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
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”
Existing Conditions
Existing and Future Parkland
Public (21st Century and Metro Parks)Future FundFuture FundOther
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
Building Permits 2003-2007
Multi-Family ResidentialSi l F il R id ti l B ildiSingle-Family Residential BuildingCommercial Building
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
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
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
• 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
• 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/