neighborhood General
Purpose: Why do we need
Neighborhood General?
•Provide low to medium density residential
•Support the amenities and commercial uses in Neighborhood and Regional Nodes
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Neighborhood General
How does Neighborhood
General help us achieve our principles?
1. Strengthen and Build Neighborhoods
2. Create Nodes
3. Reclaim and Showcase Natural Systems
4. Orient Toward Monroe and Central
5. Leverage Opportunities
6. Provide Choices
7. Balance Neighborhood, Community, and Regional Needs
8. Define U.S. 74
9. Implement the Plan
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Neighborhood General
Access and Connectivity
Access from local roads
Medium level of internal and external connectivity
Character of Use
Residential (varying densities)
Building Types
Single-family detached homesTownhomes
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Neighborhood General
Infrastructure Improvements:
• Focus on complementary infill• Greenway connections to parks• Improved connections to
Neighborhood Nodes• Traffic calming
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Neighborhood Core
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Neighborhood Core
Purpose: Why do we need
Neighborhood Cores?
•Provide medium-density residential in mixed-use settings
•Serve local, small-scale retail and commercial demands
•Support the amenities and commercial uses in Neighborhood and Regional Nodes
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Neighborhood Core
How does Neighborhood Core help us achieve our principles?
1. Strengthen and Build Neighborhoods
2. Create Nodes
3. Reclaim and Showcase Natural Systems
4. Orient Toward Monroe and Central
5. Leverage Opportunities
6. Provide Choices
7. Balance Neighborhood, Community, and Regional Needs
8. Define U.S. 74
9. Implement the Plan
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Neighborhood Core
Access and Connectivity
Access from community road (i.e. Idlewild, Eastway)
High level of internal and external connectivity
Oriented towards transit or other community focal point
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Neighborhood Core
Character of Use
Predominantly residential with some neighborhood-scale services
Building Types
TownhomesApartment HomesSingle-family Homes
Mixed-useStorefront Commercial
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Neighborhood CoreExample Concept
FUTURE LAND USE:Residential (up to 17 DU/Ac)OfficeRetail (Limited to mixed-use buildings within 500’ of transit station)
OTHER INFRASTRUCTURE:•Limited connections to neighborhood•Walkable block size (+/- 2000’ block perimeter)•Orientation toward creek•Regional stormwater
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Neighborhood CoreExample Concept
FUTURE LAND USE:Residential (up to 17 DU/Ac)OfficeRetail (Limited to mixed-use buildings within 500’ of transit station)
OTHER INFRASTRUCTURE:•Limited connections to neighborhood•Walkable block size (+/- 2000’ block perimeter)•Orientation toward creek•Regional stormwater
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Neighborhood CoreExample Concept
FUTURE LAND USE:Residential (up to 17 DU/Ac)Office (Limited to mixed-use buildings along major streets)
OTHER INFRASTRUCTURE:•Connections to neighborhood•Walkable block size (+/- 2000’ block perimeter•Orientation toward streets and public spaces•Improved streetscape on Idlewild
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Neighborhood CoreExample Concept
FUTURE LAND USE:Residential (up to 17 DU/Ac)Office (Limited to mixed-use buildings along major streets)
OTHER INFRASTRUCTURE:•Connections to neighborhood•Walkable block size (+/- 2000’ block perimeter•Orientation toward streets and public spaces•Improved streetscape on Idlewild
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Remaking Independence Boulevard
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Remaking Independence Boulevard
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Neighborhood Node
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Neighborhood Node
Purpose: Why do we need
Neighborhood Nodes?
•Serve local retail and commercial demands
•Provide neighborhood serving retail, office, and medium-density residential in mixed-use settings
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Neighborhood Node
How does Neighborhood Node help us achieve our principles?
