14
17
9
7
1
2
7
13
4 Design codes
60
14
5
3
Teakleaf Circle
80 X 80 90 DU Undecided
Parcel 8
J N
SA
y
60 X 100
Bougainvi lle St
60 x 100
47
4B Sub-Total
50 x 80
76 123
200
400
Lofts over Retail - 8 DU Attu Live/Work -4StDU
Ave
2C
Memphis
2E
Parcel 4
2F
S4
16
Navy5.0 Rd
172 55 x 100
S10
Luxury Triplex 60 DU
62
45 x480 ALTERNATIVE
73
80 x 80 (Duplex)
4C
45 X 80
73
Ave
Lemon Branch Court
Ave
Elrod
St
73
Tarawa Ave
Oriskany
St
Ticonderog a St
Loop
Singleton Ave
Kearsarge
ress Wood Drive Cyp
Intrepid
Savitz Dr
Polaris Dr
45 X 80 73 DU Legend Undecided Training / Education / Admin
Integrity
Dr
Wasp Ave
S2
Stacked Flats A 16 DU/AC. - 1450 SF 6.3 AC / 100 DU
Personnel / Community Support Family Housing
Open space
Vacant Land
900
1,800
3,600
Feet
PLANNING ANALYSIS
JANUARY 30, 2009 DRAFT
CONCEPTUAL SITE PLAN
PROGRAM
0
Town Square _______________ 55,200 sqft
ASB Properties COMPOSITE SITE PLAN Town Square _______________ 32,000 sqft
Town Square _______________ 30,000 sqft
Neighborhood Commercial___ 60,000 sqft
Neighborhood Commercial___ 83,000 sqft
Neighborhood Commercial___ 84,000 sqft
Large /Medium box _________ 109,600 sqft
Large /Medium box _________ 98,000 sqft
Large /Medium box _________ 127,000 sqft
Cinema ___________________ 42,000 sqft
Cinema ___________________ 42,000 sqft
PROGRAM
Retail
Retail
Main Street ________________ 76,200 sqft Main Street ________________ 73,000 sqft Town Square _______________ 53,600 sqft
90 225
Sub-Total
Essex St
Kittyhawk
50 X Community 80 Park 76 DU 12.3 AC.
0
Wellness Center 240 DU
DUs 172
Sub-Total
Stacked Flats C 14 DU/AC. - 1650 SF AC / 70 DU
LAKE FEATURES Wasp Ave
ry
La n
45
Orange Blossom Lane
800
570
Lot Size Townhomes
Industrial
0
60 196
4A
Parcel 5 Miles continuous paved 10 wide pedestrian/ �4B 1.80 PHASE IB - TOTAL 470 � Amphitheater PHASE IA & IB - TOTAL 1040 (Passive) Daycare Neigh Park � Boathouse 1.8 Ac. Parks & Open Space 4.0 Acres Apartments Land Use Bridges 4C� 100 DU Community Park (School Adjacent) Parcel 6 Neighborhood Parks (x3) � Park Lake access Community Trails 26.5 AC. (Active) Easement Park Area � Boat dock Expanded Collector Road Landscape Lot Trail System N Pocket Parks vegetation � Wildlife preserves with native Detention Basin Feet TOTAL lake � Wedding Gazebo over the ± 7 Group Picnic and BBQ areas � Parcel FT 21 � Passive seating areasRA S40 D 45 x 85 Alley Lots �78 DURock outcroppings for fishing (lake will be stocke
Sequoia Shade Court
Dublin Blvd.
lis Ave
10.8 AC. Retail - 100.000 SF
Hornet Ave
Astoria Ave
EE
Lennar Homes e
2D
73 63
MILLINGTON MASTER PLAN | SUMMARY DOCUMENT
2F
Undecided
de n Cir Hic cle ko
CR
65 X 100 75 x 100
Sub-Total
Dakar St
N UA
2A 2B
Product Area 1D
NEV Transit Station
ALTERNATIVE 3Retail Center K
Hid de n Cir Hic cle ko r
92 251
Courage Dr
Undecided
Cypress Wood Drive
Cypress Wood Drive
17
50 X 90
Sub-Total
Phase IB
Live/Work 16 DU.
Rec. Facility 4.0 AC.
1C
DUs 77 82
PHASE IA - TOTAL
Figure X.X Existing Land Use - Mid South
Indianapo
Lindquist Court
45 X 80 73 DURMV HQ
rt ou dC Woo
P10
64 DU
Lot Size 55 x 100 50 X 80
The Public Works facility is an example of an Administrative use.
S3
76 DU
Honor Dr
Mahogany
66 DU
Wainwright Building provides Community Services.
Winterberry Lane
af C T
Sycamo re L e
C
nber Cour ry t
Rock Elm Lane
Detention Basin 8.7 Acres
Loga
P10
S3
Product Area 1A 1B
Sub-Total
Apts.
11.0 AC / 20.5 DU/AC. 225 DU
Cluster 20 DU
Cottonwood Tree Drive
Townhomes 172 DU
e ircl
Parcel 9
PA
S12
56 DU
Cluster 36 DU
Hid
2E
nch Bra zel Ha Court
D
1 AC. Pad Ave. Custom Lots 40 DU
S50
50 x 105 23 DU
nte
PROPOSED MASTER PLAN
ne
P44
1D
Mo
T
F RA Hollygrape Lane
Hollygrape Lane
Classic Homes Cinnamon Court
ry
p
oo eL Pin
60 DU North End Central ParkCPH
Vista del Pico Blvd
Olive Berry Place
SEPTEMBER 2009 DRAFT
2D
Fire Station 1.5 Acres
Nev / Multi-Modal Staging Area
S12
50 x 105 27 DU
60 X 100
Parcel 3
Sugarberry
1C
Big Le af L a
Mountain Spruce Drive
o Lo
rt Knotty Alder Cou
Noble Fir Court
50 X 90 92 DU
Snowbell Lane
Cottonwood Tree Drive
r
My
ALTERNATIVE 2
They are confidently individual but New Park at North End Library nonetheless they form a strongly cohesive group.
NORTH END NEIGHBORHOOD MASTER PLAN | LISC | EDAW | FD DEVELOPMENT
Lan
Camp h
ce Co leaf urt
or L a
ne
Spring Linden Court
Co ur t
Whitebark Lane
Peachwood Lane
Buckoak Court
re
C tle
p
Marksheffel Road
e Driv
S50 CPH
y Wa ek
ine yP
Maplestone Lane
irch Silver B
ve
60 X 100 47 DU
r nte
HEART OF dOHA | dESIGN COdES | Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha
Community Park 9.0 Acres
Longleaf Court
Silver Birch Drive
ALTERNATIVE 1 Buildings are on a grand scale and generally share a broad grain.
•
Richmond American
P12
45 x 90 Alley 71 DU 4A
Mo
•
Park 6.3 AC
50 X 80 The area as a whole is characterised by 82 DU the complex geometries of the seven streets which meet here. CPH
P33
60 x 120 57 DU
ree dT oo le nw irc Iro C ree dT oo le nw irc Iro C
•
1A
55 X 100 77 DU
Dri
1B
School 8.5 Acres
Fallgold Court
LAKE PARK MASTER PLAN
Cluster 24 DU Vista del Pico Blvd
ree dT
Buckeye Tree Lane
Plumwood Court
P33
60 x 120 49 DU
S12
o wo
It has the highest density of any part of the Masterplan and holds the tallest cluster of buildings, beneath which the new Metro station is located.
Briarthorn Lane
Phase IA
Richmond American
n tto Co
•
Expanded & Renovated Bennett Park Vista Cerro Ave Nakheel Circus is the ‘prow’ of the Masterplan, forming its most prominent face to the outer city.
Standard Pacific Homes
Pear Leaf Court
Laurel Ch erry
Nakheel Circus
It is a major node connecting many major routes both inside and outside the site and is highly visible from near and far.
Cedarstone Lane
65 X 100 73 DU Laing Homes
Neigh Park 2.3 Acres
•
Parcel 1 / 2
ia La ne
2A
55 X 100 62 DU
Tre e Loop
Foxt ail Pine Place
ac Ac
M
Birch
nt
ou
75 X 100 63 DU
en ld Go
ain
r
Sp
Ladera Ranch
•
2B
Big .7 Acres con e Circle
Statistical Summary
2C
Mountain Spruce Drive
Neigh Park e riv
eD uc
Ald er Flo we r
Architecture character
PROGRAM
PROGRAM
Retail
Retail
Main Street ________________ 124,200 sqft
Main Street ________________ 104,000 sqft
200
Neighborhood Commercial___ 75,000 sqft Large /Medium box _________ 0,000 sqft Cinema ___________________ 0,000 sqft
Total Retail ______________ 205,000 sqft Office ___________________ 72,000 sqft
Total Retail ______________ 340,000 sqft
Rancho Mission Viejo Planning Area 1
El Rancho San Benito
Office ___________________ 130,000 sqft
Cinema ___________________ 42,000 sqft
Total Retail ______________ 380,000 sqft
Total Retail ______________ 387,000 sqft
Office ___________________ 110,000 sqft
Office ___________________ 101,000 sqft
TOWN CENTER STUDY
0
200
400
800
08/07/07
t
a
b
l
e
o
f
c
o
n
t
e
n
t
s
Urban Regeneration North End Master Plan
Detroit | Michigan
6
Location NORTH END NEIGHBORHOOD MASTER PLAN | LISC | EDAW | FD DEVELOPMENT
Project | Project
Expanded & Renovated Bennett Park
LAMC
6 7
North Charleston | South Carolina
1
2
14
3
2
HOPE VI Redevelopment
7
FT | Ohio Toledo RA
20
North End Central Park
New Park at North End Library
5
4
SEPTEMBER 2009 DRAFT
CONCEPTUAL IMAGES
6
PROPOSED MASTER PLAN
D
45
3
Washington Park Redevelopment Project Chicago | Illinois 7
Design codes
24
7
7 10
8
12
International Projects 9
Doha Master Plan 14
9
2
Parcel 1 / 2
Doha | Qatar 17
7
1
13
3
P10
S3
66 DU
56 DU
S3
P10
76 DU
64 DU
S50
8 0 0 LAKE PARK MASTER PLANCREEK N Feet UA
Retail Center 10.8 AC. Retail - 100.000 SF
N
J
Lofts over Retail - 8 DU Live/Work -4 DU
SA
2C
Mountain Spruce Drive
2B
Big .7 Acres con e Circle
Buckoak Court
Spring Linden Court
ne
17
tle
Net Acres 17.8 15.5
Density 4.3 5.3
1C
50 X 90
92
16.0
5.8
Sub-Total 2A 2B
65 X 100 75 x 100
2D
60 X 100
15
Sub-Total 4A
op
tery Mon
Pine
2E
op
60 X 100 CPH 60 DU
Hid
2F
Hid den Circ Hic le kory
den Cir Hic cle ko
Sub-Total 4C
Lennar Homes e
Undecided
La n
ress Wood Drive Cyp
Neigh Park 4.0 Acres
Cypress Wood Drive
Rock Elm Lane
Teakleaf Circle
Sequoia Shade Court
80 X 80 90 DU Undecided
Lemon Branch Court
45 X 80 73 DU
Winterberry Lane
af C T
Sycamo re L e
ne
Big Le af L a
Sugarberry
rt ou dC Woo
Orange Blossom Lane
Undecided
PHASE IA & IB - TOTAL
Neighborhood Parks (x3) Trails
Net Acres 11.2
Ave
Main Street ________________ 76,200 sqft Attu St
ALTERNATIVE 4
56 13
11.2
62
12.8
4.8
45 x 80
73
11.3
6.5
80 x 80 (Duplex)
90
13.2
6.8
225
37.3
73
10.4
73
10.4
470
58.9
1040
7.0
183.7
Total 9.0
5.5
16.4
8.2
6.3
3.15 2.5
2.4 8.7 54.8
1.2 0 29.6
Lake Park Master Plan 200
400
800
2/6/06
07/06/07
Great Lakes Navel Base PROGRAM
PROGRAM
PROGRAM
Retail
Retail
Retail
Navy Rd
64
Credit 9.0
7.0
0
60
Density 15.5
172
Waukegan | Illinois
Memphis
lis Ave
Hornet Ave
Indianapo
Astoria Ave
DUs 172
5.0
The Public Works facility is an example of an Administrative use.
Dakar St
Bougainv ille St
5.8
Pocket Parks Detention Basin TOTAL
Military Projects
ail
4.4
13.2 23.9 124.8
Expanded Collector Road Landscape Lot Trail System
CONCEPTUAL SITE PLAN ASB Properties
OGRAM
14
10.7
76 123
570
Land Use Community Park (School Adjacent)
Easement Park Area
gure X.X Existing Land Use - Mid South
4.5
51.6
XX | Colorado Parks & Open Space
COMPOSITE SITE PLAN
ainwright Building provides Community Services.
3.6 3.5
13.3
Banning Lewis Ranch PHASE IB - TOTAL
Dublin Blvd.
o Planning Area 1
20.5 17.8
60
55 x 100
45 X 80
Sub-Total
50 X 80 76 DU
Cottonwood Tree Drive
Mahogany
45 X 80 73 DU
ch Bran zel Ha Court
C
ry
Log anb erry Cou rt
49.3
73 63 196
12
� Par-course Restroom facilities (at boathouse) Children activity areas (includes tot lot, climbing walls, and a possible sidewalk surfing park.) � Lighting � Garbage and recycling containers � Overhead structures, such as entry trellises and an outdoor pavilion. � Tree allee’s � Signage and monumentation � Grand Meadow � Parking (at Grand Meadow)
Lot Size Townhomes
2C
Lo
251
47
50 x 80
PHASE IA - TOTAL
Sub-Total
Hollygrape Lane
e ircl
60 x 100
4B Sub-Total
Product Area 1D
CPH
ee Cr
Lo
rt Knotty Alder Cou
Vista del Pico Blvd
DUs 77 82
XX, California ��
Drive
Myr
Pine
cided
e Driv
ee d Tr oo le nw Circ
Drive
irch Silver B
ay kW
Iro
D
homes DU
60 X 100 47 DU
tery Mon
Lane
ourt
Lot Size 55 x 100 50 X 80
El Rancho San Benito
ee d Tr
Community Park 9.0 Acres
ee d Tr oo le nw Circ
X 90 DU
Homes
Product Area 1A 1B
4A Phase IB 1.80 Miles continuous paved 10 wide pedestrian/bike trail. Amphitheater Parcel 7 Boathouse S10 Luxury Triplex 2D S40 Bridges 60 DU 45 x 85 Alley Lots 78 DU Lake access 2E 4B Boat dock Wildlife preserves with native vegetation Wedding Gazebo over the lake 4C Group Picnic and BBQ areas 2F Passive seating areas Rock outcroppings for fishing (lake will be stocked). Iro
C
Parcel 6 S2
Stacked Flats A 16 DU/AC. - 1450 SF 6.3 AC / 100 DU
oo nw
ourt
16
tto
� � � � � � � � � � �
ongleaf Court
ss Center 0 DU
Phase IA
Apartments 100 DU
Co
LAKE FEATURES
lgold Court
ichmond American
Statistical Summary
XX, California
Community Park 26.5 AC. (Active)
School 8.5 Acres
5 X 100 77 DU
Yarbrough Master Plan ALTERNATIVE 2 ALTERNATIVE 3
Vista del Pico Blvd
rcel 1A 8
S4
Stacked Flats C 14 DU/AC. - 1650 SF 5.0 AC / 70 DU
Daycare 1.8 Ac.
