Subdevision Project

LEGAC[IT]Y CREATION MASTER PLAN FOR A SUSTAINABLE NEIGHBORHOOD MAY 11, 2014

LUONG DAHA SIPRIKOVA

FOREWORD

Our goal is to have a LEED qualification design, but also make this design an asset to Norman and the surrounding vicinities. If we can effectively achieve our goal, this Sustainable neighborhood will not only be a place of residence, but also a center for new employment opportunities and recreation. It will set the trend for all new future development -- independent and sustainable living at its finest.

Design process have evolved greatly in parallel with social development. The main purpose of design professional is to create thoughtful and appropriate living conditions to satisfy the needs of mankind and society from material to spiritual. These needs though in simple term, but they can be vast and rich in reality, continue to develop and change, and require modifications over the course of time along with the changes in society.

In designing, the crucial point is to research the type of project and its intended uses. Since the proposal for our project is boldly considered as mixed-uses, and even mixed-zones, our basic knowledge and research reveal that it is used to serve the purposes of living, learning, teaching, working/researching, and commercial of various types. Designing is part art and part science. It is an art because its product displays high level of emotion and characteristic express through the work of designers; but it is also a science because every decision and thought are planned and calculated in the process with a goal to achieve optimal result. In the end, the project not only is a composition of forms and spaces, but it must also has the capability to serve and function well under any circumstance to benefit a large number of people.

Residential needs are more specific and different compare non-residential needs.

Nonresidential has various types, change dramatically in magnitude, and carries different functions. Therefore, the area of research for nonresidential land is broad. The concept of design comprises of the designers’ desire, thought, plan, opinion, and the level of influence they have absorbed over the course of their career. It begins with a basic theory, a philosophy, a poem, a song, a melody, a dream, a story, a memory, etc., any of which can be a starting point to spark the creative thought for a design project.

In developing the program for this project, we want to maintain first and foremost, the philosophy of designing with nature. We realized that we must establish a set of goals in order to design a new mixed uses and mixed zones development that is LEED qualification in the region of Norman, Oklahoma. The overall area of the site is approximately 600 acres. This neighborhood must be able to provide residents of Norman a wide range of home sites and homes in various lifestyles e.g., single dwelling, multi-units, and mixed uses. This new urban center will have a school to 2

serve students under college level within the zone, vertical farms, commercial retails, senior housing and recreational center. A covenant is established to have all homes and facilities within this center strive for LEED qualification. Our intent is to provide and opportunity to stay in the neighborhood for the whole life: starting your way as a young adult in towmhome cluster, moving to courtyard apartment as a new family without kids, purchasing single-family or big lot for extended family and enjoying the recreational and wellness facilities at senior house next to your beloved public spaces.

We emphasise the importance of preserving nature and existing trees, which are so rarely to be found in Norman. How can wood, scrub pines and berry bushes be saved?

How can a small boy be given a chance to wander safely, to observe nature, to be thrilled by frogs and wild flowers?

Keeping an eye on contemporary discussion about housing typology, we design 4 different types of dwelling to accomodate existiong housing demand.

Current demand for small lot and attached housing exceeds the current supply by 35 million units (C. Nelson).

30-40% of buyers want to live in walkable urban places and only 5-10% is being provided in any given market (C. Leinberger).

By 2025, 75-85% of households will not have children (D. Parolek).

Norman existing structure based on rational grid is very efficient. While simple in its orientation and spacing, the grid allows for distinctive opportunities for compact living across the city. the grid framework can accommodate a doubling of people and jobs, while enhancing the “signature of place�.

conceptual approach

diversity of housing (1 acre grod)

efficient transportation (1/6 mile grid)

preserving landscape

utilizing topography

3

urban conceptual scheme

We compared site boundaries with different urban patterns across the world, to answer the question ‘What if...?� . It reveals how differnt communities can sustain having different density. In long term perspective we all are going to live in cities, but the question is which cities we like to live in.

