BOYS TOWN / DEMARCO DEVELOPMENT SITES
MASTER PLAN
3.31.16
March 31, 2016 Jay B. Noddle, President Michael C. Wiese, Vice President of Development Noddle Companies 2285 S. 67th Street, Suite 250 Omaha, NE 68106 RE:
Boys Town / Demarco Development Sites Master Plan
Mr. Noddle and Mr. Wiese: We are very honored to present our response to your Request for Services and look forward to sharing our team’s experience and enthusiasm for what will be a legacy development for Omaha. Your goals fit neatly with the strengths of our firm and the project team we have assembled. It would be a pleasure to work with you and to help to ensure that this project is an asset to the Omaha community. We work for developers across the world who want to build new, walkable communities, and we lend our reputation for quality design to each one. Our work has been published in Southern Living, Coastal Living, Progressive Architecture, Metropolitan Home, Business Week and in many Urban Land Institute publications. With our experience working for both private developers and for the public interest, we understand both points of view and have earned a strong track record for plan approval and adoption. Most importantly, the neighborhoods we’ve designed are prized by the people who live and work there; today, the Dover, Kohl & Partners “brand” itself adds value. We have assembled a well-rounded planning team of nationally respected consultants, regional experience, and local knowledge. Our team members are experts in town planning, urban design, multi-modal transportation planning, and sustainable urbanism. Dover, Kohl & Partners will lead the team, focusing on town planning, urban design, design guidelines, and implementation. Our team will be co-lead by studioINSITE, specializing in planning and landscape architecture, and Holland Basham Architects, focusing on architecture; both firms are based in Omaha. We believe our team offers a unique blend of passionate local firms with Omaha regional experience, combined with national mixed use planning and design expertise. We look forward to working with Noddle’s team of selected civil engineers, traffic engineers, and environmental consultants. At your request, we can expand our team to include other disciplines. Our qualifications and past projects show how we adapt our techniques for each specific situation, and we look forward to evolving the approach with you. You may contact me at 305-666-0446 if you have any questions. Thank you for your consideration. Sincerely yours, DOVER, KOHL & PARTNERS
Jason King, AICP, CNU-A Principal jking@doverkohl.com 1571 Sunset Drive, Coral Gables, Florida 33143
T (305) 666-0446 F (305) 666-0360
doverkohl.com
Experience
with Similar Projects
1.1 / Dover, Kohl & Partners
Sou th Main | Buena Vi s ta, Col or ado
Dover, Kohl & Partners is best known for detailed master plans, public design charrettes, and illustrative codes that emphasize complete neighborhoods as the basis for sound communities.
Boys Town/DeMarco Master Plan / 1.2
Dover, Kohl & Partners new town plans include:
I'On, Mount Pleasant, SC (1995) • Kasaba, Is tanbul, Tur key (1996) • New Neighborhood in Davidson, NC (1997) • The Peninsula, Iowa City, Iowa (1998) • Glenwood Par k, Atlanta, GA (2001) • Central Hercules, Hercules, CA (2001) • Hammond's Ferr y, North Augusta, SC (2002) • Draper Lake, Walton County, FL (2003) • South Main, Buena Vista, CO (2004) • Pulelehua, Maui, HI (2004) • Caller y-Judge Grove, West Palm Beach, FL (2004) • Hali’imaile, Maui, HI (2005) • Hartwood Marsh, Winter Garden, FL (2006) • Juniper Point, Flags taf f, AZ (2006) • Finca el Por tal, Antigua, Guatemala (2006) • Hudson Farm, Montgomer y, AL (2007) • Franklin Mint, Middletown, PA (2008) • Long Savannah, Charleston, SC (2008) • 5401 North, Raleigh, NC (2008) • Mark Center, Alexandria, VA (2010) • Avenir, Palm Beach Gardens, FL (2013)• Wheeler, Oklahoma City, OK (2014) • Smith Lake, Cullman, AL (2014)
1.3 / Dover, Kohl & Partners
This section contains a summary of each firm comprising our Team, and our unique experience with similar projects.
Dover, Kohl & Partners is best known for detailed master plans, public design charrettes, and illustrative codes that emphasize complete neighborhoods as the basis for sound communities. Our experience, spanning more than 28 years, has led to a unique understanding of the potential challenges facing new development and the latest solutions utilized in peer communities. DoverKohl’s portfolio includes examples of infill or redevelopment of a single city block, as well as master plans that cover thousands of acres. While each project is different, our experience has been that maintaining quality urban design, using a collaborative multidisciplinary approach, and creating detailed implementation tools are the keys to success. Dover, Kohl & Partners is focused on revitalizing traditional towns, growing authentic new neighborhoods, and fixing sprawl— by design. Our Master Plans emphasize complete neighborhoods as the basis for sound communities. These new traditional neighborhoods are more functional, efficient, enduring and memorable than routine subdivisions; each is matched to local climate, culture, and architecture. Dover-Kohl’s experience includes a national and international portfolio of work. The common thread linking all of our projects is our holistic approach to community building. We plan for compact, complete settlements that include a mix of uses and dwelling types,
Victor Dover and John Massengales’s new book, Street Design: The Secret to Great Cities and Towns, has helped the Dover-Kohl team reach a new understanding of the possibilities for streets in American cities in modern times. Dover Kohl especially understands how to preserve local distinctiveness and a sense of place while also enhancing usability for all modes of travel – pedestrians, bicyclists, motorists and transit users – and creating great addresses.
an interconnected network of walkable streets, transit-oriented and transit-ready neighborhoods, special sites reserved for civic buildings and open spaces, and building forms and architecture that reinforce the unique character of the place. Often our projects have revealed potential in overlooked real estate and have helped to challenge outdated zoning or transportation policies. Numerous Dover-Kohl projects have received American Planning Association (APA) Awards, including the Downtown Plan for Richmond, VA, and the Downtown Plan for Montgomery, AL. The firm has also received Congress for the
New Urbanism (CNU) Charter Awards for I’On in Mount Pleasant, SC; City Plan 2025 for Fayetteville, AR; Glenwood Park in Atlanta, GA; and the Columbia Pike corridor in Arlington County, VA. The EPA awarded Plan El Paso a 2011 National Award for Smart Growth Excellence in Programs, Policies, and Regulations. Dover-Kohl’s work has received the Driehaus Form-Based Codes Award three times since its inception: in 2007 for Towns, Villages, Countryside Land Development Regulations in St. Lucie County, Florida; the Compact Communities Code for Lee County, Florida; and the Bradenton, Florida Form-Based Code.
Boys Town/DeMarco Master Plan / 1.4
5 / Dover, Kohl & Partners
south main
Buena Vi s ta, Col or a d o
Boys Town/DeMarco Master Plan /
6
South Main
Buena Vista, CO
PROJECT DETAILS Project Area:
38 acres
Client:
The Town Company LLC Jed and Katie Selby
Year Designed:
2004
Website:
southmainco.com
For more information, visit doverkohl.com.
An aerial view looks across the Arkansas River to the South Main neighborhood. The South Main Square in the foreground, serves as a central gathering place in the new neighborhood.
The Project
As competitive kayakers and avid outdoor enthusiasts, the founders of South Main envisioned their property as an environmentally-friendly new neighborhood that would provide public access to both the riverfront and a world-class whitewater park. Dover, Kohl & Partners, with the assistance of Swift and Associates, created the Master Plan for the property, which connects the Town of Buena Vista to the Arkansas River. Neighborhood streets are oriented to create views to the mountains as well as to the riverfront. The South Main Square, which abuts a new riverfront park, is surrounded by mixed-use buildings, and provides a central gathering space for residents and visitors. The plan also features a variety of sustainable elements including a mix of uses and housing types, employing locally-influenced, time-tested architecture. The high sense of spatial enclosure and other traffic-calming measures along this pedestrian-dominant street promote low vehicular speeds, allowing pedestrians to move freely throughout the space.
Process & Principles
During a week-long charrette in September 2004, numerous citizens and stakeholders of Buena Vista helped shape the vision for the property. The founders, along with local residents, town leaders, and the design team worked collaboratively to formulate design concepts. Key principles established during the charrette include: maintaining public access to the river, creating a high-quality riverfront space; establishing visual and physical connections with Main Street and downtown Buena Vista, and creating a walkable environment through a mixture of uses and network of pedestrian connections. To ensure that the vision for South Main was realized, Development Standards were prepared to accompany the plan.
Status The neighborhood’s park system includes a mountain-sensitive palette of native landscaping, reducing the need for irrigation. 1.7 / Dover, Kohl & Partners
The Master Plan and corresponding Development Standards were approved in 2005. Construction is well underway, and businesses are now established in the growing neighborhood. The river corridor running through the South Main property was donated to the Town of Buena Vista as permanent, public parkland. With the assistance of a state grant, numerous improvements to the river and trail network have been completed. A second grant has provided funding for several recreational climbing boulders throughout the neighborhood.
A Growing Town
Front porches reinforce a strong sense of community and take advantage of cool summer breezes.*
Residents and visitors gather along the river for a kayaking event.
South Main’s architecture is built in the mountain vernacular tradition found in Buena Vista and surrounding towns such as Salida, CO.
The Eddy Line restaurant, located along South Main Street, is a popular nighttime destination and helps invigorate the neighborhood in the evening.*
New climbing boulders provide a great recreational opportunity for residents and visitors*
Corner buildings with chamfered edges and a clock tower form a signature entrance to one of the neighborhood’s most intimate streets.
Vegetable gardens transform a backyard setting, and are a reflection of the community’s pursuit of greater sustainability.
Narrow, pedestrian-dominant, cobble-stoned streets are part of the neighborhood’s rich menu of walkable street types.
The neighborhood’s layout takes advantage of surrounding views and natural amenities.*
A new public park and trail system along the neighborhood’s Arkansas River frontage was built and donated to the town.
Well-designed, well-crafted architecture and distinctive street fixtures are essential to creating a quality sense of place.*
South Main Street frames views of the prominent courthouse cupola in downtown Buena Vista and the Collegiate Peaks beyond. *Photo Credit: Dustin Urban Boys Town/DeMarco Master Plan / 1.8
1.9 / Dover, Kohl & Partners
glenwood par k
Atlanta, Geo r gi a
Boys Town/DeMarco Master Plan / 1.10
Glenwood Park
“Glenwood Park emphasizes the public realm, walkability, mixed-uses, community, diversity, and quality over quantity.” – Green Street Properties
Atlanta, GA
PROJECT DETAILS Project Area:
28 acres
Client:
Green Street Properties
Year Designed:
2001
Website:
glenwoodpark.com
For more information, visit doverkohl.com.
Single family homes define the northern edge of the elliptical Glenwood Park. Second story porches were designed for maximum views.
The Project
Located just two miles east of downtown Atlanta, this 28-acre former industrial site has been transformed into a complete neighborhood featuring a traditional fine-grained mix of housing types, retail stores, office space, civic buildings, and recreational facilities. The neighborhood emphasizes the public realm and walkability with an interconnected network of pedestrian-friendly streets and green spaces. Glenwood Park, the project’s namesake, is a gathering place for the entire neighborhood, containing shade trees, a large play field, and a restored creek segment. The variety of housing types and choices provided at Glenwood Park can accommodate a variety of lifestyle and income groups. The architectural style is inspired by the best of Atlanta’s great historic neighborhoods. The Plan for Glenwood Park was completed in collaboration with Tunnell-Spangler-Walsh & Associates.
Small pedestrian paths create additional connections within the neighborhood where roadways are not possible due to topographical constraints.
The Process
Glenwood Park is the brainchild of Charles Brewer, former president of Mindspring.com, and founder of Green Street Properties. His vision was to create a nationally recognized model of responsible, sustainable development based upon the principles of New Urbanism. Dover, Kohl & Partners led an on-site charrette to formulate the main design concepts. The Master Plan, Development Standards, and Regulating Plan were completed in the months that followed.
Status
Residents gather at Glenwood Park for the groundbreaking ceremony.
1.11 / Dover, Kohl & Partners
A groundbreaking ceremony was held in January 2003 for the commercial and residential components of the project. Since the ceremony, substantial parts of the neighborhood have been completed and what was once a bleak industrial landscape has been transformed into one of Atlanta’s most desirable neighborhoods. At complete build-out the neighborhood will include 425 residential units and 155,000 square feet of commercial space. Glenwood Park has received numerous awards for its resourceful land use, preservation of environmental resources, economic success, and innovative design, including the Congress for the New Urbanism Charter Award, 2003 and the Urban Land Institute Development of the Year, 2006.
Designing a new Complete, Connected, Mixed-use Neighborhood Glenwood Park This elliptical park is the project’s namesake and is a gathering place for the entire neighborhood.
Elementary School A new on-site elementary school will help to ease overcrowding in other local schools. The new school is configured as a compact neighborhood-friendly campus, with outdoor play areas surrounded by classroom buildings.
Single-Family Homes Larger single-family lots are found at the periphery of the site, to transition to existing adjacent neighborhoods.
Apartment Buildings Larger apartment and mixed-use buildings front Glenwood Memorial Connector. Street-oriented building design, together with wide sidewalks, onstreet parking, and street trees will tame this busy thoroughfare into a trafficcalmed signature neighborhood street. Townhomes Glenwood Park features a wide variety of housing choices, including affordable attached townhomes.
Mixed-Use Buildings Apartments and offices are located above retail storefronts.
Brasfield Square This square is central to the neighborhood’s shopping area. Brasfield Square is planted with formal rows of trees, and is fronted by multi-story mixeduse buildings.
From Vision to Built Result
As part of the Master Planning effort, the Dover-Kohl team produced visualizations to explain key project ideas. The above aerial rendering envisioned the proposed form and massing for the entire neighborhood, including the variety of building types and public open spaces. Below are a few examples of the new streets and buildings that resulted from this detailed urban design vision.
Boys Town/DeMarco Master Plan / 1.12
1.13 / Dover, Kohl & Partners
WHEELER district
O k lahoma Ci t y, O k lah om a
Boys Town/DeMarco Master Plan / 1.14
Wheeler District
Oklahoma City, OK
PROJECT DETAILS Project Area:
180 acres
Client:
The Humphreys Company
Year Designed:
2014
Website:
wheelerdistrict.com
For more information, visit doverkohl.com.
