TRANSIT SUPPORTIVE DEVELOPMENT
AT ORCHARD DOWNS, URBANA, IL
ANJALI SATHEESHKUMAR UNIVERSITY OF ILLINOIS, URBANA-CHAMPAIGN
UP 504 - Site Plan Report
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Executive Summary This report aims to convey the proposed redevelopment of Orchard Downs located in South Urbana, Illinois. The vision is a mixed-use development around a transit supportive model that promotes active transportation. This model is backed by environment friendly sustainable practices to manage storm water. The overall concept is accomplished through a re-imagination and re-organization of the urban layout, transportation services and an integration of best management practices. Socio - Economic Framework The Orchard Downs site offers 115 acres of untapped potential in the form of its location. There is a need for retail and business spaces in the neighborhood. New retail spaces may serve not only the customer in the immediate area but also could draw customers from the entire trade area. If developed appropriately, the site’s retail would also draw the more affluent Champaign shopper including faculty favoring the State Street residential area. The Orchard Downs site could serve the needs of the UIUC campus’ students but can be positioned primarily to address the shopping needs of the affluent consumer that lives in Urbana’s nearby, upscale neighborhoods. Further, graduate students and their families would make up the second most important component of the site’s target market. Finances Orchard Downs’ proposed diversity generates connections with a broad set of stakeholders, resulting
in the opportunity for buy-in across a wide range of interests. Based on a few key assumptions about favorable market conditions and finance, the project’s projected 16.7 % internal return rate which demonstrates an attractive and financially feasible investment. Topology, Water Management and Green Infrastructure The increased volume of water that would need to be handled by gray infrastructure, stormwater runoff and rainfall has become a source of worry for physical planners. As a result of water management, engineering requirements for stormwater conveyance, detention, and/or retention systems was figured out. Opting for Best Management Practices with the usage of wetlands, swales and retention ponds for storm water management ensures green development. Adjacency to green space establishes direct connections to larger green infrastructure networks. In addition, the 30% of the site is designated for green spaces which mitigates negative environmental impacts and establishes positive ecological effects. Street Design Streets are intended to promote pedestrians, bicycles and transit above automobiles. Non-vehicular passengers are prioritized through street design and streetscape characteristics. There are several ‘pedestrian only streets’ as well. Access to all regions of the property is provided through widespread bike and pedestrian routes. Improved pedestrian infrastructure on existing neighboring roadways directs pedestrian and bike traffic towards Orchard Downs.
UP 504 - Site Plan Report
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TABLE OF CONTENTS 1. INTRODUCTION
Page 4
2. SOCIO – ECONOMIC ANALYSIS 2.1. Demography 2.2. SWOT Analysis 2.3 Implications of socio-spacial assessment on the vison 2.4 Financial feasibility 2.4.1 Pro Forma Analysis
Page 5
3. SITE ENGINEERING ANALYSIS 3.1. Topology 3.1.1. Soil Analysis 3.1.2. Slope Analysis 3.1.3. Hydrology 3.2. Low Impact Development – Best Management Practices
Page 12
VISION
Page 15
4.