Norman, Oklahoma

4

Oklahoma City, Oklahoma

Moscow, Russia

Portland, Oregon

Tehran, Iran

SITE VISIT

5

Topography analysis using ArcMap

6

PRELIMINARY RESEARCH NORMAN 2025 LAND USE & TRANSPORTATION PLAN

Norman Bus system

Land Use Type Capacity New Residential Units at urban densities Over 22,000 units New Office Construction Almost 150 acres New Commercial Construction Over 600 acres New Industrial Construction Over 1,100 acres Mixed-Use Development Almost 800 acres New Residential Units on Residential Estates Over 3,000 units New Residential Units on Large Lots Over 5,000 units Based on the City’s employment projections through 2025, a total of 1,041 acres will be needed to accommodate office, commercial and industrial growth demands over the 20-year planning period. Of these acres, 621 acres (60%) are projected to be consumed by retail uses, 198 acres (19%) by industrial/warehousing and 221 acres (21%) by office uses.

Population and household projections show that Norman’s population will increase by 34,046 people, rising from 103,101 in 2004 to 137,147 by 2025. Based on these population and household projections, it is estimated that Norman will have a demand for approximately 13,066 new housing units over the next 20 years. Of this number, it is estimated that 10,032 units (77%) will be single-family, 1,742 (13%) will be apartments and the remaining 1,291 (10%) will be a combination of duplexes, triplexes, quadruplexes and townhouses.

Proposed trail

Pedestrian-oriented, mixed-use neighborhoods that incorporate a variety of styles, residential types and densities and appropriate non-residential uses, include an interconnected street network, promote pedestrian travel and access, and foster neighborhood interaction, will be encouraged in appropriate locations throughout the City.

Residential density should be sufficiently high in order to support a level of pedestrian activity, and should typically be not less than six (6) dwelling units per acre. A mix of two or more different housing types should be included, at varying densities. Residential dwellings located above first-floor retail, offices, and services are encouraged.

NORMAN 2025 LAND DEMAND ANALYSIS Within the City of Norman there are portions of five public school districts: Norman, Moore, Robin Hill, Little Axe and Noble.

An average elementary school enrollment is 400 students. The equivalent of 5 new elementary and 1 middle schools will be needed based on population projection.

Additional land is needed to accommodate 2 new elementary schools 20 acres eac 7

REGIONAL CONNECTIVITY

MAIN STREET - 4 MILES

NOBEL - 1 MILE

8

CODES AND HOUSING TYPOLOGY

FORM BASED CODE TRANSECT

Probably the most important characteristic of missing middle housing types is that they need to be built in urban areas that are walkable. Buyers or renters Some research suggest sprawl is hurting our health and for example, local municipalof these housing types are choosing to trade larger suburban housing for smaller ities that tried to grow their tax base through sprawl may soon be overwhelmed by homes without yards to maintain and that are close to services and amenities such as extra costs of maintenance. While avantgarde urban planners are rethinking suburbia, restaurants, markets, and work. Linda Pruitt of the Cottage Company, who is building sprawl is still the prevailing growth pattern in the US. And Oklahoma is on the top of creative bungalow courts in the Seattle area, says the first thing her potential customobesity list. ers ask is, “What can I walk to?” This criteria becomes very important in her selection of lots and project areas, as is it for all missing middle housing.

Many of the most desirable, sustainable neighborhoods in human history would be

Missing middle housing typically ranges in density from 16 dwelling units/ illegal under today's zoning codes. They need to be replaced with a new generation acre (du/acre) to 35 du/acre, depending on the building type and lot size. But it’s of codes that allow flexible development that supports walking, transit and a good important not to get too caught up in the density numbers when thinking about distribution of amenities. missing middle housing. Due to the small footprint of the building types and the fact that they are usually mixed with a variety of other building types, they do not look like dense buildings.

With a combination of these housing types, a neighborhood can reach a minimum average of 16 du/acre. This figure is generally used as the threshold at which a neighborhood can support public transit and main streets where walkable retail and services become viable.

Source: http://www.smartgrowth.org/nationalconversation/compendium/12_Parolek_Missing_Middle_Housing_020713.pdf

9

CONCEPT

1 Vertical Farm

2 Senior housing

9 5

13

11 4 6

3

7

6

14 10 5

2 4

3

1

8

12 2 10

3 “Missing middle� houses

4 Courtyard houses

5 Single family houses

6 Big lots

7 School

8 Commercial

9 Dog playground

10 Public space

11 Boulevard

12 Horse riding

13 Pedestrian trail

14 Farmers market

11

LAND USE Legend Single Family 2-3 Acres Single Family Small Lots Senior House Apartments Low Density Apartments High Density Mixed-Use Comercial/Office School Vertical Farm Land Recreational Zone Green/ Open Space Pond

N 12

PHASES OF DEVELOPMENT 2015-2020

3.3

3.2

2020-2025

2025-2030

Phase 1 Phase 2

Phase 3

Phase 3 3.4

Phase 2 starts from the two-third of phase 1 with more dense and commercial zones.

