|
S
<br />.I - at; 'caRR
<br />Densities that support walkability
<br />• Net densities of 4o to 6o housing units per acre
<br />and corresponding commercial FARs of 0.5 to 2.5
<br />(threshold supports informal interaction, casual
<br />trips on foot)
<br />• Densities achieved using three- to five -story build-
<br />ings (familiar scale, continuity to nearby neighbor-
<br />hoods, and avoiding high -rise cost premiums)
<br />• Shared parking strategies (enables increased den-
<br />sities on smaller lots and shared use for uses with
<br />different peak needs)
<br />Defined walkable centers and street grids scaled
<br />to pedestrians
<br />• One to four distinct centers created along each
<br />corridor —sized for a maximum to- minute walk
<br />(half -mile) and connected by higher density,
<br />walkable redevelopment along arterial roads
<br />• Maximum block size In centers 30o to 400 ft.
<br />A public realm that invites walkability
<br />• Retail or other "active" uses (artist studios,
<br />community spaces, lifelong learning,
<br />entertainment, etc.) encouraged everywhere and
<br />mandated along "main streets" in centers
<br />• Town houses with street entries at street level for
<br />multifamily housing
<br />• Parking structures located behind buildings or
<br />lined with housing and retail facing streets
<br />A mix of uses that contributes to vitality
<br />• Housing represents more than half of the mix
<br />(supports neighborhood - serving retail, day /night
<br />activity)
<br />• Cinemas, music, cafes, and similar amenities
<br />contribute to vitality attracts housing and office
<br />• Mix of uses responds to changing markets
<br />Physical and social connectivity
<br />• Street, bike, and pedestrian connections to
<br />adjacent neighborhoods
<br />• Lively public squares, cultural, and civic uses
<br />make redevelopment integral to the life of the
<br />larger community
<br />Transitions to adjacent neighborhoods
<br />• Building heights step down
<br />• Parking and other traffic generators located along
<br />busy streets
<br />Planning and design that foster sustainability
<br />• Projects framed as a smart growth initiatives
<br />• New zoning offers opportunity to create model
<br />green districts
<br />• Centers form potential eco- districts (enable
<br />buildings to share energy and graywater)
<br />Design and design review. Dublin has
<br />asked Goody Clancy to prepare a pattern book.
<br />The city is also developing a new design review
<br />and approvals process that places greater
<br />stress on a "district" approach that empha-
<br />sizes continuity, interaction between buildings
<br />and the public realm, the role that design and
<br />programming both play in placemaking, and
<br />similar qualities that focus on the quality of
<br />both the district as a whole and individual
<br />buildings and public spaces.
<br />Zoning. Clarion Associates, Farr
<br />Associates, and McBride Dale Clarion are
<br />preparing new zoning that mixes form -based
<br />and performance requirements with a strong
<br />focus on defining uses and design appropri-
<br />ate for main street, neighborhood, and other
<br />types of streets. Dublin intends to simplify
<br />Tripled the retail and
<br />doubled the floor
<br />space lining High
<br />Street
<br />Streets connecting
<br />to neighborhoods
<br />reopened — traffic
<br />management to avoid
<br />Impacts
<br />Active uses mandated
<br />facing High Street (no
<br />internal atriums); drive -
<br />through businesses
<br />add outdoor seating
<br />and pedestrian- scaled
<br />slgnage
<br />Entertainment and
<br />arts created university-
<br />community character
<br />Arts cinema, super-
<br />market, mom - and -pap
<br />retailers engage different
<br />demographics; jobs
<br />program benefits nearby
<br />residents
<br />Reopened streets
<br />include neighborhood -
<br />oriented retail
<br />More than half
<br />redevelopment
<br />replaces surface
<br />parking
<br />Three activity nodes
<br />represent transit
<br />ready development
<br />opportunities
<br />Two large shopping
<br />centers subdivided
<br />into more than 3o
<br />blocks— including square
<br />and parks
<br />Emory buildings and
<br />campus will engage,
<br />rather than step
<br />back from, adjacent
<br />community
<br />New university bookstore
<br />Is an integral to
<br />revitalizing an activity
<br />center
<br />Mixed use centers
<br />located within a 10- to
<br />15- minute walk of every
<br />neighborhood
<br />Redevelopment
<br />preserves all residential
<br />blocks
<br />Emory/community
<br />partnership will maintain
<br />area's tree canopy, restore
<br />natural areas and streams,
<br />and manage stormwater
<br />Five- to tenfold Increase
<br />over recently approved
<br />auto- dependent
<br />development densities
<br />Street grid subdivided
<br />larger sites but avoided
<br />fragmenting small sites.