Page 16
URBAN DESIGN CONCEPT 4.1. Mission Statement 4.2. Set of Values underlining the Mission Statement 4.3. Benchmarks of Implementation 4.4. Relevance 4.5. Kevin Lynch Elements 4.6. Street Pattern
5. MASTERPLAN Development Visualization
Page 20
6. CONCLUSION
Page 22
REFERENCES
Page 23
UP 504 - Site Plan Report
1. INTRODUCTION Illinois
This report aims to look at the redevelopment of the site – “Orchard Downs” in Urbana, Illinois.Various indicators such a location, demographic makeup, topology and financial feasibility are examined. Post determining the feasibility, a plan for sustainable development in the site is proposed with a suitable urban design concept that would maximize the site’s potential. The final outcome is a master plan for the site incorporating aforementioned elements. Orchard Downs is located about one mile southeast of UIUC campus in one of Urbana’s major green space areas. Positioned amidst an assortment of residences, higher educational institutions, recreational spaces and agricultural facilities, Orchard Downs has access to a diverse network of people and places. Owned by UIUC, this 115-acre site is located in Urbana and is presently occupied by graduate students and their families in 780 one- and two-bedroom housing units. It is bounded by Florida Avenue to the north, Race Street to the east, Windsor Road to the south and the Arboretum/Orchard Street to the west (see location map below). The city of Urbana has zoned Orchard Downs housing as CRE (Commercial-Recreation-Education). It is surrounded by residential areas on the North and East, University on the West and Agricultural areas/ green spaces on the South. The site is located very close to the University research park making it a suitable residential area for individuals working here. But the nearest commercial establishments are located East of Orchard Downs at least 20 minutes away by bus. 6|
Champaign
Urbana
Orchard Downs
Fig 1.1 : Location Map - Orchard Downs
| Introduction
Demographics 5.35 Square Miles 5,855.06 People Per Square Mile
31,312 Population
2. SOCIO - ECONOMIC ANALYSIS Age
Median Age
23.8 years
Population By Age
Population By Age (Detailed)
2.1 Demography
Under 9 Years
6.02%
10 to 19
The set of socio-economic indicators selected to analyze this neighborhood include – population, race, sex/ age, educational attainment, median household income, unemployment rate and home ownership. Majority of the population in Urbana are aged between 18- 34 (Chart 1). It is also interesting to note that 30% of the population are married and majority earn a modest income of less than $50k per annum (Chart 2 and 3). While majority of the residents are white, they also include ethnically varied groups of university students, young people, and families with children mainly from China, Korea, India, and the United States.
21.56%
20 to 29
39.17%
30 to 39
9.94%
Under 18 Years 18 to 34
63.76%
35 to 64
19.15%
40 to 49
5.87%
50 to 59
5.99%
60 to 69
5.47%
70 to 79
2.75%
80 and Over
1.97%
7.15%
65 and Over
11.19%
0%
Urban Analysis |
40%
60%
Economics Chart 2.1 : Median Age of Population of ZCTA5 61801 Income Per Capita Income
Median Household Income
Gini Index
$21,018
$31,915
0.58 Household Income
Unemployment Rate
It is important to analyze the average household income because one must factor in how much disposable income is available from the local residents. From 2010 to 2020, population of Champaign has increased by 9.4% which is almost double of the county average. Meanwhile, Urbana has seen a very low percent of population increase during this period. Population growth patterns provide up a fresh market and potential for new development project which should look into attracting a larger student population towards Urbana from Champaign. Around 86% of the housing units are currently occupied of which 69% is renter occupied. It is also notable that 60% of the vacant housing units are put up for rent. (Chart 5). This indicates feasibility for student housing. While most units house graduate students, some of them are intentionally kept empty to serve as temporary housing for
20%
Under $50,000
63.63%
$50K to $100K
22.26%
$100K to $200K
10.84%
Over $200K
3.26% 0%
93%
Employed
25%
50%
75%
*Universe: Households
7%
Unemployed
Households *Universe: Civilian Population In Labor
Chart 2.2 : 16+ Avg Household Income & Employment rate of ZCTA5 61801 Force Households
Average Household Size
Number of Households
2.14
11,617 Population by Household Type
Married Couples
29.14%
Male Householder
4.3%
Female Householder Nonfamily Householder
13.99% 52.56% 0%
10%
20%
30%
40%
50%
60%
*Universe: Population in Households Chart 2.3 : Avg Household Size & Type of ZCTA5 61801
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UP 504 - Site Plan Report visiting scholars. Because of the University of Illinois’s strong presence, Champaign-Urbana continues to see high housing demand, particularly for multi-family apartment-style units. From my site visit I gathered that Orchard Downs features limited vehicle networks complemented by widespread cycling and pedestrian infrastructure to fit the area setting. These modes of transport seem to be mainly used for travelling shorted distance within the neighborhood while cars are preferred for general commute and other travel needs (Chart 6). Many parts of the neighborhood feature vast parking lots showing higher car ownership. Also, there is a large gap in population density between Orchard Downs housing and housing in the adjacent residential neighborhoods. This is most likely due to the absence of frequent public transport, connectivity and commercial businesses. Additionally, when compared to the neighboring residential area in the east, this parcel has a low intersection density.