Ald er Flo we r
or L a
Lanc ele af Co urt
Camp h
Standard Pacific Homes
52
Parcel 4
Community Park 12.3 AC. (Passive)
Richmond American
Lindquist Court
ac Ac
Cedarstone Lane
Parcel 5
55 X 100 62 DU
Tre e Loop
Cottonwood Tree Drive
en ld Go
100 DU Homes
Pear Leaf Court
Birch
75 X 100 63 DU
Foxt ail Pine Place
Snowbell Lane
Neigh Park
ALTERNATIVE RMV HQ 1
11
NEV Transit Station
Rec. Facility 4.0 AC.
S12
NCluster 36 DU
Rancho Mission Viejo (RMV)
Mission Viejo | California
Live/Work 16 DU.
50 x 105 27 DU
16
Apts.
11.0 AC / 20.5 DU/AC. 225 DU
Cluster 20 DU
P12
ia La ne
16 15
PA
S12
50 x 105 23 DU
45 x 90 Alley 71 DU
A
Parcel 9
Nev / Multi-Modal Staging Area
S50
14
5
Fire Station 1.5 Acres
Greenfield Projects
4
10
11
60 x 120 49 DU
Cluster 24 DU
7
32
8 6
P33
S12
7
0
200
400
Main Street ________________ 73,000 sqft
Main Street ________________ 124,200 sqft
Main Street ________________ 104,000 sqft
Town Square _______________ 55,200 sqft
Town Square _______________ 32,000 sqft
Town Square _______________ 30,000 sqft
Neighborhood Commercial___ 60,000 sqft
Neighborhood Commercial___ 83,000 sqft
Neighborhood Commercial___ 84,000 sqft
Large /Medium box _________ 109,600 sqft
Large /Medium box _________ 98,000 sqft
800
60
Town Square _______________ 53,600 sqft Kearsarge
Ave
Essex St
Neighborhood Commercial___ 75,000 sqft Loop
Cinema ___________________ 42,000 sqft
l Retail ______________ 205,000 sqft Dr
Dr Courage
Honor Dr
Polaris Dr
Integrity
Legend ce ___________________ 72,000 sqft Wasp Ave
Millington Navel Base
XX | XX
Savitz Dr
MILLINGTON MASTER PLAN | SUMMARY DOCUMENT
St
Ave
Tarawa Ave
Oriskany
Ticondero ga St
Cinema ___________________ 0,000 sqft
Singleton
Kittyhawk
Elrod
St
Wasp Ave
Ave
Intrepid
Large /Medium box _________ 0,000 sqft
Training / Education / Admin Personnel / Community Support
Total Retail ______________ 387,000 sqft
Office ___________________ 130,000 sqft
Office ___________________ 110,000 sqft
Office ___________________ 101,000 sqft
Open space Vacant Land
1,800
NUARY 30, 2009 DRAFT
3,600
Feet
DR
T AF
PLANNING ANALYSIS
21
TOWN CENTER STUDY
64
Cinema ___________________ 42,000 sqft
Total Retail ______________ 380,000 sqft
Industrial
900
Large /Medium box _________ 127,000 sqft
Total Retail ______________ 340,000 sqft
Family Housing
El Rancho San± Benito
Cinema ___________________ 42,000 sqft
0
200
400
800
08/07/07
Table of Contents | 3
4 | April Jackson Portfolio
14
17
9
7
1
2
7
13
4 Design codes
60
14
5
3
Teakleaf Circle
80 X 80 90 DU Undecided
Parcel 8
J N
SA
y
60 X 100
Bougainvi lle St
60 x 100
47
4B Sub-Total
50 x 80
76 123
200
400
Lofts over Retail - 8 DU Attu Live/Work -4StDU
Ave
2C
Memphis
2E
Parcel 4
2F
S4
16
Navy5.0 Rd
172 55 x 100
Urban Regeneration
PROGRAM
S10
Luxury Triplex 60 DU
73
80 x 80 (Duplex) 45 X 80
73
Sub-Total
Ave
Lemon Branch Court
Ave
Elrod
St
73
Tarawa Ave
Oriskany
St
Ticonderog a St
Loop
Singleton Ave
Kearsarge
ress Wood Drive Cyp
Intrepid
Savitz Dr
Polaris Dr
45 X 80 73 DU Legend Undecided Training / Education / Admin
Integrity
Dr
Wasp Ave
S2
Stacked Flats A 16 DU/AC. - 1450 SF 6.3 AC / 100 DU
Personnel / Community Support Family Housing
Open space
Vacant Land
900
1,800
3,600
Feet
PLANNING ANALYSIS
JANUARY 30, 2009 DRAFT
0
Town Square _______________ 55,200 sqft
ASB Properties COMPOSITE SITE PLAN Town Square _______________ 32,000 sqft
Town Square _______________ 30,000 sqft
Neighborhood Commercial___ 60,000 sqft
Neighborhood Commercial___ 83,000 sqft
Neighborhood Commercial___ 84,000 sqft
Large /Medium box _________ 109,600 sqft
Large /Medium box _________ 98,000 sqft
Large /Medium box _________ 127,000 sqft
Cinema ___________________ 42,000 sqft
Cinema ___________________ 42,000 sqft
Retail
Main Street ________________ 76,200 sqft Main Street ________________ 73,000 sqft Town Square _______________ 53,600 sqft
90 225
CONCEPTUAL SITE PLAN
PROGRAM
Retail
62
45 x480 ALTERNATIVE
4C
Essex St
Kittyhawk
50 X Community 80 Park 76 DU 12.3 AC.
0
Wellness Center 240 DU
DUs 172
Sub-Total
Stacked Flats C 14 DU/AC. - 1650 SF AC / 70 DU
LAKE FEATURES Wasp Ave
ry
La n
45
Orange Blossom Lane
800
570
Lot Size Townhomes
Industrial
0
60 196
4A
Parcel 5 Miles continuous paved 10 wide pedestrian/ �4B 1.80 PHASE IB - TOTAL 470 � Amphitheater PHASE IA & IB - TOTAL 1040 (Passive) Daycare Neigh Park � Boathouse 1.8 Ac. Parks & Open Space 4.0 Acres Apartments Land Use Bridges 4C� 100 DU Community Park (School Adjacent) Parcel 6 Neighborhood Parks (x3) � Park Lake access Community Trails 26.5 AC. (Active) Easement Park Area � Boat dock Expanded Collector Road Landscape Lot Trail System N Pocket Parks vegetation � Wildlife preserves with native Detention Basin Feet TOTAL lake � Wedding Gazebo over the ± 7 Group Picnic and BBQ areas � Parcel FT 21 � Passive seating areasRA S40 D 45 x 85 Alley Lots �78 DURock outcroppings for fishing (lake will be stocke
Sequoia Shade Court
Dublin Blvd.
lis Ave
10.8 AC. Retail - 100.000 SF
Hornet Ave
Astoria Ave
EE
Lennar Homes e
2D
73 63
MILLINGTON MASTER PLAN | SUMMARY DOCUMENT
2F
Undecided
de n Cir Hic cle ko
CR
65 X 100 75 x 100
Sub-Total
Dakar St
N UA
2A 2B
Product Area 1D
NEV Transit Station
ALTERNATIVE 3Retail Center K
Hid de n Cir Hic cle ko r
92 251
Courage Dr
Undecided
Cypress Wood Drive
Cypress Wood Drive
17
50 X 90
Sub-Total
Phase IB
Live/Work 16 DU.
Rec. Facility 4.0 AC.
1C
DUs 77 82
PHASE IA - TOTAL
Figure X.X Existing Land Use - Mid South
Indianapo
Lindquist Court
45 X 80 73 DURMV HQ
rt ou dC Woo
P10
64 DU
Lot Size 55 x 100 50 X 80
The Public Works facility is an example of an Administrative use.
S3
76 DU
Honor Dr
Mahogany
66 DU
Wainwright Building provides Community Services.
Winterberry Lane
af C T
Sycamo re L e
C
nber Cour ry t
Rock Elm Lane
Detention Basin 8.7 Acres
Loga
P10
S3
Product Area 1A 1B
Sub-Total
Apts.
11.0 AC / 20.5 DU/AC. 225 DU
Cluster 20 DU
Cottonwood Tree Drive
Townhomes 172 DU
e ircl
Parcel 9
PA
S12
56 DU
Cluster 36 DU
Hid
2E
nch Bra zel Ha Court
D
1 AC. Pad Ave. Custom Lots 40 DU
S50
50 x 105 23 DU
nte
PROPOSED MASTER PLAN
ne
P44
1D
Mo
T
F RA Hollygrape Lane
Hollygrape Lane
Classic Homes Cinnamon Court
ry
p
oo eL Pin
60 DU North End Central ParkCPH
Vista del Pico Blvd
Olive Berry Place
SEPTEMBER 2009 DRAFT
2D
Fire Station 1.5 Acres
Nev / Multi-Modal Staging Area
S12
50 x 105 27 DU
60 X 100
Parcel 3
Sugarberry
1C
Big Le af L a
Mountain Spruce Drive
o Lo
rt Knotty Alder Cou
Noble Fir Court
50 X 90 92 DU
Snowbell Lane
Cottonwood Tree Drive
r
My
ALTERNATIVE 2
They are confidently individual but New Park at North End Library nonetheless they form a strongly cohesive group.
NORTH END NEIGHBORHOOD MASTER PLAN | LISC | EDAW | FD DEVELOPMENT
Lan
Camp h
ce Co leaf urt
or L a
ne
Spring Linden Court
Co ur t
Whitebark Lane
Peachwood Lane
Buckoak Court
re
C tle
p
Marksheffel Road
e Driv
S50 CPH
y Wa ek
ine yP
Maplestone Lane
irch Silver B
ve
60 X 100 47 DU
r nte
HEART OF dOHA | dESIGN COdES | Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha
Community Park 9.0 Acres
Longleaf Court
Silver Birch Drive
ALTERNATIVE 1 Buildings are on a grand scale and generally share a broad grain.
•
Richmond American
P12
45 x 90 Alley 71 DU 4A
Mo
•
Park 6.3 AC
50 X 80 The area as a whole is characterised by 82 DU the complex geometries of the seven streets which meet here. CPH
P33
60 x 120 57 DU
ree dT oo le nw irc Iro C ree dT oo le nw irc Iro C
•
1A
55 X 100 77 DU
Dri
1B
School 8.5 Acres
Fallgold Court
LAKE PARK MASTER PLAN
Cluster 24 DU Vista del Pico Blvd
ree dT
Buckeye Tree Lane
Plumwood Court
P33
60 x 120 49 DU
S12
o wo
It has the highest density of any part of the Masterplan and holds the tallest cluster of buildings, beneath which the new Metro station is located.
Briarthorn Lane
Phase IA
Richmond American
n tto Co
•
Expanded & Renovated Bennett Park Vista Cerro Ave Nakheel Circus is the ‘prow’ of the Masterplan, forming its most prominent face to the outer city.
Standard Pacific Homes
Pear Leaf Court
Laurel Ch erry
Nakheel Circus
It is a major node connecting many major routes both inside and outside the site and is highly visible from near and far.
Cedarstone Lane
65 X 100 73 DU Laing Homes
Neigh Park 2.3 Acres
•
Parcel 1 / 2
ia La ne
2A
55 X 100 62 DU
Tre e Loop
Foxt ail Pine Place
ac Ac
M
Birch
nt
ou
75 X 100 63 DU
en ld Go
ain
r
Sp
Ladera Ranch
•
2B
Big .7 Acres con e Circle
Statistical Summary
2C
Mountain Spruce Drive
Neigh Park e riv
eD uc
Ald er Flo we r
Architecture character
PROGRAM
PROGRAM
Retail
Retail
Main Street ________________ 124,200 sqft
Main Street ________________ 104,000 sqft
200
Neighborhood Commercial___ 75,000 sqft Large /Medium box _________ 0,000 sqft Cinema ___________________ 0,000 sqft
Total Retail ______________ 205,000 sqft Office ___________________ 72,000 sqft
Total Retail ______________ 340,000 sqft
Rancho Mission Viejo Planning Area 1
El Rancho San Benito
Office ___________________ 130,000 sqft
Cinema ___________________ 42,000 sqft
Total Retail ______________ 380,000 sqft
Total Retail ______________ 387,000 sqft
Office ___________________ 110,000 sqft
Office ___________________ 101,000 sqft
TOWN CENTER STUDY
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08/07/07
Urban Regeneration | 5
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6 | Urban Regeneration
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Caption This is that.
