NORTHWEST HIGHWAY AND PRESTON ROAD AREA PLAN Advisory Task Force Meeting # 4 February 16, 2016

Transcription

1 NORTHWEST HIGHWAY AND PRESTON ROAD AREA PLAN Advisory Task Force Meeting # 4 February 16,

2 DRAFT SCENARIOS - Alternative Scenarios Overview area - they are not to be considered as future plans for the area.

3 Alternative Scenario C Mixed-Use Center Focus (Zone 1) Isolates the implications of establishing land use change in Zone 1 towards a true mixed-use environment (as described by some community stakeholders in multiple meetings) Identifies parcels for potential redevelopment based upon a number of factors including parcel size, improvement to land value ratio and building age Existing Preston Center Parking Garage is included as a potential redevelopment site Focuses on Zone 1 3

4 Alternative Scenario C Focuses on Zone 1 4

5 Building Prototypes and Development Scenarios Developed a set of building prototypes that follow current zoning regulations. These buildings are used to test land use scenarios and traffic impacts. They are not specific development proposals, or design renderings. Buildings are placed to test assumptions and impacts within zones, not specific development parcels. 3D renderings are meant to outline density massing, not specific building designs 5

6 Alternative Scenario C Mixed-Use Center Focus (Zone 1) 6

7 Alternative Scenario C Mixed-Use Center Focus (Zone 1) 7

8 Alternative Scenario C Mixed-Use Center Focus (Zone 1) Residential Office Retail 8

9 Alternative Scenario D Office Center Focus (Zone1) Isolates the implications of establishing land use change in Zone 1 towards a more office oriented environment. Identifies parcels for potential redevelopment based upon a number of factors including parcel size, improvement to land value ratio and building age Existing Preston Center Parking Garage is included as a potential redevelopment site Focuses on Zone 1 9

10 Alternative Scenario D Focuses on Zone 1 10

11 Alternative Scenario C Mixed-Use Center Focus (Zone 1) 11

12 Alternative Scenario D Office Focus (Zone1) 12

13 Alternative Scenario D Office Focus (Zone1) Residential Office Retail 13

14 Parking Garage Treatment Options Above ground with green perimeter Residential Office Retail 14

15 Parking Garage Treatment Options Above ground with corner plaza Residential Office Retail 15

16 Parking Garage Treatment Options Under ground with public open space Residential Office Retail 16

17 Alternative Scenario E Office Focus (Zone 2) Isolates the implications of establishing land use change on the vacant parcels in Zone 2 towards a low-rise office environment Assumes that an open space buffer would be required between the new development and the existing singlefamily detached neighborhood Focuses on Zone 2 17

18 Alternative Scenario E Focuses on Zone 2 18

19 Alternative Scenario E Office Focus (Zone 2) 19

20 Alternative Scenario E Office Focus (Zone 2) 20

21 Alternative Scenario F Mixed Residential (Zone 2) Isolates the implications of establishing land use change on the vacant parcels in Zone 2 towards a single-family attached (townhome) environment Assumes that an open space buffer would be required between the new development and the existing singlefamily detached neighborhood Focuses on Zone 2 21

22 Alternative Scenario F Focuses on Zone 2 22

23 Alternative Scenario F Mixed Residential (Zone 2) 23

24 Alternative Scenario F Mixed Residential (Zone 2) 24

25 Alternative Scenario G Focuses on Zone 4 25

26 Alternative Scenario G Mixed Residential (Zone 4) Isolates the implications of establishing land use change on the parcels in red towards a higher density MF product than exists today. Much of the existing development is below the maximum allowable density. The bolded zoning labels show the maximum allowable density. Under Scenario B, all the red parcels would be redeveloped to their maximum zoning density. Under Scenario G, they would be redeveloped to a more realistic density. 26

27 Housing Options in Zone 4 The lack of density is largely the result of higher parking ratios. Multifamily units require 1 space for every 500 sqft of dwelling space. Therefore a typical 1,000 sqft unit would require 2 parking spaces. Reducing unit sizes to between sqft is necessary in order to achieve the zoned maximum density, along with reductions in landscaping Alternatively, development that s denser than the existing development, but less dense than the maximum zoned density development. An example of these developments are summarized in the table below. Typical Current MF-1 Unit Moderate MF-1 Unit Maximum Zoned Regulation MF-1 Unit Density units/ac 35 units/ac 50 units/ac Unit Size 1,500 sqft 1,200 sqft 830 sqft Parking Spaces Landscaping 20% 15% 10% Height 24 (two stories) 36 (three stories) 36 (three stories) 27

28 Scenario G Growth Highlights Existing Development Scenario B: Maximum Zoning Regulations Development Scenario G: Realistic Development Housing Units 1,932 3,739 2,126 Single Family Townhomes Multifamily 1,932 3,739 2,126 Retail Square Footage 123, , ,156 Office Square Footage 23,546 23,546 23,546 28

29 Scenario G Summary Majority of the Pink Wall area is MF-1, which has a density cap of 50 units/ac. However, much of the existing development in those zones is closer to units/ac. Existing MF-1 zoned parcels are allowed to achieve greater levels of development under existing zoning regulations. Under Scenario G, MF-1 would redevelop, but to a more realistic density of 35 units/ac Existing PD-15 has a density of 52.4 units/ac, and meets that across entire PD, even though certain parcels are less dense. Under Scenario G, PD-15 would not redevelop. New PD-946 has a density limit of 60 units/ac, while currently there is a density ~10 units/ac. Under Scenario G, this PD-946 will redevelop to this new density cap. 29

30 Additional Analysis (Will be performed for Preferred Scenario) 3D Modeling Using City Engine Massing Visualizations Viewshed & Shadow Analysis 30

31 3D Modeling in CityEngine 31

32 Viewshed & Shadow Analysis 32

33 Facilitated Discussion - Scenarios

34 Next Steps

35 Next Steps Based upon feedback received from the Advisory Task Force in this meeting, the consultant team will prepare revised alternative scenarios for discussion and public input at a Community Open House on March 22, 2016 Building upon feedback from the Open House, the consultant team will prepare land use case studies, future land development strategies, and future transportation strategies The consultant will meet with the Advisory Task Force on May 3 to discuss these preliminary strategies Potential February ATF meeting 35

36 Project Schedule March 2015 Task Force Launch Meeting (Complete) April 2015 Task Force Background / History (Complete) July 2015 Task Force / Consultant Kickoff Meeting ( Complete) October 2015 Existing Conditions (Complete in January) November 2015 Community Meeting #1* December 2015 Preliminary Vision Scenarios Development March 2016 Scenarios / Land Use & Transportation Components * April 2016 Land Use & Transportation Components May 2016 Recommendations / Implementation Strategy June 2016 Final Report / Next Steps * (*) Larger community meetings / workshops these months 36

37 Project Website: Closing

38 NORTHWEST HIGHWAY AND PRESTON ROAD AREA PLAN Advisory Task Force Meeting # 4 February 16,