It is, however, anticipated that a variety of activities will occur—some immediately, some in the next few years, and some in the longer term, in response to the existence of this plan.

Recognizing that the Land Use Plan map assigns general land use categories to blocks and parcels based on current projections for development and preservation and recognizing that these designations are not exact, the Planning Commission may, in its discretion, consider a use/development/project to be in conformance with the Plan when the proposed use/development/project is allowed under the Plan in a directly abutting area.

A number of detailed neighborhood-level planning initiatives are already completed. The results of these initiatives have been taken into account in preparing this broader-level land use plan.

It is expected that additional detailed neighborhood-level planning initiatives will be undertaken based on the neighborhood preservation areas identified in the plan. Some of these initiatives are already underway, and others are in the discussion stages. When concluded, the results of these processes will be incorporated into and “attached to” the land use plan.

Zoning designations are continually problematic in the City, and more often than not new development requires a variance from the existing zoning code. It is anticipated that once this plan is adopted zoning designations will be modified to conform to the plan and “overlay districts” may be developed and adopted that are specific to the character of specific neighborhoods and development areas.

Development in the City is market-driven, as it is everywhere. Development will occur in areas designated in the plan as the market for City real estate continues to strengthen, building upon the success of existing City neighborhoods and developments, and the vision of developers and neighborhoods.