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Bergamot Area Plan
Santa Monica, California City of Santa Monica
Sub-consultant to The Planning Center|DCE 2011 - 2013
Project Description CD+A was a sub-consultant responsible for the design of streetscape and pedestrian improvement concepts as part of a multidisciplinary team preparing the Bergamot Area Plan in Santa Monica, CA. The project area included the Bergamot Art Center and adjacent EXPO light rail station, the Bergamot Transit Village, and the Mixed-Use Creative District to the north. The project was funded by a HUD Community Challenge Grant, the City of Santa Monica, and additional funding from the NEA focused on supporting growth of the creative economy in the area. CD+A focused on creating new and improved pedestrian and bicycle linkages, and redesigning area streets and public open spaces to support pedestrians and transit ridership. The project area was fragmented both in terms of the overall transportation network and because of several auto-dominated streets, including Olympic Boulevard, Cloverfield Boulevard, and 26th Street. CD+A worked on the design of access improvements and public open spaces in conjunction with the EXPO light rail station in the center of the planning area, which will start operation in 2016. CD+A also developed green stormwater infrastructure design concepts to enhance the sustainability of the overall plan and contribute aesthetic benefits to the character of the station area. Project design and planning concluded in 2013. In 2014, the project received the Comprehensive Plan, Small Jurisdiction Award of Excellence by the APA-CA Los Angeles. http://www.smgov.net/departments/pcd/plans/bergamot-area-plan/
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Streetscape Improvement Concepts Bergamot Area Plan
Existing street cross section
Concept for improvements to create a Flexible Street
Concept for improvements to create a Flexible Street
Concept for improvements to create a Shared Street
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Broadway Boulevard Corridor
Tucson, Arizona g ROADWAY
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Project Description CD+A is part of a multidisciplinary team that is working to redesign a section of Broadway Boulevard, which runs between downtown Tucson, Arizona and activity centers to the east. The Regional Transportation Authority’s sales tax measure approved by Pima County voters defined the project as a widening this two-mile section of Broadway, just east of downtown, from 4 through lanes to potentially 8, including dedicated transit lanes. CD+A is collaborating with HDR to design the street, and is leading the context-sensitive complete streets visioning and conceptual design effort with the public and the project’s Citizens Task Force committee. Over the last two years, CD+A has had a major role in working with a Citizens Task Force committee (the CTF) to develop their recommended context-sensitive and multimodal design and alignment alternatives. The planning and design process included over 30 CTF meetings and 4 public meetings resulting in thousands of public comments. The effort began with creating a vision statement and supporting goals for multimodal transportation, neighborhood and district character, sustainability, economic vitality, and the planning and design process. Transportation and non-transportation performance measures were established and used to evaluate multiple street cross section and alignment alternatives. Cross sections included 4-lane, 6-lane mixed flow, 6-lane including 2 transit lanes, and the 8-lane including 2 transit lanes that was originally included in the ballot measure. As the CTF and community began to eliminate alternatives it was the 8-lane option that was first removed from consideration because it had substantial impacts on adjacent properties and buildings and did not outperform the 6-lane option for vehicles or transit. Given the existing access and parking configurations along the street, the 4-lane concepts had similar or fewer property impacts compared to a carefully designed 6-lane street alignment. In September 2014, the CTF made an initial recommendation for the consideration of Mayor and Council. The CTF did not reach a consensus recommendation, resulting in “majority and minority reports”. The majority preferred a 6-lane including transit concept while the minority dissented for various reasons related to the total width and number of lanes and whether or not the 6-lane concept should include dedicated transit lanes from opening day. In October 2014, the Mayor and Council provided majority support for the 6-lane option leaving open the discussion about dedicated transit lanes as well as details regarding cross sectional width and alignment. The project will now move into more detailed design with the goal of completing a Design Concept Report and 30% design in mid-2015. Following Mayor and Council approval of that work, the project will move into final design with the target of starting construction in 2016. The CTF will remain involved in leading the public input process, and the project team will continue working with adjacent property and business owners in refining the design and preparing for construction will also be a focus of work moving forward.
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Central Healdsburg Avenue Plan
Healdsburg, California City of Healdsburg
Lead Consultant 2010 - present
Project Description CD+A is leading a multi-disciplinary consultant team to create a plan for a new mixed-use neighborhood around a planned commuter rail transit station in the heart of Healdsburg, a center of visitor activity in Sonoma County’s wine country. Only a few blocks from the Healdsburg Plaza, a lively center of pedestrian activity surrounded by shops and restaurants, the properties along central Healdsburg Avenue include light industry, a lumberyard, and auto-oriented commercial uses. Several of the owners are considering redeveloping their properties with more intensive and pedestrian-oriented uses. The planning process includes an extensive community and stakeholder outreach effort, including traveling displays and a dedicated website, as well as multiple community meetings aimed at achieving consensus on desired uses, intensities and urban form for the area, building on Healdsburg’s unique historical architecture and innovative new developments. Guided by a project steering committee, the team investigated options for reconfiguring U.S. 101 interchanges and street intersections along this gateway to Healdsburg, in order to both improve the area’s image and make Healdsburg Avenue a more pedestrian- and bicycle-friendly multi-modal street. Following a market study, economically viable redevelopment concepts and building typologies for the area were explored and vetted with the community, and necessary infrastructure improvements and financing sources identified. The plan is currently undergoing environmental review. The plan is expected to be adopted in mid-2013.
