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72LAND USE2040 COMPREHENSIVE PLAN UPDATE DRAFT Dec14-17 for review only DRAFT Dec14-17 for review only DRAFT Dec14-17 for review only DRAFT Dec14-17 for review only Land Planning Techniques for Transitions Land use planning techniques for transitions include: • Using natural features (such as water bodies� wetlands� trees, ravines, and other topographic features) to separate uses� Figure 3-2 illustrates how a wetland can be used to separate residential and light industrial uses� The wetland provides a natural barrier between the two uses and also provides a greater separation in distance than standard zoning setback requirements� • Using man-made features to separate uses� Just as natural features can be used to separate uses, so may man-made features, such as major roadways or parks� • Placing uses next to different uses of similar intensity� Figure 3-3 illustrates an apartment building, which is an intense/dense residential use, located across a major street from a retail center, also a relatively intense use. Another example would be placing an office use next to an apartment building or similar types of lesser intensity uses� • Graduating land use intensity (such as placing low density residential next to medium density residential next to high density residential, etc�)� Figure 3-4 illustrates a progression from single-family homes to townhomes or apartments� In this example, the density and scale of each of the developments relates to the neighboring use� • Establishing land use patterns that avoid mixing traffic from high intensity uses with low intensity uses on local streets (no sketch). For example, streets should be laid out so that commercial traffic takes access from collector or higher-level streets, not local streets that directly serves driveways for residential properties� Land use planning techniques for transitions are reflected in the Land Use Guide Plan map and may be used as development location criteria when considering amendments to the Land Use Guide Plan� However, the separation of uses resulting from the use of these techniques must be balanced with the benefits of having different land uses located in close proximity for the sake of convenience and livability.Figure 3-2 Figure 3-3 Figure 3-4