To further analyze the sites potential, a swot analysis was done. The findings of which are as follows. STRENGTH
•Situated immediately adjacent to the Arboretum, Orchard Downs provides ample green space with outdoor recreation and playgrounds. •Some of the market’s most appealing and affluent single-family homes are located in neighborhoods to the north and east of Orchard Downs. •Less than 5-min drive from University Research Park •Has many resources, including a preschool located in the Family & Graduate Housing Community Center that follows the University’s calendar. WEAKNESS
Sex, Race & Ethnicity Sex
Race & Ethnicity White
52.17%
Black
14.36%
AIAN
0.3%
Asian
Male
51.44%
Female
48.56%
22.13%
NHPI
0.28%
Other
0.37%
Two+
2.97%
Hispanic
7.4% 0%
20%
40%
60%
*Hispanic includes respondents of any race. Other
Chart 2.4 : Sex, Race - ZCTA5 61801categories are non-Hispanic
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2.2 SWOT Analysis
•Disconnected from commercial centers , downtown •Less connectivity by public transport •Homogenous development - Predominantly residential development •Low proximity to recreational spaces •The site is inaccessible from the south and west due to adjacent green space and agricultural uses. •The east side of the Champaign-Urbana market is presently underserved; all of the market’s significant retail is located in the northwest corner of the trade area. | Urban Analysis
OPPORTUNITY
•The redevelopment of Orchard Downs presents an important potential housing and recreational opportunity for use of this prime University real estate. •Present logical locations for developments that would draw consumers from much greater distances. •Consists of Renter occupied housing units •Population growth trends provide an opportunity and market for new development. •Windsor Road will become a major southern eastwest thoroughfare with the continued development of University Research Park. THREAT
•Current zoning - lacks allocation of commercial establishments •Transit and connectivity deficiency
2.3 Implications of socio-spacial assessment on the vison There is a need for retail and business spaces in the neighborhood. Access to facilities such as farmers market will cut back on the need for residents to travel to stores like Walmart which area 2-5 miles away. Retail spaces may serve not only the customer in the
Urban Analysis |
immediate area but also could draw customers from the entire trade area. If developed appropriately, the site’s retail would also draw the more affluent Champaign shopper including faculty favoring the State Street residential area. The Orchard Downs site could serve the needs of the UIUC campus’ students but can be positioned primarily to address the shopping needs of the affluent consumer that lives in Urbana’s nearby, upscale neighborhoods. Further, graduate students and their families would make up the second most important component of the site’s target market. The analysis points to a strong requirement of mixeduse development to cater housing, commercial and transportation needs of Graduate Student community. The essence of family community in the adjacent Urbana neighborhoods to the North and East will contribute to the fabric of Orchard downs community and bring in revenue with commercial establishments. There is also potential for a Transit Supported development. With a dense commercial neighborhood which walkable, transit can become quite efficient as people living too far from it to walk only need to go there by transit once, they have access to everything, needing transit only to go back home once they have finished their activities.
2.4 Financial Feasibility A mixture of Retail, Office, Residential and open spaces/recreation are considered as future development types. MOR (Mixed Office Residential) zoning type is considered for all three scenarios and FAR (for calculation purpose in pro forma) is fixed as stated in Urbana Zoning Ordinance, 2021.
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UP 504 - Site Plan Report
2.4.1 Pro Forma Analysis Using Real Estate Pro Forma, three preliminary mix of land uses were developed for Orchard Downs and the financial tradeoffs between different development decisions were explored. These scenarios are considered such that they contain different proportions of Retail, Office, Residential and open spaces/recreation. The goal was to discover the best mix of land uses for the site based on Internal Rate of Return (IRR), a number that indicates how profitable a development proposal will be. A comparison of the three scenarios considered and their IRR is shown in Table 2.1. The optimal situation seems to be Scenario 1 with an IRR of 16.7%. It is dominated by retail and residential development. The socio-spacial analysis indicated a need for Multi Family dwelling type based on the average family size and income. Single family homes are not economically feasible in this region because of availability of better property nearby and the nature of residents i.e., Graduate Students. For these reasons, no single-family homes have been included in this scenario. Office spaces in abundance are less likely to be occupied in this area but a small-scale provision may attract clients from the Research Park. In addition, 35% green space adds to the livability of the neighborhood which attracts future customers. Development centered around public space not only promotes walkability but improves well-being and community cohesion. It ensures inclusion of commercial spaces without disturbing the residential density whilst incorporating adequate open areas. Seeking to convert the current parcels of land to MOR might be favorable to the fabric of existing communities in Orchard downs and its surroundings. Within Orchard Downs, reduced infrastructure expenditures and in10 |
creased consumer spending connected with public usage of green amenities may generate economic benefits. The mixed-use component of the development reduces financial risk via expanding the current range of use which is purely residential. The new development opens many possibilities for financial benefit. Forecasting Orchard Downs’ financial success based on land use distribution, estimated occupancies, lease rates, construction costs and few educated assumptions proves the development’s economic viability.