The Project
The Wheeler District is a new community in the center of Oklahoma City, located along the southern bank of the Oklahoma River less than two miles from the downtown. The 180 acre site was previously the Downtown Airpark and Capital Hill, a predominantly Hispanic neighborhood, is located just south of the site. Wheeler District is in an ideal location to connect Oklahoma City both north and south of the river, as well as east and west to its adjacent neighborhoods. The Wheeler District is a new urban village that will grow over time to become the most walkable, bikable neighborhood in the region that focuses on family and modern pioneers with a range of housing options and building types not available elsewhere in the City. An interactive public charrette was held in July 2014 to gather community input and to lay the groundwork for the urban village. Outreach and marketing efforts were extensive, with the client and consultant team working together to gain momentum in the community for months prior to the main charrette events. Efforts included public events such as a book signing by Victor Dover, a ULI community bike ride, and informal community gatherings. Community turn-out was immense, with over three hundreds participants providing their input. Many of the suggestions provided by the public support the early vision for the site, confirming the need of a walkable, bikable urban destination in Oklahoma City. Dover, Kohl & Partners served as the lead consultant for the planning team. Other team members included Hall Planning & Engineering (multimodal transportation planning), Crabtree & Associates (stormwater management), The Street Plans Collaborative (bicycle planning), TetraTech (civil engineering), and Barta Bailey (marketing) to have a holistic view of the project with the intention of quickly moving forward in implementation. 1.15 / Dover, Kohl & Partners
Above: View of the Wheeler District waterfront and Ferris Wheel from the Western Avenue bridge. Right: View of the northwest quadrant of Wheeler District looking over 15th Street toward the riverfront.
Intimate greens within neighborhoods
Framed streetscapes focus on downtown views
The Hangar District provides a plaza, courtyard space, and public meeting points.
Wheeler District Wards
A True Mixed-Use Community A
Within the site, there are three distinct wards with varying characteristics and a variety of uses:
B
1. Made for Walking & Biking
Wheeler will make walking and biking the primary modes of transportation through an interconnected series of streets, shared spaces (sometimes called woonerfs), alleys and trails that connect through and around Wheeler District.
2. Evolving Gracefully Over Time
The Wheeler District is planned with longevity in mind. The emphasis will be on slowly growing the community so that every time a new phase or project is built it will make the existing community more complete and feel more connected. Growing over time also means that some short term projects may begin quickly creating a foundation to be built upon later.
3. Full of Varied, Cool Places to Live
Wheeler District will provide opportunities to live, work, play and learn within one complete environment. These varying uses will benefit from proximity to one other, each in turn making the others more valuable. Collaborative environments, a diversity of housing types and public meeting spaces are created in communities where people can interact in both organized and informal ways.
4. People-Friendly Public Spaces
The Wheeler District will be built around a framework of people-friendly public spaces. Connected neighborhoods contain a network of people friendly streets which evenly distribute the many modes of travel. Green elements and public spaces will provide communal meeting spaces, access to open amenities, long views and maintaining a pedestrian-friendly atmosphere.
5. Energizing the Riverfront
The riverfront will be a premier destination to view and experience the City in a new way. Existing bike trails along the river provide additional pedestrian and bike connections to the larger community. Public spaces along the Riverfront, such as the Ferris Wheel will draw one’s attention towards Wheeler District.
6. Compact, Complete & Connected
Riverfront
B
Hangar District
C
Eastern Quadrant
Most people will arrive at the Wheeler District from the North along Western Avenue. The centerpiece to the Wheeler District’s riverfront will be a lively urban plaza, that is anchored by a festive Ferris Wheel. Larger buildings face major streets and spaces including the river and Western Avenue.
C
Big Themes
A
Wheeler District is designed with the intention of becoming a traditional compact neighborhood, distinct from other neighborhoods in Oklahoma City. It will be complete, meaning that within a few minutes walk you can find a lot of life’s basic daily needs. By building a complete, compact and connected neighborhood, close in to the city center, people are given an option besides driving long distances every time they need to do something.
The Hangar District takes advantage of the history of the site, making use of the historic Hangar and terminal building. This District has the potential to be a major community center, with space for an urban farm community garden, a maker’s space village, and an open biergarten for public gatherings.
A sequence of framed views in the Eastern portion of the site leads people step-by-step toward the riverfront with a focus on Downtown views. A roundabout at the northern and southern ends of the site along Western Avenue splits the traffic flow to a series of smaller streets that run through the site. The street network within this ward contains numerous slow, narrow streets, sometimes called woonerfs, that have a focus on bikes and pedestrians as the primary users while still allowing access to vehicles.
Boys Town/DeMarco Master Plan / 1.16
1.17 / Dover, Kohl & Partners
5401 nort h
R al ei gh, Nor th Carolin a
Boys Town/DeMarco Master Plan / 1.18
5401 North
5401 North integrates a mixture of civic, retail, office, institutional, and residential uses in a cohesive manner, creating a memorable, highly walkable place.
Raleigh, NC
PROJECT DETAILS Project Area:
390 acres
Client:
Commercial Properties Realty Trust
Year Designed:
2008
For more information, visit doverkohl.com.
The Project Large-footprint office buildings are integrated into the fine-grain urban framework through the use of pedestrian-scaled architectural treatments and street-oriented entrances and windows.
5401 North is planned to be a 390 acre, mixed-use settlement located in the fast-growing Raleigh-Durham-Chapel Hill region of North Carolina. The site is approximately 7.5 miles northeast of Downtown Raleigh. The new settlement at 5401 North will contain a diverse mix of uses, including civic, retail, office, institutional, and residential components. With a high level of non-residential uses, including a grocery store, technical college, movie theater, and more, this project will become a complete Town Center for residents and a true destination for the surrounding area. Assisting in the creation of the plan were Walter Kulash, PE, Robert Sharp, Architect, Chael, Cooper & Associates, Sottile and Sottile, Kimley-Horn and Associates, Tony M. Tate Landscape Architecture, and Withers & Ravenel.
The Process
In November 2008, Dover, Kohl & Partners led an on-site charrette to create a master plan for 5401 North. The team carefully studied the surroundings and analyzed local precedents to inform the design of the new settlement. The team worked with the client, Commercial Properties Realty Trust, throughout the week to ensure that the master plan was aligned with the vision for the site. Within residential areas, public greens are fronted by homes. These civic spaces can provide a place for children to play and may also be designed for stormwater retention purposes.
A mix of uses are planned for all neighborhoods within 5401 North. Above is a view down a residential street; a corner store at the end of the street provides daily conveniences for residents.
1.19 / Dover, Kohl & Partners
Planning Principles
During the charrette, the client and the design team defined five central planning principles to guide the future development of 5401 North. As the key elements that shaped the plan, these planning principles provide a vision that respects the best of Raleigh’s traditions and establishes standards for the design of the new neighborhoods, homes, civic and commercial buildings, and public spaces. Specifically, these principles require the settlement to be sustainable; complete, compact, and connected; street smart; civic-anchored; and joined to nature. Being sustainable involves using the land efficiently with mixed-use, walkable neighborhood forms. Complete, compact, and connected neighborhoods have a mix of uses and housing options, well-connected to each other and their surroundings. Settlements that are ‘‘street smart’’ contain an interconnected network of well-designed streets that create unique addresses for new homes and businesses. Civic-anchored settlements feature prominently located and graciously designed public buildings. Being joined to nature means incorporating a sequence of green elements throughout the plan, providing connections to natural amenities and softening neighborhood edges.
Status
On April 6, 2011, the Raleigh City Council approved the plan for 5401 North. Construction of site infrastructure has begun; an initial phase of homes and offices is slated to begin in 2015.
Documenting the Vision Wake Tech Campus
Neuse River
Lo
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Ro
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Riverbend Elementary School
Fire Station
Community Center
Day Care Center
rry
Pe Ro
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te
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In
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Cr
Day Care Senior Center Living ve
te
ad
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Becko
0
54
Proposed City Park
Community Gardens
0
Intersta
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200’ 100’
Horse Paddocks
400’
Illustrative Master Plan IBERVILLE DEVELOPMENT STANDARDS
DRAFT: 01|30|2009
IBERVILLE DEVELOPMENT STANDARDS
Main Streets Buildings are mixed-use in nature and feature shopfronts along the sidewalk at the ground level, with office or residential spaces in the upper floors.
Building wall materials shall be combined on each facade only horizontally, with the heavier (Stone, Brick, Concrete with Stucco, etc.) below the lighter (Wood, Siding, etc). The change in material shall preferably occur at the floor or sill level.
III Building Types and Placement
DRAFT: 01|30|2009
D
(from front property line)
Permitted siding types include: - horizontal lap, of wood or composition board (such as Hardiplank) - vertical wood board and batten - wood shingles
(from side property line)
C Side Build-to Line (corner): 0'
T6
(from side property line)
D Rear Setback: 5' min. An arcade/gallery, awning, bracketed canopy, or second floor balcony is required, and may occur forward of the Build-to Line or (from rear property line) Zone. Refer to the Special Requirements Plan and Architectural Standards section for specific requirements. Outdoor dining is Frontage Buildout: 90% min. from side prop. line permitted in front of the Main Street Building, and may occur forward of the Build-to Line including within the public right-of-way.(measured A to side prop. line at the Principal minimum of five feet of clear sidewalk access for pedestrians shall be maintained.
Examples of Siding: A, B, C, & D
SIdInG
B Side Setback (midblock): 0' min.
Appurtenances & Outdoor Dining
IV Architectural Standards
D R A Fbetween T: 01|30|2009 Required for all Main Street buildings: An expression line shall delineate the division the first story and the second story. A cornice shall delineate the tops of facades (see page 4.20). Expression lines shall either be moldings extending a minimum of two inches, or jogs in the surface plane of the building wall greater than two inches.
Building Height: 5 - 8 stories
A Front Build-to Line: 0'
GENEraL rEqUIrEmENTS
DRAFT: 01|30|2009
BuILdInG WALL MAtErIALS
(mS) maIN STrEET BUILDING
B
C
C
A
B
Vinyl and aluminum siding are not permitted.
A
Facade line)
Examples of Stucco: E, F, G, & H Examples of Masonry: I, J, K, & L
All siding types must incorporate vertical corner boards on outside building corners. Corner boards shall be a minimum of 3" in width.
Stories 1st Floor: 14' min. fin. floor to fin. ceiling Upper Floors: 8' min. fin. floor to fin. ceiling
A
Stucco
First Floor Elevation The first finished floor may be at the same level as the adjacent sidewalk.
Surfaces finished in stucco should be smooth and hand trowelled in texture and painted. Sprayed on stucco finished are discouraged.
Building Height: 3 - 5 stories
A Front Build-to Zone: 0' - 5'
Parking
D
(from front property line)
Parking shall be located behind the building, out of view from adjacent streets. Parking may also be located within 1/4 mile of the B Side Setback (midblock): 0' min. building site, either on-street or in a common parking structure or lot. The primary entrance for ADA accessibility should generally (from side property line) be in the front, convenient to on-street parking. Refer to page 5.8 for additional parking standards. C Side Build-to Zone (corner): 0' - 5'
T5
Utilities
(from rear property line)
Accessory Buildings
Frontage Buildout: 90% min. (measured from side prop. line to side prop. line at the Principal Facade line)
Accessory dwelling units are not permitted.
B
D
F
G
H
K
L
E
A
A
MASonrY
Masonry walls, whether load-bearing or veneer, may be of brick or natural stone. See page 4.26 for further requirements.
Building Height: 2 - 3 stories (from front property line)
D
B Side Setback (midblock): 5' min. (from side property line)
T4-O
C
C
B
C
A Front Build-to Zone: 0' - 5'
3.10
B
(from side property line)
Loading docks, service areas and trash disposal facilities shall not face streets, parks, squares or significant pedestrian spaces. D Rear Setback: 5' min.
I
C Side Build-to Zone (corner): 0' - 5' (from side property line)
D Rear Setback: 5' min. (from rear property line) Frontage Buildout: 80% min. (measured from side prop. line to side prop. line at the Principal Facade line)
C B
C
B
4.24
A
A
J
3.11
Building Types and Placement Standards
4.25
Architectural Standards
The Illustrative Master Plan for 5401 North was created to document the vision established during the design charrette, and can be used to guide future development of the site. After the charrette, the Dover-Kohl team created a set of Development Standards to further detail the intended character of the neighborhoods. The Standards include a Regulating Plan, Building Types and Placement Standards, Architectural Standards, General Standards, Street Standards, and Rainwater Management Standards. The Development Standards will be a key tool for implementation; they preserve flexibility while ensuring that the development in 5401 North is sufficiently predictable and consistent with the intended vision. Boys Town/DeMarco Master Plan / 1.20
1.21 / Dover, Kohl & Partners
hammond’s ferr y
Nor th Augus ta, Sou th Car olin a
Boys Town/DeMarco Master Plan / 1.22
Hammond’s Ferry North Augusta, SC
PROJECT DETAILS Project Area:
200 acres
Client:
Civitas LLC Leyland Development LLC
Year Designed: 2002 Website:
hammondsferry.com
For more information, visit doverkohl.com.
The Project
Phase One development of Hammond’s Ferry is underway, with the first homes constructed in the heart of the neighborhood.
View of Riverfront Square from Jackson Bridge
Hammond’s Ferry is a 200-acre mixed-use neighborhood planned on the banks of the Savannah River in North Augusta, South Carolina. The project is designed as a collection of walkable, mixed-use neighborhoods which extend the historic town of North Augusta, reconnecting the town with its riverfront. The project will contain more than 1,000 new homes, condominiums, and apartments, as well as business and civic uses, and excellent new parks and public spaces fronting the river. Assisting in the development of this plan were market analysts Zimmerman/Volk Associates.
The Process
Grand homes facing Front Street have memorable vistas of the river and Esplanade; the homes themselves create a stately neighborhood character.
The neighborhood streets are designed for slow driving and are optimized for pedestrians. The street spaces are shaped by a wide variety of building types including houses, rowhouses, live/ work units and mixed-use buildings.
1.23 / Dover, Kohl & Partners
In February 2002, Dover, Kohl & Partners led a week-long charrette to engage the community in the collaborative development of a master plan for Hammond’s Ferry. Working on site, the design team met with the client, North Augusta Planning Commission, local residents, business owners, and City officials and staff to solicit input on the community’s vision for the site. Over 80 residents participated in a "Design the Park" workshop, which was covered by local media on live news broadcasts. An open studio, individual meetings, and a closing Work-in-Progress Presentation offered additional opportunities to answer questions, gain feedback, and ensure that the Master Plan was aligned with the ambitious vision of the community.
Planning Principles
The developers, along with North Augusta’s leaders and the community, shared common goals for the future of Hammond’s Ferry. As the key elements that shaped the Plan, these planning principles helped to provide a vision that would respect the best of North Augusta’s traditions and set new building and architectural standards for homes, civic, and commercial buildings and public spaces. Specifically, these design goals were to: extend North Augusta to the waterfront both physically and psychologically; make the public spaces in the Riverfront beautifully designed and built; create design guidelines so that the private realm is inspired with world-class architecture and the highest quality materials; foster a sense of community so that the neighborhood feels inclusive, rather than exclusive; and allow for graceful change over time.
Status
In April 2003 the North Augusta City Council unanimously approved the Final Development Agreement between the City of North Augusta and The North Augusta Riverfront Company, LLC (Civitas/Leyland). Construction is well under way for the first phases of development.
