Vibrant Centers: creating compact, walkable, mixed-use projects

Size: px

Start display at page:

Download "Vibrant Centers: creating compact, walkable, mixed-use projects"

Ariel Hunter
6 years ago
Views:

1 Vibrant Centers: creating compact, walkable, mixed-use projects Case Studies & Lessons Learned from Raleigh, Durham, Cary and Morrisville Triangle ULI Triangle J COG

8 Grace Park Mixed Use Project Implementation and Challenges Andy Bruhn, Project Manager Front Street Construction Rodney Wadkins, Senior Planner/GIS Town of Morrisville

9 Davis Commons Shopping Center 226,000 SF Retail Original Approval January 2002

Mixed Use Ordinance Amend Requires mix of uses

residential required Flexible development

approval Minor revisions - administrative

2,550 SF of Small Office 10 Brownstone Townhomes

Residential Apartments with Structured Parking

10 Mixed Use Ordinance Amend Requires mix of uses both vertically and horizontally, and residential required Flexible development standards Site plan becomes condition of approval Minor revisions - administrative Approved June 2005 Grace Park 40,330 SF Retail 2,550 SF of Small Office 10 Brownstone Townhomes 94 Residential Apartments over Retail 24 Residential Apartments with Structured Parking 52 Two and Three Bedroom Townhomes Original Approval June 2006 Grace Park Mixed Use Project

11 Main Street Perspective Grace Park Mixed Use Project

Townhouse Elevations Revised Elevations modified administratively per Mixed

12 Townhouse Perspective Original Elevations approved as part of required Grace Park site plan Large 3-story units 2-car garages Brick and cement board Townhouse Elevations Revised Elevations modified administratively per Mixed Use provisions story units 2-car garages Brick and vinyl Grace Park Mixed Use Project

13 Implementation and Challenges: Town The site changing from Davis Commons (traditional shopping center) to Grace Park (mixed use) Initially Ordinance didn t permit Individual townhouses initially built were expensive and languished new builder presented modified elevations compatible with original, but at a lower price point Ordinance allows administrative minor modifications Developer The site changing from Davis Commons to Grace Park Overview The physical site challenges Infrastructure challenge Completion phasing/design of the units Overall leasing statistics and market vision Grace Park Mixed Use Project

14 Successful Mixed Use in Durham Challenges and Opportunities April 26, 2011

15 Mixed Use in Durham a (very) brief history First mixed-use district adopted in 1996 Tier system and revised mixed-use district in 2006 Proposed revisions currently under staff review for mid-2011

16 Mixed Use in Durham Opportunities: Successful projects in downtown and Erwin Road corridor Form-based zones and tier designations (e.g.: Downtown and 9 th Street Design Districts) Challenges: Appropriate location for mixed-use Appropriate range of design and characteristics for mixed-use Parking Density

17 Redevelopment

18 Erwin Terrace 1994 Aerial

19 Erwin Terrace 2010 Aerial

20 Erwin Terrace 2010 Bird s Eye

21 Erwin Terrace (Conceptual) Full Build-Out

22 Erwin Terrace Side View

23 Erwin Terrace Amenity and Façade Detail

24 Questions? Comments? Patrick O. Young, AICP (919) x28273 Dan Jewell, RLA (919) Luke Everett (919)

25 Cornerstone/Bradford Mixed Use Sketch Plan A Cary Example Chuck Smith, ASLA Withers & Ravenel Cary, NC Jeff Ulma, AICP Town of Cary TOWN Of CARY

26 Cornerstone/Bradford Mixed Use Sketch Plan A Cary Example Northeast Quadrant Of Davis Drive And High House Road ± Acres TOWN Of CARY

27 Vicinity Map TOWN Of CARY

28 Situation Located In Mixed Use Overlay District At A Major Intersection No Rezoning Required, But Mixed Use Sketch Plan Approval From Council Needed Process Took 9 Months; Plan Revised Several Times TOWN Of CARY

29 Land Use Plan TOWN Of CARY

30 Zoning TOWN Of CARY

31 Situation Extremely Controversial; Protest Petitions Lodged Davis & High House Group Formed P & Z Board Recommended Denial, 4-3 TOWN Of CARY

32 Valid Invalid Withdrawn TOWN Of CARY

33 Situation Town Council Approved, 4-3 Lawsuit Challenging Process Filed; Town Prevailed Outcome Of 2007 Elections Influenced By Issue TOWN Of CARY

34 Sketch Plan TOWN Of CARY

35 Sketch Plan TOWN Of CARY

36 Proposed Uses TOWN Of CARY

37 Conceptual Building Elevation TOWN Of CARY

38 Conceptual Building Elevation TOWN Of CARY

39 Some Challenges This Is Not What I Signed Up For Suburban Opposition To Urban/Mixed Use What s An MUSP? New Process TOWN Of CARY

40 Some Challenges Are You Ready For This? Development Standards (e.g., Parking, Signage, Architectural Requirements, Buffers) The D Word Fear Of Density TOWN Of CARY

41 Some Challenges Ingredients Finding The Right Mix Expertise Lack of Developers With Experience To Do Mixed Use TOWN Of CARY

42 Some Challenges Being Realistic Practical Aspects of Mixing Land Uses Vertically (e.g., Residential Above Restaurant) TOWN Of CARY

43 North Hills ULI Roundtable April 26, 2011 Bonner Gaylord, Kane Realty Mitchell Silver, AICP, City of Raleigh

44 Former North Hills Mall

45 Sustainable Communities Magazine

46 Birth of Midtown Redevelopment of North Hills Mall and Lassiter Shopping Center (2002) 44.8 acres North Hills East (2005) 45.2 acres North Hills East Revised (2008) 6.89 acres

47 North Hills Redevelopment North Hills Mall/Lassiter site (44.8 acres) Shopping Center Conditional Use Zoning 540 dwelling units (30 du s/acre) 120,000 office square feet office 850,000 square feet retail 229 room hotel 3,695 parking spaces

48 North Hills East (approved) North Hills East (45.2 acres) Planned Development District/Master Plan 2,021 dwelling units (40 du s/acre) 450,000 square of retail 1,503,500 square feet of office 1,975 hotel rooms

49 North Hills East/Revised North Hills East (50.53 acres) Planned Development District/Master Plan Added 6.89 acres Added 405 dwelling units Added 13,500 square feet of office

50 Lessons Learned 2002 Redevelopment Plan was a first for Raleigh rezoning (PDD/Master Plan) was a complicated customized zoning district. Public infrastructure financing could have changed how North Hills East was developed. Meeting with Planning Department early on helps. Mixed use development is not easy to do (master plan, staff review, impact analysis and approval process). Develop better tools in the new code.

51 North Hills Midtown

52 North Hills Residential

53 North Hills Office

54 North Hills Dining

55 North Hills Services

56 North Hills Street Sections

57 Lessons Learned

Town of Cary, North Carolina Rezoning Staff Report 14-REZ-31 Cary Park PDD Amendment (Waterford II) Town Council Meeting January 15, 2015

Town of Cary, North Carolina Rezoning Staff Report 14-REZ-31 Cary Park PDD Amendment (Waterford II) Town Council Meeting January 15, 2015 REQUEST To amend the Town of Cary Official Zoning Map by amending