Pro Forma Projections Summary for Scenario 1 Landuse Distribution Residential
Commercial
35%
20%
Green Space
Office
15%
30%
Occupancy Office
2021 | 2022 | 2023 | 2024 | 2025 | 2026 | 2027 60% 75% 80% 80% 100% 100% 40%
Retail
60%
75%
80%
85%
90%
95%
100%
Other Finances IRR : 16.7% Net Present Value : $117,256,133 Estimated Market Value : $324,784,103 Construction Cost : $89,377,521 Equity : 30% Mortgage : 70% 10-year loan at 3% interest rate | Economic Analysis
Scenario 1
Scenario 2
Scenario 3
IRR
16.70%
18%
14.30%
Residential
20%
24%
30%
Multi-Family
20%
30%
77%
Single-Family
0%
70%
23%
Retail
35%
50%
20%
Office
15%
20%
10%
Open Space
30%
6%
40%
Table 2.1 : Pro-forma Summary -Comparison of various land use scenarios
Even though Scenario 2 has a slightly higher IRR, the amount of open space available is drastically reduced to 6% which may invoke negative impacts on the developments in the future. This may decrease the livability and affect the nearby eco sensitive areas like
University of Illinois Arboretum. There is also a potential for stagnant occupancy rate of the housing units which will eventually bring down its economic feasibility.
Note : - Market conditions at the time of construction and project completion will have a substantial influence on the development’s performance and may differ from the occupancy levels and timeline depicted in this report. - Infrastructure costs were lowered based on assumed cost-savings of green alternatives to grey infrastructure. - Low investment activity due to economic impacts of COVID-19 has decreased NOI and lowered the cap rate. - Low investment activity because of the economic slowdown due to the pandemic has reduced NOI and cut the cap rate. A general cap rate of 6% was considered. - Likewise, mortgage rates are at historic lows. The interest rate for this pro forma’s 10 -year period was assumed to be 5%.
Economic Analysis |
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UP 504 - Site Plan Report
3. SITE ENGINEERING ANALYSIS The increased volume of water that would need to be handled by gray infrastructure, stormwater runoff and rainfall has become a source of worry for physical planners. As a result of water management, engineering requirements for stormwater conveyance, detention, and/or retention systems was figured out. For this purpose, the estimate runoff required for storage is calculated after which feasibility for proposing an overland stormwater management system is estimated based on the site conditions. Later, existing drainage paths are put to use to transport stormwater through a network of Low Impact Development Best LEGEND Management Practices elements that minimize, clean Site Boundary and slow down stormwater flow. Residen�al Zone
3.1 Topology
Type B Soil
Mixed Use Zone Commercial Zone Office Spaces
The main objective here is to design a site plan that Green Space does not increase flood orBodies drainage hazards. The largeWater ly accommodating slope, soil, and hydrological factors in Orchard Downs enable achieving this objective by reducing the need for additional ecological changes and intervention.
Type C Soil
3.1.1 Soil Majority of the site (~70%) is composed of “Type B” soils (Fig 3.2) (Flanagan and Catlin silt loam). These soils filter water at moderate rates and are adaptable to a number of land uses. The vast majority of commercial and residential development should be constructed on Type B soil, requiring minimal treatment 12 |
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Fig 3.1 : Soil Type Map - Orchard Downs 0 0.05
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| Environmental Analysis
Possible locations of ponding
and soil intervention. The remaining regions contain “Type C” soil (Drummer clay loam and Orthents loamy). Type C soils have slower infiltration rates and impose greater risk of pooling. Type C is a relatively unstable soil type and development will be avoided in these areas. Instead, these areas will be used for runoff water retention and open spaces.