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Land Use and Connectivity Improvements Central Healdsburg Avenue Plan
Non-Auto Circulation and Open Space Framework – in-progress draft maps
Workshop exhibits developed to describe a variety of approaches to potential land use changes within the project area: Transit Neighorhood, a medium-to-high density TOD community; Arts and Trades Precinct, focused on goods manufacturing and sales; or Core User District, with a primary anchor development supported by a variety of mixed-uses including housing and commercial estabishments.
At a well-attended community design workshop, participants worked in small groups to create concept plans.
New roundabout proposed to improve multi-modal performance and safety at a five-way intersection through which the planned SMART train will pass Circulation and Land Use Framework Elements – in-progresss draft map
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Fort Bragg Mill Site Specific Plan
Fort Bragg, CA Georgia Pacific
Sub-consultant to Urban Planning Partners 2008 - 2010
Project Description CD+A is part of a team that is defining the vision for redevelopment of a former Georgia-Pacific mill site overlooking the Pacific Ocean in Fort Bragg, California. The multi-disciplinary team, which is led by RRM Design Group and includes Nelson\Nygaard transportation planners and Economic & Planning Systems market research consultants, is charged by the City of Fort Bragg with preparation of a Specific Plan for the 420-acre mill site. For over a century, the mill site, which has been a mainstay of the local economy, has also cut off the city from its waterfront. From its origins as a small redwood mill in 1885, through its growth into a large-scale industrial operation, and subsequent closure in 2002, the mill site and its border along Highway 1 have effectively established the western edge of the city. The redevelopment of the site offers an opportunity to reconnect the city to restored coastal bluffs and to expand neighborhoods, downtown businesses, open space, and other uses into the site. The project also aims to integrate Fort Bragg’s Main Street, a portion of Highway 1, into the project and transform this thoroughfare from a border into a spine that seamlessly links the city with the redeveloped mill site. CD+A has been responsible for research and conceptual planning related to land use on and adjacent to the mill site. The firm’s work began with an existing land use study meant to facilitate the careful planning of uses on the mill site that are compatible with those in adjacent areas. CD+A then developed a suite of 3D models and case studies illustrating over a dozen different development prototypes. These models and case studies were integral components of a public workshop, helping participants envision and test a wide variety of development schemes on the mill site. CD+A has also performed research related to open space, green infrastructure, and recreational use planning. These efforts also played an important role in feeding information into public workshops and design charrettes, and they will ensure that Fort Bragg residents and visitors alike will have access to new civic and recreational open spaces, as well as to the previously inaccessible bluffs, scenic coastline, and a new coastal trail system. Open space provisions will also help preserve and restore native plant species and wildlife on the site. CD+A is currently assisting team members with the development of a network of walkable, multi-modal street types, and developing a set of detailed residential land use transects that illustrate how existing Fort Bragg neighborhoods might expand towards the coastline.
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Fort Bragg Workshop Materials Mapping, Block Typologies, & Public Participation
Workshop materials included open space, trail and bicycle network maps, as well as residential and commercial block typologies to help participants envision alternative site development strategies.
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Fort Bragg Mill Site Street Sections and Plans Stormwater Infrastructure
CD+A produced illustrative sections and plans to give workshop attendees a sense of how the street environment would feel if the Mill Site was developed as recommended. CD+A also created sketches of potential stormwater infiltration trenches and tree pits.
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Grant Road Improvement Plan
Tucson, Arizona City of Tucson Regional Transportation Authority (RTA)
Sub-consultant to Kimley Horn Associates 2007 - Present Project Description CD+A is part of a multidisciplinary team redesigning a major regional street in Tucson, Arizona, to accommodate improved access and mobility for vehicles, bicycles, pedestrians, and transit and to support revitalization of adjacent properties. The Grant Road Improvement Plan is part of a regional transportation plan approved by voters in 2006 that mandated widening of Grant Road from two lanes to three in each direction. Tucson decided to undertake the project using Context-Sensitive Solutions, in which the social, land use, urban design and other contextual factors of surrounding areas are the basis for designing a transportation facility that fits its environment. CD+A is the land use team leader and as such has helped define the alignment and cross sections, and has designed the streetscape improvements. The team began by conducting extensive analysis of the study area’s existing conditions and policies, synthesizing key aspects for the public. CD+A worked with the citizen task force to create a project vision statement and a set of guiding principles, used to evaluate design and alignment options. The team prepared a set of corridor-wide design concepts, including cross sections, pedestrian and bicycle crossings, water harvesting infrastructure, enhanced transit shelters, and special intersections using an indirect left turn to minimize right-of-way acquisition, pedestrian crossing distance and traffic backups. A series of public workshops allowed the public to view and comment on the analysis material, vision and guiding principles, draft design concepts, and potential revitalization concepts. CD+A and the team worked with the Task Force to design a draft alignment for Grant Road that incorporated the technical analysis, design, and public input to date. The alignment was presented in a series of public open houses, which resulted in more than 400 public comments. Based on these comments, a Task Force Recommended Alignment was prepared, and was then approved by the Tucson Mayor and City Council in January 2009. The approved alignment provided the framework for CD+A’s development of a landscape and streetscape concept for Grant Road, which defined a palette of trees indicating different street context zones, “skyline” trees at major intersections, rainwater harvesting areas, and pedestrian-supportive elements such as lighting, seating, and special paving at locations of high pedestrian activity. CD+A refined the streetscape design for a Design Concept Report and 30% design construction documents for the corridor. CD+A continued the revitalization planning process with the Task Force to develop a Community Character and Vitality Plan, which was completed in 2012. The team also worked on the construction documents for the Phase 1 improvement project around the Oracle Road intersection, which completed construction in the fall of 2013.