Phase One Development
Phase One
Following unanimous approval in 2003, construction began in 2007. Phase One (highlighted in light yellow on the Plan), which is comprised of the western portion of the village, is nearing completion, with plans underway to begin further development. Grand homes line the waterfront park (above left) with a new pavilion (above right) as its centerpiece. Boys Town/DeMarco Master Plan / 1.24
1.25 / Dover, Kohl & Partners
I’O N
Mount Pl easant, Sou th Car olin a
Boys Town/DeMarco Master Plan / 1.26
I’On
“Dover and Kohl are sleeves-rolled-up, clear-thinking, responsive designers, which is what we needed.”
Mount Pleasant, SC
– Vince Graham
PROJECT DETAILS Project Area:
250 acres
Client:
Vince & Tom Graham
Year Designed:
1995
Website:
ionvillage.com
For more information, visit doverkohl.com.
The houses known as “The Three Sisters” share a repetitive, neoclassical building style and are inserted between the site’s existing live oak trees. The result is a mature and stately street scene.
The Project
A mix of unit types, including townhomes and single family homes, are included within each neighborhood.
I'On, the first new traditional neighborhood to be built amongst the conventional residential subdivisions in Mt. Pleasant, SC, is one of Dover-Kohl’s most celebrated projects. Recognized nationally for its thoughtful planning, this compact neighborhood resuscitates the tradition of building in relationship with the natural environment. The site is situated between quarried lakes and fresh water sloughs that lead to the saltwater marshes of Hobcaw Creek and the Charleston Harbor. In response to this spectacular setting, homes and civic buildings have been built in the classic architectural style of the Lowcountry and are located along canals and footbridges, tidal creeks, lakes and expanses of saltwater marsh. As a traditional and complete neighborhood, I’On is designed to include a range of dwelling sizes, a mix of uses, civic buildings, green spaces, and an interconnected street network. The Plan was designed in partnership with Duany Plater-Zyberk & Company and other consultants, including Glatting Jackson, Seamon Whiteside + Associates, Zimmerman/Volk Associates, and Peter Katz.
The Process
A seven-day charrette was conducted with a fifteen member design team and the developers. Meetings with elected officials, government staff, and neighbors were conducted in the charrette work space. On a study tour prior to the charrette, the design team analyzed the building types and neighborhoods of Savannah, GA, Charleston, SC, and several other historic towns, then adapted their design conventions for the new neighborhood.
Implementation and Status Canals connecting East and West Lakes provide an intimate setting for residences.
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Plans include an urban, diverse village of over 750 units, a village square, and locations for churches and schools. Site work began in 1997 and most home sites have been completed or are under construction. Homes range from 960 to 7,500 square feet, and in price from the mid $400,000s to $2,000,000+. The commercial center of the neighborhood, I’On Square, has been built and the majority of parks and civic buildings, including the prominent Mt. Pleasant Ampitheater, have been completed.
A Sustainable, Award-Winning Community I’On has won numerous awards for its innova-
tive design, including Best Community in the Nation and Best Smart Growth Neighborhood by Professional Builder magazine and the National Association of Home Builders, as well as a Charter Award from the Congress for the New Urbanism in 2003. I'On was also the site of the 7th Annual LIFE Magazine Dream House and was featured in Bob Vila's Home Again. “In I’On, a South Carolina town patterned after historic Charleston, lots selling for $66,000 seven years ago now fetch $318,000, more than double the rate of appreciation for lots in the region.” – SmartMoney, August 2005 “Named in honor of Jacob Bond I’On, former mayor of Sullivan’s Island, president of the South Carolina State Senate, and War of 1812 hero, this community seeks to create a pleasing mix of outdoor spaces connected by pedestrian-friendly streets.”
Community Dock
– Southern Living Favorites, 2004 “It’s the sort of pedestrian-friendly, intimate place that people long thought couldn’t be built today.” Holy Ascension Orthodox Church
Residents gathering for a holiday celebration
– Coastal Living, March-April 2004 “I’On is a ‘neotraditional’ development. It turns its back on standard suburban design, instead trying to recreate the best features of the intown neighborhoods we remember from childhood.”
Outdoor dining in the heart of the neighborhood
One of two Montessori schools in the neighborhood
– South Carolina Coastal Conservation League, Winter 2001 “By encouraging a variety of builders and craftsmen to participate in the development process from the very beginning, the community has acquired a level of visual diversity and a sense of authenticity in an unusually short period of time.”
Lowcountry architecture takes advantage of natural breezes
The Inn at I’On and Jacob’s Kitchen Restaurant
– Great Planned Communities
Boys Town/DeMarco Master Plan / 1.28
studioINSITE FIRM INTRODUCTION studioINSITE, LLC has successfully established the vision and design for people-oriented places throughout the Rocky Mountain and Midwest Regions. The firm has completed planning and design for a range of commercial mixed use environments and related community framework including streetscapes and corridors; commercial, office and retail development; transit-oriented development; multi-family housing; parks and plazas. Context, culture, history, and the local community inform each and every one of our master-planned and designed spaces. studioINSITE believes that the movement of people – as pedestrian, merchant, employee, patron, dweller, traveler and resident - and the memorable spaces encountered by them is essential to the vitality and success of truly great places. Successful places must consider political, strategic, and economic drivers, as well as lifestyle preferences and competitive trends, and are ultimately evaluated by how well they are embraced by project users and the greater community. The high value studioINSITE places on creating a vision, identifying challenges, and embracing community ideas allows us to create successful people-oriented places that meet the needs of both client and user—now and into the future.
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Solterra Framework Development Plan Lakewood, Colorado The intent of the Solterra Mixed-Use Development Framework Plan was to test the viability of the development of a 160-acre parcel in Jefferson County. The parcel, located adjacent to a new residential neighborhood and with excellent visibility from an interstate highway, is visually defined by significant natural topography and drainage corridors – with impressive views both to and from the site in all directions. The framework development plan considers a mix of uses including multifamily housing along with a small neighborhood retail center, speculative office buildings, and a site for an anchor corporate office campus. The organization of the buildings is intended to reflect a hill town with organic forms and densities that increase as the topography rises. Services Planning, Urban Design Client Carma Colorado, Inc. Size 160 Acres
Boys Town/DeMarco Master Plan / 1.30
Front Range Commerce Center Thornton, Colorado
The Front Range Commerce Center in Thornton anchors the North Denver Metropolitan Area; it features office, retail and residential space in an efficiently planned environment designed to facilitate commerce and meet the needs of the community. Interactive civic spaces inspire creativity both inside and outside of the buildings wall. This is a pedestrian-first project that delivers highly interactive streets and public spaces that are engaging, thoughtfully designed and comfortable to be in.
Services Master Planning, Design Guidelines Client Noddle Development Cost-Size $400 Million / 195 Acres
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Interlocken Development Planning Broomfield, Colorado The intent of the Interlocken Parcel 6 Design Competition was to develop an innovative and realistic urban design and development strategy for 70 acres of this regional high-technology center. Our winning scheme’s framework broke from traditional solitary officepark development in the area, instead incorporating a civic scale and density with dedicated parkland that focused on development identity and a relationship to the regional icon of the Flatirons. The mix of uses, including residential, mixed-use commercial and office, research and development, and a boutique hotel, responded to the city’s need for tax enterprise. Our design ingenuity coupled with a responsible and feasible development scenario resulted in our award of the project.
Services Planning, Urban Design Client klipp Size 70 Acres
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Village at Castle Pines Castle Rock, Colorado
As the urban designers and landscape architects for this 16-acre project, studioINSITE developed the site design to reflect the excitement found in a true mixed-use village. Narrow streets, pedestrian walkways, detailed courtyards and plazas, and a suite of site furnishings combine with the articulate building placement to reinforce the unique sense of place experienced by the visitor, shopper, merchant or resident of Castle Pines Village. Services Planning, Design Guidelines, Site Design, Landscape
Architecture
Client The Urban Group Cost-Size $25 Million / 16 Acres
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Boys Town/DeMarco Master Plan / 1.34
Colorado Center Mixed-Use Redevelopment Denver, Colorado
Image credit: Lincoln Properties
The Colorado Center project is located on a 14-acre infill site which encompasses an existing cinema, office and retail development at the SE corner of I-25 and Colorado Blvd. Adjacent to the Colorado Station light rail platform which serves the SE light rail corridor, as well as an RTD bus stop which serves several bus lines, the design had to reinforce pedestrian circulation opportunities. Three principles helped guide the design process: 1) creating quality streetscapes and open spaces, 2) balancing automobile use and other modes of transit with the needs of pedestrians, and 3) combining a mix of uses to create a safe and dynamic community. The result was a mix of entertainment, residential, office and commercial uses anchored by a pedestrian-oriented main street. With open space at a premium, fountains, planting and paving came together to create a variety of spaces designed to encourage a range of uses and activities.
Services Site Planning, Urban Design Client Tryba Architects Cost-Size $85 Million / 14 Acres
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Boys Town/DeMarco Master Plan / 1.36
Dodge Riverside Golf Course Redevelopment Concept Council Bluffs, Iowa
Recognizing the energy and opportunity in the creation of a riverfront amenity, the Iowa West Foundation hired studioINSITE to evaluate the possibility of redeveloping approximately 160 acres of what is currently a public 18-hole and private 9-hole golf course. With the guidance of the Iowa West Foundation and the City of Council Bluffs Parks and Recreation Department, studioINSITE and Jeff Brauer, golf course architect, scheduled a series of meetings with public officials and representatives of the local development community. The goals of these meetings were: - Evaluate golf course renovation/expansion to attract additional golfers and generate additional revenue. This evaluation should consider expansion of the golf course to the south to incorporate the Westwood Golf Course and potentially the rubble dump south of the Union Pacific rail lines. - Consider opportunities for private, mixed-used development along the riverfront. Development concepts should complement the Playland Park development to the north of I-480 and downtown development across the river in Omaha. Any development should capitalize on the proximity to the Missouri River. - Create a new public gathering space on the riverfront to attract Council Bluffs families and young people. This area could become part of a larger public amenity project focused on additional
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connections between unique open spaces and developments on both the Omaha and Council Bluffs sides of the river. - Provide a concept level development framework for the future. The framework should be flexible enough to allow for modifications to specific development types (office, residential, etc.) as future market conditions dictate.
Services Development Concept Client Iowa West Foundation Size 160 acres
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OUR PROFILE H o l l a n d B a s H a m a r c H i t e c t s is an Omaha-based firm founded in 1989 by Timothy F. Holland and J. Keith Basham which provides architectural, planning and interior design services locally and nationally. From humble beginnings as a three-person firm to the 36-person firm we are today, the firm’s philosophy remains the same: to provide outstanding client service while incorporating innovative and cost-effective design solutions. Responsiveness, communication and commitment of team members all contribute to our success in project delivery. Holland Basham Architects’ record of repeat business is over 90%. We believe we are best suited to serve our clientele because we offer: • A staff that reflects a firm with extensive diversity in capabilities and experience. Currently, 83% of Holland Basham Architects’ staff is comprised of architects and interior designers. • A variety of pre-design, planning, architecture and interior design services for a variety of project types. These services include, but are not limited to: site use analysis, functional and space programming, cost evaluation, schematic design, design development, finish selections, contract documents, and construction administration for higher education, commercial office buildings, healthcare facilities, multi-family housing developments and other project types. • A proven track record of on-time and on-budget performances. HBA employs a management system that has been highly effective in producing complex projects within time and budget constraints. • An interactive team approach. You will be involved throughout the project, thus giving us a unique understanding of the issues and goals of the project. Our goal is always the satisfaction of OUR CLIENT. Our success will be your success. Holland Basham Architects believes that the Owner is an integral part of the design team. The result of our team’s work will be an asset to you, not a monument to Holland Basham Architects. If you have any questions regarding our services or would like more information regarding our qualifications, please feel free to contact us.
Holland Basham Architects
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MASTER PLANNING
Mutual of Omaha East Campus Master Plan Omaha, NE
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HBA provided preliminary master planning services for Mutual of Omaha Insurance Company’s East Campus and Phase II Development. This preliminary master plan became the catalyst for the Midtown Crossing at Turner Park development. Midtown Crossing is a mixed-use urban development undertaken by East Campus Realty, a subsidiary of Mutual of Omaha Insurance Company, and ECI Development Services. This $325 million development represents a massive transformation with pedestrianoriented retail and entertainment on the ground level, residential units above and underground and adjoining parking structures. The development includes 297 condominium units, 196 apartments, 225,000 s.f. of retail space and parking for more than 3,000 vehicles, including secure underground parking for condominium owners. Anchor tenants include a 31,000 s.f. Prairie Life Fitness center, five-screen Marcus Theatres movie theater with in-seat dining and beverage service and an upscale 132-room Element by Westin extended stay hotel. In addition, the development also features an urban grocery store, dry cleaner, beauty salon, and a variety of casual dining establishments.
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MIXED-USE
Mutual of Omaha - Midtown Crossing at Turner Park Omaha, NE
Midtown Crossing at Turner Park is a mixed-use urban development undertaken by Mutual of Omaha Insurance Company and ECI Development Services in an effort to revitalize the historic neighborhoods immediately adjacent to its headquarters. The fifteen-acre project replaces immensely underutilized parking lots and a few vacant office buildings. This $325 million, 1,000,000 s.f. development is a symbolic gateway to the Midtown neighborhood. It also includes the redevelopment and expansion of a public park located adjacent to Omaha’s main thoroughfare that was “tired” and underused. Midtown Crossing represents a massive transformation of Omaha’s Midtown neighborhood and features seven buildings with 500 condominium and apartment units, 223,000 s.f. of retail and entertainment space and parking for more than 3,000 vehicles, including secure underground parking for condominium owners. Anchor tenants include a 31,000 s.f. Prairie Life Fitness Center, five-screen Marcus Theatres movie theater with in-seat dining and beverage service, 14,500 s.f. urban grocery store, and an upscale 132-room Element by Westin extended stay hotel. Midtown Crossing has served as a catalyst for redevelopment of the entire midtown area. It has created a vibrant urban neighborhood that not only provides a great environment for its residents, but is also a destination for people throughout the area.
Holland Basham Architects Firm Portfolio 1.41 / Dover, Kohl & Partners
MIXED-USE
Sterling Ridge Omaha, NE
Holland Basham Architects is currently providing planning and architectural services for Sterling Ridge, a 150-acre mixed-use development located at 132nd and Pacific Street in Omaha. The $200 million development will include 700,000 s.f. of Class A office space as well as 60,000 s.f. of retail centers, restaurants, an upscale hotel, an assisted living facility, single family homes and a Tri-Faith religious component.