<br />Some blocks structured
<br />parking lined by housing
<br />(roughly 200 to 30o -ft.
<br />width plus sidewalks)
<br />Higher density, mixed
<br />use buildings announce
<br />the transition to
<br />pedestrian- oriented
<br />environment
<br />Mixed use, walk -to -work
<br />opportunities attract
<br />employees —and grow
<br />Dublin's employment
<br />base
<br />Scioto River reserved
<br />as a "central park "; city
<br />hall and central library
<br />relocated to new "town
<br />green"
<br />Nearby subdivisions
<br />requested walkable
<br />connections to downtown
<br />Primary focus
<br />for Dublin's new
<br />sustainability manager
<br />approvals by conveying intent as well as spe-
<br />cific requirements for every part of the dis-
<br />trict. Where essential to achieve placemaking
<br />goals, the code will provide density incen-
<br />tives to aggregate fragmented ownerships.
<br />Partnerships. Dublin will partner with
<br />developers to build, or fund, much of the
<br />shared infrastructure — street grids, parks,
<br />parking, a reconfigured highway inter-
<br />change, bike paths, a "green stormwater
<br />system," and similar elements, and will
<br />recapture the costs of these investments
<br />through TIF and similar mechanisms.
<br />Transportation. Nelson \Nygaard is pre-
<br />paring a district - transportation model that
<br />incorporates reduced trip - generation as-
<br />sumptions associated with mixed use devel-
<br />opment. The model will be used to identify
<br />phased transportation improvements and
<br />develop a transit strategy.
<br />Management. A team that includes lead-
<br />ers from all city agencies involved in corridor
<br />redevelopment meets weekly to coordinate city
<br />policy, investment, and other actions.
<br />Results to date
<br />Two major landowners —a 5o -acre failed shop-
<br />ping center and 75 -acre nonprofit campus —
<br />have announced redevelopment plans totaling
<br />more than five million square feet. The nonprofit
<br />has selected Forest City as a master developer.
<br />CONCLUSIONS
<br />As America moves out of the recent reces-
<br />sion, arterial corridors represent a new fron-
<br />tier—an opportunity to invest in reinforcing
<br />existing communities rather than draining
<br />resources to peripheral greenfields. None of
<br />these transformative plans moved forward
<br />without strong leadership, a commitment
<br />to community -based planning, and a will-
<br />ingness to explore innovative approaches
<br />to implementation that broke with familiar
<br />practices. These are resources that many
<br />communities already possess or can de-
<br />velop. The case study corridors demonstrate
<br />how many communities can tap growing
<br />markets to generate significant economic,
<br />social, and environmental benefits.
<br />Crock a 1 e is e
<br />tlak
<br />e eh a�gly suburban o
<br />Otte ag pedestrian-orien ow e tee -.
<br />where r none �exii = before , a T a "man
<br />de5rgq c c Lisa 3 Tto, .
<br />VOL. 28, NO. 2
<br />Zoning Practice is a monthly publication of the
<br />American Planning Association. Subscriptions are
<br />available for $90 (U.S.) and $115 (foreign). W. Paul
<br />Farmer, rAicP, Chief Executive Officer; William R.
<br />Klein, AICP, Director of Research
<br />Zoning Practice (ISSN 1548-0135) is produced
<br />at APA. Jim Schwab, AICP, and David Morley, AICP,
<br />Editors; Julie Von Bergen, Assistant Editor;
<br />Lisa Barton, Design and Production.
<br />Copyright ©2011 by American Planning
<br />Association, 205 N. Michigan Ave., Suite 1200,
<br />Chicago, IL 6o6o1 -5927. The American Planning
<br />Association also has offices at 103o 15th St., NW,
<br />Suite 750 West, Washington, DC 20005 -1503;
<br />www.planning.org.
<br />All rights reserved. No part of this publication
<br />may be reproduced or utilized in any form or by
<br />any means, electronic or mechanical, including
<br />photocopying, recording, or by any information
<br />storage and retrieval system, without permission
<br />in writing from the American Planning Association.
<br />Printed on recycled paper, including 50-7o%
<br />recycled fiber and 1o% postconsumer waste.
<br />ZONINGPRACTICE 2.11
<br />AMERICAN PLANNING ASSOCIATION I page 7
<br />
|