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Grant Road Corridor Design
Separates through traffic and slower local traffic, improving efficiency as well as roadside pedestrian environment Provides multiple points of pedestrian refuge Allows for significant landscaping within the right-of-way
Requires most right-of-way of any roadway/roadside combination
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CD+A provided the Grant Road Improvement Plan’s citizen task force with alignment alternatives. These graphics detailed possible alignments, affected properties, corridor-wide concepts and documented key design decisions.
Worksheet graphics used during Community Character Segment workshops presented alignments and land use concepts for locations along Grant Road.
The indirect left turn intersection was a concept utilized for Grant Road which is intended to minimize traffic backup and pedestrian crossing distance.
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Grant Road Public Participation
The Grant Road Improvement Plan’s citizen Task Force together explored the plan area and created a vision and guiding principles for the project. This foundation allowed the group to work together to select, endorse and take ownership of the Recommended Alignment presented to the public and approved by the Tucson City Council.
CD+A played a major role in organizing, creating materials for, and conducting several rounds of well-attended public workshops and open houses that allowed community members to offer information about the Grant Road area, to design their own street cross sections, and to comment on design concepts. This led to broad community support for the Task Force’s Recommended Alignment.
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EPA Greening America’s Capitals Greening Last Chance Gulch
Helena, Montana US Environmental Protection Agency
Lead Consultant 2012-2013 Project Description Community Design + Architecture (CD+A) led a team to assist Helena, Montana in providing green streets and multi-modal design and policy concepts as part of the Environmental Protection Agency’s (EPA) Greening America’s Capitals program. This program provides technical assistance to state capital cities to serve as case study projects emphasizing strategies to implement green infrastructure elements to manage stormwater and improve water quality. The CD+A team identified opportunities; proposed Green and Complete Streets design strategies to implement green infrastructure and pedestrian, bicycle, and vehicular facility improvements; and suggested near-, mid-, and long-term implementation strategies and measures. Among the focus areas for which CD+A developed customized Green and Complete Streets designs was iconic Last Chance Gulch Avenue, which travels through the center of town along an existing and expanding commercial main street district. CD+A led a series of public workshops with members of the general public, stakeholders, city staff, and elected officials over three days in which the design team presented alternative design concepts and addressed community concerns, including those related to stormwater management and water quality elements, safe pedestrian crossings, appropriate provision of vehicular access, parking and loading, maintenance, and bicycle safety. Six focus group meetings provided a venue for local stakeholders to voice opinions and suggest items for further study or refinement. Design concepts included a possible extension of the Last Chance Gulch pedestrian mall character into the 6th and Last Chance Gulch intersection; a raised intersection connecting the historic core of the downtown with a new growth area to the north; the reconstruction of a 5-point intersection as a “greenabout” that expands an existing city park; improved pedestrian, bicycle, and vehicular circulation and facilities; and the introduction of innovative green infrastructure strategies - especially those suited to the character and climate of Helena. The project’s final report was issued in September 2013. In October of 2013, Helena’s Independent Record asked three candidates running for the Helena City Commission to assess the value of the Greening America’s Capitals Last Chance Gulch report, and all expressed their strong support for the plan and the design and development concepts it called for to green and rejuvenate Helena’s downtown. “The city should embrace the Greening America’s Capitals report,” said one candidate, Andres Haladay. “This is the type of long-term visioning that our commission needs to embrace, to ensure the continued success of development in Helena’s core.”
http://aidaia.com/city-commission-candidates-offer-vision-for-downtown/
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Green Street and Multi-modal Improvements Greening Last Chance Gulch
Section illustrating green street improvements along Neil Ave between Front Street and Fuller Ave
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Raised crosswalk and green infrastructure on Neill Ave
Proposed green street, pedestrian and bike improvements
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Press about CD+A’s Greening Last Chance Gulch report
Excerpts: “This is the fourth of five questions put to the three candidates running for the Helena City Commission...These are the candidates’ responses to our questions, in 300 words or less, in their own words...’Should the city embrace suggestions in the Greening America’s Capitals report that suggests options for reshaping the downtown? Why or why not? How do you view the vitality of the downtown now and do you think it needs change?’
Green streets in downtown (CD+A rendering)
Dan Ellison: ‘There is much to like in the report’s design concepts —addition of environmentally friendly features, expanded connectivity and retaining historic values... Overall, the Greening America’s Capitals report is a helpful document and a good tool. It will feature prominently in planning future enhancements to Helena’s downtown.’ Andres Haladay: ‘The city should embrace the Greening America’s Capitals report...This is the type of long-term visioning that our commission needs to embrace, to ensure the continued success of development in Helena’s core...We currently have two downtown areas: the old downtown (Last Chance Gulch south of Mini Malfunction) and new downtown (Great Northern). As the crow flies they’re close, but our current street designs separate them. The report does a fantastic job of providing myriad recommendations on how to improve all methods of transportation to incorporate these two areas into one.’