Berkley Lathrup Berkley Royal Lathrup Royal Madison Madison Village Village Oak Oak Heights Heights Huntington Huntington 696 696 Woods Woods Pleasant Hazel Hazel Pleasant Ridge Park Oak Oak ParkPark Ridge Park Southfield Southfield Ferndale Ferndale Royal Royal Oak Oak Twp Twp
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Regional Context Map Regional Context Map
Dearborn Dearborn Heights Heights
CO
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Highland Highland ParkPark (Suburb) (Suburb)
ON
laborup tatemquame nisti aliquas nimaximpost The North End is located approximately three miles The North End is located three miles volorro quo beario explandapproximately issusantur soluptae verist a vid north of downtown Detroit, adjacent to two small north of downtown Detroit, adjacent ut eritisqui aspersperit lani dest laceproto estwo dolosmall quam quia suburban communities, Highland Park and Hamtramck. suburban communities, Highland Park and Hamtramck. doluptate parcitium utem fuga. Nequat ommos sant. The North End neighborhood lies in the central The North End neighborhood lies in the central partpart of of Genem. Nam qui blaborecus, apiciam exerion rest Detroit along Chrysler Freeway (I-75) major Detroit along the the Chrysler Freeway (I-75) andand the the major accullu ptianis millandio illitia nonectotat que latum eostibe thoroughfare Woodward Avenue. The neighborhood thoroughfare Woodward Avenue. The neighborhood is is rnatur adis poratur, excercipsunt voluptatem fuga. approximately acres inunda area and contains a Ur? variety approximately 626626 acres in area and contains a variety Hil molor siminctures vidunti onsecae idi consend endeligenes of residential, institutional, and commercial uses. of residential, institutional, and commercial uses. TheThe dolorporiae eosneighborhood et iumquo te aceres North is volectur serviced byeost two major North EndEnd neighborhood is pla serviced byrem two major entus, cum facerrum dolore a doloruntem. To quos pelitio highways, I-75 and I-94, which allows for convenient highways, I-75 and I-94, which allows for convenient rerspero berupta temporecus, ut doloressit experuptur auto transportation to downtown Detroit nearby auto transportation to downtown Detroit andand nearby serovitaquia quas dolorum quates mo dolorae pudigenihil suburbs. suburbs. incidest utem ipitem reprem sit ex et explis alit, cum etur, te There are distinct neighborhoods immediately There are six six distinct neighborhoods immediately dolupta parciae doloribusa consequidus que cum quasseditios surrounding the North End neighborhood including: surrounding the North End neighborhood corum, num netur, soloriossume culliquam quaeincluding: natenis earchit Middle Woodward, Upper East Central, Durfee, Rosa Middle etus. Woodward, Upper East Central, Durfee, Rosa Parks, Lower Woodward and Davison. Parks, Lower Woodward and Davison. Nempor accum ius atem quunt, consecatiore eum faccaepel essinve ndigenis nonsed quam ium sandanto modit voloreium atur am rem nulpa dolor ad mo commodi ctatecaborum quas et occullam, qui sum hiliqui aut acerum
W LA
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The
Surrounding Neighborhoods Diagram Surrounding Neighborhoods Diagram EE GR
Existing Conditions Existing Conditions
North End Master Plan 2.1 Regional Context Detroit | Michigan 2.1 Regional Context && Surrounding Neighborhoods Surrounding Neighborhoods ra est apid modiaectur sequia vel molum Ut
Grosse Pointe Grosse Pointe Grosse Pointe Grosse Pointe ParkPark BelleBelle Isle Isle
Lake Lake Clair St. St. Clair
GREELEY
RUSSELL
GOODWIN
GREELEY
DELMAR
CAMERON
CARDONI
GOODWIN
BRUSH
GREELEY
LODGE N
ORLEANS
WIDMAN PL
HASTINGS
HARPER
HARPER
CASS
MEDBURY
Privately Owned
PALMER E
PALMER W
ST
FERRY E
RE
E RUSSELL
GREELEY GREELEY MORROW
MELROSE
ST ANTOINE
CHRYSLER SD S
CLAY
LYMAN PL
W MEDBURY
HARPER
HARPER
RO
ROB
DEQUINDRE
CASS
Minor Intersection
EDSEL FORD SD
WIDMAN PL
SECOND
Major Intersection
PIQUETTE ST ANTOINE
HARPER
Residential Vehicular Circulation YORK
HASTINGS
Secondary Vehicular Circulation BURROUGHS
BEAUBIEN
BRUSH
AMSTERD AM Primary Vehicular Circulation
ORLEANS
MILWAUKEE E
ENDICOTT
ORLEANS
CHECK_ENDICOTT
Interstate
RUSSELL
Legend
ST ANTOINE
E GRAND BLVD
BALTIMORE W
FORDYCE
RIOPELLE
CAMERON
CLAY SMITH BETHUNE E
HARTWICK
OAKLAND
MARSTON
MILWAUKEE W
17
EUCLID E
CHANDLER
LOTHROP
4TH
MEDBURY
PALLISTER
HARPER
DEQUINDRE
W
HARPER
DELAWARE
BETHUNE W
WIDMAN PL
EDSEL FORD SD
ST ANTOINE
Vacant
CASS
Legend
PIQUETTE
HASTINGS
HARPER YORK
BEAUBIEN
BRUSH
BURROUGHS
HAGUE
WELLINGTON
MT VERNON
JOHN R
LYMAN PL
RUSSELL
CHECK_ENDICOTT
MILWAUKEE E
ORLEANS
BALTIMORE W
EUCLID E MELBOURNE
SEWARD
ORLEANS
JOHN R
MILWAUKEE W
ST ANTOINE
E GRAND BLVD
EXISTING CONDITIONS
PHILADELPHIA E
EUCLID W
CLAY
ALGER
ALGER HAGUE
KINGSLEY
LOTHROP
MELROSE
SMITH
BETHUNE E
PHILADELPHIA W
KING
WOODWARD
CLAY
ST ANTOINE
BETHUNE W
CHANDLER
CHRYSLER SD S
PALLISTER
PINGREE
THIRD
DELAWARE
CAMERON
There are also a number of secondary streets that provide additional vehicular circulation including Oakland Avenue, Euclid Avenue, Hazelwood Street, Clairmount Street, and Arden Park Boulevard. Also, key local residential streets that help to move traffic through the North End neighborhood are John R Street, Beaubian Avenue, and Brush Street.
DR BLAINE
SECOND
MARSTON
MORROW
RIOPELLE
SEWARD
HARTWICK
MT VERNON
FORDYCE
MELBOURNE
EUCLID E
OAKLAND
EUCLID W
KINGSLEY
EUCLID E
GLADSTONE
OWEN
GREELEY
HAZELWOOD
DELMAR
PHILADELPHIA E
PHILADELPHIA W
RUSSELL
WELLINGTON
LEICESTER CT
JOSEPHINE
LODGE N
HAGUE
HAGUE
PINGREE
KENILWORTH
T F A
CLAIRMOUNT
ALGER
ALGER
BLAINE
WESTMINSTER EDISON
KING
GLADSTONE
CAMERON
ONGFELLOW
CARDONI
ARDEN PK BLVD
GOODWIN
HAZELWOOD
LYNN
BOSTON BLVD E
BRUSH
OWEN
BELMONT
GLYNN CT
GREELEY
JOSEPHINE
CANIFF
GOODWIN
LEICESTER CT
CLAIRMOUNT
GREELEY
GOODWIN
KENILWORTH
GOODWIN
RUSSELL
WESTMINSTER
EDISON
DELMAR
CAMERON
LONGFELLOW
CARDONI
ARDEN PK BLVD
SLOMAN
HARMON
CALVERT
GREELEY
GOODWIN
LYNN
BOSTON BLVD E
ENGLEWOOD ROSEDALE
COLLINGWOOD
Woodward Avenue and East Grand Boulevard are the primary arterials within the study area; both carry a large volume of traffic through the entire Detroit area. Woodward has two major entry access points into the North End neighborhood at Grand Boulevard and Hazelwood Street. Additionally, there are three Existing Institutional secondary entry points providing access into the neighborhood located at Woodland Avenue, Arden Park SEPTEMBER 2009 DRAFT Boulevard, and Euclid Avenue. There are two major intersections along East Grand Boulevard, at Woodward Avenue and at Oakland Avenue.
CHRYSLER SD N
CHRYSLER SD N
RUSSELL
GOODWIN
BELMONT
GLYNN CT
WOODLAND
WEBB BURLINGAME
LAWRENCE
CANIFF
CALVERT
ROBY
DEQUINDRE
SECOND
4TH
ROBY
Current Development (Pilot & DHC W EDSEL FORD SD
ORLEANS
PIQUETTE ST ANTOINE
DEQUINDRE
HARPER
YORK
BEAUBIEN
BRUSH
AMSTERDAM
Publicly Owned BURROUGHS
ORLEANS
LYMAN PL
RUSSELL
WIDMAN PL
JOHN R
ST ANTOINE
ORLEANS
RUSSELL
MILWAUKEE E
ENDICOTT
Legend
FORDYCE
MORROW
RIOPELLE
ST ANTOINE
MELROSE
CHRYSLER SD S
CAMERON
THIRD
WOODWARD
HARTWICK
OAKLAND
KINGSLEY
SECOND
MORROW
FORDYCE
HARTWICK
RIOPELLE
CHECK_ENDICOTT
NORTH END NEIGHBORHOOD MASTER PLAN | LISC | EDAW | FD DEVELOPMENT
GREELEY
MELROSE
CHRYSLER SD S
CAMERON
BALTIMORE W
Caption This is that.
Caption This is that.
Urban Regeneration | 7
OOD MASTER PLAN | LISC | EDAW | FD DEVELOPMENT
Existing Conditions
CHRYSLER SD N
RUSSELL
GOODWIN
GREELEY
DELMAR
HASTINGS
ST ANTOINE
Existing Conditions
QUINDRE
CHRYSLER SD N
RUSSELL
CAMERON
OAKLAND
E GRAND BLVD
MILWAUKEE W
SLOMAN
HARMON
COLLINGWOOD
WOODWARD
Caption This is that.
ROSEDALE
LAWRENCE
SECOND
FERRY E
S
FERRY W
HARPER
CLAY
ROBY
PALMER E
PALMER W
ENGLEWOOD
SECOND
MEDBURY
WOODLAND
WEBB
BURLINGAME
4TH
W
HARPER
DEQUINDRE
EDSEL FORD SD
ST ANTOINE
CASS
4TH
SECOND
YORK
HASTINGS
HARPER
BEAUBIEN
BRUSH
BURROUGHS
PIQUETTE
CLAY SMITH BETHUNE E
LOTHROP
The North End Neighborhood has good access to a number of vehicular transportation options. The Chrysler Freeway lies along the eastern boundary of the study area and has an exit ramp between Euclid Avenue and Grand Avenue to easily access the neighborhood from southbound travel.
AMSTERDAM
WIDMAN PL
ENDICOTT
AMSTERDAM
BETHUNE W
Vehicular Circulation Diagram
2.6 Vehicular Circulation
ENDICOTT
Park-East Bostonarea, land identified as potentially WithinArden the study Boston Edison developable is comprised of all vacant and publicly Atkinson Avenue owned These parcels will be the area of focus Newparcels. Center Area New Amsterdam to determine which areas of land have the potential for East Ferry Avenue future assembly and development by the City of Detroit.
MARSTON
CHANDLER
Vacant Land
LODGE S
CHECK_ENDICOTT
Legend
RUSSELL
Potential Development Sites
ORLEANS
LYMAN PL
ORLEANS
BALTIMORE W
MILWAUKEE E
SEWARD
DELAWARE
Institutionally Owned
PALMER E
EUCLID E
MT VERNON
Caption This is that.
THIRD
MORROW
ST ANTOINE
JOHN R
MILWAUKEE W
MELBOURNE
Caption This is that.
CLAY
E GRAND BLVD
EUCLID E
EUCLID W
FERRY W
FORDYCE
RIOPELLE
LODGE S
MELROSE
BETHUNE E
LOTHROP
CHRYSLER SD S
CLAY
ST ANTOINE
BETHUNE W
CHANDLER
SMITH
CAMERON
PALLISTER
MARSTON
WOODWARD
THIRD
DELAWARE
EUCLID E
HARTWICK
MT VERNON
SEWARD
OAKLAND
SECOND
MELBOURNE
KINGSLEY
EUCLID E
EUCLID W
ST ANTOINE
LODGE N
WELLINGTON
PHILADELPHIA E
PHILADELPHIA W
D
HAGUE
HAGUE
PINGREE
ALGER
ST ANTOINE
ALGER
BLAINE
KINGSLEY
KING
HARPER
WELLINGTON
PHILADELPHIA E
PHILADELPHIA W
N/A
LODGE N
FT
RA
HAZELWOOD
GLADSTONE
HARPER
MEDBURY
BRUSH
OWEN
GREELEY
JOSEPHINE
BEAUBIEN
BRUSH
CLAIRMOUNT
The majority includes of the land made of industrial privately owned neighborhood anisarea of up light uses. land that is currently taxable. Within the study area, west side however, there is a large amount of land with vacant NORTH END NEIGHBORHOOD MASTER PLAN 2009 rk-East 14 buildings. ong with Vacant Land houses There is a large amount of vacant land within the study area that is either publicly, institutionally, or privately owned. For example, Woodward Avenue was along historically a bustling retail corridor; however it is between currently interspersed with parcels of vacant land, district creating a less than desirable location for retailers.
BRUSH
LEICESTER CT
JOHN R
GOODWIN
KENILWORTH
GREELEY
EDISON
Detroit International Academy
DELMAR
CAMERON
WESTMINSTER
CARDONI
ARDEN PK BLVD
ONGFELLOW
Residential
ILTON
RUSSELL
BOSTON BLVD E
GREELEY
GOODWIN
LYNN
CASS
RUSSELL
GOODWIN
BELMONT
LYMAN PL
HAGUE
HAGUE
PINGREE
Other
MC
CANIFF
CALVERT
GLYNN CT
MILWAUKEE E
PIQUETTE
W
PALMER W
SLOMAN
HARMON
EDSEL FORD SD
Recreation
CHRYSLER SD N
WOODLAND
ROSEDALE
HARPER
YORK
Industrial
4TH
QUINDRE
Several building types are present in the Historicresidential District Diagram neighborhood, withLand a range of densities. The Publicly Owned predominant residential land use within the North End is The publicly owned land is made up of three distinct low/medium-density residential. and categories: City owned, CountyBoston owned,Boulevard or State owned. Arden are lined withthe low density, single EachPark of theBoulevard public entities owning land also has a family residential which represents historical areafor of land bank that assembles and setsaaside property the North End. West of Woodward Avenue has a cluster future development purposes. of medium and high density residential uses also. Institutionally Landas amenities to the Recreational landOwned uses serve Institutionally owned land is comprised of several residential areas, although open space assets are all different including of Education, located onentities the eastern edgethe of Board the neighborhood. hospitals, and churches. Industrial Privately Ownedportion Land of the North End The northeastern COLLINGWOOD
BURROUGHS
ROBY
Caption This is that.
LAWRENCE
WOODWARD
AMSTERDAM
Residential
ENGLEWOOD
BALTIMORE W
HARPER
PALMER E
BURLINGAME
E GRAND BLVD
ALGER
ALGER
BLAINE
PALLISTER
Within the property ownership categories, overall there are XX acres of publicly owned land, XX acres of institutionally owned land and XX acres of privately Legend owned land. Additionally, within the North End, we have Retail / Commercial identified 247 acres of vacant land and XX acres of Institutional Light Industrial potential developable sites for the master plan. SECOND
HARPER
MEDBURY
WEBB
SECOND
Bus Stops
DEQUINDRE
W
PALMER W
T AF
HASTINGS
CASS
SECOND
4TH
EDSEL FORD SD
ST ANTOINE
BEAUBIEN
HARPER
YORK
LOTHROP
KING
GLADSTONE
CLAY
ENDICOTT
DDOT Bus Route Along Woodward Avenue, in addition to commercial DDOT Bus Stops uses there is a strong component of institutional uses Proposed Light Rail Route Proposed Light Rail Stop that include schools and several churches. Institutional Amtrak Station uses are clustered near Boston Boulevard and between Owen and Euclid. There is also a school located at the eastern edge of the neighborhood. BURROUGHS
EUCLID E
CLAY
SMITH
BETHUNE E
OWEN
HAZELWOOD
MARSTON
MILWAUKEE W
WIDMAN PL
BRUSH
PIQUETTESMART
LEICESTER CT
WELLINGTON
CHANDLER
CHECK_ENDICOTT
SMART Bus Route
ENDICOTT
DELAWARE
PALLISTER
ORLEANS
LYMAN PL
Legend
KENILWORTH
JOSEPHINE
MT VERNON
BETHUNE W
ORLEANS
MILWAUKEE E
RUSSELL
CHECK_ENDICOTT
Institutional
ST ANTOINE
JOHN R
A
BALTIMORE W
THIRD
CLAY
E GRAND BLVD
MILWAUKEE W
MELBOURNE
SEWARD
LODGE S
MELROSE
ST ANTOINE
LOTHROP
MORROW
CLAY
FORDYCE
RIOPELLE
CHANDLER
SMITH
BETHUNE E
CHRYSLER SD S
CAMERON
PALLISTER
WOODWARD
THIRD
DELAWARE
MARSTON
BETHUNE W
HARTWICK
SECOND
MT VERNON
WESTMINSTER
EDISON
CLAIRMOUNT
PHILADELPHIA E
EUCLID E
LYNN
ARDEN PK BLVD
HAGUE
HAGUE
PINGREE
EUCLID W
EUCLID E
OAKLAND
KINGSLEY
EUCLID E
MELBOURNE
AMSTERDAM
sa ard , on the Arden of large edians.