1. Strengthen and Build Neighborhoods
2. Create Nodes
3. Reclaim and Showcase Natural Systems
4. Orient Toward Monroe and Central
5. Leverage Opportunities
6. Provide Choices
7. Balance Neighborhood, Community, and Regional Needs
8. Define U.S. 74
9. Implement the Plan
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Neighborhood Node
Access and Connectivity
Access from community streets (i.e. Idlewild, Eastway)
High level of internal and external connectivity
Oriented towards transit or other community focal point
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Neighborhood Node
Character of Use
Mixed- or Multi-Use
Residential, Office,Retail
Building Types
Apartment Homes Mixed-UseStorefront CommercialTownhomes
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Neighborhood NodeExample Concept
FUTURE LAND USE:Residential (up to 22 DU/Ac)OfficeRetail (Limited to 50,000 SF per node)
OTHER INFRASTRUCTURE:•Connections to neighborhood•Walkable block size (+/- 2000’ block perimeter)•Orientation toward Monroe•Improved streetscape on Monroe
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Neighborhood NodeExample Concept
FUTURE LAND USE:Residential (up to 22 DU/Ac)OfficeRetail (Limited to 50,000 SF per node)
OTHER INFRASTRUCTURE:•Connections to neighborhood•Walkable block size (+/- 2000’ block perimeter)•Orientation toward Monroe•Improved streetscape on Monroe
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Neighborhood NodeExample Concept
Monroe Road
Oakhurst Elem
MONROE ROAD NODES
FUTURE LAND USE:Residential (up to 22 DU/Ac)OfficeRetail (Limited to 50,000 SF per node)
OTHER INFRASTRUCTURE:•Connections to neighborhood•Walkable block size (+/- 2000’ block perimeter)•Orientation toward Monroe•Improved streetscape on Monroe
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Neighborhood NodeExample Concept
Monroe Road
MONROE ROAD NODES
FUTURE LAND USE:Residential (up to 22 DU/Ac)OfficeRetail (Limited to 50,000 SF per node)
OTHER INFRASTRUCTURE:•Connections to neighborhood•Walkable block size (+/- 2000’ block perimeter)•Orientation toward Monroe•Improved streetscape on Monroe
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Remaking Monroe Road
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Remaking Monroe Road
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Regional Nodes
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Regional Node
Purpose: Why do we need
Regional Nodes?
• Serve regional retail and commercial demands
• Provide higher-density residential in mixed-use settings
• Create pedestrian-scaled, intense land uses, which can support transit stations
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Regional Node
How do Regional Nodes help us achieve our principles?
1. Strengthen and Build Neighborhoods
2. Create Nodes
3. Reclaim and Showcase Natural Systems
4. Orient Toward Monroe and Central
5. Leverage Opportunities
6. Provide Choices
7. Balance Neighborhood, Community, and Regional Needs
8. Define U.S. 74
9. Implement the Plan
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Regional Node
Access and Connectivity
Access from multiple regional roads (i.e. Independence, Sardis, Idlewild)
High level of internal and external connectivity
Oriented towards transit
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Regional Node
Character of Use
Mixed- or Multi-Use
Residential, Office,Retail
Building Types
Mixed-useStorefront CommercialLarge-Format RetailApartment HomesTownhomes
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Regional NodeExample Concept
FUTURE LAND USE:Transit-Oriented Development – Mixed
TOD-M (Residential, Office, and Retail) within ¼ mile walk distance of station
OTHER INFRASTRUCTURE:•Connections to neighborhood•Walkable block size (+/-2000’ block perimeter)•Access from Monroe, Idlewild, or other side streets•Orientation toward station and side streets
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Regional NodeExample Concept
FUTURE LAND USE:Transit-Oriented Development – Mixed
TOD-M (Residential, Office, and Retail) within ¼ mile walk distance of station
OTHER INFRASTRUCTURE:•Connections to neighborhood•Walkable block size (+/-2000’ block perimeter)•Access from Monroe, Idlewild, or other side streets•Orientation toward station and side streets
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Regional NodeExample Concept
FUTURE LAND USE:Transit-Oriented Development –Mixed
TOD-M (Residential, Office, and Retail) within ¼ mile walk distance of station
Residential (above 22 DU/Ac) and Office outside walk distance of station
OTHER INFRASTRUCTURE:• Connections to neighborhood• Walkable block size (+/- 2000’ block perimeter)• Access from Sardis, or other side streets• Regional stormwater solution• Capitalize on creek/greenway amenity• Orientation toward station and side streets
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Regional NodeExample Concept
FUTURE LAND USE:Transit-Oriented Development –MixedTOD-M (Residential, Office, and Retail) within ¼ mile walk distance of station
Residential (above 22 DU/Ac) and Office outside walk distance of station
OTHER INFRASTRUCTURE:• Connections to neighborhood• Walkable block size (+/- 2000’ block perimeter)• Access from Sardis, or other side streets• Regional stormwater solution• Capitalize on creek/greenway amenity• Orientation toward station and side streets
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Independence Business District
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Recognizes current larger-scale linear concentrations of uses and provides for their transition to other uses over time
Access from major regional roadways
Independence Business District
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How does Independence
Business District help us achieve our principles?