3.1.2 Slope With the exception of two high points on the west edge of the site (Fig 3.2) , elevation fluctuations across the site are minimal and the site is fairly flat. To the west, these high elevations are bordered by the arboretum and public green space. The site’s average slope is around 1% which is decent for optimum drainage, but steps should be taken to avoid ponding. To minimize ponding, the development must include green infrastructure network such as bioswales for drainage. Green infrastructure promotes the preservation of natural components while reducing the use of impermeable materials.
Highest points on the site
3.1.3 Hydrology There are no existing water bodies on or near the property, with the exception of a constructed pond within the arboretum. Water flows to the low point between the two highest elevations on the west side of the site due to the existing slope as shown in (Fig 3.2).
0
0.05
0.1Miles
Fig 3.2 : Slope and Hydrology Map - Orchard Downs 0 0.05 0.1Miles
Environmental Analysis |
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UP 504 - Site Plan Report
3.2 Low Impact Development – Best Management Practices
the site’s lowest point, between its two highest elevations. The wetlands are to be located as shown on Fig 3.3. Drainage to and from the wetland occurs through a series of filter areas and bioswales that follow the natural flow of water across the site.
First, the retention / detention needs of the development concept needs to be assessed. With reference to Table xx, estimate runoff storage requirements are calculated. Allocating a depth of 4 feet for the storage unit, land requirement is calculated. As per this calculation ~1.9 acres of surface area is required to store the runoff for the chosen type of development. While the use of underground storm water systems has been prevalent in the past, opting for BMP with the usage of wetlands, swales and retention ponds for storm water management ensures green development. Constructed wetlands are well-suited to the soils present in the site and should be located on slow-draining Type C soil. Similarly, theLEGEND location of the retention pond on Site Boundary the lowest point on the same soil type make it approResiden�al Zone priate. Based on these assessments, the following LID Use Zone LEGEND BMPs are to be includedMixed in the open space on the site.
LEGEND LEGEND
Site Boundary Site Boundary Residen�al Zone Residen�al Zone Mixed Use Zone
Site Boundary Commercial Zone
Mixed Use Zone Commercial Zone
Residen�al Zone
a. Constructed Wetlands – They are an appropriMixed Use Zone Greenwhere Space ate technology for areas inexpensive land is Commercial Zone Water Bodies generally available and skilled labor is less available. Office Spaces b. Bioswales – These are storm water runoff conGreen Space veyance systems that provide an alternative to storm Water Bodies sewers. They can absorb low flows or carry runoff from heavy rains to storm sewer inlets or directly to surface waters. It can be used to move water to the wetlands and ponds from other areas. c. Retention Pond – Assuming a reduction of 30% in the amount of ponding required because of implementing LID BMPs, the remaining can be accommodated in a retention basin of ~ 14 acres. Office Spaces
Commercial Zone Office Spaces Office Spaces Green Space GreenWater SpaceBodies Water Bodies
0
Ponding needs are largely fulfilled by the constructed wetland and retention pond, which is located at 14 |
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0.1Miles 0
0
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Fig 3.3 : Zoning Map
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0.05
0.05
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| Environmental Analysis
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VISION :
Image Source : https://www.itdp.org/2019/04/ 18/jakartas-urban-villages-tod-best-practices/
Vision |
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UP 504 - Site Plan Report
4. DEVELOPMENT CONCEPT
TRANSIT SUPPORTED DEVELOPMENT AND STREET PATTERNS
TSD is a style of urban development that optimizes the amount of residential, commercial, and recreational space that is within walking distance of public transportation. It encourages a symbiotic relation between dense, compact urban design and the usage of public transportation.
at a walkable/bikeable distance if not accessible easily by public transport. In the creation of compact, walkable, pedestrian-oriented, mixed-use communities centered around high-quality transit systems. The focus of this TSD development in orchard downs will be access to bus service and improved walkability.
The basic principle is that convenient access to transit can be a key attraction that fosters mixed-use development, and the increased density in station areas not only supports transit but also may accomplish other goals, including reducing sprawl, reducing congestion, increasing pedestrian activity, increasing economic development potential, realizing environmental benefits, and building sustainable communities.