A New Pedestrian Gateway (CD+A rendering)
David Nielsen: ‘The Greening America’s Capitals report...offers exciting suggestions on...the use of easier, safer pedestrian-bicycle connectivity, use of functional and attractive landscaping and trees and efficient and safe street design. It provides suggestions that meet a balance between pedestrians, bicyclists and motor vehicles, by incorporating the city’s complete streets policy. I am particularly encouraged by the design proposals concerning controlling stormwater quantity and quality...That type of vision in planning will position the city to meet more rigid stormwater quality standards in the future.’” http://helenair.com/news/local/city-commission-candidates-offer-vision-for-downtown/article_58ef45f0-30a811e3-8333-0019bb2963f4.html
A Green Last Chance Gulch (CD+A rendering)
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Menlo Gateway
DES Architects + Engineers
DES Architects + Engineers
Menlo Park, CA Bohannon Development Company
Prime Consultant DES Architects + Engineers
DES Architects + Engineers
2002 - 2010
Project Description Community Design + Architecture recently completed the entitlements phase of our work with a team of consultants, led by the law firm of Luce, Forward, Hamilton and Scripps, LLP, in assisting the David D. Bohannon Development Organization in strategizing for the future of several property holdings located in the City of Menlo Park, California. The properties are currently developed as light industrial uses or are vacant. CD+A assisted in both policy formulation and the entitlements process to secure the future of the properties under a Development Agreement with the city. This includes formulating a new designation for a General Plan amendment and a new zoning district for a rezoning of the properties. The current light industrial buildings are proposed to be redeveloped as a mixed-use project consisting of Class A office space, a hotel with a cafe/restaurant component, health club, smaller retail and community facilities, and parking structures to serve as shared facilities between the uses. Pedestrian-friendly streetscape improvements, low impact stormwater development, and LEED certification are planned for the project. Project entitlements were approved and the EIR was certified by City Council in June 2010 and approved by 70% of Menlo Park voters in November 2010. Phase I is expected to go into construction between 2015 and 2016.
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Mesa del Sol
Albuquerque, New Mexico Forest City Covington NM, LLC
Principal-In-Charge* 2004 - 2006
Project Description Timothy Rood was lead author of the initial master plan document submitted to the City of Albuquerque for this 12,400acre mixed-use project while at Calthorpe Associates. At CD+A, he continued consulting to the developer as lead author of the plan document for the next level of review, covering a 3,080-acre portion of the master plan that includes the initial phases of employment, residential neighborhoods, and mixed-use centers. Located within the urban development reserve of Albuquerque on the southern side of the city, Mesa del Sol will be a large new district, eventually housing 100,000 residents and 80,000 jobs. Combining job creation and sustainable community planning, the project balances environmental resources, economic objectives and social amenities. Mesa del Sol will be a largely self-sufficient planned community. A large-scale employment district in the northeastern quadrant of the site has already attracted a film studio and a LEED-certified solar panel manufacturing facility, in keeping with the development’s emphasis on energy and resource conservation. Key features of the site will be preserved for their natural value and as amenities to residents. Among these are depressions, or playas, that historically capture the rainfall on the nearly-flat mesa, and a dramatic escarpment overlooking the Rio Grande valley. Natural open space corridors running throughout the site will connect these features with trails and paths, open up vistas to distant landmarks, and accommodate sustainable stormwater infrastructure that takes advantage of the site’s natural rainfall through water harvesting techniques. Mesa del Sol’s transportation system has been designed for the safety and comfort of pedestrians, bicyclists, public transit users and automobile drivers. Major boulevards serve as multifunctional spines of development and include bicycle lanes and space for future transitways. Within the mixed-use centers, major roadways typically split into one-way couplets, allowing intersections to be smaller, safer and more human scaled while decreasing delays for motorists. Mesa del Sol received three major planning awards from the state chapter of the American Planning Association, and the project was named a model of planned development by the U.S. Environmental Protection Agency and the President’s Council for Sustainability. * Work done prior to joining Community Design + Architecture
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Open space corridors will provide views of distant natural landmarks and will accomodate stormwater and recreation functions
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Oakland Central Estuary Plan
Oakland, CA City of Oakland
Lead Consultant 2008 - Present
Project Description Oakland’s waterfront is a major city and regional resource, but for decades much of it has been largely inaccessible to the public. To expand access to this resource while improving the integration of changing land uses and multi-modal transportation planning along the waterfront, the City of Oakland retained CD+A to lead a multidisciplinary team of consultants in developing an Area Plan, General Plan and zoning amendments, design guidelines, and an Environmental Impact Report (EIR) to govern future development in a 400-acre area between I-880 and the Oakland Estuary, which currently includes a mix of industrial, commercial and residential uses, often in close proximity. The Area Plan provides specific strategies and standards to guide the initiation and evaluation of waterfront-related projects. The project incorporated a comprehensive public outreach strategy and work products include an existing conditions inventory; demographic, socio-economic and market conditions analyses; and land use and urban design alternatives informed by a series of eight public workshops. The design guidelines focus on creating cohesion in an area celebrated for its eclectic nature. They provide recommendations to encourage a consistent character for the large community; create walkable and inviting streets in targeted areas; and minimize impacts caused by existing incompatible uses, while allowing for the continued informal evolution of the Central Estuary area. Following a five-year planning process involving close collaboration with City staff and stakeholders, the Area Plan and policy amendments were unanimously adopted by the City Council in June 2013.
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Central Estuary Plan Development Alternatives
Based on input from public outreach, opportunity site analysis, and expertise of the consultant team, three market-feasible development concepts were created.
Each Alternative was complemented by a proposed circulation network to support the proposed land uses. For three key opportunity sites, CD+A prepared a series of detailed design concepts illustrating potential site layouts and building types.
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Central Estuary Plan Public Health Public Health Indicators Assets:
Public Schools Local & Regional Parks Public Libraries Grocery Stores Banks & Credit Unions Local & Regional Transit
Liabilities: Busy Roadways Truck Routes Stationary Pollution Sources High-Noise Environments Residential Overcrowding High Cost of Housing
In partnership with Human Impact Partners, CD+A mapped community uses within the study area and analyzed the proximity of these uses to local households.
