Download - NWHwy-Preston Alternative Scenarios
-
1NORTHWEST HIGHWAY AND
PRESTON ROAD AREA PLANAdvisory Task Force Meeting # 4
February 16, 2016
-
DRAFT SCENARIOS - Alternative Scenarios Overview
Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study area - they are not to be considered as future plans for the area.
-
3 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
Alternative Scenario C Mixed-Use Center Focus (Zone 1)
Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.
-
4Alternative Scenario C Focuses on Zone 1
Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.
-
5Building 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
-
6Alternative Scenario C Mixed-Use Center Focus (Zone 1)
Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.
-
7Alternative Scenario C Mixed-Use Center Focus (Zone 1)
Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.
-
8Alternative Scenario C Mixed-Use Center Focus (Zone 1)
Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.
Residential
Office
Retail
-
9 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
Alternative Scenario D Office Center Focus (Zone1)
Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.
-
10
Alternative Scenario D Focuses on Zone 1
Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.
-
11
Alternative Scenario C Mixed-Use Center Focus (Zone 1)
Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.
-
12
Alternative Scenario D Office Focus (Zone1)
Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.
-
13
Alternative Scenario D Office Focus (Zone1)
Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.
Residential
Office
Retail
-
14
Parking Garage Treatment OptionsAbove ground with green perimeter
Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.
Residential
Office
Retail
-
15
Parking Garage Treatment OptionsAbove ground with corner plaza
Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.
Residential
Office
Retail
-
16
Parking Garage Treatment OptionsUnder ground with public open space
Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.
Residential
Office
Retail
-
17
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 single-
family detached neighborhood
Focuses on Zone 2
Alternative Scenario E Office Focus (Zone 2)
Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.
-
18
Alternative Scenario E Focuses on Zone 2
Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.
-
19
Alternative Scenario E Office Focus (Zone 2)
Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.
-
20
Alternative Scenario E Office Focus (Zone 2)
Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.
-
21
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 single-
family detached neighborhood
Focuses on Zone 2
Alternative Scenario F Mixed Residential (Zone 2)
Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.
-
22
Alternative Scenario F Focuses on Zone 2
Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.
-
23
Alternative Scenario F Mixed Residential (Zone 2)
Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.
-
24
Alternative Scenario F Mixed Residential (Zone 2)
Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.
-
25
Alternative Scenario G Focuses on Zone 4
Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.
-
26
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.
Alternative Scenario G Mixed Residential (Zone 4)
-
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 750-850 sqft is necessary in order to achieve the zoned maximum density, along with reductions in landscaping
Alternatively, development thats 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 15-25 units/ac 35 units/ac 50 units/ac
Unit Size 1,500 sqft 1,200 sqft 830 sqft
Parking Spaces 3.0 2.0 1.7
Landscaping 20% 15% 10%
Height 24 (two stories) 36 (three stories) 36 (three stories)
-
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 0 0 0
Townhomes 0 0 0
Multifamily 1,932 3,739 2,126
Retail Square Footage 123,036 205,156 205,156
Office Square Footage 23,546 23,546 23,546
-
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 20-25
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.
-
30
3D Modeling Using City Engine
Massing Visualizations
Viewshed & Shadow Analysis
Additional Analysis (Will be performed for Preferred Scenario)
Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.
-
31
3D Modeling in CityEngine
Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.
-
32
Viewshed & Shadow Analysis
Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.
-
Facilitated Discussion - Scenarios
-
Next Steps
-
35
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
Next Steps
-
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
-
Closing
Project Website: www.nctcog.org/planningstudies
-
38
NORTHWEST HIGHWAY AND
PRESTON ROAD AREA PLANAdvisory Task Force Meeting # 4
February 16, 2016