LODGE N
LODGE N
The primary land use along Oakland Avenue is neighborhood-scale retail, as this corridor was a secondary shopping district to Woodward Avenue. Along and south of Grand Avenue, the majority of the commercial uses are mixed-use, with major commercial uses located at the intersection of Grand and Woodward. This area borders the New Center district to the south.
BELMONT
ONGFELLOW
ALGER
ALGER
BLAINE
PHILADELPHIA W
CANIFF
CALVERT
GLYNN CT
MC
SLOMAN
HARMON
COLLINGWOOD
KING
There are several categories that comprise property ownership within the North End neighborhood, including publicly owned land, institutionally owned land, and privately owned land. We have also identified vacant land and potential developable sites within the study area to determine ownership status of these sites.
WELLINGTON
PHILADELPHIA E
PHILADELPHIA W
SEWARD
istricts our districts
2.5 Property Ownership
HAGUE
HAGUE
PINGREE
EUCLID W
es
JOSEPHINE
OWEN
HAZELWOOD
GLADSTONE
ALGER
ALGER
BLAINE
prised of to 8 within Avenue elwood
CLAIRMOUNT
KING
GLADSTONE
KENILWORTH
LEICESTER CT
GREELEY
HAZELWOOD
orth ding ty of Oakland
district t the
EDISON
ROSEDALE
LAWRENCE
BOSTON BLVD E
The East Ferry Avenue Historic District is a historic residential district that stretches two blocks along Ferry Avenue, from Woodward Avenue east to Brush Street. GOODWIN
OWEN
WESTMINSTER
BRUSH
BRUSH
JOSEPHINE
DELMAR
GOODWIN
LEICESTER CT
CLAIRMOUNT
CARDONI
WESTMINSTER
KENILWORTH
ARDEN PK BLVD
ONGFELLOW
There are several different types of commercial land uses within the North End neighborhood and surrounding blocks. Along Woodward Avenue, there are clusters of neighborhood retail, mixed-use development, and major commercial retailers. EDISON
LYNN
BOSTON BLVD E
East Ferry Avenue
GREELEY
CAMERON
Commercial
NGFELLOW
CARDONI
onally T bus Grand
ARDEN PK BLVD
BELMONT
GREELEY
BOSTON BLVD E
CALVERT
GLYNN CT
ENGLEWOOD
BURLINGAME
CANIFF
GOODWIN
RUSSELL
LYNN
WOODLAND
WEBB
SLOMAN
HARMON
COLLINGWOOD
GREELEY
GOODWIN
BELMONT
ENGLEWOOD
ROSEDALE
LAWRENCE
CANIFF
CALVERT
GLYNN CT
WOODLAND
WEBB
BURLINGAME
Overall Property Ownership
The New Amsterdam Historic District is located on or near Amsterdam Street, Burroughs Street, and York Avenue on the two blocks between Woodward Avenue and Second Avenue.
SLOMAN
HARMON
COLLINGWOOD
New Amsterdam
RUSSELL
ROSEDALE
RUSSELL
GOODWIN
ENGLEWOOD
GOODWIN
WOODLAND
WEBB
BURLINGAME
LAWRENCE
of the od at
ding , s,
A broad range of land uses, including commercial and institutional, particularly along main arterials, residential, industrial, and recreational, is present in the North End neighborhood. Key land uses and their intensities of use are further described below; note that vacant land is addressed in the Property Ownership section below.
Boulevard. This area was developed in the 1920s as a Overall Land business hubUse that Diagram would provide convenient access to both downtown and the outlying factories. General Motors was formerly located in New Center.
CHRYSLER SD N
ortation
E
key
2.3 Land Uses
Transit Diagram
Proposed Master Plan
4.1 Proposed Master Plan for the North End Neighborhood
oposed Development Areas
Proposed Development Areas
RUSSELL
ROSEDALE
COLLINGWOOD
GOODWIN
Institutional:
HAGUE
PHILADELPHIA
PHILADELPHIA
100,600 sq. ft.
ALGER
ALGER
HAGUE
HAGUE
PHILADELPHIA E
PHILADELPHIA
EUCLID E
Light Industrial/Research: & Development
EUCLID
EUCLID
MELBOURNE
MELBOURNE
MELBOURNE
MT VERNON
MT VERNON
MARTSON
MARTSON
EUCLID E
1,100,800 sq. ft. MELBOURNE
MT VERNON
MT VERNON
MARSTON
MARSTON
CHANDLER
CHANDLER
SMITH
SMITH
CHANDLER
CLAY PALLISTER
CHANDLER
CLAY
NORTH END NEIGHBORHOOD MASTER PLAN | LISC| EDAW | FD DEVELOPMENT
Legend
Commercial
Residential Medium Institutional Light Industrial Open Space
Caption This is that.
SEPTEMBER 2009 DRAFT
Development Areas
Vacant houses proposed for demolition.
8 | Urban Regeneration
MELROSE
Caption This is that.
Adaptive Re-use Sites
Caption This is that.
Mixed-Use
E. GRAND BLVD
Soft Sites
TEMBER 2009 DRAFT
CAMERON
Proposed buildings for demolition
Legend
Residential Low
HORTON
E GRAND BLVD
Proposed Land Use Plan
Development Areas
27.1 acres
HORTON
E. GRAND BLVD
Legend
CUSTER
ST ANTOINE
HORTON
BETHUNE
OAKLAND
CUSTER
BETHUNE
BRUSH
JOHN R
CHRYSLER FREEWAY
CAMERON
Open Space: MELROSE
OAKLAND
ST. ANTOINE
BEAUBIEN
BETHUNE
HORTON
Caption This is that.
BRUSH
JOHN R
CAMERON
MELROSE
OAKLAND
ST. ANTOINE
BETHUNE
BEAUBIEN
BRUSH
Encourage a diverse community with a range of housing types, price points, and ownership/rental mix allowing housing choices for all ages. JOHN R
•
SMITH
WOODWARD
CLAY SMITH
DELMAR
MARTSON
KING
KINGSLEY
MT VERNON
GOODWIN
ALGER
HAGUE
Integrate environmental, social, and economic sustainability throughout the neighborhood. MARTSON
CAMERON
KING
ALGER
MELBOURNE
MT VERNON
450,000 sq. ft.
HOLBROOK
KING
KINGSLEY
WOODWARD
SECOND
KINGSLEY
WOODWARD
•
OWEN
JOSEPHINE
HAZELWOOD
HAGUE
MELBOURNE
522,600 sq. ft. OAKLAND
Office/Commercial:
KING
Create a network of parks and open spaces, both public and private. EUCLID
LEICESTER CT
OWEN
ALGER
PHILADELPHIA
LEICESTER CT BRUSH
KING
EUCLID
WESTMINSTER
KENILWORTH
JOHN R
WOODWARD
OAKLAND
BRUSH
JOHN R
OAKLAND
BRUSH
JOHN R
HOLBROOK
PHILADELPHIA
WESTMINSTER
KENILWORTH
HOLBROOK
Introduce a broad range of land uses. HAGUE
GOODWIN
RUSSELL
DELMAR
CARDONI
CAMERON
RUSSELL
CARDONI
DELMAR
CAMERON
GOODWIN
OWEN
JOSEPHINE
OWEN
JOSEPHINE
SECOND
T
ARDEN PK BLVD
LEICESTER CT
LEICESTER CT
1674 units
BOSTON BLVD E
Retail:
KENILWORTH
CAMERON
GOODWIN
GOODWIN
WESTMINSTER
WESTMINSTER
•
CANIFF
LYNN
Residential:
ARDEN PARK BLVD
e proposed•development areas are intended to build development at the Encourage transit-oriented these sites to enhance existing and proposed location of new light rail stations along Woodward ghborhood amenities such as parks and retail uses. Avenue. he 627 acres within the study area, there are XXX es identified as potential development areas. ALGER
TROWBRIDGE
BELMONT
LYNN
KING
HARMON
TROWBRIDGE
LYNN
BOSTON BLVD
BOSTON BLVD
•
HARMON
BELMONT
BELMONT
OWEN
SLOMAN
SLOMAN
SLOMAN
KENILWORTH
ROSEDALE
CANIFF
HARMON
ARDEN PARK BLVD
ENGLEWOOD
ROSEDALE
Master Plan Program
HARMON
ROSEDALE
CANIFF
ENGLEWOOD
T F A
DR
FT
URBAN DESIGN APPROACH
35
FT
A DR
PROPOSED MASTER PLAN
NORTH END NEIGHBORHOOD MASTER PLAN | LISC | EDAW | FD DEVELOPMENT
GOODWIN
ENGLEWOOD
WOODLAND
WOODLAND
RUSSELL
WOODLAND
WOODLAND
for
GOODWIN
ENGLEWOOD
YSLER SD N
Building upon the Urban Design Approach, the Master
celsProposed that are Building currentlyDemolition vacant orDiagram underutilized are incorporates of guiding principles for sidered toPlan be “soft sites” identifiedaforseries potential creating a visionary andareas implementable master plan evelopment. The proposed development also orporate underutilized owned land and the Northpublicly End neighborhood. dings that are potentially appropriate for adaptive re. Sites appropriate for adaptive reuse include two ently closed schools, Sherrard ES/MS & Foreign • Enhance primary corridors along Woodward nguage ES and select buildings in stable condition and East Grand Boulevard. ng Woodward andAvenue East Grand Boulevard.
41
NORTH END NEIGHBORHOOD MASTER PLAN | LISC | EDAW | FD DEVELOPMENT
Caption This is that. SEPTEMBER 2009 DRAFT
T F A
Urban Regeneration | 9
PROPOSED MASTER PLAN
39
NORTH END NEIGHBORHOOD MASTER PLAN | LISC | EDAW | FD DEVELOPMENT
Proposed Master Plan
4.5 Districts Expanded & Renovated Bennett Park
The Master Plan addresses distinct areas within the North End neighborhood as separate districts that connect and complement each other. Each district has a different theme and character, as appropriate for its location and surrounding uses. Combined, they give shape to a revitalized community.
1. Woodward Avenue District 9
Mix of medium- and high-density uses, incorporating mixed use development nodes around proposed transit stations.
2. Grand Boulevard District
3. Delores Bennett District
4.5 Districts
Focus on a new cultural 9 center and expansion of Delores Bennett Playground into larger community new, low density residential in the The Master Plan addresses distinct areas within the Northpark, End with neighborhood as separate districts that connect and Expanded & Renovated Bennett Park 1character, surrounding renovated park.for its location and complement each other. Each district has a different theme andPark asEnd appropriate North End Central Caption This Park is that. New at the North Library surrounding uses. Combined, they give shape to a revitalized community. Eco Block District WOODLAND
WOODLAND
Adaptive re-use two existing school buildings, with a SEPTEMBER 2009 of DRAFT focus on urban gardens and agriculture located along I-75 CANIFF
TROWBRIDGE
TROWBRIDGE
CAMERON
GOODWIN
BELMONT
Mix of medium- and high-density uses, incorporating 282 units mixed use development nodes around proposed transit stations.
LYNN
BOSTON BLVD E
ARDEN PK BLVD
WESTMINSTER
WESTMINSTER
KENILWORTH
KENILWORTH
GOODWIN
LEICESTER CT
DELMAR
LEICESTER CT
BRUSH
JOHN R
OAKLAND
290,000 sq. ft. 400,000 sq. ft.
2. Grand Boulevard District
CAMERON
5. Eco Block District WOODWARD
OWEN
Residential blocks with compact housing4 units featuring townhomes and stacked flats, with a focus on sustainable building technologies, secured, private common spaces and stormwater detention. JOSEPHINE
HOLBROOK
KING
KING
ALGER
ALGER
HAGUE
HAGUE
PHILADELPHIA E
PHILADELPHIA E
EUCLID E
EUCLID E
KINGSLEY
Mix of retail, office, and commercial uses, with a dense center of development at the intersection with Woodward.
MELBOURNE
MELBOURNE
MT VERNON
3. Delores Bennett District
MT VERNON
6. Bradby Park District
7
MARSTON
MARSTON
CHANDLER
CHANDLER
MELROSE
CUSTER
HORTON
CAMERON
BRUSH
CANIFF
TROWBRIDGE
BETHUNE
OAKLAND
RUSSELL
SLOMAN
HARMON
HARMON
SMITH
BETHUNE
E GRAND BLVD
Eco Block District
ROSEDALE
TROWBRIDGE
SMITH
CUSTER
HORTON
ST ANTOINE
WOODLAND
ENGLEWOOD
ENGLEWOOD
ROSEDALE
CLAY
LLISTER
JOHN R
WOODLAND
WOODLAND
3
Relocated and improved Bradby Park, with active recreational uses to provide enhanced amenities to Loving Elementary School; other features include a new 2 library and senior housing WOODWARD
Focus on a new cultural center and expansion of Delores Bennett Playground into larger community park, with new, low density residential in the surrounding the renovated park. n the North End neighborhood as separate districts that connect and erent theme 4. andNorth character, appropriate for its location and EndasGarden District Caption Thisofistwo that. o a revitalized community. Expanded &re-use Renovated Bennett Adaptive existingPark school buildings, with a CAMERON
GOODWIN
BURLINGAME
Caption This is that. New Park at North End Library
FT
New mixed-use arts district on the historic Oakland St. focus on urban gardens and agriculture located along corridor, with ground-floor retail and loft residential I-75 SEPTEMBER PROPOSED MASTER PLAN 47 2009 SEPTEMBER 2009 DRAFT units on upper floors. Ave. Corridor looking north GOODWIN
DELMAR
CAMERON
KING
KING
ALGER
ALGER
HAGUE
HAGUE
PHILADELPHIA E
PHILADELPHIA E
MELBOURNE
MELBOURNE
MARSTON
CHANDLER
CHANDLER
CLAY
D
9. Residential Infill Areas
PROPOSED MASTER PLAN
BETHUNE
Two areas targeting infill development of single-family residences; expanded green space in each area is COLLINGWOOD provided to enhance the community. LOTHROP
46
FT
Green Tech District
RA
Delores Bennett District CALVERT
D
NORTH END NEIGHBORHOOD MASTER PLAN 2009
10 | Urban Regeneration
Ra2009 is DRAFT
PALLISTER
FD DEVELOPMENT
Harmon Station Transit Node
Caption This is that.