A summary table illustrates the existing public health conditions, both positive and negative. In developing a preferred alternative plan for the Central Estuary Area, CD+A and Human Impact Partners will evaluate the public health impacts of each alternative, comparing them with this baseline to gauge the potential for improving environmental conditions for the plan area’s residents.
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Central Estuary Plan Community Outreach
Workshops were designed with an objective of helping participants articulate a collective vision. The format of the workshops included small break out groups to collect input on a range of topics, including housing, infrastructure, traffic and land uses. An extensive land use alternatives process gave the public and stakeholders several opportunities to evaluate and revise proposed land use strategies.
The public outreach program was designed to include a wide audience including: residents, tenants, commercial and industrial owners, park users, commuters, and residents of the surrounding neighborhood.
Outreach exercise materials were collected and consolidated to provide a comprehensive record of participants’ input.
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Central Estuary Plan Design Guidelines
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Guidelines encouraged new buildings to actively engage the waterfront and the proposed Bay Trail extension.
A set of frontage types and recommended locations provided guidance to encourage a consistent streetscape environment along targeted street frontages.
The prevalence of spaces dedicated to autos and trucks required specific guidance on parking location, entry orientation, and public frontage treatments.
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City of Pasadena Context-Based Street Types System
Pasadena, CA City of Pasadena
Lead Consultant 2009 - 2012
Project Description CD+A worked with the City of Pasadena Department of Transportation to develop a context-based system of multi-modal street types. As the City prepared for a General Plan Mobility Element update, the street types system was designed to aid City staff, policy makers and the public in having informed conversations about integrated transportation and land use planning, and making decisions about future character and investments in different areas of the City. A traditional street type system proved too coarse to match the diversity of neighborhoods and more urban land use and transportation conditions in Pasadena. Additionally, numerous well-intentioned efforts in recent years resulted in a tangle of public policies about the role streets should play within the transportation network. In the interest of improving both transportation efficiency and quality of life, CD+A developed a street type system that reflects both land use context and multi-modal function of streets as a means to prioritize decision-making about intensity and kind of investment appropriate to each. The draft street type system has three components: § Context: a system that is reflective of the character and intensity of land uses along a street, ensuring that future investments and efforts on those streets are appropriate to the primary users § Function: a system that differentiates streets by their function, rather than just volume, balancing and emphasizing modes as appropriate to transportation function and context § Overlays: unique factors that merit special consideration and may affect street design, but do not define the predominant nature and design The street types system was developed as a planning and analysis tool for use in the City’s General Plan Mobility Element update process. CD+A was engaged in outreach to stakeholder groups that aimed to improve the tool’s utility in decisionmaking at the neighborhood and citywide planning levels. Subsequently, CD+A was hired to build on these prior efforts and develop a Complete Streets policy for the City as part of the Mobility Element update. The policy provides a framework for the City that addresses how the City’s streets and street network accommodate and support all users, and how a Complete Streets approach can be instituted throughout all City departments.
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City of Pasadena Context-Based Street Types System Colorado Boulevard Parklets
Pasadena, CA City of Pasadena
Lead Consultant 2009 - 2012
Project Description CD+A worked with the City of Pasadena Department of Transportation to develop a Complete Streets policy and complete related planning and design projects for the City. This work is part of the City’s revision of its General Plan Mobility Element. As part of this work, CD+A is developing concepts for parklets on Colorado Boulevard to enhance the quality and enjoyment of the pedestrian realm along this major corridor. The City recognized an opportunity to develop public spaces in front of certain businesses or institutions on a section of Colorado Boulevard near downtown. Both a culinary academy/restaurant and a church were interested in the additional public and pedestrian space provided by parklets. CD+A researched the range of parklets built in San Francisco and prepared a report to document findings about design, construction techniques and aspects of parklet success. CD+A then developed conceptual plans for potential parklets along Colorado Boulevard and created a more detailed design and Sketch-up model of one parklet adjoining the culinary academy.
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Places29 Albemarle Northern Neighborhoods Framework Plan
Albemarle County, Virginia Thomas Jefferson Planning District Commission Virginia Department of Transportation
Lead Consultant 2004 - 2010
Project Description Places29 was a major planning effort to comprehensively address transportation and land use issues in northern Charlottesville and northern Albemarle County, Virginia. The project was jointly sponsored by the County of Albemarle, the Thomas Jefferson Planning District Commission (the region’s MPO), and the Virginia Department of Transportation. CD+A Associate Principal, Thomas Kronemeyer, led developed a Framework Master Plan that will guide planning in Albemarle County’s Northern Development Areas for the next 20 years and in a Transportation Study that will prioritize and direct future transportation improvements for US 29, a major, auto-dominated arterial, and throughout the project area’s neighborhoods. In addition to leading the team of economic, civil engineering, architecture, and photo simulation consultants, CD+A was responsible for the project’s land use and urban design work. Albemarle County’s 9,000 acre Northern Development Areas include extensive, poorly interconnected shopping centers and strip commercial frontage along an eleven mile long stretch of US 29, large tracts of suburban residential development, and sizable sections of still vacant land. A particular emphasis of the planning effort is on developing a land use pattern and multi-modal circulation network that are consistent with the County’s Neighborhood Model, which requires that future growth is focused in neighborhoods organized around a range of walkable, mixed use centers, and by creating multi-modal streets that provide for a balance of access and mobility for pedestrians, bicycles, and vehicular traffic. The project includes a major public outreach component, in which public and stakeholder participation occurs primarily through a charrette process comprised of a range of events, including open houses, workshops with facilitated small group sessions, stakeholder focus groups, and one-on-one stakeholder meetings, as well as working sessions with agency staff, Planning Commission, and the Board of Supervisors. The final Master Plan includes a Framework Map that illustrates future land use patterns, center locations, and roadway networks. Street cross sections, design guidelines, and an implementation plan have also been developed. The Board of Supervisors adopted the Final Framework Master Plan in 2010.