1. Strengthen and Build Neighborhoods
2. Create Nodes
3. Reclaim and Showcase Natural Systems
4. Orient Toward Monroe and Central
5. Leverage Opportunities
6. Provide Choices
7. Balance Neighborhood, Community, and Regional Needs
8. Define U.S. 74
9. Implement the Plan
Independence Business District
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Larger-format commercial and office uses without access improvementsSimilar to Neighborhood Core with access improvements
Character of Use
Building Types
Single-Use RetailApartment HomesTownhomes
Independence Business District
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Independence Business District Example Concept
PARCELS WITHOUT ACCESS IMPROVEMENTS
FUTURE LAND USE:•No increase in land use intensity from current land use•Existing businesses may expand parallel to Independence, but may not expand away from Independence toward neighborhoods
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Independence Business District Example Concept
PARCELS WITH ACCESS IMPROVEMENTS
FUTURE LAND USE:Residential (up to 22 DU/Ac)OfficeRetail (Limited to 5000 SF/Ac within mixed use building)
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Remaking Commercial Strips
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Remaking Commercial Strips
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Remaking Commercial Strips
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Employment District
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Employment District
Employment Districts provide employment choices for the community.
Need access to rail and highways
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How do Employment
Districts help us achieve our principles?
1. Strengthen and Build Neighborhoods
2. Create Nodes
3. Reclaim and Showcase Natural Systems
4. Orient Toward Monroe and Central
5. Leverage Opportunities
6. Provide Choices
7. Balance Neighborhood, Community, and Regional Needs
8. Define U.S. 74
9. Implement the Plan
Employment District
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Single-use office and industrial, with limited supporting retail uses
Character of Use
Building Types
Manufacturing FacilitiesWarehousesFlex SpaceLarge-Floorplate OfficesSupporting retail
Employment District
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Character Framework
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COMMUNITY INPUT
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Character Framework
Focus Area 1
Focus Area 2
Focus Area 3
Focus Area 4
Focus Area 5
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Instructions
• Select your Focus Areas – Find them on the wall to the left
• Review descriptions and detailed explanations of concepts on wall maps
• Discuss any questions you have with the City staff person at the wall
• Record your comments on the maps and comment sheets
Detailed Review and Comment
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NEXT STEPS
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Next Steps
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Stakeholder Interviews MayCOMMUNITY VISION WORKSHOP June 24Design Workshops to Develop
Alternative Scenarios (Advisory GroupReview Meetings) July 17 – Aug 7
Community Review of AlternativeScenarios October 28
Preferred Scenario Refinement Nov – DecCommunity Review of Area Plan
Recommendations Jan ‘09Prepare Final Plan Feb ‘09Final Report Feb ‘09Adoption Process Feb – July ’09
Items in YELLOW indicate opportunity for general public involvement and plan review
Next Steps
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Follow the process online at:www.charlotteplanning.org
For More Information