NORTH END NEIGHBORHOOD MASTER PLAN | LISC | EDAW | FD DEVELOPMENT
RA
PALLISTER
EUCLID E
MELBOURNE
MELBOURNE
MT VERNON
MARSTON
Green Tech District
MARSTON
CHANDLER
CHANDLER
CLAY LLISTER SMITH
Caption This is that.
SMITH
BETHUNE
BETHUNE
CUSTER
CUSTER
HORTON
HORTON
MELROSE
FT
North End Central Park
Light industrial and employment training with a focus on SEPTEMBER 2009 DRAFT green technology; nearby workforce housing provides LAWRENCE complementary residential uses.
PHILADELPHIA E
PHILADELPHIA E
MT VERNON
BRUSH
8. Green Tech District
HAGUE
HAGUE
EUCLID E
CAMERON
New Park at North End Library
DR
NORTH END NEIGHBORHOOD MASTER PLAN 2009
ALGER
JO HN R
New mixed-use arts district on the historic Oakland St. corridor, with ground-floor retail and loft residential 46 BURLINGAME units on upper floors.
KING
OAKLAND
Caption This is that.
KENILWORTH
LEICESTER CT
JOSEPHINE
HOLBROOK
ALGER
ST ANTOINE
Harmon Station Caption This Transit is that.Node
KENILWORTH
OWEN
KING
KINGSLEY
7. Oakland Arts District Eco Block District
WESTMINSTER
LEICESTER CT
WOODWARD
T F A
Delores Bennett District
ARDEN PK BLVD
WESTMINSTER
GOODWIN
HORTON
E GRAND BLVD
282 units 290,000 sq. ft. 400,000 sq. ft.
DELMAR
MELROSE
CUSTER
CAMERON
BRUSH
HORTON
BETHUNE
LYNN
BOSTON BLVD E
Residential: Retail: Office/Commercial:
OAKLAND
SMITH
BETHUNE
SLOMAN
CANIFF
TROWBRIDGE
BELMONT
BRUSH
SMITH
CUSTER
ROSEDALE
HARMON
HARMON
TROWBRIDGE
CAMERON
LLISTER
WOODLAND
ENGLEWOOD
ENGLEWOOD
ROSEDALE
WOODWARD
Relocated and improved Bradby Park, with active recreational uses to provide enhanced amenities to Loving Elementary School; other features include a new library and senior housing
Two areas targeting infill development of single-family CALVERT residences; expanded green space in each area is provided to enhance the community.
WOODLAND
WOODLAND
Program
CAMERON
MARSTON
A R D
DRAFT
GOODWIN
MT VERNON
MT VERNON
North End Centr
RUSSELL
9. Residential Infill Areas
EUCLID E
EUCLID E
6. Bradby Park District
OAKLAND
-family
JOSEPHINE
HOLBROOK
ST ANTOINE
focus on ovides
8. Green Tech District
OWEN
KINGSLEY
land St. ntial
LEICESTER CT BRUSH
ve es to de a new
LEICESTER CT
LAWRENCE
OAKLAND
vate
KENILWORTH
JOHN R
featuring
KENILWORTH
A DR
Residential blocks with compact housing units featuring Light industrial and employment training with a focus on townhomes and stacked flats, with a focus on green technology; nearby workforce housing provides sustainable building technologies, secured, private complementary residential uses. COLLINGWOOD common spaces and stormwater detention.
WOODWARD
s, with a d along
5. Eco Block District
WESTMINSTER
JOHN R
of nity
ARDEN PK BLVD
WESTMINSTER
WOODWARD
a dense
BOSTON BLVD E
45
Delores Bennett District
7.Caption Oakland This ArtsisDistrict that.
BELMONT
LYNN
PROPOSED MASTER PLAN
JOHN R
NORTH END NEIGHBORHOOD MASTER PLAN | LISC | EDAW | FD DEVELOPMENT
mmercial:
D
SLOMAN
1. Woodward Avenue District
al:
RUSSELL
ROSEDALE
HARMON
HARMON
T
F RA
WOODLAND
ENGLEWOOD
ENGLEWOOD
ROSEDALE
NORTH END NEIGHBORHOOD MASTER PLAN | LISC | EDAW | FD DEVELOPMENT
4. North End Garden District5
E GRAND BLVD
BURLINGAME
Woodward Ave. Corridor looking north LAWRENCE
45
COLLINGWOOD
CALVERT
Harmon Station Transit Node NORTH END NEIGHBORHOOD MASTER PLAN | LISC | EDAW | FD DEVELOPMENT
Proposed Master Plan
8 a dense Mix of retail, office, and commercial uses, with center of development at the intersection with 6 Woodward.
PALLISTER
BETHUNE
LOTHROP
E. Grand Boulevard Station Transit Node:
E. Grand Boulevard Station Transit Node:
A
FT
Caption This is that.
PROPOSED MASTER PLAN
Caption This is that. SEPTEMBER 2009 DRAFT
49
FT
A DR
PROPOSED MASTER PLAN
49
nd
commercial and retail establishments will be retained.
ned.
recreation center. Flanking the new park are threestory stacked flats, townhomes and single-family residential infill development is incorporated throughout the district. Two one-way streets are designed to reduce traffic flow through the neighborhood. PHILADELPHIA E
PHILADELPHIA E
EUCLID E
EUCLID E
KINGSLEY
KING
ALGER
ALGER
HAGUE
HAGUE
JOSEPHINE
HOLBROOK
KING
MELBOURNE
MELBOURNE
HAGUE
HAGUE
PHILADELPHIA E
EUCLID E
KINGSLEY
PHILADELPHIA E
EUCLID E
MELBOURNE
MELBOURNE
MT VERNON
MT VERNON
MARSTON
E GRAND BLVD
WOODLAND
WOODLAND
ENGLEWOOD
ENGLEWOOD
New Recreation Center
SLOMAN
HARMON
HARMON
CANIFF
TROWBRIDGE
TROWBRIDGE
CAMERON
GOODWIN
Townhomes & Stacked Flats
ROSEDALE
ROSEDALE
BELMONT
LYNN
Program
BOSTON BLVD E
ARDEN PK BLVD
WESTMINSTER
WESTMINSTER
DELMAR
OAKLAND
BRUSH
JOHN R
WOODWARD
GOODWIN
KENILWORTH
LEICESTER CT
CAMERON
KENILWORTH
LEICESTER CT
Residential: Commercial:
OWEN
JOSEPHINE
HOLBROOK
KING
KING
ALGER
ALGER
Institutional:
HAGUE
HAGUE
PHILADELPHIA E
EUCLID E
Open Space:
KINGSLEY
PHILADELPHIA E
EUCLID E
MELBOURNE
MELBOURNE
MT VERNON
MT VERNON
MARSTON
MARSTON
CHANDLER
CHANDLER
CLAY LLISTER SMITH
SMITH
BETHUNE
HORTON
MELROSE
HORTON
OAKLAND
CUSTER
CAMERON
BRUSH
CUSTER
ST ANTOINE
JOHN R
WOODWARD
BETHUNE
Program
Mixed-use development with ground floor retail
E GRAND BLVD
Caption This is that. Future Office Building
HORTON
WOODLAND
E GRAND BLVD
E GRAND BLVD
l
Store
HORTON
New Recreation Center
Townhomes & Stacked Flats
CUSTER
CUSTER
RUSSELL
MELROSE
HORTON
CAMERON
BRUSH
HORTON
OAKLAND
CUSTER
ST ANTOINE
JOHN R
WOODWARD
BETHUNE
BETHUNE
MELROSE
SMITH
BETHUNE
CLAY
SMITH
BETHUNE
CAMERON
SMITH
CUSTER
CHANDLER
SMITH
OAKLAND
CLAY
LLISTER
CHANDLER
LLISTER
ST ANTOINE
CHANDLER
CHANDLER
MARSTON
BRUSH
4.9 Delores Bennett District MARSTON
MT VERNON
MARSTON
JOHN R
the he ea n the ory
MT VERNON
WOODWARD
The highest-density development is appropriate at the intersection of Woodward and Grand, to build off the transit-oriented character that this future station area will incorporate and the growth and development in the New Center areaPlayground to the southwest. One- to Delores Bennett is expanded to two-story East Grand commercialtouses area proposed the corridor, Boulevard create new park along that includes four tennis highlighted a new 85,000 store.walking courts, two by basketball courts,sfagrocery playground, paths, passive recreation space, and a new 60,000 sf recreation center. Flanking the new park are threeProgram story stacked flats, townhomes and single-family Residential: 18 units residential infill development is incorporated throughout the district. Two one-way streets designed to reduce Retail: 162,241 are sq. ft. traffic flow through the neighborhood. Office/Commercial: 70,000 sq. ft.
Grocery Store OAKLAND
Residential: Caption This is that. Commercial:
233 units
Institutional:
60,000 sq. ft.
Open Space:
8 Acres
2,000 sq. ft.
OAKLAND
BEAUBIEN
BRUSH
Grand Boulevard Corridor
BEAUBIEN
HORTON Caption This is that.
BRUSH
JOHN R
WOODWARD
E GRAND BLVD
Legend Mixed-Use Commercial
Residential Medium
HORTON
Institutional
Legend
HORTON
Light Industrial
Mixed-Use Commercial
Open Space
Residential Low Residential Medium
E GRAND BLVD
Institutional Light Industrial
FT
Open Space
T F A
Land Use
50
A R D
SEPTEMBER 2009 DRAFT
DR
NORTH END NEIGHBORHOOD MASTER PLAN 2009
Caption This is that. SEPTEMBER 2009 DRAFT
FT
NORTH END NEIGHBORHOOD MASTER PLAN | LISC | EDAW | FD DEVELOPMENT
Residential Low
Urban Regeneration | 11 PROPOSED MASTER PLAN
51
which specializes in quartz-based polycrystalline silicon, a material crucial for constructing photovoltaic panels. The North End Green Tech & Research District will also serve as an employment center for the community and the larger Detroit area and a resource for training opportunities to enhance vocational programming at local high schools. It will also support and build upon technology efforts at Wayne State University.
To further complement the business park, workforce housing is proposed throughout the neighborhood, close to the business park. Green infrastructure and amenities are proposed to be integrated within the design of the business park. Parking facilities, stormwater treatment areas, and open space amenities can be shared amongst the tenants of the business park.
KING
ALGER
HAGUE
PHILADELPHIA
Secure open space with room for bioswales, storm water
EUCLID
T F A
detention, private gardens and passive, private recreation Caption This is that. space.
58
DR
NORTH END NEIGHBORHOOD MASTER PLAN 2009
Caption This is that.
NORTH END NEIGHBORHOOD MASTER PLAN | LISC | EDAW | FD DEVELOPMENT
MELBOURNE
MT VERNON
ar MARSTON
MELROSE CLAY
T F A
Caption This is that. SEPTEMBER 2009 DRAFT
CUSTER
12 | Urban Regeneration
Caption This is that.
DR
PROPOSED MASTER PLAN
55
WESTMINSTER
MT VERNON
CHANDLER
CHANDLER
CLAY LLISTER SMITH
SMITH
BETHUNE BRUSH
OAKLAND
CAMERON
JOHN R
MELROSE
CUSTER
HORTON
ST ANTOINE
WOODWARD
BETHUNE
CUSTER
HORTON
E GRAND BLVD
ms, including rain gardens and
LYNN
ARDEN PK BLVD
BRUSH
ALGER
ALGER
HAGUE
PHILADELPHIA E
PHILADELPHIA E
Loving Elementary School
ARDEN PK BLVD
New Senior Building
Key Map
WESTMINSTER
KINGSLEY
EUCLID E
EUCLID E
MELBOURNE
MT VERNON
MARSTON
T F A
CHANDLER
CLAY
LLISTER
SMITH
SMITH
BETHUNE
BETHUNE
HORTON
HORTON
MELROSE
CUSTER
CAMERON
BRUSH
CUSTER
OAKLAND
ST ANTOINE
JOHN R
WOODWARD
Caption This is that.
E GRAND BLVD
59
60
OWEN
BOSTON BLVD E
The residential infill area in the central portion of the neighborhood allows for low-density infill development over time. This area includes a 2.7 acre public community green with passive uses and a blend of residential uses including 56 This townhomes Caption is that.and 95 single-family homes. Outside these infill areas, the overall master plan can accommodate gradual infill development for approximately an additional 495 single-family homes. CHANDLER
PROPOSED MASTER PLAN
HORTON
E GRAND BLVD
KING
KING
HAGUE
MELBOURNE
D
OAKLAND
JOSEPHINE
MT VERNON
T
HORTON
HOLBROOK
MARSTON
F RA
CUSTER
Mixed-income/ workforce housing
DELMAR
LEICESTER CT
CAMERON
KENILWORTH
LEICESTER CT
OWEN
WESTMINSTER
odate green building as photovoltaic panels, thermal high-efficiency HVAC systems
BETHUNE
WESTMINSTER
WESTMINSTER
KENILWORTH
GOODWIN
e the urban heat island effect, n of green roofs and shade provide tree canopy
BELMONT
BOSTON BLVD E
JOHN R
en space facilitating stormwater tion as well as community d gardens
123 units 3,000 sq. ft. 4.7 acres
SMITH
BETHUNE
Convenience retail w/ residential above
SLOMAN
CANIFF
TROWBRIDGE
TROWBRIDGE
WOODWARD
Residential: Retail: Open Space:
SMITH
CUSTER
ROSEDALE
HARMON
HARMON
CAMERON
ble water reduction, such as rain ore water for irrigation and low-
CLAY LLISTER
New Library
WOODLAND
ENGLEWOOD
ENGLEWOOD
ROSEDALE
GOODWIN
Program
WOODLAND
WOODLAND
RUSSELL
accessed off an alley system isles
MARSTON
NORTH END NEIGHBORHOOD MASTER PLAN | LISC | EDAW | FD DEVELOPMENT
MELBOURNE
MELBOURNE
MT VERNON
MARSTON
212 units 2,000 sq. ft. 7 acres
MARSTON
CHANDLER
MELROSE
KINGSLEY
PHILADELPHIA E
Residential: Retail: Open Space:
MT VERNON
MARSTON
CAMERON
HAGUE
EUCLID E
GOODWIN
ALGER
ALGER
PHILADELPHIA E
DELMAR
OAKLAND
KING
KING
HAGUE
EUCLID E
MELBOURNE
MT VERNON
CHANDLER
BRUSH
DELMAR
GOODWIN
CAMERON
BRUSH
JOHN R
WOODWARD
JOSEPHINE
HOLBROOK
EUCLID E
OAKLAND
WESTMINSTER
KENILWORTH
LEICESTER CT
OWEN
PHILADELPHIA E
EUCLID E
ST ANTOINE
ARDEN PK BLVD
WESTMINSTER
KENILWORTH
LEICESTER CT
HAGUE
PHILADELPHIA E
KINGSLEY
BOSTON BLVD E
ALGER
HAGUE
JOHN R
RUSSELL
CAMERON
GOODWIN
LYNN
ALGER
MELBOURNE
SLOMAN
CANIFF
TROWBRIDGE
KING
KING
This district includes the relocation of the existing Bradby Park and improves the outdoor amenities of the existing school, with new football, baseball, basketball, and tennis courts. This district provides a stronger connection of the area to the Arden Park-East Boston Historic District. Additional elements include a new five-story senior building overlooking the park, a new public library, neighborhoodResidential Infilland Central Area serving retail, mixed-income/workforce housing.
