The Floyds Fork Area PlanGrowth Framework and Design Principles

Presented by:

Wallace Roberts & Todd, LLCWallace Roberts & Todd, LLCMarch 24, 2009

© Ted Wathen / Quadrant

Agenda

• Project overview and purpose

• Growth framework

• Design principles for centers• Design principles for centers

• Next steps

• Questions and Answers

• Stations

Project Overview and Purpose

• Balance land conservation and population growth

• Create compact, mixed-use centers to limit sprawl

• Preserve existing natural resources• Preserve existing natural resources

• Integrate mixed-use centers with Floyds Fork Greenway and City of Parks’ Louisville Loop trail

• Promote best development and conservation practices• Promote best development and conservation practices

• Implement design and development guidelines

Growth Framework

© Ted Wathen / Quadrant

What Have We Been Hearing?

“Preserve rural character”“Protect groundwater recharge, protect water quality”

“Protect rural character and streams”

Preserve rural character

“Keep rural”“Limit heavy development”

“Keep entire area rural”

“Limit heavy development”

“Already overdeveloped”“Keep these trees”p

“Working farms need protection”

“Leave Fisherville as is”

© Ted Wathen / Quadrant

© Ted Wathen / Quadrant

© John Nation

Existing Conditions

Existing and Future Parkland

Public (21st Century and Metro Parks)Future FundFuture FundOther

Existing Conditions

Existing Agricultural Land and Park Land

Existing AgricultureParklandParkland

Existing Conditions

Steep SlopesN Sl

Slope and Floodplain

No SlopeFloodway100-Year Floodplain

What Have We Been Hearing?

“Permit development around Floyds Fork”

“Permit development, but respect character”“D t b d d l t ith l ti ”

“Colonial design standards along Bardstown Road”

“Do not burden development with regulations”

“Already overdeveloped”Already overdeveloped“Don’t label my land”

“Let me develop my land as I see fit”Let me develop my land as I see fit

Existing Conditions

Multi-Family ResidentialSi l F il R id ti l

Residential Development

Single-Family ResidentialProposed Single-Family

Existing Conditions

Where Do People Live?

Existing Conditions

Building Permits 2003-2007

Multi-Family ResidentialSi l F il R id ti l B ildiSingle-Family Residential BuildingCommercial Building

Existing Conditions

CommercialR id ti l

Pending Development

Residential

Growth Framework

• West of the Fork:F t th f d

The “Big Idea”

Future growth focused on designated centers and existing infrastructure

• East of The Fork:Protect resources while accommodating compatible development

• The Fork:Seam between neighborhood and conservation development areas

Growth Framework

Neighborhoods

Core Conservation Area

e g bo oods

Conservation Development Area

Centers

Growth Framework

Neighborhoods

• Area of new and infill d l tdevelopment

• Additional commercial development in Neighborhood Form Neighborhood FormDistricts

• Open space integrated into development pattern

• Explore techniques to fund infrastructure extensions

Growth Framework

Conservation Development Area

• Development combined with • Development combined withresource conservation (e.g. conservation subdivision)

• Additional commercial development encouraged in established developed areas

• Open space integrated into development patterndevelopment pattern

• Target infrastructure extensions to support desired development pattern

Growth Framework

Core Conservation Area

• Emphasis on protecting i (th F k primary resources (the Fork

and 100-yr floodplain)

• Recreational development acceptable (e.g. additional acceptable (e.g. additionaltrail connections to the Fork)

• Potential TDR sending area if t bli h d l t if established as a voluntary program

Growth Framework

Centers

• Areas suitable for compact, i d d l tmixed-use development

• Priority areas for new infrastructure investment

S bj t t F Di t i t • Subject to Form District designation and regulation

• Implement standards for development characterde e op e t c a acte

• Potential TDR receiving area if established as a voluntary program

Growth Framework

Proposed development

Corridors

Trail connections

Discourage this…

Why are Centers needed?Discourage this…

…and encourage this

Why are Centers needed?…and encourage this

• Eliminate new stretches of linear commercial development that promote development that promotetraffic congestion, air pollution, and inefficient use of infrastructureof infrastructure