4.2 Set of Values underlining the Mission Statement
Not every region has the transit modes or developmental patterns that have typically been considered most appropriate for transit-oriented development. Orchard downs is one such location due to non-availability and non-viability of rail services in the nearby area due to its predominant residential character.
4.1 Mission Statement TSD intends to boost public transportation usage by lowering the use of private automobiles and supporting sustainable urban growth in this way. TSD makes it possible to live a lower-stress life without complete dependence on a car for mobility and survival. For this purpose, it is important to have the basic necessities 16 |
• Sustainability: reduce energy used, reduce reliance on cars, reduce sprawl, reduce pollution. • Vibrancy: mixed use, added recreation, added jobs, entertainment, increased mobility, sense of place. • Livability: mentally and physically healthy, low stress, live/work/play in same area. • Public Transit/Pedestrian-Centered: Combat car-related hazards (crashes, traffic, pollution), bike infrastructure, pedestrian infrastructure, public transport as central focus.
4.3 Benchmarks of Implementation The site design of Orchard Downs reflects the following benchmarks of TSD. • Increased access to public transport | Urban Design Concept|
tricts within the site. Lastly, the retention ponds and other landscape elements have the potential to act as landmarks.
• New design/zoning standards o Lower parking requirements o Higher height and density requirements o Mixed-use buildings • Increased walkability / bikeability • When created in tandem with city and its affordable housing requirements, this could be a good option for integrating income levels and race.
4.4 Relevance The chosen design paradigm will help cater housing, commercial and transportation needs of Graduate Student community in Orchard downs. With a dense commercial neighborhood which walkable, transit can become quite efficient as people living too far from it to walk only need to go there by transit once, they LEGEND have access to everything, needing transit only to go Site Boundary back home once they have finished their activities. It Residen�al Zone will also act as an Mixed economic development catalyst. As Use Zone a part of a regionalCommercial development framework, TSD can Zone re-define where and how economic activity will occur Office Spaces and help community revitalization efforts Green Space Water Bodies
4.5 Kevin Lynch Elements In Lynch’s most famous work – the Image of the City, he reported that users understand their surroundings in consistent and predictable ways, forming mental maps with five elements: path, edge, node, district and landmark. In the proposed development, some of these elements are incorporated (Fig 4.1). Streets with appropriate hierarchy focusing on pedestrian friendly design will incorporated forming the “path” element. 0 Edges and nodes will be defined by street junctions. Various zones such as the central mixed-use area will have its own unique character forming several disUrban Design Concept |
Road Network : The main roads will follow a grid iron pattern and will incorporate sidewalk, bicycle land and landscape strip. Certain areas will also feature bioswales LEGEND when applicable. Edge Node Landmark District Paths 80’ wide Primary Road LEGEND 60’ wide Secondary Road
Edge
Pedestrian and Bike Only Road Walking Trail Bike Trail
Node
Landmark District
Paths 80’ wide Primary Road 60’ wide Secondary Road Pedestrian and Bike Only Road Walking Trail Bike Trail
0.05
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200
500
Fig 4.1 : Road Hierarchy and Imageability Elements
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UP 504 - Site Plan Report
4.6 Street Pattern Design Grid iron pattern of roads were adopted in the design due to its simplistic associations. The surrounding areas follow similar pattern of roads and going forward with the same pattern will generate continuity in the neighborhood. The mixed-use zone is divided into blocks that are 400’ long. The residential areas are divided into plots with space for dense multifamily homes. All streets were designed to promote pedestrians, bicycles and transit.
Fig 4.2 : Sectional View - Walking and Biking Trail
Four types of roads adopted in the design as follows: 1. 80’ Primary Roads : These are 2 lane-2 way roads with car lane, bus lane, sidewalks and bicycle lane on both sides. These are located on the outer boundary of the site and one internally to allow smooth flow of transit. 2. 60’ Secondary Roads : These are 2 lane-2 way roads that connect the site internally with drive lane for cars and busses, waiting benches in the bus stops, sidewalks and bicycle lane on both sides. Two types of arrangements are adopted for residential and mixeduse zones. Since the mixed-use zone is likely to have more traffic, cycle lane is positioned on the inside with buffer for protection.