ROSEDALE
BELMONT
CAMERON
4.12 Bradby Park District
HARMON
HARMON
TROWBRIDGE
OAKLAND
JOSEPHINE
HOLBROOK
Program
WOODLAND
ENGLEWOOD
ENGLEWOOD
ROSEDALE
nt sustainable development is n the east side of the North End LYNN ge blocks have been created for k” or Ecological Block. This new antage of tightly arranged nology d flats for energy efficiency in mbing. Other features include:
BRUSH
WOODLAND
WOODLAND
OWEN
WOODWARD
HINDLE
ck District
JOHN R
CA
NIFF
KENILWORTH
LEICESTER CT
WOODWARD
Proposed Master Plan
WESTMINSTER
KENILWORTH
LEICESTER CT
DR
NORTH END NEIGHBORHOOD MASTER PLAN 2009
Program Residential: DELMAR
WOODLAND
WOODLAND
151 units
WOODLAND
RUSSELL
ENGLEWOOD
ENGLEWOOD
ROSEDALE
ROSEDALE
SLOMAN HARMON
HARMON
CANIFF
TROWBRIDGE
TROWBRIDGE
CAMERON
GOODWIN
-Up
BELMONT
LYNN
OAKLAND
BOSTON BLVD E
ARDEN PK BLVD
WESTMINSTER
WESTMINSTER
OK
DELMAR
KENILWORTH
LEICESTER CT BRUSH
OAKLAND
JOHN R
WOODWARD
CAMERON
KENILWORTH
LEICESTER CT
GOODWIN
HO LBRO
OWEN
Infill Sites not including areas within Districts
JOSEPHINE
FT
Caption This is that.
KING
ALGER
ALGER
HAGUE
HAGUE
PHILADELPHIA E
PHILADELPHIA E
KINGSLEY
EUCLID E
EUCLID E
MELBOURNE
MELBOURNE
MT VERNON
Residential:
MT VERNON
MARSTON
MARSTON
495 units
CHANDLER
CHANDLER
CLAY LLISTER SMITH
SMITH
BETHUNE
MELROSE
HORTON
CAMERON
BRUSH
HORTON
OAKLAND
CUSTER
ST ANTOINE
JOHN R
WOODWARD
BETHUNE
CUSTER
T F A
E GRAND BLVD
Caption This is that.
BOSTON BLVD E
g
56
DR
NORTH END NEIGHBORHOOD MASTER PLAN 2009
NORTH END NEIGHBORHOOD MASTER PLAN | LISC | EDAW | FD DEVELOPMENT
A DR
HOOD MASTER PLAN 2009
HOLBROOK
KING
ARDEN PK BLVD
WESTMINSTER
g
Caption This is that.
Caption This is that. SEPTEMBER 2009 DRAFT
Caption This is that.
R
TUrban Regeneration | 13 F A PROPOSED MASTER PLAN
61
present in the LAMC neighborhoods. Improvements would also address pedestrian and bicycle circulation.
LAMC
North Charleston | South Carolina
The
ra est apid modiaectur sequia vel molum Ut laborup tatemquame nisti aliquas nimaximpost volorro quo beario expland issusantur soluptae verist a vid ut eritisqui aspersperit lani dest lacepro es dolo quam quia doluptate parcitium utem fuga.
The key map on this page provides context for the locations of the catalyst redevelopment sites, breaking the sites into a northern and a southern study area for ease of reference in this section. The draft Master Plan Alternatives shown on the following two pages illustrate how the catalyst sites
Context Key Map
Caption This is that. LAMC Master Plan Alternative 2
Caption This is that. 0
14 | Urban Regeneration
500
1,000
2,000
N Feet
study in this section, as follows: •
Stromboli Avenue corridor redevelopment
•
Tank Farm site redevelopment
•
Redevelopment of the existing I-26 Exit 218
•
Reynolds Avenue corridor revitalization
•
Montague Avenue corridor infill development
LAMC Master Plan Alternative 1
Caption This is that. N 0
500
1,000
2,000
Feet
Urban Regeneration | 15
Alternative 1
Caption This is that. 0
200
400
16 | Urban Regeneration
N 800
Feet
Alternative 2
Caption This is that. 0
200
400
N 800
Feet
Urban Regeneration | 17
Alternative Two focuses on maximizing new housing on the site and also includes 12.3 acres of open space. This option continues the street grid and introduces two development blocks, maximizing the developable area with 66 single-family and townhome units. The recreational uses include a baseball diamond, football field, two junior soccer fields and several tennis and basketball courts.
Alternative 1: Recreation Focus
TOTAL Park Acres
15.5
TOTAL Park Acres
Type Lot Size Single Family Type I 50'x120' Single Family Type III 50'x120' TOTAL Residential Units
# of Units 10 20 30
Type Lot Si Single Family Type I 50'x12 Townhome Type I 24'x12 TOTAL Residential Units
Alternative 3: Single Family Option
Tank Farm Master Plan Alternatives Tank Farm Alternative 3 Program
Tank Farm Alternative 4 Program
Tank Farm Master Plan Alternatives
Key Map Land Use Quantity Dimension Alternative Three has 15.5 acres of open Baseball space and is a Field 2 270' Radius combination of recreational uses and residential Footballhousing. Field This 1 360'x160' option wraps the open space along Carner Avenue to maximize the Basketball Courts 4 84'x50' green and buffer the residential area, which introduces two smallerTank Farm Alternative 1 Program Tennis Courts 8 78'x36' development blocks. The recreational uses include two baseball TOTAL Acres courts. 15.5 diamonds, a football field, and several tennis andPark basketball Quantity This low-density option includes 30 units of single-family housing. Land Use Baseball Field 2 Type Lot Size # of Units Alternative Four is similar to Alternative Three, Football Field 1 Singleincorporating Family Type I 50'x120' 10 the same amount of open space with the same program. Running Track 1 Single Family Type III 50'x120' 20 This medium-density option includes 22 units of singleBasketball Courts 4 TOTAL Residential Units 30 family housing and 29 units of townhomes. Tennis Courts 8 Soccer Field (Junior) 3 TOTAL Park Acres
Caption This is that. Alternative 3: Single Family Option Alternative 2: Housing Focus
Land Use Baseball Field Football Field Basketball Courts Tennis Courts TOTAL Park Acres Dimension 270' Radius Type 360'x160' Single Family Type I 400 Meter Townhome Type I 84'x50' TOTAL Residential Units 78'x36' 150'x240' 22.5
18 | Urban Regeneration
Dimension 270' Radius 360'x160' 84'x50' 78'x36' 15.5
Lot Size 50'x120' 24'x120'
# of Units 22 29 51
Alternative 4: is Housing Caption This that. Mix Option
Tank Farm Alternative 2 Program
Caption This is that.
Quantity 2 1 4 8
Land Use Baseball Field Football Field Basketball Courts Tennis Courts Soccer Field (Junior) TOTAL Park Acres
Quantity 1 1 3 6 2
Dimension 270' Radius 360'x160' 84'x50' 78'x36' 150'x240' 12.3
Type Single Family Type I Single Family Type III Townhome Type I TOTAL Residential Units
Lot Size 50'x120' 50'x120' 24'x120'
# of Units 10 19 37 66
Caption This is that.
Alternative 4: Housing Mix O
Typical proposed features of Green Streets include:
Typical proposed features • Right-of-way width of 70’ of Green Streets include: • •
Stromboli Avenue Corona Street
Stromboli Avenue Corona Street
Two travel lanes width (10’) of 70’ Right-of-way
Two travel lanes (10’)
Stromboli Avenue
Stromboli Avenue
On-street parallel parking (8’)
Key Map
Vegetated bioswales, a stormwater best management practice (12’)
Sidewalk (5’) On-street parallel parking (8’)
Key Map
cal proposed features of Typical Streets include: Vegetated bioswales, a stormwater est management Right-of-way trafficpractice width of(12’) 55’ Typical proposed features of Corona Street include:
Sidewalk (5’)lanesThis Two travel (9’)is that. Caption
• Right-of-way width of 66’ parallel parking (8’) Streets include: alOn-street proposed features of Typical Corona Street • Two travel lanes (10’) Right-of-way traffic width of 55’ Parkway / planting strip (5’6”) • On-street parallel parking (8’) Sidewalk Two travel (5’) lanes (9’) • Parkway / planting strip (6’) On-street parallel parking (8’) Corona • Street Boulevard (8’) Street” Parkway /Typical planting “Green strip (5’6”) • Sidewalk (5’)
Sidewalk (5’)
Key Map Typical “Green Street” Typical Street
Key Map Typical “Green Street” Typical Street
Typical proposed features of Green Streets include:
width of 70’ Caption •This isRight-of-way that.
Typical• “Green Street” Two travel lanes (10’)
Stromboli Avenue Corona Street
Key Map
Stromboli Avenue
• ThisOn-street parallel parking (8’) Caption is that. •
Typical •
Key Map
Vegetated bioswales, a stormwater Street best management practice (12’) Sidewalk (5’)
Typical proposed features of Typical Streets include: •
Right-of-way traffic width of 55’
•
Two travel lanes (9’)
Typical Street
Street • Corona On-street parallel parking (8’) •
Parkway / planting strip (5’6”)
Typical “Green Street” Typical Street
Caption is that. (5’) • ThisSidewalk
Key Map
Urban Regeneration | 19
HOPE VI Redevelopment Toledo | Ohio
The
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N
0
Caption This is that. Lucas Metropolitan Housing Authority
September 15, 2009
20 | Urban Regeneration
Illustrative Master Plan BRAND WHITLOCK HOPE VI MASTER PLAN
30
60
120
Feet
BOULEVARD GROUP,INC
ERA Lewandowski Engineers
Caption This is that.
Caption This is that. Urban Regeneration | 21
Caption This is that.
Caption This is that. 22 | Urban Regeneration
Caption This is that.
Caption This is that. Urban Regeneration | 23
Washington Park Chicago | Illinois
The
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Caption This is that.
Caption This is that. 24 | Urban Regeneration
Caption This is that.
Caption This is that. Urban Regeneration | 25
Caption This is that.
Caption This is that. 26 | Urban Regeneration
Caption This is that.
Caption This is that. Urban Regeneration | 27
Caption This is that.
Caption This is that. 28 | Urban Regeneration
Urban Regeneration | 29
30 | Urban Regeneration
Design codes
60
Architecture character
HEART OF dOHA | dESIGN COdES | Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha
Nakheel Circus •
Nakheel Circus is the ‘prow’ of the Masterplan, forming its most prominent face to the outer city.
•
It is a major node connecting many major routes both inside and outside the site and is highly visible from near and far.
•
It has the highest density of any part of the Masterplan and holds the tallest cluster of buildings, beneath which the new Metro station is located.
•
The area as a whole is characterised by the complex geometries of the seven streets which meet here.
•
Buildings are on a grand scale and generally share a broad grain.
•
They are confidently individual but nonetheless they form a strongly cohesive group.
International Projects
International Projects | 31
Architecture character
Doha Master Plan Nakheel Circus
The
ra est apid modiaecturNakheel Circus • Nakheel Circus is the ‘prow’ of the sequia vel molum Ut laborup Masterplan, forming its most prominent tatemquame nisti aliquas nimaximpostface to the outer city. • It is a major node connecting many major volorro quo beario expland62 issusantur routes both inside and outside the site and is highly visible from near and far. soluptae verist a vid ut eritisqui aspersperit • lani dest lacepro es dolo quam quia It has the highest density of any part of the Masterplan and holds the tallest cluster of buildings, beneath which the new Metro doluptate parcitium utem fuga. Nequat station is located. ommos sant. •
The area as a whole is characterised by
the complex geometries of the seven Genem. Nam qui blaborecus, apiciam streets which meet here. exerion rest accullu ptianis millandioArchitecture illitia • Buildings are on a grand scale and character generally share a broad grain. nonectotat que latum eostibe rnatur adis • They are confidently individual but poratur, excercipsunt unda voluptatem nonetheless they form a strongly cohesive group. fuga.
ic
Nakheel Square
3. Character, scale and grain Building frontages facing the square are distinguished from others to make the square special. They ‘talk to each other’ across the space.
5. They are all colonnaded, giving a human to the ‘base zone’ of the space.
dOHAscale BAY
6. Uses - A diverse mix of uses gathers around the square; predominantly major office buildings and a hotel.
he
7. Public and retail uses at ground level are interspersed between main entrances which face the square, with other entrances on Musheireb St and Al diwan St.
dIWAN
9. Street wall - The street wall around Nakheel Square reinforces the positive form of this space as an ‘outdoor room’ carved out of the urban fabric. diwan Quarter
10. The object like qualities of individual buildings are secondary. FORT
Al diwan
ed
n Street
amm
Al diwa
M oh
Mohammed Heritage Quarter
Bin
32 | International Projects
14. Block X06 is a distinctive ‘flatiron’ building, forming a marker on the square and addressing the glimpsed view from Al diwan St. It forms a pair with Block Y02, further up Sikkat Al Wadi. 15. Solar orientation and wind - Special emphasis is placed on the design of Block Z01 as an exemplar (and a showcase) of environmental design due its special prominence. 16. Colonnades - The colonnades around Nakheel Square are of a common height and is set at the colonnade datum of Sikkat Al Wadi.
Caption This is that.
8. There is potential for some of the tall buildings to be residential.
sim
Caption This is that.
13. Markers - Blocks Z01 and X01/04 have a civic presence on Nakheel Square.
4. Their architectural treatment clearly distinguishes between inward facing and outward facing frontages.
J as
NAKHEEl CIRCuS
12. Roofscape - The large space of Nakheel Square offers long and prominent views of all the buildings surrounding it. This includes the upper parts which together create a richly diverse skyline and a strong composition.