Holland Basham Architects Firm Portfolio Boys Town/DeMarco Master Plan / 1.42
CORPORATE
Bank of the West Business Park Omaha, NE
After acquiring approximately 63 acres of undeveloped, agricultural property north of West Dodge Road between 132nd and 137th Streets, Bank of the West (formerly Commercial Federal Bank) asked Holland Basham Architects to develop a Business Park Master Plan. The result is a Class A, mixed-use development of restaurants and office sites capable of accommodating 1.13 million square feet of buildable area. To ensure that all proposed developments within the Bank of the West Business Park met the requirements of the Mixed Use Development Agreement, a three-person Architectural Control Committee was formed. This committee, which included Timothy Holland of Holland Basham Architects, reviewed all proposed projects within the Business Park to ensure continued quality and conformance with the Protective Covenants as outlined in the Development Agreement. In addition, Holland Basham Architects also completed multiple building projects in the Bank of the West Business Park, including Bank of the West Operations & Technology Buildings, Dodge Plaza, Home Instead Senior Care Phase I and II, and C&A Industries, Inc.
Holland Basham Architects Firm Portfolio 1.43 / Dover, Kohl & Partners
Boys Town/DeMarco Master Plan / 1.44
KEY
staff members
2.1 / Dover, Kohl & Partners
We have assembled a team with national reputation, regional experience, and local presence, whose expertise is naturally suited to the challenges presented with such a project.
Boys Town/DeMarco Master Plan / 2.1
PROJECT TEAM
With our Team, principal involvement is a given. Principal Jason King will be the Project Director, serving as the client contact and coordinating the work of the consultant team. Either Victor Dover or Joseph Kohl, founding principals of Dover-Kohl and nationally-recognized practice leaders, will participate in the visioning charrettes held for this project. James Dougherty, Director of Design, will oversee site design as well as lead the production of project illustrations.
studioinsite
LOCAL PLANNING
NODDLE COMPANIES
Financial/market analyst civil engineer traffic engineer environmental consultant soil consultant
2.2 / Dover, Kohl & Partners
Dover, Kohl & Partners TOWN PLANNING
holland basham architects architecture
The following pages describe the key Team Members likely to be involved; however, additional planners and designers from our studio may also participate in the design charrette and assist with critical deadlines. For additional information about our firm and staff, please refer to doverkohl.com.
principal Jim leggitt
SR. urban designer cheney bostic senior planner
ellen fitzsimmons
founder/ practice leader Victor dover
principal / PROJECT DIRector JASON KING
founder/ practice leader joseph kohl
planner/designer kenneth garcia
director of design James dougherty
Planner/designer PAMela stacy king
PRINCIPAL/SR. PLANNER amy groves
principal/Architect Tim holland
Associate/designer Brian Akert
Boys Town/DeMarco Master Plan / 2.3
BIOS JASON KING, AICP, CNU-a | PRINCIPAL/Project director Jason has more than 15 years of extensive experience with smart growth, comprehensive and master planning, new communities and form-based codes. His previous experience as a municipal planner assists in the creation of successful, effective plans and codes. Jason leads projects across the country through to implementation, and has participated in over 50 design and comprehensive plan charrettes worldwide. VICTOR DOVER, FAICP, LEED-AP, CNU-a | FOUNDER/Practice leader
Victor Dover was among the founders who established Dover, Kohl & Partners in 1987 and serves as Principal-in-charge. Victor has personally led over 140 charrettes worldwide. Mr. Dover lectures widely around the United States and internationally on the topics of livable communities, sustainable development, and his book he co-authored with John Massengale, Street Design: The Secret to Great Cities and Towns.
JOSEPH KOHL, CNU-a | FOUNDING Principal
Joe is recognized nationally as an innovator in urban design and graphic communication. A founding member of the Congress for the New Urbanism (CNU), Joe has led the production of master plans and implementation tools for many of Dover-Kohl’s developer clients, including site planning, schematic building design, and form-based development standards.
JAMES DOUGHERTY, AICP, CNU-a | PRINCIPAL/DIRECTOR OF DESIGN
James has dedicated his career, spanning more than 25 years, to helping communities envision and implement a more walkable, sustainable future. James began working with Dover-Kohl in 1996 and has since participated in over 140 design and form-based coding charrettes in the United States and abroad. James works closely with the firm’s Principals, Project Directors and Urban Designers to establish the design direction of each of the office’s projects.
AMY GROVES, AICP, CNU-a | Principal/senior planner
Amy joined Dover-Kohl in 2002. As a Senior Project Director, she guides the work of the studio team to create visionary images and implementable plans using the principles of smart growth, sustainable planning, and traditional neighborhood design. Amy has participated in over 50 Dover-Kohl charrettes, functioning as both Project Director and Town Planner for visioning studies, downtown master plans, redevelopment plans, corridor plans, and form-based codes, as well as new neighborhood and town plans.
KENNETH GARCIA, CNU-a | PLANNER/DESIGNER
Kenneth has been with Dover, Kohl & Partners since 2007 and has participated in over 40 design charrettes in his 9 years as a professional planner and designer. He produces many of the firm’s illustrations and renderings, using a combination of computer graphics and traditional watercolor techniques. Kenneth received both his Master of Architecture and his Bachelor of Architecture from Andrews University, a leading center for the study of New Urbanism.
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PAMELA STACY KING, CNU-a | PLANNER/DESIGNER With more than 12 years of experience, Pam has been a designer on projects of every scale, including the building, block, and neighborhood, drawing on a background in both Planning and Architecture. She joined Dover-Kohl in 2006, and has since contributed to projects throughout the United States and internationally. Pam often works as lead designer on illustrative plans working closely with the public to help envision more walkable and sustainable futures.
JIM LEGGITT, FAIA, LEED-AP| PRINCIPAL/PLANNING & ILLUSTRATION
Accomplished architect, urban planner and nationally recognized illustrator, Jim Leggitt has designed Campuses, Communities, Mixed-Use Developments, Cultural Facilities, Churches, and Transit Oriented Developments. An author and educator who is known worldwide, Jim brings to studioINSITE a unique ability to quickly visualize conceptual design using his method of merging traditional hand drawing techniques with 2D and 3D digital tools.
CHENEY B. BOSTIC, LEED-AP| SENIOR URBAN DESIGNER Cheney brings a unique skill set to studioINSITE with 10 years of experience in the fields of architecture, urban design and planning. With a background in architecture, she has an understanding of construction methods and building types, and offers realistic design solutions that are implementable and designed to code. Cheney has worked on urban design projects throughout the United States, with a focus on the Mountain West and West Coast communities. ELLEN FITZSIMMONS, AICP| SENIOR PLANNER Ellen has worked in both the public and private sector over the course of her career, but the theme of working toward the betterment of communities remains the same. Her leadership skills, combined with strong research and writing abilities, enable her to develop and implement policies and practices including the adoption of citywide urban design standards. Ellen has worked to facilitate consensus with a broad range of stakeholders, including community members, government officials, business representatives, and philanthropists.
TIM HOLLAND, AIA, LEED-AP | PRINCIPAL/ARCHITECT
Tim is a founding member and Principal at Holland Basham Architects. His responsibilities include facility programming, master planning, design and project management. Tim has developed extensive experience in the design of Mixed-Use Environments and Master Planning. His commitment to design excellence, combined with a strong emphasis on project administration, leads to responsive solutions to the clients’ facility needs.
BRIAN AKERT, AIA| ASOCIATE/DESIGNER Brian is an architect at HBA and has been with the firm since 2011. His responsibilities consist of conceptual design, planning and design development. Brian has provided designs for several industry types including mixed-used developments, corporate office space, recreational facilities and student housing. He is also experienced in Master Planning. Boys Town/DeMarco Master Plan / 2.5
Jason King, AICP, CNU-A Principal, Senior Project Director Jason has extensive experience with smart growth, comprehensive planning, new communities and form-based codes. His previous experience as a municipal planner assists in the creation of successful, effective plans and codes. Jason leads projects across the country through to implementation, and has participated in over 50 design and comprehensive plan charrettes worldwide.
Selected Projects
Education
Master of Community Planning (MCP) Bachelor of Arts in English (BA) UNIVERSITY OF RHODE ISLAND South Kingston, Rhode Island
Professional Experience Town Planner, 2006 to present DOVER, KOHL & PARTNERS Coral Gables, Florida
Senior Planner, 2004-2006 MONROE COUNTY PLANNING DEPARTMENT Monroe County, Florida Keys, Florida Assistant Planner, 2002-2004 WASHINGTON COUNTY Hopkinton and Richmond, Rhode Island
Affiliations
Certified by the American Institute of Certified Planners (AICP) Accredited Member, Congress for the New Urbanism (CNU-A) Certified Charrette Planner, National Charrette Institute
Selected Lectures
APA National Conference: "Form-Based Codes 10+ Years Later", 2012 CNU 19 National Congress: ‘‘Today’s Best Form-Based Codes", 2011 Florida Department of Community Affairs: ‘‘Comprehensive Planning for the 21st Century’’, 2010 Alabama Public Works Conference: ‘‘Public Works & Civic Art", 2009 FAPA Annual Conference: ‘‘Protecting Sensitive Habitat in the Florida Keys’’, 2005
1571 Sunset Drive •Coral Gables, Florida•33143 2.6 / Dover, Kohl & Partners 305.666.0446 jking@doverkohl.com
SEVEN50, THE PROSPERITY PLAN FOR SOUTHEAST FLORIDA, 2012-2014 Seven50 is the plan for the seven counties of Southeast Florida for the next fifty years. The region includes 121 municipalities and over six million people. Plan creation involved over 5,000 people participating in a series of regional summits and local workshops and over one million people via an interactive website with online weekly polls, a scenario modeler, social media, discussion forums, and a regional data warehouse. Jason led a fifteen-firm, multidisciplinary counsultant team as it worked closely with local universities and regional planning councils, the Florida Department of Transportation, and a 200-member public and private partnership. Jason was principal author of the Seven50 Prosperity Report. Seven50 was funded by the US Office of Sustainable Housing and Communities and was featured on National Public Radio and in The New York Times. EL PASO COMPREHENSIVE PLAN, El Paso, Texas, 2010-2012 Jason headed the Plan El Paso planning initiative which involved multiple charrettes and a multidisciplinary team which worked with residents, stakeholders, and officials from the City, state and Fort Bliss Army Base, to create the El Paso’s overarching policy document. The plan was unanimously approved by the El Paso City Council and was awarded a 2011 National Award for Smart Growth Excellence by the US Environmental Protection Agency. Jason advises plan implementation which involves capital projects, land development policy, TOD development, and the form-based coding of large sections of the City. BRADENTON FORM-BASED CODE, Bradenton, Florida, 2011 The form-based code provides a regulatory framework to achieve density, walkability, and transitreadiness in Bradenton’s core and central neighborhoods. Sustainability permeates the document, and mandates or provides incentives for eco-friendly building and planning at many different scales, from the corridor and neighborhood to construction details. Jason headed the Transect planning for the SmartCode based-code which received a Driehaus Form-Based Codes Award in 2012. HAMMOND COMPREHENSIVE MASTER PLAN, Hammond, Louisiana, 2009 As Project Director Jason headed the planning team as it worked with residents to identify the principles of quality design and efficiency present in the City’s most values places and discuss how those elements could be applied to newly developing areas of the City. Local goals correlated closely with state-wide goals: citizens seek to create enduring places that succeed economically while also contributing to a high quality of life. The plan was adopted by the City in 2011 and implementation is underway. PROSPECTS FOR SOUTHEAST LEE COUNTY (DR/GR PLAN), Lee County, Florida, 2008 As Project Director for the Lee County Density Reduction/Groundwater Resource Initiative, which involved a 150 square mile region of southeast Lee County, Jason led a planning effort that involved detailed ecological mapping, surface and groundwater modeling, traffic impact evaluation, multiple land use studies, a transferable development rights program, form-based coding for new communities and implementing amendments to the County’s Comprehensive Plan and Land Development Regulations. The Plan received an award from 1,000 Friends of Florida, a Florida APA Project Award (2009), a CNU Charter Award of Excellence (2010), and a Driehaus Form-Based Codes Award (2011). MASTER PLANNING & CODING, Montgomery, Alabama, 2007 Jason served as Town Planner and later as Project Director for the Downtown Plan, where he has focused efforts on plan implementation. He has worked closely with the Planning Department throughout the implementation process, assisting in the review of new development and leading design implementation workshops for the City. Since the Downtown Plan Jason has led five additional master plan and coding charrettes in the City. In 2008 the Downtown Plan received an Outstanding Planning Award from the Alabama Chapter of the American Planning Association.
Publications
New Town St. Jerome, King, 2013 A Legal Guide to Urban & Sustainable Development for Planners, Developers & Architects, Slone, 2008 Form-Based Codes, Parolek, 2008 Sustainable Urbanism, Farr, 2008 The SmartCode Solution to Sprawl, Emerson, 2007
Victor B. Dover, FAICP, LEED-AP, CNU-A Founding Principal In 1987 Victor Dover cofounded the firm that became Dover, Kohl & Partners, and he serves as Principal-in-charge. Along with his partner Joseph Kohl, Mr. Dover’s practice focuses on the creation and restoration of real neighborhoods as the basis for sound communities. Victor has personally led over 140 charrettes worldwide. He holds a Bachelor of Architecture degree from Virginia Tech and a Master of Architecture degree from the Suburb & Town Design Program at the University of Miami. Mr. Dover lectures widely around the United States and internationally on the topics of livable communities and sustainable development. Mr. Dover was cited by Architecture magazine as being among ‘‘the country’s best urban designers and architects.’’ Work by Dover & Kohl has been published in Southern Living, Urban Land, Metropolitan Home, and featured on HGTV, National Public Radio, CNN’s Earthwatch, and in BusinessWeek magazine. Their projects are profiled in a number of planning textbooks, including The New Urbanism by Peter Katz, Community by Design by Kenneth Hall, Sustainable Urbanism by Doug Farr, and Retrofitting Suburbia by Ellen Dunham-Jones and June Williamson. Victor’s and John Massengale’s new book, Street Design: The Secret to Great Cities and Towns is on bookshelves now.
Education
Master of Architecture in Suburb and Town Design UNIVERSITY OF MIAMI Coral Gables, Florida Bachelor of Architecture VIRGINIA POLYTECHNIC INSTITUTE AND STATE UNIVERSITY Blacksburg, Virginia
Publication Street Design: The Secret to Great Cities and Towns, Victor Dover & John Massengale, 2014
Professional Experience Principal, 1987 to present DOVER, KOHL & PARTNERS Coral Gables, Florida
Exhibition Designer, 1985 NATIONAL GALLERY OF ART Washington, DC
Teaching
Faculty, 2004 - present FORM-BASED CODES INSTITUTE Faculty, 1995, 1997, 2003 MAYORS INSTITUTE ON CITY DESIGN Visiting Lecturer, 1988-1997 UNIVERSITY OF MIAMI School of Architecture & School of Law Faculty, 1986 & 1991 FLORIDA GOVERNOR’S SUMMER PROGRAM FOR ARCHITECTURE & DESIGN
1571 Sunset Drive •Coral Gables, Florida•33143 305.666.0446 vdover@doverkohl.com
Victor Dover is former Chair of the Congress for the New Urbanism (CNU) and was the Founding Chair of the CNU Florida Chapter, the first of its kind. He is a CNU-Accredited Professional. He was a key player in the creation of the Form-Based Codes Institute and the National Charrette Institute, both leading think tanks for sustainable urbanism and community-based planning. Victor is a Fellow of the American Institute of Certified Planners. He served on the core committee setting sustainable urbanism certification standards for the Leadership in Energy and Environmental Design for Neighborhood Development rating system (LEED-ND). Victor has successfully completed all portions of the Architectural Registration Exam.