Fig 4.3 : Sectional View - 60’ Secondary Road Type 1
3. 40’ Pedestrian and Bike Roads : these are located alternatively between secondary roads in the residential and mixed use zones. The purpose of this is reducing four-wheeler usage and promoting active transportation. It consists of wide sidewalks on both sides, central bike lane and Outdoor seating area for shops to spill out and create more activity on the street. Fig 4.4 : Sectional View - 60’ Secondary Road Type 2
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| Street Design
Fig 4.5 : Sectional View - 80’ Primary Road
4. Walking / Biking trail : Trails are designed in the green space to allow movement. These paths consist of a sidewalk and adjacent bike lane. While buildings can have internal parking, no parking spaces are provided along streets. This further discourages movement. Additionally, added transit stops are provided throughout the site to improve access. The offered street design is imperative in focusing on increased ease for pedestrians and bikes along with improved bus service. Fig 4.6 : Sectional View - 40’ Pedestrian and Bike only Road
Graphics created using www.streetmix.net
Street Design |
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UP 504 - Site Plan Report
5. MASTER PLAN
A walkthrough video of the development concept : https://www.youtube.com/watch?v=kuIek5wB1kg
Commercial Zone : 80’ wide Primary Road
Constructed Wetland
This space is allocated for retail units due to its accessibility and proximity to other commercially deficit residential areas nearby.
Mixed use Zoning : This space is assigned mixed use zoning so that it can accommodate a variety of establishments, office spaces and apartments creating a vibrant avenue that is not only central in location but is easy to get to from other places in the neighborhood. Adjacent green space and housing units will attract more people to actively engage in this zone.
60’ wide Secondary Road - Type 1
Retention Pond
40’ wide Pedestrian Only Road
Open Space : This space, allocated for parks and recreational areas reduce the build environment’s footprint and contribute to the health and wellbeing in the neighborhood. This space will incorporate a retention pond and constructed wetland to achieve sustainable development.
Walking and Bike Trail in Green Space Constructed Wetland
Office Spaces : Acts as a buffer between residential and mixed use space avoiding disturbances.
60’ wide Secondary Road - Type 2
Residential Zoning : This space is designated for single and high-density multi family homes. It is located close to roadways and green Feet to retail establishspaces whilst maintaining proximity ments.
Proposed Bus Stops
20 |
50
Fig 5.1 : Master Plan - Final Site Visualization
200
500
| Master Plan
DEVELOPMENT VISUALIZATIONS
Fig 5.5 : Edge separating built and open space
Fig 5.2 : Commercial zone
Fig 5.6 : Green Space Visualization
Fig 5.3 : Mixed use zone
Fig 5.7 : Retention Basin
Fig 5.4 : Residential zone
Masterplan Renders |
Fig 5.8 : Pedestrian Street
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UP 504 - Site Plan Report
CONCLUSION Orchard Downs has immense potential for mixed use development due to its location, lack of commercial establishments to cater nearby residents and uncomplicated site conditions. The proposed development in Orchard Downs aims to develop planned sustainable growth that will focus on increased ease for pedestrians and bikes along with improves bus service. The proposed green spaces, best management practices, pedestrian streets will encourage healthy living through walkable communities and low pollution environment. These things will go hand in hand with a lucrative return for the developers and investors making Orchard Downs a prime location for future development. The successful implementation of this development concept will include urban design elements like well designed and shaded streets with sidewalks, bike lanes and ample lighting. It will also require good bus shelter infrastructure. The residents will have access to abundant open green and public spaces too. Providing area with mixed use type of development will promote vibrancy and liveliness in the area. In addition, multifamily homes with larger density will prevent urban sprawl by accommodating the growing population in a compact area with access to the transit, which would also consolidate investments and bring down the infrastructure cost for development.
Green Space
Bird’s Eye View
Bird’s Eye View
*All visual graphics created by Anjali.S unless cited
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| Conclusion
References https://www.socialexplorer.com https://maps.ccgisc.org/ https://www.census.gov/ https://websoilsurvey.sc.egov.usda.gov/App/WebSoilSurvey.aspx https://www.osha.gov/sites/default/files/2020-06/Soil%20Classification%20Training%20Outline.pdf United States Environmental Protection Agency Manual - Constructed Wetlands Treatment of Municipal Wastewaters http://www.reconnectingamerica.org/assets/Uploads/brt_tod_report.pdf
References |
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