2. It is an orientation point for routes leading into the Heart of doha, in particular Al Kahraba St and Sikkat Al Wadi.
Barahat Al-Naseem
Al Kahraba South
11. This is achieved by architectural emphasis on the facades directly fronting the square.
1. Nakheel Square is a dynamic urban space, on a large scale.
Al Rayyan Road
Al Kahraba North
Nakheel Circus lies in the southwest corner of the Heart of doha, on the vital strategic junction of Al diwan Street and Musheireb Street, linking to the Salwa Highway. The Nakheel Circus neighbourhood is bounded by Al diwan Street to the west and Musheireb Street to the south. The central feature of the district is Nakheel Square which acts as the major transportation hub for the district.
Caption This is that.
HEART OF dOHA | dESIGN COdES | Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha
rn
3
Musheireb Place
Mu
she
ireb
Stre
et
SOuK WAQIF
OHA | dESIGN COdES | Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha
Co Proposed City Park
HEART OF dOHA | dESIGN COdES | Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha HEART OF dOHA | dESIGN COdES | Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha
2
will be Heart ict with ion will
or Inner e uarters of el Circus shops, y and
Design codes
Caption This is that.
17. Block Z01 contains a public galleria, combining the Metro entrance with a major vista and pedestrian route from the junction of Musheireb St and Al diwan St to Al Kahraba St. 18. A free standing canopy sitting on Nakheel Square could contain a secondary Metro entrance.
International Projects | 33
There are three primary pedestrian routes and two secondary pedestrian routes within the Nakheel Circus district:
reet t ba S
N
hra
AN W I D
et ireb tre he l S Mus er rn Co
ee
h ak
N Al
ad
a Al K
A
Ro
AL
n wa Di Al
re
ua
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The major vehicular movements occur on Al diwan and Musheireb Streets with limited surface parking due to the heavy transportation network within the Nakheel Circus neighbourhood.
Caption This is that.
Warm Grey 9C
1 / 18 / 99 / 0
47 / 22 / 100 / 2
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100 / 90 / 36 / 35
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Vivid - Yellow
Vivid - Light Green
Vivid - Dark Green
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Vivid - Light Blue
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Taxi rank
to the square.
•
•
Metro stop
The Wadi route terminating at the square will create a primary pedestrian route and visual axis to the square making it a primary destination within the neighbourhood.
A portion of both Al Nakheel Street and Al Kahraba Street is to be a shared surface to integrate additional
N Al
KEY
Tram link Primary pedestrian link Secondary pedestrian link Shared surface Pedestrian crossing
pedestrian access into the neighbourhood.
Caption This is that. A
di
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St re et
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Fixed development line
ar e
Flexible development line Primary active frontage
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Colonnaded frontage
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34 | International Projects ja
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landmark building Bi
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Caption This is that. Al Da n
s for an intimate, e working or reet or the route component and ba ba Street reflect hra
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Secondary street type 4 be retained with a pedestrian link mid-block directly
N
ated connecting outh, office mercial ry retail frontage he strategic route
•
the junctions between Al diwan Street and Al Nakheel
type 3 and Musheireb Street and Gotof Street. The original alignment of Al Kahraba Street is toSecondary street Street
A
N
a mixture of strong office and Musheireb visual g north/northwest vident along the d secondary ughout the trwise of thestated. character s, and to the treet, the Wadi ate a strong re to have y business
a Al K
C fronting onto Nakheel Square. Additionally, On street parking re architectural accents are used at integral ua q Access, basement levelwithin 1 • parking Buildings to be configured to create several pedestrian • Also, Block Y, there is a primary pedestrian B lS • Entrance to basement level one car to be ee akh locations to reinforce routes running north-souththe andbuilding east-westarrangement through integrated within the building footprint. Perimeter road path linking Musheireb Corner to Barahat Al-Naseem. N andneighbourhood plan organization at these major and reinforce desire lines to Secondary street type 1 Caption This is that. the • Pedestrian priority crossing points to be established at Nakheel Square. intersections. Secondary street type 2 basement level one. See Part 5.
e major heart of Inner cter area is tation and ommunity with m commercial, ilities to a e main square. it points are el Square and retail uses, enveloping
et ireb tre he l S Mus er rn Co
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Secondary views:
secondary views
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E
8 / 81 / 100 / 5
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0 / 31 / 44 / 0
Rich - Red
0 / 2 / 0 / 68
SH
0 / 67 / 50 / 0
0 / 1 / 0 / 51
Muted - Yellow
E
0 / 0 / 0 / 37
Muted - Orange
AC
0 / 0 / 0 / 17
Muted - Red
N
0 / 100 / 99 / 10
Caption This is that.
B
Warm Grey 11C
she ireb
Warm Grey 6C
Mu
A
Warm Grey 3C
i
Flat Black
ka tA lW ad
Cool Grey 11C
Sik
Cool Grey 9C
MU
Base
et
e Str
Cool Grey 6C
kaz
wU
Ne
tree ba S
Cool Grey 3C
hra
Boundary/Key Red
N
Doha Colour Palette
main design ttern of A B of ideas based storical built idea, there is ments, key There are four landmark buildings within et tre rS ve Development been oo context lN Circus, three being iconic office ANakheel Nakheel eb et towers on the block to the south re eir of Nakheel St sh Wadi route, A heel Muorner C k hotel. a Square, and the boutique The buildings N fronts Al are located and oriented at strategic points to hroughout the re ua The arcades respond l Sq to the primary and secondary views ee kh Na trances and and vistas within the superblock. The landmark mary streets iconic office buildings are located at the Street assist with • On-street parking provisions to be accommodated along KEY dge of possible. terminus of Al Kahraba South and Gotof Street n architecturalAl Jeeri Street and Al Nakheel Street where Tram stop and the boutique hotel sits directly north s • All servicing requirements for the hotel to be from Tram link
om
oo
N Al
B
t
re and massing
et
tre rS
t
Each of these paths provides a central connection to the square. The element of northsouth courtyards linking pedestrian movement is evident within each superblock as the main objective is to lead people into the square or focal gathering point for the neighbourhood.
ee Str tof Go
AL
U SO
ee Str
A
H KA
TH
A
B RA
Alongside Design the boutique hotel is a pedestrian principles connection with a water element through to Nakheel Square A
rian ng ks.
em
ase
N Alat
rah
Ba To
er i
•
et
e Str
Je Al
B
e d.
az
EB EIR SH
Through the iconic office towers to the south there is an internal courtyard with direct visual and pedestrian access to Nakheel Square
Uk
MU
•
w Ne
E
To the east of the square there is a pedestrian path to Barahat Al-Naseem square
AC
•
PL
To the west there is a pedestrian path midblock leading directly to Nakheel Square
Mu she ireb Stre et
•
at Al Wa di
There is pedestrian access along the Wadi route to the square
Sik k
•
N
ment
KEY
0 / 95 / 100 / 0
0 / 40 / 100 / 0
0 / 0 / 100 / 0
25 / 0 / 100 / 0
65 / 0 / 100 / 0
100 / 40 / 0 / 0
60 / 0 / 0 / 0
and massing
Building heights J Al
e Str
6
et
a Al K 6
hra
t
tree or S
et
6 5
o Al N
6
ree t
re St et ak
N Al
et tre lS
2
e
he
Caption This is that.
Caption This is that.
E PL
he
ireb she Mu
u l Sq ee quare kh Na eel S h k Na
k Na
t
tree ba S hra
Al
e adi arw
Building stories
eb et re eir St ush el M rner Co
t
AL
ad Ro
an iw
D
AN W I
t
AC
i ka tA lW ad Sik
E AC
PL
i Sik k Sikat A ka l W t A ad lW i ad
Stre e
hra
a Al K
ireb she Mu
N
D Al
t
tree ba S
AL
D
AN W I ad Ro
N
n wa
EB
et
e Str
Di Al
eri
A secondary pedestrian internal courtyard sits between the two iconic office towers on the southern most blocks in an effort to respond to micro-climate conditions and create an internal courtyard and direct connection from
EIR
Caption This is that.
et
Canopy structure b t ee heire traccent Architectural l S us r ee M orne C kh building landmark a N Al
KEY 2-24
landmark element unspecified height
e Str
Continuous building frontage
or
No Al
t ee Str
tof
AL
KEY
KA
Go
EB
et
e Str
BA
A HR
Je Al
TH
U SO
SH
eri
re uaare l Squ eel Sq khhee a k N Na
et
e Str
MU
EIR
Je Al
et
e Str
a distinctive sense of place. See Part 2/4 Site-wide Architectural Guidelines.
kaz
wU
Ne
SH
tof
Go
A
AS
B RA
AH
LK
H
T OU
landscaping and shade
Stre e
et
e Str
MU
kaz
wU
Ne
C
a Al K
B
N
A
ach, one of ealm either lic and omplement etween landmark buildings to be reinforced by architectural versified t ee accent buildings as illustrated above. Str or No d informal Al s within All buildings around Nakheel Square are to have ariety of 7m large projecting canopies, up to 3m deep, to create
ounded by l Street to nto the .
19
24
nd open spaces
gned as has one nd to act as e, . a al di etails can g
15
12
A
n wa Di Al
N
9
N
5 5
12
11
10
Mu she ireb St
C
N
7 5
d use).
14
11
7
B
6
5
14
9
Design principles
e Str ba
6 5
5
et tre ri S ee
f to
New
er of rategic e rtance end of sheireb hlights landmark visual sheireb tioned and at nse of
t
e Stre
Go
z Uka
Caption This is that.
A north-south water feature to the north of the square is to be incorporated alongside the hotel, and the Wadi route will continue to reinforce the main pedestrian movement through superblocks X and S to adjacent KEY destinations.
Primary pedestrian link
Formalized tree planting is to be implemented along
Secondary pedestrian link
Shade throughout the neighbourhood will be provided through a mix of trees, arcades, projecting canopies and building overhangs.
International Projects | 35
Colonnades are to be introduced around the square to create a protective spill-out zone around the square and along Al Nakheel and Musheireb Streets, and the
The Nakheel Circus character area is the location for the major office district along Musheireb Street with the predominant land uses being iconic office buildings, boutique hotel, ground floor retail, community facilities and residential apartments.
Facade zone
A boutique hotel for those working or travelling on business is located on the northern edge of Nakheel Square and acts as an attraction for the area after business hours to maintain a vibrant atmosphere with activity around the square for 24 hours.
Footway clear zone
KEYFacade zone
Furniture zone
Facade zone
Footway clear zone Kerb zone
Footway clear zone Furniture zone
Furniture zone
shared surface KerbCarriageway: zone
Carriageway Kerb zone/ shared surface
shared surface : The predominant ground floor uses are office Secondary Carriageway: sharedstreet surface P1: facade zone strip and retail with the secondary use as P3: pedestrian footway - medium community facilities. There is a high Secondary shared surface street : furniture zone concentration of office space along Musheireb P5: P1: facade zone strip Secondary shared surface carriageway Street and Al Nakheel Street to concentrate allP6: P3: (see pedestrian footway - medium street Part 2/3 for details): office buildings to one high profile location as P8: kerbs and strip edgings P1: Facade zone P5: furniture zone prime addresses for business. The central P3: Pedestrian P9: drainage channels footway - medium P6: carriageway location and the proximity to the wide range of T1: large trees P5: Furniture P8: kerbs zone and edgings amenities and transportation make Nakheel P6: Carriageway P9: drainage channels Circus a good location for expat apartments F1: Tree grilles/ tree pits T1: P8: Kerbs andtrees edgings F2: large Cycle stands above ground floor retail as well. BIN
500
varies
600
varies
600
2500
varies
500
varies
500
P1
P1
varies
P3
P3
600
P8/P9
P8/P9
varies
P6
P6
Caption This is that.
36 | International Projects
600
2500
P9: Drainage channels F3: Litter bins
F1: Tree grilles/ tree pits
The Wadi route hosts a variety of retail spaces T1: Large trees ballustrades F4: Handrails/ F2: Cycle stands as an attraction to draw users to the squareF1: Tree grilles / tree pits F5: Automatic bollards F3: Litter bins with the predominant ground floors being F2: Cycle stands F6: Traffic signals F4: Handrails/ ballustrades secondary retail and the upper floors occupied F7: Feeder F3: Litter bins / control pillars Automatic bollards by offices and expat residential apartments. F5: F8: Pop-up power supplies F4: Handrails / ballustrades F6: Traffic signals
F9: Bus stops bollards The GFA listed in this section reflects the F5: Automatic F7: Feeder / control pillars F10: CCTV signals Heart of doha detailed Masterplan which F6: Traffic F8: Pop-up power supplies F11: WiFi represents one of the many development F7: Feeder control pillars F9: Bus/ stops F12: Telephone kiosks scenarios based on the design parameters F8: Pop-up power supplies F10: CCTV F13: Automated waste collection system outlined in the SdG. A degree of flexibility inF9: Bus F11:stops WiFi F14: Metalwork finishes GFA is set out in the Outline Planningsection F10: CCTV F12: Telephone kiosks Application (OPA) for the Heart of doha. TW1: Platforms F13: Automated waste collection system F11: WiFi A copy of the detailed Masterplan and OPA TW2: Signage F14: Metalwork finishes section F12: Telephone kiosks can be found in the Technical Appendix Cds. Signage TW1: Platforms F13: Automated waste collection system
Land use
P8/P9
Apartment - Expat
26088
Hotel
12850
Community P5
P3
Office P8/P9
Iconic P5 office
P3
Retail - primary Retail - secondary TOTAl
Soft landscape
TW2: Signage F14: Metalwork finishes
GFA m2
7634
TW1:Signage Platforms landscape TW2:Soft Signage
Signage plan P1
Soft landscape
Office: 67524plan P1
Retail: 9722 123818
Caption This is that.
HEART OF dOHA | dESIGN COdES | Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha
500
HEART OF dOHA | dESIGN COdES | Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha
BIN
Nakheel Square – hotel To the north of Nakheel Square is the 4* business hotel
ogies
that will serve both the business and leisure travellers. The hotel is 11 storeys and is distributed over two building footprints. The hotel will have a variety of food and beverage distributors and meeting rooms to support its business clientele.
A
eet, with a rs. This prime
Design codes
1500m2. Room sizes are approximately 80-85m2 gross
along Al along its spine
with approximately 130 rooms.
eet.
Servicing and access
this area g on the use. m with an
ogies
C
s attractive
C
Entrances to be provided on the southern side to front onto Nakheel Square. Secondary access should be considered for servicing of the building and access to
m with a clear
nits along Al
Caption This is that. basement servicing at level two. Illustrative ground floor plan
CC'
Light and amenity d
m back-of-house of 1.5m wide
al
be linked to
A The layout offers maximum potential for lightBB' and amenity. There is potential also for both external shared courtyard
A
HEART OF dOHA | dESIGN COdES | Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha
shape or bar a medium floor etail Cds, as well as 5 Site-wide
ouble aspect, ave flexibility ze floor area
B
The ground floor is 900m2 and the upper floors are B
B
g Al Kahraba his primary street.
BIllustrative section B-B
A
Unit
er tenants, as r a small cafĂŠ
DD'
amenity and internal shared hotel amenity at the rooftop Design codes B and through atria and other internalised spaces.