Service
Member, LEED-ND Core Development Committee, 2011 to 2012 Chair, Congress for the New Urbanism (CNU), 2010 to 2012 Vice Chair, Congress for the New Urbanism, 2008 to 2010 Founding Chair, Florida Chapter, Congress for the New Urbanism (CNU Florida), 2004-2006 Charter Member, Congress for the New Urbanism (CNU), 1993 to present Emeritus Board Member and Founding Board Member, National Charrette Institute, 2001 to present Board Director and Co-Founder, Form-Based Codes Institute, 2004 to present Paul Harris Fellow, Rotary International, 1996 Assistant District Governor, Rotary Club of South Miami, 1998-1999 and President, 1996-1997 Co-Chair, Administrative Council, First United Methodist Church of South Miami, 1997-1999 Director, Jubilee Community Development Corp. (Miami District, United Methodist Church), 1994-1996
Selected Lectures
National Association of City Transportation Officials (NACTO), Keynote Speaker, 2015 (Austin, TX) CNU National Conference, 2012 (West Palm Beach), 2011 (Chicago), 2010 (Atlanta) APA National Conference, 2013 (Chicago), 2012 (Los Angeles), 2009 (Minneapolis) CNU Florida Conference, Keynote Speaker, 2014 CNU Transportation Summit/ProWalk ProBike, Long Beach, CA 2012 Opening Plenary, CNU 17, 2009, Denver, CO New Partners for Smart Growth Conference, 2011 (Charlotte), 2005 (Miami Beach) AARP/NAHB Livable Communities Award Ceremony, 2008, Washington, DC National Association of Home Builders, 2008, Orlando, FL, and 2004, Las Vegas, NV Australian Council for New Urbanism (ACNU), 2008 and 2005, Brisbane, Australia Urban Land Institute (ULI), ‘‘Reality Check,’’ 2007, Charleston, South Carolina USGBC Greenbuild international conference and expo, 2006, Denver, CO American Institute of Architects, 2005, Las Vegas, NV The Princes Foundation, 2004, London, England Hawaii Congress of Planning Officials, 2003, Maui, HI Council on European Urbanism (CEU), 2003, Brussels & Bruges, Belgium The Seaside Institute, ‘‘The Florida Tapes,’’ 1998, Seaside, Florida
Boys Town/DeMarco Master Plan / 2.7
Joseph A. Kohl, CNU-Accredited Founding Principal Joseph Kohl was among the founders who, n 1987, established the firm that became Dover, Kohl & Partners. Concerned with ever increasing suburban sprawl, Joe and Victor Dover began designing sustainable streets, towns, and regions for municipalities and private clients across the country and internationally. Together, they have developed a successful public design process, combining cutting-edge visualization techniques with community participation strategies. Joe is recognized nationally as an innovator in urban design and graphic communication. He pioneered the use of computer imaging simulations for urban design projects, winning several national awards for his work. He is known for his expertise in applying graphic techniques to development ordinances, and he has authored many of the firm’s illustrated land development regulations. Joe is responsible for daily business operations and internal management of the firm. He oversees the firm’s urban design, working hands-on with the Town Planners to refine and constantly improve designs for walkable, sustainable urban places.
Education
Master of Architecture in Suburb and Town Design UNIVERSITY OF MIAMI Coral Gables, Florida Bachelor of Architecture VIRGINIA POLYTECHNIC INSTITUTE AND STATE UNIVERSITY Blacksburg, Virginia
Joe received his Bachelor of Architecture degree from Virginia Polytechnic Institute, where he also studied at their Washington-Alexandria Center for Architecture. He received his Master of Architecture in Suburb and Town Design from the University of Miami. Joe is a charter member of the Congress for the New Urbanism (CNU), the leading organization promoting walkable, neighborhoodbased development as an alternative to suburban sprawl, and is a CNU-Accredited Professional. Joe is also a founder and board member of the Form-Based Codes Institute, a not-for-profit think tank that focuses on quality control, education, and advancement of form-based codes as an alternative to Euclidean zoning. He serves as the Institute’s treasurer and he frequently instructs courses on the application and implementation of Form-Based Codes. Joe has also taught numerous design and media courses at the University of Miami.
Service
Intern Architect, 1985 WARD/HALL ASSOCIATES Fairfax, Virginia
Vice Chair, Form-based Codes Institute, 2004 to present Treasurer, Form-Based Codes Institute, 2004 to 2012 Instructor, Form-Based Codes Institute courses: FBCI 201 Course, Tampa FL, April 2013 FBCI 201 Course, Providence RI, June 2011 FBCI 201 & 301 Courses, Portland ME, May 2011 Panelist, Urban Land Institute’s Technical Advisory Panel, Coral Springs, FL, May-June 2013 Panelist, FBCI Codes Forum, Chicago IL, April 2013 Trustee Member, Chamber South, 2008 Member, Technical Review Committee, South Miami-Dade Watershed Plan, 2004-2006 Design Expert/ Resource Team Member, Florida Public Officials Design Institute, 2002 Charter Member, Congress for the New Urbanism, 1993 to present Board Member, Urban Environment League, 2003-2004 Professional Design Advisory Board, Fairchild Tropical Garden, 1994-1996
Teaching
Selected Lectures
Professional Experience Principal, 1987 to present DOVER, KOHL & PARTNERS Coral Gables, Florida
Project Director, 1986-1987 Image Transformation Laboratory UNIVERSITY OF MIAMI School of Architecture Coral Gables, Florida
Faculty, 2004 - present FORM-BASED CODES INSTITUTE Visiting Instructor, 1986-1991 UNIVERSITY OF MIAMI School of Architecture Faculty, 1986 FLORIDA GOVERNOR’S SUMMER PROGRAM FOR ARCHITECTURE AND DESIGN
"Introduction to New Urbanism," Univ. of Miami Law School, November 2013 ‘‘1st Generation Transit-Oriented Developments, What Did We Learn?" Rail~volution Annual Conference, Hollywood CA, October 2012 ‘‘Form-Based Coding: the Tool for Sustainable Community Design,’’ National Trust for Historic Places National Conference, Austin TX, October 2010 ‘‘Form-based Codes,’’ Governor’s Annual Conference on Smart Growth, Atlantic City NJ, 2005 ‘‘Retail Architecture and the Street,’’ Congress for the New Urbanism, Milwaukee, WI, June 1999 ‘‘Making complete neighborhoods,’’ Jax Pride 1999, Jacksonville, Florida, March 1999 ‘‘Infill Development in the Urban Corridor, Miami to West Palm Beach,’’ First South Florida Sustainable Building Conference and Exhibition. 1997
1571 Sunset Drive •Coral Gables, Florida•33143 2.8 / Dover, Kohl & Partners 305.666.0446 jkohl@doverkohl.com
James Dougherty, AICP, CNU-A Principal, Director of Design James Dougherty is the Director of Design at Dover, Kohl & Partners. James has dedicated his career to helping communities envision and implement a more walkable, sustainable future. James began working with Dover-Kohl in 1996 and has since participated in over 140 design and form-based coding charrettes in the United States and abroad. James works closely with the firm’s Principals, Project Directors and Urban Designers to establish the design direction of each of the office’s projects. He participates in all aspects of the office’s work, including public involvement, development of master plans, regulating plans and form-based codes. James also specializes in the creation of many of the company’s three-dimensional illustrations, using a blend of hand-drawn and computer techniques. James holds a Bachelor of Architecture degree from Hampton University and a Master of Architecture degree from the Town & Suburb Design Program at the University of Miami, where he serves as an Adjunct Professor. He is certified by the American Planning Association and the Congress for the New Urbanism. James is an instructor with the Form-Based Codes Institute (FBCI), and has led numerous sessions at FBCI workshops. James has successfully completed all portions of the Architectural Registration Exam.
Education
Master of Architecture Town and Suburb Design Program UNIVERSITy oF MIAMI Coral Gables, Florida Bachelor of Architecture HAMPToN UNIVERSITy Hampton, Virginia
James’ graphics and visualizations illustrating sustainable urban design and form-based code principles have been published in over fifteen books. He co-curated the 2012 exhibit "The Art of the New Urbanism" featuring over 200 visualization artworks by leading practitioners of the New Urbanist movement. James founded and continues to co-lead the Congress for the New Urbanism’s urban design and illustration training series, the CNU Art Room. James was honored to receive the 2012 Congress for the New Urbanism Florida’s "Charles A. Barrett Memorial Award for Continuing Excellence in Architecture And Urban Design". The American Society of Architectural Illustrators has presented James with "Awards of Excellence" in their prestigious Architecture in Perspective (AIP) 24 and 25 international cometitions, and "Top Informal Category Award" in their AIP 29 competition.
Affiliations Professional Experience
Director of Design, 1996 to present DoVER, KoHL & PARTNERS Coral Gables, Florida Intern Architect, 1995 MMM DESIGN GRoUP Norfolk, Virginia Assistant Construction Superindendent, 1991 PRoJECT MANAGEMENT & DESIGN, INC. Virginia Beach, Virginia
Member, American Planning Association, 2005 to present (AICP certification) Member, Congress for the New Urbanism, 2002 to present (CNU-A certification) Member, American Society of Architectural Illustrators, 2008 to present
Lectures ‘‘The Importance of Art and Illustration in the New Urbanism ’’ Lowe Museum, 2011, Miami, FL ‘‘Brief History of American Urbanism,’’ ‘‘Brownfield and Greenfield Projects,’’ and ‘‘Infill and Redevelopment Projects,’’ Form-Based Codes Institute, 2007-2012 ‘‘Designing in Public - New Urbanist Charrettes,’’ Co-keynote speaker with Elizabeth Plater-Zyberk, American Institute of Architecture Students, South Quad conference, 2008, Miami, FL
Publications of Illustrations and Writings Teaching
Faculty, 2007 to present FoRM-BASED CoDES INSTITUTE Adjunct Professor, 2006, 2012 to present UNIVERSITy oF MIAMI School of Architecture Coral Gables, Florida
1571 Sunset Drive •Coral Gables, Florida•33143 305.666.0446 jdougherty@doverkohl.com
Sustainable Urbanism and Beyond, Tigran Haas, 2012 Sprawl Repair Manual, Galina Tachieva, 2010 Retrofitting Suburbia, Ellen Dunham-Jones and June Williamson, 2009 Form-Based Codes, Daniel G. Parolek, AIA, 2008 Sustainable Urbanism, Douglas Farr, 2008 Redesigning Cities: Principles, Practice, Implementation, Jonathan Barnett, 2008 The Charrette Handbook, National Charrette Institute, 2006 Getting to Smart Growth II, Smart Growth Network, 2003 Mixed-Use Development Handbook, ULI, 2003 New Urbanism: Comprehensive Report & Best Practices Guide, Robert Steuteville, 2003 Greyfields into Goldfields, Dead Malls Become Living Neighborhoods, CNU, 2002 PlaceMaking: Developing Town Centers, Main Streets & Urban Villages, C. Bohl, 2002 Community by Design, Kenneth B. Hall and Gerald A. Porterfield, 2001 New American Urbanism, John A. Dutton, 2000
Boys Town/DeMarco Master Plan / 2.9
Amy Groves, AICP, CNU-A Principal, Senior Project Director Amy joined Dover-Kohl in 2002. As a Senior Project Director, she guides the work of the studio team to create visionary images and implementable plans using the principles of smart growth, sustainable planning, and traditional neighborhood design. Amy has participated in over 50 Dover-Kohl charrettes, functioning as both Project Director and Town Planner for downtown master plans, redevelopment plans and form-based codes, as well as new neighborhood and town plans. Amy’s education and professional practice in architecture and urban planning provides the perspective needed to understand complex planning challenges, and the ability to produce workable solutions at the scale of the building, neighborhood, city, and region. Amy received a Bachelor of Architecture from the University of Miami, and a Master of Urban and Environmental Planning from the University of Virginia. She is a member of the Congress for the New Urbanism (CNU), is certified by the National Charrette Institute as a charrette planner, and has taught at courses offered by the Form-Based Codes Institute (FBCI).
Selected Projects Education
5401 NorTh MASTEr PlAN, raleigh, North Carolina, 2008 - ongoing 5401 North is a 390-acre mixed-use settlement planned for the raleigh-Durham-Chapel hill ‘‘research Triangle’’ region of North Carolina. This new town will contain a diverse mix of uses, including civic, retail, office, institutional, and residential components. Amy serves as Project Director for this planning effort.
Bachelor of Architecture UNIVErSITy oF MIAMI Coral Gables, Florida
AVENIr, Palm Beach Gardens, Florida, 2013 - ongoing A 4,700-acre property embedded amongst single-family communities, Avenir is planned to provide the jobs, shopping, and convenience to reduce regional commute distances. Formerly the Vavrus Cattle ranch, the site is envisioned to be a canal-laced, tree-lined, walkable new community. one of Avenir’s most unique features is a large flow way and preserve designed to improve the degraded site wetlands as well as regional water quality. Amy serves as Project Director for this effort.