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Neighborhood Place Types & Draft Framework Plan
Future Neighborhood Service Center - Existing Conditions
Place Type Diagram: Neighborhood Service Center
Future Neighborhood Service Center - Photo Simulation
Draft Preferred Framework Map and Surrounding Land Uses illustrates the location of Place Types as well as the Network of Parallel Transportation Routes.
Future Uptown - Existing Conditions
Place Type Diagram: Uptown
Future Uptown - Photo Simulation
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Form-Based Design Guidelines
Form-based design guidance showing existing auto-oriented uses, followed by three phases of infill development that creates a walkable, pedestrian-friendly commercial mixed use environment.
Form-based Place Type Matrix summarizes suggested land uses and urban design contexts for various portions of the plan area, which are keyed to an accompanying map.
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Neighborhood Place Types, Framework Plan & Heights Diagram
Place Type diagrams showing land use configurations for neighborhood centers surrounded by residential, commercial employment, and mixed uses.
Preferred Framework Map shows proposed land uses, the locations of Place Types, and the network of parallel transportation routes.
Diagram of conceptual cross section showing the heights of adjoining neighborhoods centers.
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Public and Stakeholder Involvement Process
Work in small groups allows the interactive and less formal discussion of concepts and alternatives.
Public presentations help to introduce and clarify key planning concepts and issues.
Engagement with the media promotes public awareness.
Focus Group meetings provide an oppotunity to discuss technical and stakeholder-specific input.
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Street Typology and Network
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The street typology includes various scales and types of streets for an array of different conditions throughout the study area. Street types are cued to a street network map (shown at top). Also, for each type there is a prototypical section (right) and for many specific locations a photosimulation (far right).
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Places29 Albemarle Northern Neighborhoods Framework Plan
Albemarle County, Virginia Thomas Jefferson Planning District Commission (Regional MPO) Virginia Department of Transportation
Lead Consultant 2004 - 2010
Project Description Places29 is a major planning effort to address transportation and land use issues in the 9,000-acre Northern Development Area located in Albemarle County, Virginia. The project area straddles an eleven-mile stretch of US 29, and includes disconnected shopping centers and strip commercial properties, large tracts of suburban residential development, and sizable sections of vacant land. CD+A was responsible for the project’s land use and urban design work and completed a comprehensive set of form-based urban design guidelines and land use “Place-Type” matrices to organize and communicate guidance for the development of walkable, Smart Growth neighborhoods and mixed use districts; including the concept of creating “employment neighborhoods” that place employment uses around walkable mixed use centers. These form-based guidelines encourage an urban form and multi-modal circulation network that requires new neighborhoods to be organized around a range of walkable, mixed use centers, and supports balanced mobility for pedestrians, bicycles, and vehicular traffic. CD+A also proposed several redevelopment scenarios for short and long-term changes to existing auto-oriented uses such as suburban shopping malls and strip retail. These form-based scenarios helped to illustrate the benefits of mixed-use, walkable growth over continued suburban development, showing phased, mixed-use redevelopment strategies for local properties. The project included a major public outreach component, facilitated by CD+A. Events featured open houses, hands-on workshops, and stakeholder focus groups, as well as working sessions with agency staff, Planning Commission, and the Board of Supervisors. The final Master Plan includes a Framework Map that illustrates future land use patterns, center locations, and roadway networks. Street cross sections, design guidelines, and an implementation plan have also been developed. The Board of Supervisors adopted the Final Framework Master Plan in 2010.
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City of San Mateo Sustainable Streets Guidelines
City of San Mateo
Sub-consultant to Nelson\Nygaard 2013-14
Project Description CD+A is working with a transportation planning firm to develop the City of San Mateo’s first ever Sustainable Streets Guidelines. The project combines guidance on Complete Streets and Green Streets into a single volume tailored to San Mateo. The Guidelines cover a range of street types and contexts, creating a flexible set of design standards for use on any street throughout the city —from downtown thoroughfares to hilltop residential. CD+A is focusing on the integration of Green Streets sustainable stormwater management into the Guidelines. A key component of the overall sustainability potential of the public right-of-way, Green Streets provide a variety of benefits. CD+A’s design guidance underscores the primary goals of slowing, filtering and infiltrating stormwater during storm events, but also showing how Green Streets elements can provide aesthetic and traffic calming benefits that are important components of Complete Streets. Showing how plantings and urban design can better define and enhance the pedestrian realm, and how bulb-outs and mid-block stormwater planters can calm traffic or buffer bicycle lanes, the San Mateo Sustainable Streets Guidelines will provide an integrated approach to creating great streets through the city. CD+A is participating in a series of public open houses and “taste and talk” events to collect public and stakeholder input and provide updates on the progress of the Guidelines’ development. The final Sustainable Streets Guidelines are expected to be completed in the fall of 2014.
