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