• Provide compact areas to be served by multiple modes of t t ti h transportation such as mass transit

Design Principles for Centers

CampusNeighborhood

Form Districts

gRegional CenterSuburban Marketplace CorridorSuburban WorkplaceTown Center

ll llVillage / Village CenterDowntownTraditional Marketplace CorridorTraditional NeighborhoodTraditional WorkplaceTraditional Workplace

CampusNeighborhood

Form Districts

gRegional CenterSuburban Marketplace CorridorSuburban WorkplaceTown Center

ll llVillage / Village CenterDowntownTraditional Marketplace CorridorTraditional NeighborhoodTraditional WorkplaceTraditional Workplace

Regional Center Form District

• Encompasses major shopping facilities high-intensity commercial services offices • Encompasses major shopping facilities, high intensity commercial, services, offices,entertainment and medium to high-density residential uses serving a regional market

• Floor space greater than 400,000 sf to serve market area of 100,000 or more

St. Matthews Mall

Regional Center Form District

• Encompasses major shopping facilities high-intensity commercial services offices • Encompasses major shopping facilities, high intensity commercial, services, offices,entertainment and medium to high-density residential uses serving a regional market

• Floor space greater than 400,000 sf to serve market area of 100,000 or more

The Washingtonian Center Gaithersburg, MD

Town Center Form District

• Compact center with a mix of moderately intense commercial civic office and residential • Compact center with a mix of moderately intense commercial, civic, office, and residentialuses focused on an identifiable core

• Floor space between 100,000 sf and 400,000 sf to serve market area of 25,000 to 75,000

St. Matthews Town CenterFerncreek Town Center

Town Center Form District

• Compact center with a mix of moderately intense commercial civic office and residential • Compact center with a mix of moderately intense commercial, civic, office, and residentialuses focused on an identifiable core

• Floor space between 100,000 sf and 400,000 sf to serve market area of 25,000 to 75,000

Market Common at Clarendon Arlington, VA

Village / Village Center Form District

• Development in the center of a village offering goods and services at a scale that is • Development in the center of a village offering goods and services at a scale that isappropriate for nearby residential area

• Maximum single building square footage shall be 70,000 SF

Norton Commons Village CenterMiddletown Village Center

Village / Village Center Form District

• Development in the center of a village offering goods and services at a scale that is • Development in the center of a village offering goods and services at a scale that isappropriate for nearby residential area

• Maximum single building square footage shall be 70,000 SF

Merchant’s Square Williamsburg, VA

Potential Center Type by Form District

Fisherville

Regional Center Form Districtg

Town Center Form District

Village Center Form District

Billtown Road at I-265

Cooper Chapel Road at

Bardstown Road at I-265

Bardstown Road

Center Design Principles

• Environment

• Use

• Streets and blocksStreets and blocks

• Parks, plazas, and trails

• Buildings and parking

• Streetscapes

Center Design Principles

Environment• Encourage energy efficient, green building

design

Center Design Principles

Environment• Encourage energy efficient, green building

design

• Integrate best practices for storm water management into site design (streets, plazas, parks, parking lots, etc.)

