Public Sector Experience Examples
Pflugerville, Texas Corridor Plan
The City of Pflugerville contracted with Houston-based Wilbur-Smith and Associates (WSA) to conduct a corridor study along two new toll roads planned to divide the city. The corridor study was well under way when the toll roads were completed three months ahead of schedule. In an effort to complete the study and the new development code, the IPS Group was hired to focus on the implementation portion of the project. The IPS Group was directly responsible for:
- Analysis of Surrounding Communities – IPS conducted research and performed telephone surveys of nine surrounding communities to document relevant regional factors, plans and projects that could influence the corridor. In addition, IPS examined how aggressive each city was in terms of economic development and what Pflugerville would need to do to compete with surrounding communities. Specific recommendations were made that included traditional economic development tools as well as new and innovative techniques. (See attached sample of work.)
- Land Management Matrix – IPS prepared a detailed matrix highlighting the different types of land management techniques available in Texas. Each technique was scored according to ease of use, effectiveness in implementing the City’s vision and ease of administration. As a result, the Advisory Committee directed the consultant to draft a hybrid code that combines the use regulations in a Euclidean ordinance, the character and form regulations of a Smart Code with incentives to develop in a denser, traditional pattern. (See attached sample of work.)
- Development of Code - IPS performed a diagnostic review of current
development-related codes and other regulations relevant to plan implementation
in an effort to propose specific code revisions. IPS worked closely
with WSA and assisted in writing specific sections of the code and establishing
two development options within the same code. The resulting regulations
allow someone to develop in a typical suburban pattern; however, there
are many incentives to entice developers to choose a more traditional
neighborhood development pattern. Much of the code language, developed
in association with WSA, was vetted and refined utilizing 3D visualization
software. Using this technique the citizens and public officials
were able to "see" what type of development the code would
produce as the planning process progressed. Comments and concerns
raised were instantly analyzed from a visual standpoint such as this
example of the "sky exposure angle" buffering provision.
- Implementation Action Plan – IPS prepared an Action Plan that recommended specific steps for “jump starting” implementation, particularly within the first six months following plan adoption, as well as strategies for maintaining stakeholder support and awareness.
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Bryan, Texas Comprehensive Plan
In 2005 the City of Bryan hired the IPS Group to update the City’s comprehensive plan. Given the diverse population in Bryan, IPS developed a community involvement plan to reach as many citizens as possible, including:
- A Comprehensive Plan website,
- Bi-lingual public service announcements,
- Topical focus group meetings
- Public input sessions held in various neighborhoods, and
- Community-wide open houses.
Along with a useable set of land use policies and a detailed thoroughfare plan extending into the City’s ETJ, a primary component of the plan is an Implementation Guide that identifies actions and those responsible for completing those actions. A brochure was also developed describing a prioritized “Top 16 List” of the most important issues identified by the public throughout the planning process. The plan was unanimously adopted by City Council in January 2007 and was awarded “Comprehensive Plan of the Year” by the Central Texas Section of APA.
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Sugar Land, Texas Vested Rights and Variances
In 2007 IPS Group was awarded a contract to help the City of Sugar Land establish rules and procedures for its Zoning Board of Adjustment and to create a vested rights recognition program. The City is dealing with infill development in areas that were originally developed outside the city limits under a different set of restrictions. These infill cases often require action by the Zoning Board to consider variances to city regulations. This project is on-going at this time.
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College Station, Texas Planning
During her tenure with the City of CS, IPS Group Principal, Jane Kee, established the City’s first long range planning program. Not only was she responsible for two complete comprehensive plans adopted in 1984 and 1994 but she established a program to maintain the comprehensive plan through focused area planning updates as growth happened and change occurred within the community. Several area plans received awards from the Texas Chapter of the American Planning Association. The City received the Planning Excellence Award from the State in 2000 and Ms. Kee received “Planner of the Year” in 2001. A few examples of some of the area plans follow:
Greenways Master Plan
This planning effort began as an implementation statement from the City
of College Station Comprehensive Plan. It grew out of a cooperative
effort among local residents and a grass roots environmental group, the
Brazos Greenways Council (BGC). This group had concerns for flood control
and the preservation of local floodplains. At the City Council’s
direction, the planning staff developed a process to prepare a Greenways
Master Plan. The BGC was combined with a City Council appointed
task force including local developers, engineers, landscape specialists
and citizens to formulate a master plan that was to be the first of its
kind for the region.
The resulting Greenway Master Plan contained an inventory of existing resources and examined existing and proposed land uses in order to design a tiered greenway classification system. Three classifications were developed; Urban Greenways, Suburban Greenways and Rural Greenways. Greenways were then prioritized considering several factors; surrounding land use, imminent development pressures and flooding problems. Decisions could then be made relative to expenditures of funds for acquisition. Trail and other improvement design standards were developed for each classification. Implementation strategies were also included in the document that required amendments to the land use plan and changes in policy relative to the rezoning of floodplain areas.
Voters began implementing the plan with the approval of a bond issue that included funding for the initial acquisition of greenways. College Station staff now works with land owners and developers as property is developed to acquire additional greenways. This project is an example of a true public-private partnership that began as a grass-roots effort.
East By-Pass Neighborhood Plan
The Comprehensive Plan is typically implemented through development regulations,
ordinances and capital improvement programs. It is generally long-term
oriented and may not address all of the immediate concerns of any given
area, especially when growth does not occur as expected. The purpose
of a neighborhood or area plan is to work with residents to identify
issues and devise strategies to address them. This process was used on
College Station’s east side to:
- provide a framework for residents to identify issues;
- educate residents about the city’s services and processes;
- educate the city about the neighborhood’s concerns;
- plan for change rather than solely reacting to it;
- initiate neighborhood improvement projects, and
- update the Comprehensive Plan.
