Place Type Descriptions Vision 2037 Comprehensive Plan The Vision 2037 Comprehensive Plan establishes a range of place types for Oxford, ranging from low intensity (limited development) Rural and Natural areas, up to highest intensity (substantial development) Urban areas. After adoption of the Plan the process of updating and changing the Land Development Code will begin. A part of that effort will be an evaluation of zoning districts and the zoning map to consider what zoning changes are needed to conform the current zoning to the recommendations of the Plan and existing land uses. The Future Land Use Map is a vision for possible to probable development in the next five years. While Comprehensive Plans are updated every 15-20 years, Future Land Use maps should be updated every five years. The Plan is a vision for future growth, but the Future Land Use map is more of a guide, requiring more frequent adjustments. Thus, areas substantially beyond potential for public water and/or sewer in a five year timeframe are generally indicated with low development potential, regardless of other factors. The place types outlined in the Vision 2037 Plan have the following general characteristics also outlined on the spreadsheet handout. The spreadsheet offers an easier way to quickly compare the different types. These place types are also used on the Future Land Use Map. They are not zoning districts. Consideration of changes to zoning districts will be a part of a Comprehensive Zoning Map amendment that must be considered after adoption of the Vision 2037 Plan. The land use type assigned in the Future Land Use Map generally, but not always, correspond to the existing zoning. Some changes to current zoning will be helpful, such as instances where existing uses (not likely to be changed) differ substantially from their underlying zoning. The following is a brief summary of the character of the various Place Types identified on the Future Land Use Map that are more fully described in Chapter 4 of the Vision 2037 Plan. Rural Places Natural Areas / Parks and Open Space (page 44) areas have little or no development, they are often open lands for environmental or recreational purposes. There are homes on properties large enough for well and septic service, typical of areas with no public water or sewer. Rural Area Neighborhoods (page 48) areas also have little development. Agriculture and homes on larger lots are the primary uses, although there may be some low intensity commercial uses. These areas also are unlikely to have public water or sewer service, and generally rely on well and septic. Rural Centers (page 52) provide services (small scale commercial or service uses) for surrounding rural neighborhoods and communities. They are generally geographically small areas located at intersections of prominent rural roads and contain commercial, residential, service, and institutional uses. As a community center they provide a sense of place and character for their neighborhood. They may have public water, but are unlikely to have sewer service.
Suburban Places Suburban Single Family (page 56) areas are primarily residential neighborhoods, with limited nonresidential uses (primarily institutional uses such as places of worship, recreation facilities, or schools). They have varied lot sizes, and are more likely to have public water, but may or may not have sewer service. Homes are primarily single-family detached, but some other types such as single-family attached or townhomes are also part of this use type. They are oriented to automobile access and necessary service and commercial uses are often (but not always) located a short drive from these neighborhoods, but rarely in walking distance. Suburban Multi-Family (page 60) areas are where higher intensity residential development is located; although they may contain home types ranging from single-family residential (attached or on very small lots) up to multi-story structures at densities up to 14 dwelling per acre, and generally 2-4 stories high. While residential uses are predominant, limited non-residential uses (primarily institutional uses such as places of worship, recreation facilities, or schools) are allowed. While many developments in Oxford have been permitted with this use type, it is hoped that the City will move away from placing these uses in isolated areas, removed from commercial and service uses. For purposes of building a community of excellent places, the multi-family use type should be more ideally located within a transit accessible mixed-use area, easily accessible to places that offer services and where residents can shop, dine, work. For this, and all remaining place types, full water and sewer services are necessary. Suburban Corridors (page 68) are areas that link suburban residential neighborhoods to suburban commerce centers. They are ideally mixed-use, framed by buildings (usually 2-3 stories, occasionally up to 4 stories depending on limits in the code); located along major thoroughfares between the city core and suburban centers. Although they are preferably serviced by public transit, they are oriented to access by vehicles, and often include development of single-family attached residential uses on or immediately adjacent to the corridor. Including these residential uses in close proximity to the commercial and service uses will, over time, reduce the use of vehicles by residents. There is a full mix of use types, although commercial and office uses are primary. Suburban Centers (page 64) are the areas where large footprint commercial uses are located (big box retail uses); although, in many cities, multi-story multi-family residential development is located within or near these centers. They are designed for almost total access by vehicles, unless a well-developed transit system is available. While commercial areas and chain restaurants are usually one story, office, lodging, and residential uses are usually multi-story. Those structures range from 2-5 stories, depending on locational height limits in the code. Single story structures are usually allowed through a special use permit (variance or special exception). A substantial challenge for these centers is to provide a pleasant shopping experience while still accommodating the high parking ratio desired by the retail stores. Shared parking arrangements with office or lodging uses should be considered. Large older shopping centers, which usually have a lot of excess parking capacity, are excellent areas for redevelopment into better designed mixed-use development at the intensity level of a suburban center.