Master of Urban and Environmental Planning UNIVErSITy oF VIrGINIA Charlottesville, Virginia
Professional Experience
Town Planner and Senior Project Director, 2002 to present DoVEr, Kohl & PArTNErS Coral Gables, Florida Intern Architect, 2001-2002 BrUCE r. WArDEll ArChITECT, PC Charlottesville, Virginia Project Architect, 1999-2000 MC hArry AND ASSoCIATES Coral Gables, Florida Intern Architect, 1998-1999 roDrIGUEZ ArChITECTS, INC. Coral Gables, Florida
MArK CENTEr MASTEr PlAN, Alexandria, Virginia, 2009 - 2012 Amy served as Project Director for the Mark Center Master Plan, an example of Dover-Kohl’s work in designing sustainable infill/redevelopment strategies. In collaboration with Duany Plater-Zyberk & Company, Dover-Kohl created a Master Plan for the long-term redevelopment of The JBG Companies properties in the Mark Center area of Alexandria, Virginia. A public design workshop was conducted to investigate design options for the site; plans and illustrations demonstrate how the site can evolve over time to include a mixture of uses and a complete network of streets and open spaces. PlANNED MIxED-USE INFIll DISTrICT CoDE, Sarasota County, Florida, 2007 Amy served as Project Director for the creation of the Planned Mixed-Use Infill District, adopted by Sarasota County in August 2007. This Form-Based Code was crafted to promote sustainable, mixeduse infill neighborhoods in the county’s aging commercial corridors. hUDSoN MASTEr PlAN AND DEVEloPMENT STANDArDS, Montgomery, Alabama, 2007 Amy was the Project Director for the Master Plan for the new town of hudson located in Montgomery, Alabama. The plan for hudson embodies the best of sustainable planning and land stewardship practices, providing a compact urban form, light imprint infrastructure, local food production, and engagement with nature. PUlElEhUA MASTEr PlAN AND DEVEloPMENT STANDArDS, Maui, hawaii, 2004 Amy served as Project Director for the Pulelehua Master Plan. Dover-Kohl led a public design charrette to envision the future of these new neighborhoods, originally conceived as a means to provide a mixture of affordable and market rate housing so that people who worked in West Maui could also afford to live there. The resulting Master Plan and Development Standards exhibit a mixture of uses and building typologies, compact settlement form, connected open spaces, authentic hawaiian character, and numerous sustainabilty measures. This project was featured in Sustainable Urbanism by Douglas Farr. SoUTh MAIN MASTEr PlAN AND DEVEloPMENT STANDArDS, Buena Vista, Colorado, 2005 Amy was a Town Planner in this master plan for a 38-acre site that connects the Town of Buena Vista to the Arkansas river. Phase one construction is well underway, and several businesses are now established along the waterfront square in the growing neighborhood.
1571 Sunset Drive •Coral Gables, Florida•33143 305.666.0446 agroves@doverkohl.com 2.10 / Dover, Kohl & Partners
Kenneth Garcia, CNU-A Project Manager / Town Planner Kenneth has been with Dover, Kohl & Partners since 2007 and has participated in over 50 design charrettes. He produces many of the firm’s illustrations and renderings, using a combination of computer graphics and traditional watercolor techniques. Kenneth received both his Master of Architecture and his Bachelor of Architecture from Andrews University, a leading center for the study of New Urbanism. He is CNU-Accredited by the Congress for the New Urbanism (CNU), and is a Certified Charrette Planner through the National Charrette Institute. Kenneth grew up in Costa Rica and Mexico, and is fluent in Spanish.
Kenneth was a founding member of Andrews University’s chapter of the Students for the New Urbanism, and was a member of the design team that won a CNU Charter Award for their work on the Saucier Town Plan for Saucier, Mississippi. He serves his local community as a member of Bike Walk Coral Gables, a local advocacy group that values cycling and walking as safe and healthy forms of transportation and recreation, and Miami Temple’s Health Ministries team promoting an active and healthy lifestyle.
Selected Projects Degrees
Master of Architecture ANDREWS UNIVERSITY Berrien Springs, Michigan Bachelor of Architecture ANDREWS UNIVERSITY Berrien Springs, Michigan
Professional Experience Town Planner, 2007 to present DOVER, KOHL & PARTNERS Coral Gables, Florida
Honors
CNU ACADEMIC CHARTER AWARD, 2007 The Saucier Town Plan Andrews University TAU SIGMA DELTA HONOR SOCIETY IN ARCHITECTURE, 2007 Andrews University
Affiliations
Member, Congress for the New Urbanism, 2004 to present Certified Charrette Planner, National Charrette Institute, 2007
Lectures & Exhibits
CNU 22 - The Art of Street Design, 2014 Art of the New Urbanism Exhibit, 2012 CNU 20 - SketchUp as a Foundation for Quick Charrette Hand Drawing, 2012
1571 Sunset Drive •Coral Gables, Florida•33143 305.666.0446 kgarcia@doverkohl.com
CAPITOL CORRIDOR PLAN, Lansing, Michigan, 2014 The Capitol Corridor plan extends approximately 19-miles from the capitol building to the town of Webberville. Spanning 10 municipalities, the corridor transverses cities, towns and countryside. The resulting plan outlines a vision to guide future growth, change and preservation in the corridor; it also provides recommendations for municipalities and key stakeholders to carry these ideas to implementation. Kenneth served as project manager and illustrator for this project. WATER CAMPUS MASTER PLAN, Baton Rouge, Louisiana, 2013 Working for the Baton Rouge Area Foundation, Dover-Kohl led the initial design of the 30 acre campus that will be the new home of The Water Institute of the Gulf. The campus is expected to grow into a major center for the science and research of river deltas. The Water Campus’ walkable streets, public spaces and urban buildings will be a major step toward fostering a better connection between downtown Baton Rouge and Louisiana State University. Kenneth served as Project Director and illustrator for this project. EL PASO COMPREHENSIVE PLAN, El Paso, Texas, 2012 Over the course of two years, Dover Kohl has led the process of rewriting El Paso’s Comprehensive Plan. Through multiple charrettes Dover Kohl worked with the residents, stakeholders and city officials to create a guide to the City’s future growth and enable Transit-oriented Development. Kenneth served as a town planner and illustrator for this effort. MONTGOMERY NEIGHBORHOOD MASTER PLANS, Montgomery, Alabama, 2010 - 2011 Following the Downtown Master Plan adopted in 2007, Dover Kohl returned to Montgomery for several neighborhood master plans aimed at the revitalization and redevelopment of underutilized areas of the city. These plans were all created through extensive public participation. West Fairview Avenue focused on the transformation of an aging suburban corridor. The Plan for Oak Park and Centennial Hill looked at revitalization strategies for a historic neighborhood. The Maxwell Boulevard Neighborhood Plan targeted the redevelopment of key sites adjacent to Maxwell Air Force Base and Overlook Park. Kenneth served as a town planner and illustrator for these efforts. CURRIDABAT MASTER PLAN & FORM-BASED CODE, Curridabat, Costa Rica, 2011 Dover, Kohl & Partners teamed with lead firm Castillo Arquitectos of Guatamala City, Guatamala, to create a Master Plan for the municipality of Curridabat, on the outskirts of the Costa Rican capital of San José, with a focus on walkability and livability. Curridabat will be the first municipality in Costa Rica to officially implement a Form-Based Code. It is the recipient of a 2014 CNU Charter Award for Best City Plan. Kenneth served as a town planner and illustrator for this project.
Service
Visiting Critic, Andrews University, 2008-2014 CERENID Orphanage Mission Trip, 2006 President and Chapter Founder, Students for the New Urbanism, 2004-2006
Boys Town/DeMarco Master Plan / 2.11
Pamela Stacy King, CNU-A Project Director / Town Planner Pamela Stacy King directs projects at every scale drawing on a background in both planning and architecture. Pam focuses on form-based codes, comprehensive plans, master plans, and architectural standards and has experience throughout the United States and internationally. When not directing projects, Pam is the lead designer on illustrative plans working closely with the public to help envision more walkable and sustainable futures. Prior to joining Dover-Kohl in 2006, Pam worked designing homes and community buildings, and producing construction documents and working with municipalities to get projects approved and working with construction managers on-site – both skills that give her a valuable perspective when creating new master plans and form-based codes. Pam received her Bachelor of Architecture and her Master of Architecture in Suburb and Town Design from the University of Miami. She is a certified Charrette planner and is CNU accredited.
Selected Projects
Education
Master of Architecture in Suburb and Town Design UNIVERSITY OF MIAMI Coral Gables, Florida Bachelor of Architecture UNIVERSITY OF MIAMI Coral Gables, Florida
Professional Experience Town Planner, 2006 to present DOVER, KOHL & PARTNERS Coral Gables, Florida
Designer I/Job Captain, 2005-2006 FORUM ARCHITECTURE & INTERIOR DESIGN, Altamonte Springs, Florida Senior Designer/Project Manager 2002-2005 CANIN ASSOCIATES, INC. Orlando, Florida GIS Intern, 1999-2000 WALT DISNEY IMAGINEERING, MASTER PLANNING DIVISION Orlando, Florida
Affiliations
Member, Congress for the New Urbanism, 2007 to present Accredited, 2010 Certified Charrette Planner, National Charrette Institute, 2007
Graphics in Publications
LEED-ND Handbook, 2009 Form-Based Codes, Daniel G. Parolek,
AIA, 2008
Sustainable Urbanism, Douglas Farr, 2008 A Legal Guide to Urban and Sustainable Development for Planners, Developers and Architects, Daniel K. Slone, Doris
S. Goldstein, W. Andrew Gowder, 2008
1571 Sunset Drive •Coral Gables, Florida•33143 305.666.0446 pstacy@doverkohl.com 2.12 / Dover, Kohl & Partners
COCOA BEACH GATEWAYS MASTER PLAN, Cocoa Beach, Florida, 2014 Cocoa Beach has remained relatively untouched for several decades, surviving on outside attractors like the Space Shuttle Program. Now the City wants to be "Open for Business" and attract new growth to its commercial areas to attract more visitors and increase its tax base. Pamela led the effort as Project Director to create the Gateways Master Plan. The resulting vision redefines SR 520 as a premier east-west corridor connecting the Banana River to the Ocean with a multiway boulevard. The plan lays out a path to revise fine tune development regulations allowing redevelopment to occur. SEVEN50, THE PROSPERITY PLAN FOR SOUTHEAST FLORIDA, 2012-2014 Seven50 is the plan for the seven counties of Southeast Florida for the next fifty years. The region includes 121 municipalities and over six million people. Plan creation involved over 5,000 people participating in a series of regional summits and local workshops and over one million people via an interactive website. Pamela was a primary coordinator for all public events and was the principal editor of the Seven50 Prosperity Report. Seven50 was funded by the US Office of Sustainable Housing and Communities and was featured on National Public Radio and in The New York Times. EL PASO COMPREHENSIVE PLAN, El Paso, Texas, 2010-2012 Pamela assisted in and managed the production of over 250 square acres in El Paso while working on the Comprehensive Plan for the City. Pamela was the primary writer for the Urban Design Element and head editor for the overall document. Connecting El Paso Plan was a first step in the comprehensive planning initiative and was unanimously approved by the El Paso City Council and was awarded a 2011 National Award for Smart Growth Excellence by the US Environmental Protection Agency. The complete comprehensive plan has been submitted to the City for estimated approval by May 2012. JAMESTOWN MALL AREA PLAN, St. Louis County, Missouri, 2010 Jamestown Mall, located in north St. Louis County is in decline. As project director, Pamela led the team in an effort to find ways to redevelop the mall property in a way that is sustainable and a benefit to the surrounding community. The area plan shows the transformation of the mall parking fields into a diverse walkable, mixed-use village center. WEST FAIRVIEW AVENUE, Montgomery, Alabama, 2010 The plan proposes transforming the avenue, an auto-dependent strip of commercial uses, into a “main street” with pedestrian provisions like sidewalks, street trees, benches, awnings and on-street parking and encouraging a greater variety of street-oriented civic and retail uses. The plan was designed in conformance with the City’s existing form-based code overlay for ease of implementation and included a Transect map for the study area. Pam served as project manager for this effort. THE BLUEPRINT FOR SPRINGHILL AND OVERLAY ZONING ORDINANCE, Mobile, Alabama, 2007 The Blueprint for Spring Hill outlines the necessary steps to create much-needed walkable centers for this gracious district of Mobile. The plan identified three key commercial intersections and demonstrated their evolution over time from auto-oriented strip shopping centers into memorable meeting places. Pam served as project manager for this effort.
Speaking Engagements Marketing Innovation: Stimulating Public Engagement Through An Integrated Digital PR Platform | Florida APA Conference, September 2013 Public Engagement In The Information Age | FPZA Conference, June 2014
JIM LEGGITT, FAIA, LEED® AP Principal, Planning and Illustration YEARS EXPERIENCE
30 years
EDUCATION
Bachelor of Architecture, 1973 Bachelor of Fine Arts, 1972 Rhode Island School of Design Adjunct Professor, University of Colorado Denver, College of Architecture & Planning 1998-2004
LICENSE
Licensed Architect, State of Colorado, No. B-1476
AFFILIATIONS
Fellow, American Institute of Architects (FAIA) LEED Accredited Professional AIA Denver Chapter President during the 2001 AIA National Convention
ACADEMIC LEADERSHIP
Advanced awareness of hand drawing in professional & academic environments - numerous presentations and drawing workshops at design schools and conferences throughout the country Authored Drawing Shortcuts 1st Edition 2002 Expanded 2nd Edition 2009 Translated in 4 languages Adopted by 50+ universities RU/DAT co-participant for Sioux City, IA, 1992
Accomplished architect, urban planner and nationally recognized illustrator, Jim Leggitt has designed Campuses, Communities, Mixed-Use Developments, Cultural Facilities, Churches, and Transit Oriented Developments. An author and educator who is known worldwide, Jim brings to studioINSITE a unique ability to quickly visualize conceptual design using his method of merging traditional hand drawing techniques with 2D and 3D digital tools. Having practiced for over thirty-five years in Denver, Colorado, Jim is a Fellow with the American Institute of Architects and an adjunct professor at the University of Colorado Denver College of Architecture and Planning. At studioINSITE he is the principal of innovation and design visualization.
PROJECT EXPERIENCE Dodge Riverside Golf Club Redevelopment Study, Council Bluffs, Iowa The Flats on Howard Neighborhood Master Plan, Omaha, NE
Stapleton Continuum Redevelopment Plan, Denver, CO Monrovia TOD Station Mixed Use Master Plan, Monrovia, CA Centerpoint Framework Plan and Design Guidelines–Aurora, Colorado Jefferson Center Master Plan–Littleton, Colorado Gateway Park Master Plan–Aurora, Colorado Ball Aerospace Campus Master Plan–Boulder, Colorado Burj Dubai Master Plan–Dubai, United Arab Emirates Lu’Luat Al Raha Development Master Plan–Abu Dhabi, United Arab Emirates Al Ghadeer Master Plan–Abu Dhabi, United Arab Emirates Al Juzor Master Plan–Abu Dhabi, United Arab Emirates Old Town Residential–Burj Dubai, United Arab Emirates Shams Abu Dhabi Master Plan–Dubai, United Arab Emirates Najmat Abu Dhabi Master Plan–Abu Dhabi, United Arab Emirates Waterfront Development–Dubai, United Arab Emirates
Boys Town/DeMarco Master Plan / 2.13
CHENEY B. BOSTIC, LEED® AP Senior Urban Designer
LEED-AP
Cheney brings a unique skill set to studioINSITE with 10 years of experience in the fields of architecture, urban design and planning. With a background in architecture, she has an understanding of construction methods and building types, and offers realistic design solutions that are implementable and designed to code. Cheney has worked on urban design projects throughout the United States, with a focus on the Mountain West and West Coast communities. Her passion lies in urban infill projects that respond to an existing context, corridor projects that seek to transform over time, and transit-oriented development projects that add value to underutilized land. An overarching goal in all of Cheney’s projects is a desire to increase quality of life for residents and inspire action. Cheney incorporates environmental awareness into all aspects of her work. She thoroughly enjoys working with the public, and is always amazed at the outcomes from collaborating with passionate citizens and stakeholders.