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San Rafael Downtown Station Area Plan
San Rafael, California City of San Rafael Lead Consultant 2009 - 2012 Plan Adopted June 2012
Project Description CD+A led a multidisciplinary team to develop a station area plan around the planned SMART commuter rail in downtown San Rafael. The team developed alternative scenarios designed to leverage the planned rail service and re-envision this area of the downtown, which neighbors an elevated highway and includes many underutilized properties. The plan elements aim to extend the success of the pedestrian-oriented 4th Street to the new rail station and encourage proposed development that will create a new community anchor and gateway on the east side of downtown. An extensive community outreach process guided the plan, which includes the redesign of streets and multi-modal circulation to better accommodate pedestrians and cyclists in the station area, improvements to bus movement to and from the transit center, and concepts for redevelopment that feature more community-oriented, mixed-use buildings and higher densities. The CD+A team collaborated with a multi-agency steering committee and other stakeholders to develop a coordinated set of multi-mobility and development scenarios. Options for improving bus capacity and operations at the transit center range from minor modifications of curbs and platforms, to partial reconstruction of the transit center, to a long-term relocation strategy that would create a consolidated bus and SMART station. To complement each mobility strategy, CD+A worked with City staff and advisory committees to create development and parking scenarios for identified opportunity sites. Development scenarios ranged from incremental infill on small sites to the redevelopment of entire blocks as mixed-use developments and public parking garages. For each mobility and development scenario, pedestrian and bicycle movements were examined qualitatively, and bus routing and scheduling, and traffic and signal operations were modeled using a variety of software tools such as a visual microsimulation model. The Downtown San Rafael Station Area Plan was unanimously adopted by the City Council in June, 2012, and rail service is scheduled to begin in 2016.
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Connectivity and Streetscape Improvements San Rafael Downtown Station Area Plan
Perceived pedestrian and auto gateways, nodes of interest and main pedestrian routes were used to inform streetscape and development improvements linking the SMART station to the rest of Downtown San Rafael. Mixed-Use development improvements surrounding the SMART rail corridor.
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Streetscape improvements and new development concepts along Fourth Street improve the link between the station area and neighborhoods east of US 101.
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A parkway strip effectively separates the rail lines from the multi-modal street while providing recreational opportunities and green connections.
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Development and Multi-modal Improvements San Rafael Downtown Station Area Plan
Section through proposed conditions along Tamalpais Avenue between 4th Street and 5th Avenue
Concept for two-way cycle track on Tamalpais Avenue (existing parking lot shown)
Proposed pedestrian improvements
Illustrative plan showing development concepts and proposed infrastructure improvements
Section through proposed conditions along Tamalpais Ave and Hetherton St between 2nd and 3rd Streets
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Tempe Station Area Plans
Tempe, AZ City of Tempe
Lead Consultant 2007 - 2008
Project Description Community Design + Architecture led a multi-disciplinary consultant team to develop station area plans for four light rail transit (LRT) station areas along Apache Boulevard in Tempe, Arizona. The addition of LRT along Apache Boulevard—a section of the regional LRT system that connects Tempe with Phoenix—creates a major opportunity to catalyze redevelopment and revitalization in this underutilized corridor. The station area plans developed by CD+A provide policy recommendations and design guidance for public and private investment near the light rail. Apache Boulevard’s unique set of issues include affordable housing, retention of local businesses, application of TransitOriented Development-supportive development concepts, and improving the pedestrian environment. CD+A led numerous community outreach events to facilitate public participation in the station area plans. These events included public open houses and workshops, and a multi-day collaborative charrette involving citizens, local developers and business owners, and City staff. Building upon existing city land use policy promoting walking near light rail, the station area plans provide detailed recommendations such as appropriate land uses and development densities surrounding each station, and encourage the development of mixed-use projects along the corridor. CD+A responded to residents’ concerns about higher-density development by recommending zoning that concentrates such development around the stations and transitions to lower densities around residential neighborhoods. The plans also recommend improved pedestrian and bicycle access to encourage greater connectivity between neighborhoods, schools, parks, area businesses, and light rail stations. In addition, the station area plans provide guidance for enhancing aesthetics and comfort along the corridor through the use of shading elements, landscaping, and high-quality architectural and urban design. The station area plans conclude with implementation and capital improvement recommendations to assist the City of Tempe in completing the transformation of Apache Boulevard into a successful, comfortable, and attractive multi-modal environment.
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Multi-Modal Corridor
Smith-Martin Station Area: existing conditions (above) and proposed conditions showing multi-modal boulevard with mixed-use development (right)
Proposed bicycle and pedestrian connections and new streets within the four station areas.
McClintock Station Area: existing conditions (above) and proposed conditions showing multi-modal boulevard with mixed-use development (right)
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Press about Development in the Apache Blvd Corridor
Excerpts: The neighbourhood... feels much busier and safer, and people are much more willing to come there to shop or dine."...light rail is a good thing for any town or any city," [Ravine Arora, a business owner] says. "We've seen an increase in the visibility of our business and an increase in commuters." He estimates his sales are up about 10 per cent, despite the recession. “Generally, the area’s cleaned up... we’re getting a lot of community housing come up, good, upscale housing.” Hillary Foose, the spokeswoman for the Metro project says that since 2004, when federal funding for the line was secured and construction began, there’s been $7 billion US in private and public investment along the length of the metro line. A recent study from the Arizona State University’s School of Sustainability, which tracked land values in the areas near the line, found that land values near Tempe METRO stations, adjusted for inflation, went up an eye-popping 429 per cent. Even in Phoenix’s volatile real estate market, the ASU study found vacant lots near Tempe METRO stations appreciated far more than comparable land in the region. http://www.edmontonjournal.com/business/Phoenix+suburb+swears+benefit+boulevard/2314734/story.html
Excerpts: Kittrel attributes Tempe’s success to the city changing zoning codes early on to allow high density near the stations, something that Mesa and Phoenix lagged behind on. “They (Tempe officials) were aggressive,” she said. Larry Schmalz, a principal planner for Tempe, said the city changed its zoning to allow increased building height and density before light rail opening. The city had seen that those changes were successful in other cities where light rail was built. In the past year, Grigio Metro, a mixed retail and residential building, and student-housing projects Campus Suites and The Vue have been built on the Apache corridor of light rail. Henry Morton, the developer and manager for Campus Suites, cited light rail, the zoning changes and assistance from Tempe’s development and community services as key reasons why he chose to build Campus Suites near Apache Boulevard and McClintock Drive. “They showed us from the very beginning what they wanted to do on Apache with light rail and they’ve kept their promise,” he said. Greg Lee, an ASU student who lives in Campus Suites, said he chose to live in the development because using the light rail would save him money. “I love it here. I walk out my door and just get right on light rail and get right off at school.” http://www.azcentral.com/business/news/articles/2009/11/20/20091120tr-lightraildevelopment1120-CP.html
New mixed-use development along the Apache Boulevard LRT corridor.