The East By-pass project kicked off with a large public meeting with more than 180 residents and property owners in attendance. Through small group processes residents identified things that they liked and did not like in their neighborhoods. A Citizen Planning Team was formed with volunteers from the area to work on the plan. This group of residents met over a 6-month period to frame the issues, create objectives and develop action recommendations.
YOUTH VISION
As part of the East By-Pass Neighborhood Plan, a project entitled Youth
Vision! was developed to involve youth from the area in the planning
process. Through activities and a half-day workshop, the youth explained
their concerns and described their vision for the future of their neighborhoods.
The results of the Youth Vision! project were turned into action
recommendations that were included in the plan.
This project used the combined efforts of residents, property owners, neighborhood groups, youth and city departments to positively affect the area. The plan was adopted as an amendment to the existing comprehensive plan and contained appropriate changes to the land use and thoroughfare maps. The East By-Pass Plan and YOUTH VISION! component were recognized by the Central Texas Section of APA with a small area planning award in 2000.
East Side Thoroughfare Plan
A large rural area in the city’s ETJ had experienced a great amount
of large-lot residential development and was beginning to see commercial
development pressures along perimeter roadways. The area had not been included
in the City’s existing thoroughfare plan and access to developed
areas within the existing city was circuitous at best. The area was so
large that a special public involvement process was necessary. Local property
owners within the area were invited to a public meeting scheduled for the
sanctuary of an area church. The large turn-out demonstrated the keen interest
the residents had in having a say in the future of their community. The
residents were briefed on the planning process in general and thoroughfare
planning process in detail. The residents were then placed in groups to
develop a preliminary plan. Each group was
purposely composed of members with conflicting interests and concerns.
By working together to find solutions to future road locations, all individuals
gained not only a better understanding of each other, but also a better
understanding of the issues involved in developing a thoroughfare plan.
Review of the citizen-produced plans showed a good overall grasp of the
process and quickly revealed the issues that the residents had in common.
It also revealed the particular issues that would have to be address, at
length, by the larger group. When initially polled, the attendees demonstrated
little confidence in the process or even the need for an area thoroughfare
plan. However; at the final meeting over 70% of the attendees advocated
adoption of the plan they had helped create. After a unanimous recommendation
for adoption by the Planning and Zoning Commission, the plan was adopted
by a unanimous vote of the City Council. This was a fine example of education
and consensus building through participation.
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College Station, Texas Unified Development Ordinance
During her tenure with the City of CS, IPS Group Principal, Natalie Ruiz was instrumental in a comprehensive rewrite of the city’s development regulations. The goal for the resulting document was a manual that was easy for all parties to understand and one that could be easily administered.
This planning effort included a comprehensive public involvement program. Subcommittees of the Planning and Zoning Commission and City Council met extensively to discuss land development policies over a year-long period. Other public involvement efforts included focus group meetings, stakeholder meetings, joint meetings between the City Council and other volunteer boards and commissions. Another public involvement strategy was an outreach program to the local community that included presentation and discussions with local service organizations such as the Lions Club, Rotary Club and the League of Women Voters. This outreach program also included local business organizations such as the Bryan/College Station Board of Realtors, the Bryan/College Station Apartment Association, Homeowner’s Associations, and the Building and Land Development Forum. City staff also met weekly with citizens and developers at 7a.m. breakfast meetings to discuss the proposed requirements, receive input and negotiate acceptable alternatives where possible.
The resulting Unified Development Ordinance (UDO) included many neighborhood protection standards to deal with the adjacency and infill issues when commercial development occurs near existing neighborhoods. Such protection standards include height limitations, buffering requirements, landscaping, exterior lighting standards and specific use standards. This is an excellent example of balancing the needs for commercial development and protecting existing and future neighborhoods.
The unanimous vote by City Council to adopt the new Unified Development Ordinance in 2003 capped a months-long process that incorporated input from varied interest groups ranging from homeowners to developers and other government entities.
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Bryan, Texas Code Review
In 2005 the City of Bryan hired the IPS Group to update the City’s comprehensive plan. Throughout this planning effort, there has been an emphasis on implementation. The Comprehensive Plan provides general direction and policies for the physical development of the City. But it is only through the adoption of development codes and ordinances crafted to fulfill these policies that a city truly begins to see its vision unfold. As part of the detailed implementation plan for Bryan, an analysis of all existing development-related codes and ordinances was performed. The IPS Group conducted a technical review and produced a report that outlined suggested changes for a user-friendly, consistent, understandable and concise set of development-related codes that further the goals of the updated Comprehensive Plan. For example, one major issue facing the City of Bryan is redevelopment of older commercial areas and neighborhoods. Knowing this, we incorporated several changes to existing development review processes to help streamline redevelopment projects without sacrificing quality review.
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San Angelo, Texas Code Review
In 2005, the City of San Angelo hired the IPS Group to perform a technical review of the city’s Subdivision Regulations and construction standards. A diagnostic report was produced that outlined suggested changes for a user-friendly, consistent, understandable and concise ordinance. Our evaluation was guided by the belief that City Officials, private developers and all citizens are best served by development regulations that are easy to interpret, use, administer and enforce. Vague, conflicting and cumbersome ordinances can pose an obstacle to achieving established community objectives. In evaluating the substance and structure of San Angelo’s existing subdivision regulations, we focused on the following issues:
- Document organization, format and usability;
- Consistency among provisions;
- Administrative efficiency;
- Regulatory clarity; and,
- Compliance with the Texas Local Government Code.
The diagnostic report is the first step in updating or possibly redrafting new Subdivision Regulations. This technical report established the basic framework for developing up to date regulations and construction standards for the City of San Angelo.