Traditional Neighborhood Places Traditional Neighborhoods (page 74) are fully outlined in the Vision 2037 Plan. These areas have a mixed-use with easy access between residential, mixed, commercial area, and public spaces. They are walkable between use types, and have a town scale urban character. Residential areas have a generally small lot residential character, with close access to limited intensity commercial areas. Lower intensity single-family detached or attached or even small multi-family development is allowed in some designated areas, and residential uses on upper floors of buildings in commercial areas is encouraged. Complete Traditional Neighborhood developments may be built with all these types on a green field site or they may evolve incrementally over time. In considering the Future Land Use Map, the planning staff determined that several sub-categories of this use type would be appropriate for consideration in Oxford to more easily allow incremental establish of Traditional Neighborhoods. These include: Traditional Neighborhood Conservation This designation is to be used for the existing, smaller lot residential neighborhoods in close proximity to the Square. Most of these areas are already within the boundary of the existing conservation overlay area. The intent is to ensure that their integrity is not disrupted, and current protections would continue. Traditional Neighborhood Residential This designation will be for a use type for new residential development that replicates the development pattern (and density) of the existing older residential neighborhoods. It will allow low intensity, small lot, residential uses that include detached and attached single-family homes, and low intensity (duplexes, triplexes, and quadplexes) that are of a scale no larger than a single-family home. Development standards would limit locations of the multi-family structures, and percentages of each type. Larger multifamily structures would not be allowed. Traditional Neighborhood Business This designation will be for smaller properties and allow the incremental development of commercial or mixed-use corridors that serve adjoining traditional residential neighborhoods. They would be usually located along major roadways that adjoin residential areas. Buildings would be lower intensity and less oriented to vehicles than the suburban use type designation. Structures would be 1-3 stories high, with residential uses encouraged on upper floors. This type reflects the lower intensity commercial areas envisioned in the existing Neighborhood Business or Professional Business zoning districts. Traditional Neighborhood Center This designation is for somewhat larger properties (at least 5 acres or so), or sites (such as older shopping centers) being redeveloped. The standards are for the development of mixed-use centers that serve adjoining traditional residential neighborhoods. Although a Traditional Neighborhood Center would be somewhat higher intensity than development along the corridors, they would still be mixed-use in character and less vehicle oriented and more walkable than suburban development use types. Structures would primarily be 2-3 stories high (with 1 story allowed by special permit), with some 4 story structures (depending on limits in the code).