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Telegraph Avenue Complete Streets Implementation Plan
Oakland, California City of Oakland, Alameda CTC
Lead Consultant September 2013 - present
Project Description Community Design + Architecture is leading a multidisciplinary team in preparing a Complete Streets Implementation Plan for a 2.4-mile segment of Telegraph Avenue in the City of Oakland. The City hired the CD+A team to develop a full concept as well as an interim striping plan to improve safety and provide a better balance of all users: transit riders, bicyclists, pedestrians and motorists. The project corridor provides a direct connection between Downtown Oakland and UC Berkeley and affords access to myriad other destinations and neighborhoods along the way. It includes commercial/retail activity, a cluster of health care facilities, and two BART transit stations. AC Transit’s 1 and 1R bus lines serve the corridor. Currently, this segment of Telegraph features two vehicle lanes in each direction, one center turn lane and parallel parking on both sides of the street. North of 57th Street, bike lanes are provided in lieu of a center turn lane and a similar configuration is planned south of 20th Street; however, no bike facilities are provided between. To bridge this gap and create a more Complete Street, the team explored over 20 cross-sections for “road diets” that reallocate vehicle space (travel or turn lanes) for bicycle, pedestrian, and transit improvements. The team divided the corridor into three segments based on existing land uses and excess capacity (vehicle volumes). The road-diet concepts where then refined to fit the context of each segment. Following an internal design charrette with City and Alameda CTC staff, the favored design options include a 5-to-3 lane road diet for a majority of the corridor, converting one vehicle lane in each direction into a buffered bicycle lane or cycle track. Additional improvements would support this Complete Streets approach, including bulb-outs and median refuges to improve crossing conditions; additional crosswalks; landscaping; and a consolidated 1 and 1R bus route with improved “transit islands” bus stops to improve the transit rider experience and maintain or improve transit speed, even with the road diet. Public presentation of the full concept is occurring in April and May of 2014. CD+A will also develop construction documents for an interim striping plan. The striping plan will swiftly afford the benefits of the Preferred Corridor Plan and allow the concepts to be tested before they are constructed permanently. This interim stage will also include “paint and planters” strategies for other improvements, such as bulb-outs, transit islands and landscaping. http://www2.oaklandnet.com/Government/o/PWA/o/EC/s/TelegraphAvenue/
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Valley Metro Rail Station Area Study and Valley Metro Transit-Oriented District Overlay Zoning Ordinance
Phoenix Metropolitan Region, Arizona Valley Metro Regional Public Transit Authority
Subconsultant to SR Beard 2002 - 2008 Project Description Communities in the Valley of the Sun and the Regional Public Transit Authority are implementing the Central Phoenix/ East Valley light rail system connecting Phoenix, Tempe, and Mesa. CD+A assisted in developing a model overlay zoning ordinance and a palette of development types and “test fit” diagrams that illustrate development opportunities for the station areas. The model ordinance is a comprehensive document that discusses the benefits of TOD, provides case studies of public and private sector experience in implementing TOD, and describes the qualities that make a neighborhood transit- and pedestrian-friendly by offering quantitative measures for development and their qualitative rationale. CD+A also prepared a model TOD ordinance, for the cities to tailor to the unique context of their stations, and standards and guidelines that describe the design qualities desired of site plans and building designs for TODs. Since the completion of the project, the cities have been working to integrate TOD into their policies and ordinances. Following a General Plan update, Phoenix developed an overlay ordinance and conducted station area planning efforts around 21 stations to identify development opportunities. CD+A assisted in identifying opportunity sites through field research and meetings with city staff, and developed a matrix of “marketable” development types for a range of uses and building configurations. A second matrix detailed development prototypes (i.e., building types, scale of development, density ranges, etc.) and listed case studies, both from the region and elsewhere, to be used by Tempe and Mesa in education and outreach efforts with area stakeholders and the development community. CD+A prepared nearly 140 land capacity diagrams for the opportunity sites, illustrating the layout of marketable uses with appropriate parking ratios at two levels of intensity, which were used by Economic & Planning Systems for initial feasibility and programming analysis to present to staff from the three cities. Twelve final opportunity sites were identified and specific implementation strategies developed for each. Both the Model TOD Overlay Zoning Ordinance and the Rail Station Area Study received a Transportation Planning Excellence Award in 2004 under the larger Comprehensive Program on Transit Supportive Land Use administered by Valley Metro Rail. The award is sponsored by the Federal Highway Administration and the Federal Transit Administration, and co-sponsored by the American Planning Association.