AFFILIATIONS
PROJECT EXPERIENCE
YEARS EXPERIENCE
10 years
EDUCATION
University of Oregon; Master of Architecture; 2006 Southern Illinois University; Bachelor of Science in Architecture; 2004
CERTIFICATION
Congress for the New Urbanism (CNU) Colorado Chapter, Vice President American Planning Association (APA) WalkDenver Volunteer
SELECT HONORS + AWARDS
At Home in Encinitas • APA California Chapter 2015 Award of Merit in Public Outreach • APA San Diego Chapter 2015 Public Outreach Award Waipahu Neighborhood TOD Plan; APA Hawaii Chapter 2009 Best Practices in Sustainability Award University of Oregon Independent Thesis • Archived for Accreditation • Displayed at National AIA Conference
PUBLICATIONS Colorado Urbanizing: Experiencing New Urbanism Coauthor and Committee Chair The Colorado Urbanist Contributing Author
2.14 / Dover, Kohl & Partners
6th Street Corridor Plan - Glenwood Springs, CO rDesign Guidelines for The Estates on Cedar Avenue - Denver, CO Midtown Plan - Fort Collins, CO Aiea-Pearl City Neighborhood TOD Plan - Oahu, HI Waipahu Neighborhood TOD Plan - Oahu, HI Kalealoa Net Zero Neighborhood Plan - Oahu, HI West Colfax TOD Plan - Denver, CO North End Station TOD Plan - Thornton, CO Clear Creek Transit Village - Adams County, CO
ELLEN FITZSIMMONS, AICP Senior Planner YEARS EXPERIENCE
12 years
EDUCATION
Master of Urban Planning & Urban Design Certificate, University of Washington, 2002 Bachelor of Arts in American Studies, Creighton University, 1998
LICENSE
Ellen has worked in both the public and private sector over the course of her career, but the theme of working toward the betterment of communities remains the same. Her leadership skills, combined with strong research and writing abilities, enable her to develop and implement policies and practices including the adoption of citywide urban design standards. Ellen has worked to facilitate consensus with a broad range of stakeholders, including community members, government officials, business representatives, and philanthropists. Her passion for improving the public realm through innovative planning approaches leads to maximum social, environmental, and economic benefits for the communities.
PROJECT EXPERIENCE Dodge Riverside Golf Course Redevelopment Concept, Council Bluffs, IA
AICP #0221621
South Omaha Development Plan, Omaha, NE
AFFILIATIONS
Downtown Omaha 2030 Master Plan, Omaha, NE
American Institute of Certified Planners (AICP) American Planning Association (APA) National Charrette Institute Certificate Project for Public Spaces, How to Turn a Place Around Leadership Omaha, Class 28
PREVIOUS EXPERIENCE
Assistant Director, Heart Ministry Center, 2014-2015 Program Officer, Peter Kiewit Foundation, 2011-2014 Urban Planner, HDR, 2006-2010 Program Manager, Omaha by Design, 2004-2006 Planning Project Consultant, Alley Poyner Macchietto Architecture, 2003
16th Street Streetscape Concept, Omaha, NE Playland Park Master Plan, Council Bluffs, IA North Fork Riverwalk Development Project, Norfolk, NE Bellevue Crook Road Corridor Redevelopment Plan, Bellevue, NE University of Nebraska Medical Center, Saddlecreek Road Study, Omaha, NE Benson-Ames Neighborhood Alliance Plan, Omaha, NE City of Omaha Streetscape Handbook, Omaha, NE Green Streets Master Plan, Omaha, NE Village of Round Lake Zoning Analysis, Round Lake, IL Thousand Acre Vision Plan, Sugarland, TX
Boys Town/DeMarco Master Plan / 2.15
Tim Holland, AIA, LEED AP Principal, Architect
Experience: Tim is a founding member and Principal at Holland Basham Architects. His responsibilities include facility programming, master planning, design and project management. Tim has developed extensive experience in the design of Mixed-Use Environments and Master Planning. His commitment to design excellence, combined with a strong emphasis on project administration, leads to responsive solutions to the clients’ facility needs. Relevant Project Experience:
Education: Master of Architecture, Harvard University Bachelor of Science in Architecture, University of Nebraska-Lincoln Registration: Registered Professional Architect NCARB Certification LEED Accredited Professional Associations: American Institute of Architects Urban Design Review Board, Past Chairman Creighton University Design Review Board Boys and Girls Clubs of Omaha Chairman, Board of Directors Guest Design Critic, University of Nebraska School of Architecture Leadership Omaha, Class 15
Midtown Crossing at Turner Park – Omaha, NE Turner Park East Master Plan Original Master Plan New Mixed-Use Development, 502 Living Units Parking Garage and Space, 3000 Vehicles Element by Westin Hotel Park Pavilion and Stage Bank of the West – Omaha, NE Design Guidelines and Covenants New Operations Building and 350-Stall Parking Garage New Technology Building and 390-Stall Parking Garage Office Park Master Plan and Design Guidelines Sterling Ridge – Omaha, NE Master Plan for Six Office Buildings, 700,000 s.f. Design Guidlines and Covenants Lockwood Development Headquarters Building Millard Refrigerated Services Headquarters Building Level (3) Communications – Broomfield, CO Master Plan Corporate Headquarters Campus C&A Industries – Omaha, NE Five-Story Office Building Creighton University – Omaha, NE Master Plan
2.16 / Dover, Kohl & Partners
Brian Akert, AIA
Associate, Designer Experience: Brian is an architect at HBA and has been with the firm since 2011. His responsibilities consist of conceptual design, planning and design development. Brian has provided designs for several industry types including mixed-used developments, corporate office space, recreational facilities and student housing. He is also experienced in Master Planning. Relevant Project Experience: Midtown Crossing at Turner Park – Omaha, NE Turner Park East Master Plan Pavilion at Turner Park Custom Condominum Penthouses Education: Masters in Architecture, University of Nebraska-Lincoln Bachelor of Science in Design, University of Nebraska-Lincoln Associations: American Institute of Architects Sarpy County Young Professionals Nebraska Flatwater Chapter Joslyn Young Art Patrons
Coventry Office Park – Omaha, NE Master Plan Nebraska MultiSport Complex – Omaha, NE Master Plan Natatorium Tennis Facility Soccer Facility Lutheran Family Services – Omaha, NE Master Plan YMCA of Greater Omaha – Omaha, NE Southwest YMCA Renovation Existing Facility Master Plan UNO – Omaha, NE Maverick Landing Scott Crossing Scott Residence Management – Omaha NE Scott Conference Center & Dining Facility
Boys Town/DeMarco Master Plan / 2.17
WORK PLAN & FEE SCHEDULE
3.1 / Dover, Kohl & Partners
We have assembled a team with as national The Illustrative Master Plan will serve a tool reputation, regional experience, and to guide the future development of the local Bluff/ presence, whose expertise is naturally suited to Waterfront. the challenges presented in your RFP.
Boys Town/DeMarco Master Plan / 3.1
project understanding Our team will provide the highest degree of design and project management throughout the course of this priority project. Our planning process would begin with a deep dive with the development team to gain an understanding of the primary users and the intended development program for the property. Working with the team of economic, civil, traffic and other disciplines being directly contracted through Noddle Companies we would work together to establish the administrative protocol and detailed project schedule. We envision working with the team to carry out a comprehensive site analysis to develop a thorough understanding of the physical opportunities and constraints of the site. The comprehensive knowledge of the site will allow us to embark on a program discovery process appropriate for the site. A process that will include an assessment of market drivers as well as visits to national models of best development practices to incorporate the project. With this project foundation in place, we will host a development team workshop to establish the development parameters for the project and then invite the public to participate in the design of the site and explore thematic ideas to ensure the final development concept and design guidelines are a true representation community values. Finally we would refine the development concept to a level that would allow for the completion of a financial analysis and submission for jurisdictional approvals.
LOCAL CONTEXT
Despite its suburban environs, development of the Boys Town / DeMarco property has a history and community context more similar to an urban infill project. Boys Town is an Omaha icon, a proud piece of the community’s collective history. Many Omahans still remember Boys Town as a day trip destination for an historic tour or special event, with the working farm adjoining the village campus as a lasting representation of Boys Town’s founding philosophy of the redeeming nature of “the country” and hard, honest work. For the long-established neighborhoods surrounding the property, agricultural uses along 144th Street and Pacific Street have become an expected open space, a natural break in continuous suburban growth. Transformation of the Boys Town / DeMarco property into the status quo simply would not reflect the historic community significance of the land or its potential for setting a visionary standard for development in the heart of thriving Omaha / Council Bluffs metropolitan area. It is our intent to create a master plan for the property that both reflects its storied history and exciting future. Given the basic agrarian character of the site, we would anticipate working with you to explore a vision to introduce appropriate thematic and visual character to engage future residents and employees and create an engaging and activated environment. We see a progression of active to more passive land uses from north to south, with commercial activation along major corridors. While being respectful to the surrounding residential communities, we would hope to bring a community center to this part of Omaha that might contain a lively mix of commercial, retail, community, and residential products, with a connecting open space framework and trail system. The location of the Boys Town / DeMarco property presents opportunities and challenges for development. The northern portion officially lies outside Omaha, under the jurisdiction
3.2 / Dover, Kohl & Partners
of the Village of Boys Town. The Omaha future land use map designates the southern portion for use as low-density residential. The northeast corners of the properties are identified for mixed-use and commercial centers, respectively. In addition, the ACI designation along West Dodge Road and MCC designation on 144th and Pacific Streets establishes higher levels of design along the northern and eastern boundaries. To address these complexities, ensure compatibility with adjacent land uses, and potentially plan for greater commercial / office uses penetrating further into the interior of the site, we anticipate the master plan of the site will require a planned unit development (PUD) overlay. While this designation will require additional review and approval by the Planning Department, Planning Board, and City Council, it should also provide additional flexibility in the creation and implementation a comprehensive vision for the site that organizes an appropriate mix of uses around public amenities at varying scales and densities to complement residential, commercial, and institutional surroundings. With the limited information we have about the major user of this site, we have made some assumptions which would be tested and potentially inform the master plan.
Observations about the Site Vehicular Circulation
• Frontage road adjacent to Dodge Road is one way and might be modified to twoway for improved access • Strong north-south internal connection between the two properties would take burden away from 144th Street • Hierarchy of internal street system with emphasis on on-street parking
Pedestrian Circulation
• Maximize pedestrian walking options with formal sidewalks and informal paths connecting all portions of the development • Destination parks and recreational elements for pedestrians • On-street and off-street bicycle connections throughout
Open Space
• Community gardens throughout serving residents, commercial uses and office uses • Centrally located open space park amenities with strong open space linkages throughout • Hierarchy of open space parks, open space corridors accessible from all neighborhoods • Possible recreation amenities (volleyball, outdoor climbing wall, tennis, etc.) • Public art throughout
Land Uses (assumption)
• High density development at north end of site tapering to low density uses on south property • Class A office adjacent to Dodge Road • Mixed-use commercial center (restaurants, coffee, grocer, etc.) close to Dodge Road • Multi-family in central portion of the joint property • Low density single family residential on south property • Possible cultural uses throughout (church, museum, library, recreation center) • Senior living integrated close to community center • Possible non-traditional “maker spaces” – incubator spaces
Boys Town/DeMarco Master Plan / 3.3
Preliminary work plan
Dover, Kohl & Partners (DKP), studioINSITE, and Holland Basham Architects will team with the other professionals identified by the Client to design a vision for future development of the Boys Town/DeMarco site incorporating the best practices of Traditional Neighborhood Design (TND). The following draft work plan outlines the Dover, Kohl and Partners’ (DKP) approach to this project. The work plan has been divided into four phases:
Compelling Plans & Visualizations
Phases 1 through 3 will result in the creation of a Vision physical Master Plan for future development of the +/470-acre site including conceptual renderings, design guidelines and development standards, and other important design diagrams. Phase 4 involves revisions and approval meetings. The work products associated with each of these phases are described in the following pages. The goal is to provide design consultation, drawings, exhibits, and participation in meetings with stakeholders, other consultants and public entities as necessary to develop a Master Plan and complementary design documents that will guide the successful development of the property.
Successful Results: South Main, Buena Vista, CO
3.4 / Dover, Kohl & Partners
PHASE 1 - ANALYSIS After contract finalization Phase 1 involves site analysis that will inform the development of the master plan, aid in construction of technical drawings, and provide background material for use in illustrations and associated work.
1.1 Review Relevant Base Information
The Consultant Team will work with the Client’s engineering team to secure the following base information: • Scale base maps for the Site that indicate existing conditions, such as significant features both above and below the ground and water, environmental constraints, drainage analysis, utility locations, and any other physical limitations of concern to DKP. This information should be in digital format, if available. • Aerial photographs that depict the Site and its surroundings in plan view, preferably in color, and the largest possible scale. (1 inch = 100 feet or larger) • Current land development regulations that affect the Site, particularly those that constrain zoning, land use, or development envisioned by the Project. Relevant site studies, including previous zoning or land use studies, soils maps, topographic analysis, traffic studies, parking studies, infrastructure studies, and market feasibility studies for the Site and its surroundings. • Other appropriate documentation of the Site, such as background on any existing buildings, historical information, archaeological studies, current or proposed development programs, and any demographic information or development program.
1.2 PRELIMINARY ANALYSIS & BASE MAPS
The Consultant Team will examine the base information provided, review preliminary opportunities and concerns provided by the Client, and provide a preliminary analysis of the existing zoning and other codes and their impact on the project. The team will utilize the base information provided to assemble maps for use during the Visioning Charrette. This is anticipated to include mapping of existing conditions and basic above-ground site infrastructure at various scales, as well as analysis maps that convey existing zoning, existing and planned transportation networks, and open space networks and site infrastructure constraints and opportunities (such as utilities, waterways, etc.). Transportation analysis to be completed by the DKP team as part of this task will include documentation and evaluation of the current status of motor vehicle and transit access and circulation along the major thoroughfare and street facilities surrounding the site. The potential extension of, and connections to, the existing street network on the northeast, southwest and southeast sides of the site will be considered.
1.3 STUDY TOUR
If the Client is interested we will determine a time and preferred location for a Study Tour of one of several nationally-recognized communities demonstrating best practices in growth and sustainability through Traditional Neighborhood Design. The following are recommended communities across the nation that the Noddle Team may choose from to examine national precedents.