Phase 3 is more single-family landuse and starts after 8 years.

The sub-phases are based on the location and their best opportunity to be developed, also based on the density, accessibility and landuse.

3.1 3.5

1.5

1.2

1.3

2.4 2.2

Phase 1 1.1

Phase 2

2.1 1.4 2.5

2.3

13

LANDSCAPE DOG PARK

OPEN PUBLIC SPACE

HORSE RIDING

14

URBAN DESIGN VISION The key components in project design are: Character/ Sense of place, Urban form-Structure, Activity node, Street Scape, Environmental concerns, Connections, Street network/ public/ private and Bicycle and Pedestrians.

There are two designated areas for senior housing in the neighborhood to allow elder people to stay in familiar environment and have a walkable distance to all amenities.

URBAN TOWNHOME CLUSTER

COURTYARD HOUSE

SINGLE FAMILY HOUSE

2 ACRE LOT

11 Townhomes per acre lot with community house and common garage. The inner courtyard is a shared space. This type of development celebrates walkability and is a core pattern of urban neighborhood center.

4 Unit house per 0.5 acre lot that looks from outside like a big single family house and preserves the values and charachter of traditional neighborhood.

1 Unit house per 0.35 acre lot (100’ by 150’). Optimum lot size and frontage ratio, single family lots are clustered around school zone to provide pedestrian access to the most of neighborhood children. CAn be advanced by adding accessory unit to acoomodate mulri-generational families.

2 acre lots designed in the semi-forested areas to preserve existing natural conditions and minimize loss of trees.

15

TRANSPORTATION Legend Main Arterial Street Mini- Arterial Street Collector Local Street Boulevard

Taking into account that road construction is expensive, the goal of our design was to minimize construction of Mailn Arterial Streets. Local streets are designed to provide safe and walkable environment. The boulevard serves as Mini-Arterial street.

16

HUMAN CIRCULATION The end of Proposed bike lane by City of Norman

The Bus Station considered to add a new OU Cart Bus Lane from Classen Boulevard in order to service all apartments complexes ( about 8 ones) next Classen and also the new development.

Legend Bike Lane (Proposed by City of Norman) Bike Lane (Proposed by Developer) Trail Road (Proposed by City of Norman) Trail Road (Proposed by Developer) Bus Stop (Proposed by Developer)

17

VERTICAL FARMING Home Creations wants to leave behind a legacy. What legacy can be better than provide solutions to many of the world’s biggest problems. Imagine this new community, a community has its own local food source grown in the safest way possible, where no drop of water or particle of light is wasted, and a simple elevator ride can transport people to nature grocery store.

Vertical farms can be established in moderate size and a few levels .They can also be elaborated with all the self-sustainable features. Some have features that capable to generate power not only for self support , but provide supports for the community where they are situated. Features such as grey-water recycle, wastes combustion, and renewable energy within the facility. Vertical Farming is all about conservation and leave as much of nature as we can undisturbed. Farming can be completely enclosed, semi-enclosed, or opened to the environment, however, upward. It’s not a concept or visualization; it’s a reality; it can be done and has been done.

Vertical Farming is not about farmers only. Modern farming in vertical context can involve a whole new spectrum with positive impact to job market, economy, and society in so many ways.

The advantages: New employment opportunities Year-round crop production Greatly reduce food miles More control of food safety and security No weather-related crop failures No agriculture runoff Allowance for ecosystem restoration Use of 70-95% less water Postharvest provided for animal feeding Purification of grey water to drinking water

18

REFERENCES Davis, Improving Design in the High Street. Royal Fine Art Commission.

Despommier, D. (2010). The vertical farm: feeding the world in the 21st century. Macmillan.

FHA, Land Planning Bulletin No. 6 Jensen, Zero Lot Line Housing. Urban Land Institute.

Sucher, D. M. (2010). City comforts: How to build an urban village. City Comforts Inc..

Steel, C. (2013). Hungry city: How food shapes our lives. Random House.

19