Center Design Principles

Environment• Encourage energy efficient, green building

design

• Integrate best practices for storm water management into site design (streets, plazas, parks, parking lots, etc.)

bli h d fl d l i b ff • Establish stream and floodplain buffers to mitigate development impacts related to water quality and flooding

Center Design Principles

Environment• Encourage energy efficient, green building

design

• Integrate best practices for storm water management into site design (streets, plazas, parks, parking lots, etc.)

bli h d fl d l i b ff “Amsterdam bus.” Photograph. Vitaly Volkov. Available from Flickr: http://

http://www.flickr.com/photos/70475110@N00/195045436/sizes/l/

• Establish stream and floodplain buffers to mitigate development impacts related to water quality and flooding

• Integrate transit to encourage alternative Integrate transit to encourage alternativetransportation choices

Center Design Principles

Use• Encourage a mix of complementary uses

(civic, residential, retail, office) appropriate f h f ( i l for each type of center (Regional, Town, and Village)

Center Design Principles

Use• Encourage a mix of complementary uses

(civic, residential, retail, office) appropriate f h f ( i l for each type of center (Regional, Town, and Village)

• Establish transitions from higher density core development to lower density core development to lower densitysurrounding uses

Center Design Principles

Streets and Blocks• Establish a connected hierarchy of

primary, secondary, and tertiary streets

Center Design Principles

Streets and Blocks• Establish a connected hierarchy of

primary, secondary, and tertiary streets

• Implement complete streets (vehicular, pedestrian, bicycle, and transit where appropriate)

Center Design Principles

Streets and Blocks• Establish a connected hierarchy of

primary, secondary, and tertiary streets

• Implement complete streets (vehicular, pedestrian, bicycle, and transit where appropriate)

li d i • Encourage a quality pedestrian environment by establishing:

• Maximum block sizes

• Building height to street right-of-Building height to street right ofway ratios

Center Design Principles

Parks, Plazas, and Trails• Provide parks within easy 5-minute walk of

residential areas

Center Design Principles

Parks, Plazas, and Trails• Provide parks within easy 5-minute walk of

residential areas

• Create a trail system that connects to the Louisville Loop, the Fork, and other park resources

Center Design Principles

Parks, Plazas, and Trails• Provide parks within easy 5-minute walk of

residential areas

• Create a trail system that connects to the Louisville Loop, the Fork, and other park resources

id i h i l h • Provide community gathering places at the entrances of public buildings and venues (theaters, cinemas, community centers, schools, libraries, etc.)

NorthCarolina_towngreen.jpg:“ Town Hall.” Photograph. Jacreative. Available from Flickr:http://www.flickr.com/photos/jacreative/200281918/

Guilford, CT.jpg:“First Church Guilford.” Photograph. Martin Ewing_AA6E. Available From Flickr:http://www.flickr.com/photos/martin_ewing/2285942015/

Center Design Principles

Buildings and Parking• Provide parking on streets and central to

blocks

Center Design Principles

Buildings and Parking• Provide parking on streets and central to

blocks

• Establish build-to lines

Center Design Principles

Buildings and Parking• Provide parking on streets and central to

blocks

• Establish build-to lines

• Locate clearly identifiable building entrances at corners and at regular intervals along

fstreet frontages

Center Design Principles

Buildings and Parking• Provide parking on streets and central to

blocks

• Establish build-to lines

• Locate clearly identifiable building entrances at corners and at regular intervals along

fstreet frontages

• Avoid long blank walls along street frontages

Center Design Principles

Buildings and Parking• Provide parking on streets and central to

blocks

• Establish build-to lines

• Locate clearly identifiable building entrances at corners and at regular intervals along

fstreet frontages

• Avoid long blank walls along street frontages

Id if i b ildi i d • Identify appropriate building size and mass to fit Form District scale (Regional, Town, and Village)

Center Design Principles

Streetscapes• Establish zones for pedestrian movement,

street furniture, and cafes

Center Design Principles

Streetscapes• Establish zones for pedestrian movement,

street furniture, and cafes

• Provide street trees for continuous canopy coverage

Center Design Principles

Streetscapes• Establish zones for pedestrian movement,

street furniture, and cafes

• Provide street trees for continuous canopy coverage

• Provide covered bus shelters where iappropriate

“Bus Shelter, Laaben, Austria.” Photograph. John Duffy. Available from Flickr: http://www.flickr.com/photos/dufontour/1275541898/