Boys Town/DeMarco Master Plan / 3.5
T O U R I NG P R E C E D E N T S ( T A S K 1 . 3 ) Atlanta, GA
Glenwood Park - www.glenwoodpark.com
Developed by Green Street Properties and designed by Dover, Kohl & Partners, this 30-acre brownfield TND is located on the site of a former concrete recycling plant. The design emphasizes a diverse variety of urban environments and public spaces within a relatively small land area. Glenwood Park was designed to offer a compelling alternative to conventional development by emphasizing the public realm, walkability, mixed uses, community, diversity, and quality over quantity. A Walkable Community Glenwood Park pragmatically accommodates cars, but it is also designed for people. Cars travel slowly thanks to traffic-calming street designs and sidewalks emphasizing pedestrian comfort and safety. There are plenty of interesting things to walk to because of the fine-grained mix of uses. Walks are local, because the neighborhood is relatively compact. And walking is safe, because there are plenty of eyes on the street at all times. A Place for Commerce The commercial center of Glenwood Park has retail stores, four restaurants and a cafe because of its unique character, rare good urbanism, and easy access. A Place to Live The residential elements of Glenwood Park cover the entire spectrum, from small condominiums above shops to detached single-family homes. We aspired to keep the scale of individual buildings rather small, which enhances the ability to have an attractive mix of housing types throughout the neighborhood. A Place to Work Glenwood Park features a traditional fine-grained mix of different housing types as well as retail stores, office space, civic buildings, people-friendly streets, parks, and recreational facilities. We welcome offices in the neighborhood, as the daytime occupants and visitors they draw to the neighborhood help maintain a vibrant, active, daytime environment.
Serenbe - www.serenbe.com
This collection of New Urbanist rural hamlets, clustered around a 25 acre organic farm, is focused on providing a lifestyle in harmony with nature. The project blends investment in art, agriculture, health and education to create a balanced, high quality life for residents.
3.6 / Dover, Kohl & Partners
FLORIDA Panhandle
30A Communities of Seaside, Rosemary Beach & Alys Beach www.seasidefl.com | www.rosemarybeach.com | www.alysbeach.com Seaside is the first TND – this seminal project marks the beginning of the New Urbanist movement. In contrast with the suburban subdivisions prevalent at the time, Seaside’s design features an interconnected network of publicly accessible streets and walks, a rich mix of uses and civic buildings, and a beautifully appointed collection of public parks and squares. The newer communities of Rosemary Beach and Alys Beach take further steps in the development of a courtyard-focused urbanism with unique architectural styles, and create a network of beautiful pedestrian walks and public spaces.
Draper Lake - www.draperlake.com
Designed by Dover, Kohl & Partners. This TND is carefully crafted to respect the ecological sensitivity of its site on the edge of a rare dunal lake. Inspired by the design of historic “great camps” such as those found in the Adirondacks, the geometry of the streets, open spaces and lots are adjusted to form a compelling sense of place while preserving the site’s topography, trees and natural habitats.
Boys Town/DeMarco Master Plan / 3.7
Montgomery, AL
The Waters - www.thewatersal.com | Located in the countryside near Montgomery, this
standalone greenfield TND is designed to evoke the charm of classic small southern country towns. The Waters features a range of beautifully-detailed and elegantly understated building types, including a small mixed-use center. The street network is carefully configured to preserve existing trees and to provide access to a series of small existing lakes.
Hampstead - www.hampsteadliving.com | This TND, located on the rural outskirts of
Montgomery, incorporates building designs drawing upon the region’s English Revival architectural heritage. The project features examples of both substantial mixed-use buildings and small pop-up restaurants serving food from the project’s small, picturesque on-site farm.
ORLANDO, FL
Celebration - www.celebration.fl.us | Developed by the Walt Disney Company, this Orlando TND is an embodiment of Walt Disney’s long-held desire to build an ideal demonstration community. Celebration, designed by Robert A. M. Stern Architects, draws upon and synthesizes the lessons of great historic American small towns to provide a model for the future. The project features a well-implemented collection of bucolic neighborhoods and a small mixed-use lakefront downtown. 3.8 / Dover, Kohl & Partners
Baldwin Park - www.baldwinparkfl.com | Located on the site of the former Orlando Naval Air Station adjacent to Lake Baldwin. This substantial TND features a variety of consistently high-quality new neighborhoods and a mixed-use lakefront downtown incorporating national retailers.
COLORADO
South Main - www.southmainco.com | Located on a 41-acre infill site between the
town grid of Buena Vista and the Arkansas River. South Main seamlessly re-connects the town’s historic main street with its waterfront. The elegant mountain-west TND, founded and lovingly-crafted by former US Kayak team members Jed and Katie Selby, features a new signature waterfront park and access to a broad array of urban amenities and river and mountain sporting opportunities. Designed by Dover, Kohl & Partners.
Stapleton - www.stapletondenver.com | This large TND is located 15 minutes northeast of downtown Denver, on the site of the former Stapleton International Airport, which was closed in 1995. Stapleton contains nine neighborhoods, nine schools public/private, 50 parks, and several shopping and business districts. Stapleton will be connected to the rest of the Denver metro area by a commuter rail line currently under construction.
Boys Town/DeMarco Master Plan / 3.9
PHASE 2 - charrettes
The DKP Team will provide a complete consultant team of town planners, designers, and architects to create the master plan for the site. Each of the team members will be skilled in the implementation of New Urbanist design concepts and traditional neighborhood design.
2.1 IN-HOUSE CHARRETTE Day 1 to 3: Design Studio
Working in a local office, the team will design the Plan of the while working with the Client. Products to be worked on in the design studio include: Illustrative Master Plan & Perspective Drawings The team will work on-site refining the overall Master Plan and conducting more analysis of the site. Work will continue through the week with the design team creating the physical plan, rough freehand “vignette� sketches and color renderings created by DKP depicting important design elements and places. Preliminary Development Yield Analysis A preliminary yield analysis will also be performed at this time, by the DKP team, to approximate the quantities of units and non-residential square footage accommodated in the plan. Development Standards/ Design Guidelines At this time a basic framework for the Development Standards/Design Guidelines will also be established to identify initial concepts and dimensional requirements for the overall development, and street sections and building site layout. Working With a Regional Architect During the course of the charrette, the team will work alongside Tim Holland and Holland Basham Architects to produce prototype building types appropriate for the envisioned development. Technical Meetings Meetings will be held with additional consultants (as contracted by the Client), as deemed necessary by the Client and the team. Additionally, meetings with stakeholders, potential investors, local officials, or city or county staff may also be arranged.
3.10 / Dover, Kohl & Partners
2.2 PUBLIC CHARRETTE
We typically recommend a public charrette follow the In-House Charrette. Some of our private clients do not feel that a public charrette, with a maximum public involvement, is necessary. This is fine. However, in cases in which rezonings, annexations, or TIF funding is involved we find that the more we “deputize” the public the easier approval meetings become. And some times the best ideas really do come from the public. The Public Charrette is anticipated to be a 5-day event that would likely include the following:
Day 1: Hands-On Session Presentation
Key individuals, community stakeholders, and representatives of selected public entities may be invited to participate in the design of the plan. Near the start of the charrette community stakeholders can be asked to participate in an interactive design session. The Session will start with a “foodfor-thought” presentation to introduce participants to the process, the site and teach them about peer communities and the principles of creating great streets and towns. The participants will work together in small groups describing the uses and form of development they would like to see at the Boys Town/DeMarco site.
Day 2 to 4: Design Studio/Community Open House
After the initial Hands-On Session, a community “Open House” may be held, where members of the community are invited to stop by the studio and review the work-in-progress, and give additional input to the design.
Day 5: Work-in-Progress Presentation
A final presentation will show how ideas gathered from the public were incorporated. The final presentation will build excitement for the project among residents and in the media.
Boys Town/DeMarco Master Plan / 3.11
PHASE 3 – WORK PRODUCT COMPLETION
After the public charrette, the DKP team will continue to refine the work products begun during the charrettes and perform the following activities:
3.1 Illustrative MASTER PLAN
The Illustrative Master Plan will depict the possible for future development of the +/470 acre site. The Master Plan will integrate the work of our multidisciplinary design team, and designate development density and intensity based on an interconnected network of streets and blocks. Existing and proposed streets, geographic features, land purchase agreements, public open spaces, traffic capacities, and basic above-ground infrastructure will be included. The final product will be an illustrated physical master plan that can guide the development of the property.
3.2 PERSPECTIVE DRAWINGS (5)
Our team will produce five (5) color visualizations depicting typical streets, parks, specific locations of importance, or other significant design concepts, to convey the character of proposed development according to the illustrative master plan. These illustrations will be produced through a combination of hand-drawn and computer-generated techniques and will be provided to the client in both hardcopy and electronic formats.
3.3 DIAGRAMS
Our team will produce diagrams, as needed, illustrating important plan ideas or concepts such as proposed neighborhood structure, pedestrian, vehicular, bicycle and transit networks, open space networks, public spaces, site infrastructure, phasing concepts, and building types or street types.
3.4 CHARRETTE BOOKLET
DKP will provide the Client with a booklet containing all of the plans, illustrations, diagrams, and materials produced during phase 2. The charrette booklet will be a record of the vision for the development of the +/- 470 acre site.
3.5 Detailed Land Use Master Plan
Based upon the Illustrative Master Plan, tour team will produce a detailed Land Use Master Plan. This detailed plan will show property lines, existing and proposed streets, alleys and rear lanes, geographic features, parking areas, and future parcelization including recommended building types. This drawing will be drawn in AutoCAD suitable for preliminary engineering and can serve as the basis for the Regulating Plan to be included within the Design Guidelines.
3.6 Tier 1 Design Guidelines
DKP will produce two sets of Design Guidelines. The Design Guidelines will include the requirements for building architectural styles and materials, building height and massing, set-backs, parking, landscaping, signage, lighting, screening, pedestrian and auto circulation, and other appropriate design issues. The first tier of design guidelines will meet the minimum requirements for Mixed-Use Zoning in the City of Omaha to ensure compliance and permit the approval of the proposed development.
3.12 / Dover, Kohl & Partners
3.7 Tier 2 Design Guidelines
The second tier of design guidelines will be more detailed and provide protective covenants to be applied to the property. These will guide the work of future builders and design consultants in implementation of master plan, which will include a regulating plan, basic building requirements, street standards, and architectural standards. The guidelines will be organized around the transect and may be based on the SmartCode template; portions of the guidelines can be utilized in the tier 1 design guidelines. A description of the basic design guideline sections are as follows: a. A REGULATING PLAN will prescribe the distribution of building types, street types, and public space in accordance with the Master Plan. This drawing will reference design criteria specified elsewhere in the Design Guidelines. b. BASIC STANDARDS will illustrate and describe by transect, street or building type the required relationships between buildings and public spaces, incorporating such characteristics as build-to lines, setbacks, building heights, ancillary elements, and location of parking. c. STREET SECTIONS will illustrate by street type the physical conditions of the right-of-way shown in the Regulating Plan, such as sidewalks, street trees, on-street parking, travel lanes, and bike facilities, where appropriate. d. ARCHITECTURAL STANDARDS will specify by categories the architectural elements, configurations, and materials for use in the construction of buildings. This work will be based upon study of architectural precedents and traditions in the region.
Illustrative Master Plan
Regulating Plan Boys Town/DeMarco Master Plan / 3.13
PHASE 4 – Revisions & Approval Meetings 4.1 Draft Master Plan Products
Our team will provide a first draft of Master Plan vision work products including the illustrative master plan, perspective drawings, diagrams, and charrette booklet to the Client for review. DKP will provide a round of revisions based on the clients comments.
4.2 Final Vision Presentation
Following a round of revision, DKP will return to Omaha to present the final vision of the Master Plan to the Client and to invited stakeholders. The final products for the vision shall be completed before the presentation. DKP can also make a presentation to members of the community, if deemed necessary by the Client.
4.3 REVISIONS TO Master Plan Products
DKP will provide a second round of revisions to work products resulting from changes or constraints that have arisen after the Final Presentation, provided the request is made within 30 days after the Final Presentation.
4.4 Draft Design Guidelines
Our team will provide a first draft of the detailed plan and design guidelines to the Client for review. These plans will incorporate the final vision of the Master Plan. DKP will provide a round of revisions based on the Clients comments.
4.5 Adoption/Approval Meetings
Our team will assist the Client with preparing submittals and attending up to two adoption or approvals meetings.
4.6 REVISIONS TO Design Guidelines
DKP will provide a second round of revisions to work products resulting from changes or constraints that have arisen after the first adoption/approval meetings, provided the request is made within 30 days after the meeting.
3.14 / Dover, Kohl & Partners
TIMELINE
Based on the preliminary series of tasks outlined in our proposed work plan, we have developed a tentative production timeline to complete the Master Plan and Design Guidelines. This proposed timeline is a draft and is anticipated to be revised in consultation with Noddle Companies.
Months 1-2
Phase 1 - Analysis 1.1 REVIEW Relevant Base Information
(April/May)
Month 3 (June)
Months 4-6
(July September)
Months 7 - 12
(October March)
1.2 PRELIMINARY ANALYSIS & BASE MAPS 1.3 Study Tour
Phase 2 - Charrettes 2.1: In-House Charrette 2.2: Public Charrette
Phase 3 - Work Product Completion
3.1 Illustrative master Plan 3.2 PERSPECTIVE DRAWINGS (5) 3.3 DIAGRAMS 3.4 CHARRETTE BOOKLET 3.5 Detailed Land Use Master Plan 3.6 Tier 1 Design Guidelines 3.7 Tier 2 Design Guidelines
Phase 4 - Revisions & Approval Meetings
4.1 Draft Master Plan Products 4.2 Final Vision Presentation 4.3 REVISIONS TO Master Plan Products 4.4 Draft Design Guidelines 4.5 Adoption/Approval Meetings 4.6 REVISIONS TO Design Guidelines
Boys Town/DeMarco Master Plan / 3.15
Preliminary Fee
Every project is customized after close consultation with our clients. Please consider these ranges a first pin-up with a more detailed conversation to follow. The budget summary below identifies the fees likely to be required for each major phase, based on similar previous efforts by our team members and the preliminary work plan.
Phase 1 | Analysis Phase 2 | Charrettes Phase 3 | Work Product Completion
$65,000 – $85,000 $140,000 – $181,000
PHASE 4 | Revisions & APPROVAL MEETINGS
$70,000 – $91,000 $55,000 – $71,000
REIMBURSABLE EXPENSES $25,000 – $32,000 Phase 5 | On-going Assistance
TOTAL ESTIMATED FEE
hourly, as needed
$355,000 – $460,000
Billing
The payment of the fees for services shall be in accordance with the following schedule: a) Client shall pay a 20% non-refundable deposit upon completion and delivery of a fully-executed contract. DKP can not schedule work until receipt of this deposit. b) The remaining balance shall be apportioned into monthly payments corresponding to invoices specifying the percentage of work completed.
theming & branding
The Dover, Kohl & Partners team can include the services of WANT Branding to assist in the exploration of theming and branding opportunities. These services can be provided on an a la carte basis, based on your needs; a complete brand foundation would entail executing the full program. The estimates fees for these services, not included in the above breakdown, include: Brand Idea (positioning) $15,000 | Name Development $15,000 | Logo & Visual Identity $20,000
3.16 / Dover, Kohl & Partners
3.31.16