Urban Places Traditional Neighborhood Development This is the fully envisioned development type extensively described in the Vision 2037 Plan. It is appropriate for large development sites, and contains the full range of use types described previously Traditional Neighborhood residential, business, and centers. The residential areas have walkable access to the commercial centers and public gathering spaces, there are areas for single-family, mixed residential, and residential uses are on upper floors in the commercial centers. Structures are primarily 2-3 stories (with 1 story allowed by special permit), with some 4 story structures (depending on limits in the code). The overall character is Town Scale urban. Urban Corridors (page 86) are the major transportation routes leading to and from the urban core, primarily lined with commercial uses. As with the Traditional Neighborhood Development place type, Oxford has two type of such corridors, reflects historic areas and newer commercial corridors. Urban Corridor Historic - In Oxford, the two historic urban corridors are Jackson Avenue from the Square, west to Molly Barr; and University from the corner of Lamar east to Bramlett Avenue. Those segments, while urban in character, should have a lower intensity of future development than envisioned for more recently developed areas. Both corridors are important visual and cultural gateways into The Square, the heart of Oxford, and both back into residential neighborhoods. Structures should be no more than 3 stories, with an average height of 2 stories. Although mixed-uses are encouraged, with residential allowed on upper floors, the primary character of these corridors should be a town scale urban with primary uses being commercial or institutional. Code changes may be required to provide guidance for future development along these important corridors. Urban Corridor This place type is designated for areas of substantially intensive development, built along major transportation routes. Multi-story structures are strongly encouraged, along with a compact development pattern. Building are located at a sidewalk to create a street wall that will enhance the experience of pedestrians. These areas are fully mixed-use in character, although commercial and office uses are the primary uses. Structures range from 1 to 4 stories, with 2-4 stories as an average height. The Future Land Use Map (with its 5 year perspective) indicates potential for only one Urban Corridor in Oxford (on East University, past Hwy 7). That is likely to change further into the future. Urban Core/Urban Center (page 80) as a use type is both more intimate in scale, and more intense than suburban centers. True urban places are easily walkable, immediately accessible to adjoining residential areas, and far less oriented to the needs of vehicles (drives and parking) than suburban areas. They are higher intensity than Traditional Neighborhood business centers, but still oriented to multistory, multi-use structures. These should be the heart of a community; with the realization that a city the size of Oxford is becoming large enough for more than one heart.
This is an important consideration, with the realization that while The Square will always be the true center and heart, one or two other walkable centers will allow additional shopping and entertainment areas and relieve some of the pressure on The Square, which is currently the only walkable center for dining and entertainment in the city. As with Urban Corridors, Oxford has its historic core, and potential for one or two new auxiliary cores. Urban Core Historic (The Square) The soul and center for Oxford is The Square. The primary vein of character for the city runs from the Lafayette County Courthouse, down Lamar and out University to the Circle at Ole Miss. Few places possess the depth of character and history found in those two places and the corridor between them. Protecting and enhancing The Square has long been of vital importance to Oxford, its citizens and leaders. While fully urban in nature, it is a lower intensity scale of urban, with primarily 2-3 story commercial and mixed-use buildings; punctuated by the larger civic structures (Courthouse and City Hall). Protections already established for The Square must remain; but the best protection may be to establish new walkable places where residents, students, and visitors can go as alternatives to the places for dining, drinking, and entertainment that crowd The Square. Urban Center This place type is one with a developed pattern of mixed-use, primarily multistory structures. Buildings are primarily 2-3 stories, with provision for a few buildings, in a few locations, with heights up to 6 stories (through a special permit such as a variance or special exception). Similarly, single story structures can be allowed through a special use permit. The inclusion of multi-story structures with residential units on upper floors will over time reduce the use of vehicles by residents. Urban Centers have concentrations of business, services, housing, gathering places, and green spaces the provide those who live and work there with multiple options for access and use. Parking is preferably structured, often hidden on upper floors, or behind buildings that front the public street. The Future Land Use Map (with its 5 year perspective) indicates potential for only two other future Urban Centers in Oxford. The first would result from redevelopment in the area at and near the intersection of Hwy. 7 and University Avenue, and the second at the intersection of North Lamar and Molly Barr Road. Special Use Areas Special Districts (page 94) support employment, service, or educational uses; and take different forms based on the use and its intensity. The primary Special Use Districts in Oxford are for government, educational, industrial, and medical uses.