B
FF' Illustrative section A-A
Caption This is that.
E
Illustrative section C-C
Illustrative ground floor plan
For further details, please refer to Part 2/4 Site-wide Architecture, and Part 5 Site-wide Engineering Codes.
enerally a pplicable. Each ternal amenity
0-12m deep n terms of ee bedrooms,
ologies
the building but et or access access should icing of the g. There is to be ll be a 5%
d
Caption This is that. Illustrative upper floor plan
E
ght and amenity. g faces with at e 4* business hotel ential also for d leisure travellers. shared uted overrooftop two building
Design codes
Caption This is that.
CC'
idential and beverage Cds, asitswell as upport business 5 Site-wide
B
B
pper floors are
DD'Caption This is that.
tely 80-85m2 gross
Illustrative section B-B
gies
uthern side to front ccess should be ing and access to
l for light and amenity.
nal shared courtyard menity at the rooftop sed spaces.
E
Caption This is that.
KEY
Illustrative ground floor plan
Residential floor plate Private amenity
art 2/4 Site-wide ngineering Codes.
Shared garden amenity
E A
Private courtyard / balcony amenity
A
Residential entrance Service cores
buildings that
vices for those ircus
CC'
ork for the althcare uses.
e building but ed courtyard. f the building ilding can be
area shared
Site-wide ing Codes.
HOTEL
KEY Hotel floor plate
E
Caption This is that. Illustrative ground floor plan
Shared garden amenity Private courtyard / balcony amenity Entrance Service and public cores
DD' Illustrative section B-B
RETAIL
DD'Caption This is that. Illustrative section B-B
International Projects | 37
es
Building typologies Building typologies Design codes A
A
prime oximity
Superblock Y – residential
C
Typically 2000m2 single aspect or double aspect, lateral Units
or duplex flats. These units are to have flexibility within Floorplate sizes range from 500-1000m2. Floors are
the building configuration to maximize floor areaplate depths of 12m configured efficiently with optimum
Caption This is that. Illustrative ground floor plan
A
be
Caption This is
Illustrative ground floor plan
A
lso for nd a
well as
ide
es C
Illustrative ground floor plan
KEY
Residen
Private a
Shading must be considered on all building faces with at
Shared g
Design codes
Light and amenity
FF'
The layout offers maximum potential for light and amenity. A Shading must be considered on all building faces with at least 50% shading enclosure. There is potential also for both external and private amenities with a rooftop terrace and balcony for each unit.
Private c Balcony
Residen Service
Caption This is that. Illustrative section A-A
For further details, please refer to dTZ residential specifications in the Technical Appendix Cds, as well as C Part 2/4 Site-wide Architecture, and Part 5 Site-wide Engineering Codes.
BB'
Caption This is that.
Illustrative section C-C
Illustrative upper floor plan A
lateral within
ss to rking
41
an external shared office amenity at the rooftop and a Entrances can be provided on all sides of the building but Illustrative upper floor plan public amenity along the Wadi route. prefer west or north access from a secondary street. For further details, please refer to dTZ office Secondary access should be considered also as Cds, as well as specifications in the Technical Appendix Part Site-wide Architecture, and Part to 5 Site-wide designated for servicing of2/4the building and access Engineering Codes. basement servicing. There is to be a required parking ratio of 1:1 and there will be a 5% parking allowance for that. visitors as well.
Caption This is that.
ing plate.
ding but eet.
HEART OF dOHA | dESIGN COdES | Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha
C
ding but t activity
deep s of rooms,
C
least 50% shading enclosure. There is potential also for Servicing and access C
out also
ya ble. rnal
C For typical residential expat apartments, generally a Servicing and access Entrances provided on all sides of the building but distribution of four to five units can perbefloor is applicable. Caption This is that. prefer south access due to the predominant street activity AA' Each unit has a privateonbalcony and a public external Al Nakheel Street. Secondary access should be Illustrative section E-E A C considered also as designated for servicing of the amenity space along the Wadi route. building and access to basement servicing. One core
re f 12m
amenity. with at
C
with a maximum of 15m. A square/rectangular layout also allows for maximum flexibility.
appropriately.
be provided both office and Residential units are tozone be should a minimum of allowing 10-12m deep servicing cores located adjacent to each other but and 20-30m long. The range of each unit in terms of separated. square footage is 125-230m2 for one to three bedrooms, Light and amenity respectively. The layout offers maximum potential for light and amenity.
the s well as y as well wide et.
t
A
Street. This office type benefits from proximity to the Wadi route and high concentration of retail activity as well as the main office corridor along Al Nakheel Street.
Units
kheel
core
A A
C Illustrative section C-C
A
C
KEY Residential floor plate
FF'
Caption This is that. Illustrative upper floor plan
38 | Urban Regeneration
Private amenity Shared garden amenity Private courtyard / Balcony amenity Residential entrance Service cores
Illustrative section C-C
Caption This is that. Illustrative section A-A
| Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha
f-house wide ed to ium
A
C sized commercial units can be foundplate. along Al Nakheel configuration is appropriate with a medium floor
HEART OF dOHA | dESIGN COdES | Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha
Wadi e from
Iconic office
For expat residential buildings, a typical building Secondary office district bar comprising small to medium
a will
mum 6-20m. clear
Superblock Y – office
Type A
he
es
FF' Illustrative section A-A
Building typologies
KEY Retail frontage Retail units Service cores Public cores
E
Shared Garden amenity Entrance
d
48
Design codes
Illustrative ground floor plan
F E
Superblock Z – retail
d
F
E d
45
Building typologies F
F
KEY Retail frontage Retail units Service cores Public cores
E
HEART OF dOHA | dESIGN COdES | Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha
HEART OF dOHA | dESIGN COdES | Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha HEART OF dOHA | dESIGN COdES | Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha
Entrance
Caption This is that.
d
Superblock Z – community
Illustrative ground floor plan
Illustrative podium floor plan
Al Nakheel Street accommodates several community uses located over three storeys that occupy the podium CC' levels.FThe community uses consist of a health centre, Illustrative section F-F fire station, and post office. This will be one of the primary community buildings to provide services for those in the immediate proximity to the Nakheel Circus neighbourhood.
E d
Building typologies
46
Unit
Caption This is that. F E
large floorplate configurations are ideal for these types of uses with the approximate square footage per floor being 3500-4000m2 for maximum efficiency.
F
Servicing and access
Building typologies
E
Light and amenity
Caption This is that. Illustrative ground floor plan
CC'
HEART OF dOHA | dESIGN COdES | Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha
Illustrative section F-F
E d
F
KEY Office floor plate Shared internal private amenity Shared external space Service cores
d
Entrances can be provided on all sides of the building but prefer north access from the predominant Al Nakheel Street. Secondary access should be considered also as designated for servicing of the building and access to F basement servicing. Each building can be accessed for servicing from Al Nakheel Street as well.
d
E
Public cores d
Caption This is that. Illustrative podium floor plan
E d
F
KEY
The layout offers maximum potential for light and amenity. Shading must be considered on all building faces with at least 50% shading enclosure. There is potential also for both external and internal shared community amenity at roof andF podium levels and through rooftop terraces, atria and other internalised spaces.
Office floor plate Shared internal private amenity Shared external space Service cores
E
Public cores
Caption This is that.
Refer to Part 5 Site-wide Engineering for detailed CC' Illustrative section F-F servicing arrangements.
d
Illustrative upper floor plan
F
E
47
d
F
F
KEY Hotel floor plate
E HOTEL
Shared garden amenity
COMMERCIAL
49 RETAIL
RETAIL
Private courtyard / balcony amenity
d
Entrance Illustrative ground floor plan
EE'
AA' Caption This is that. Illustrative section d-d
Service and public cores
Illustrative section E-E
KEY Office floor plate Shared internal private amenity
E
Shared external space Service cores
Caption This is that. d
Public cores
CC'
Illustrative upper floorF-F plan Illustrative section
F E d
F
KEY E
HOTEL
COMMERCIAL
Hotel floor plate Shared garden amenity
RETAIL
d
Private courtyard / balcony amenity Entrance
Illustrative ground floor plan
Caption This is that. Illustrative section d-d
Service and public cores
and Morrison - for use only on the Heart of doha HEART OF dOHA | dESIGN COdES | Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha
HEART OF dOHA | dESIGN COdES | Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha
E
Shared Garden amenity
d
CC' Illustrative section F-F Caption This is that.
Urban Regeneration | 39
Doha Master Plan Doha | Qatar
The
diwan vel molum Ut laborup ra est apid modiaecturAlsequia • Al Diwan runs most of the length of the site tatemquame nisti aliquasfrom nimaximpost Nakheel Circus involorro the south to Park Square in the north. quo beario expland issusantur soluptae verist a vid ut eritisqui • The predominant typology of development aspersperit lani dest lacepro es dolo quam quia doluptate is that of the medium to large size office palaces. parcitium utem fuga. Nequat ommos sant.
HEART OF dOHA | dESIGN COdES | Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha
Architecture character
56
Design codes
•
•
•
Architecture character
The character of Al Diwan St is defined by the two landmark spaces at the north and south ends. Park Square to the north (see below) and Nakheel Circus to the south.
dIWAN
See Site-wide Architectural Guidelines Site-wide Streets for further details.
Park Square
Al Rayyan Road 1. Character
– Park Square is a prominent urban space with a busy diwan quarter neighbourhood feel.
FORT 2. The groundMohammed levels, falling to the north, Heritage quarter give it a theatrical feel, with steps looking SOUK WAqIF up towards the mosque.
amm
Barahat Al-Naseem
M oh
3. This creates some separation from the traffic and gives access to an underpass Musheireb Place beneath the highways junction, leading to the new Park and the Corniche. ed
Road
It is a prime corporate address.
Bin
Al dIWAN
•
sim
Al diwan
Al Diwan Street is part of the ‘A Ring’ vehicular route and as such is always busy with traffic.
Caption This is that.
Al Kahraba South
Nakheel Circus
40 | International Projects
•
Although the scope of the Heart of Doha Masterplan only includes the east side of the street, it is envisaged that the urban regeneration of the surrounding area will spread, including the west side of the street in due course. It is hoped that the dOHA BAY architectural guidelines set out below for Co rn the east side will be matched by equivalent ic he approaches for the west side, to create a balanced and cohesive street environment.
Al Kahraba North
Caption This is that.
Al diwan
J as
HEART OF dOHA | dESIGN COdES | Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha
e of
Caption This is that.
et 4. Uses Stre- The focal point of Park Square is ireb ethe mosque.
sh Mu
5. Behind the mosque are a diverse mix of uses including a primary school and leisure centre, apartments, townhouses, and other public uses. 6. Street wall - The enclosure of the square is strong but informal. It is defined by the l-shaped frontage, running behind the mosque incorporating school, townhouses and apartments. 7. In spite of the diversity of these facades, they form a single flush face, with few
ESIGN COdES | Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha
Proposed City Park
ark reet and sual role e site.
g and e district to nine th to et of the
Design codes
The character of development on Al Diwan
3
ial way.
small to a series s in the ty to he y cycle
•
54
Genem. Nam qui blaborecus, apiciam exerion rest accullu Street sets the tone for future development on the western side of the street. ptianis millandio illitia nonectotat que latum eostibe rnatur adis poratur, excercipsunt unda voluptatem fuga.
on the Heart of doha
f doha, a ner doha outh diwan ood its aba reas to ondition and is dium-rise
Architecture character
Caption This is that.
of doha on a north-south axis. A narrow strip that follows the eastern edge of Al diwan Street, this character area borders Al Kahraba North, Al Kahraba South and Nakheel Circus to the east. Four gateways lead to the site from Al diwan at Sail Al Kahraba, New Ukaz Street, Al Noor Street and Park Square.
of sure other
are
the ses
s,
s ssing reate
o ing t
Caption This is that.
ment e of
HEART OF dOHA | dESIGN COdES | Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha
the St de hich
Caption This is that. International Projects | 41
ment context 0 / 6 / 12 / 31
0 / 11 / 20 / 47
0 / 17 / 34 / 62
Muted - Dark Green
Muted - Dark Blue
Muted - Light Blue
47 / 0 / 35 / 0
35 / 13 / 0 / 8
15 / 4 / 0 / 0
Rich - Dark Green
Rich - Dark Blue
Rich - Light Blue
100 / 34 / 0 / 64
45 / 27 / 0 / 12
Graphic - Dark Blue
Graphic - Light Blue
100 / 0 / 0 / 58
33 / 3 / 0 / 0
Fresh - Dark Blue
Fresh - Light Blue
100 / 90 / 36 / 35
78 / 50 / 0 / 0
Vivid - Dark Blue
Vivid - Light Blue
100 / 40 / 0 / 0
60 / 0 / 0 / 0
Cool Grey 3C
Cool Grey 6C
0 / 100 / 99 / 10
0 / 0 / 0 / 17
0 / 0 / 0 / 37
Cool Grey 9C
Cool Grey 11C
Flat Black
0 / 1 / 0 / 51
0 / 2 / 0 / 68
0 / 0 / 0 / 100
Warm Grey 3C
Warm Grey 6C
Warm Grey 9C
0 / 4 / 8 / 17
0 / 6 / 12 / 31
0 / 11 / 20 / 47
Warm Grey 11C
0 / 17 / 34 / 62
Muted - Red
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Muted - Light Blue
0 / 67 / 50 / 0
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0 / 5 / 31 / 0
10 / 0 / 33 / 0
47 / 0 / 35 / 0
35 / 13 / 0 / 8
15 / 4 / 0 / 0
Rich - Red
Rich - Orange
Rich - Yellow
Rich - Light Green
Rich - Dark Green
Rich - Dark Blue
Rich - Light Blue
0 / 91 / 100 / 68
25 / 83 / 100 / 14
10 / 37 / 77 / 2
41 / 11 / 45 / 2
94 / 69 / 93 / 0
100 / 34 / 0 / 64
45 / 27 / 0 / 12
Graphic - Red
Graphic - Orange
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Graphic - Light Green
Graphic - Dark Green
Graphic - Dark Blue
Graphic - Light Blue
0 / 94 / 45 / 59
0 / 66 / 91 / 0
0 / 37 / 100 / 0
35 / 0 / 65 / 0
75 / 0 / 92 / 30
100 / 0 / 0 / 58
33 / 3 / 0 / 0
Fresh - Red
Fresh - Orange
Fresh - Yellow
Fresh - Light Green
Fresh - Dark Green
Fresh - Dark Blue
Fresh - Light Blue
0 / 100 / 96 / 32
8 / 81 / 100 / 5
1 / 18 / 99 / 0
47 / 22 / 100 / 2
75 / 35 / 100 / 35
100 / 90 / 36 / 35
78 / 50 / 0 / 0
Vivid - Red
Vivid - Orange
Vivid - Yellow
Vivid - Light Green
Vivid - Dark Green
Vivid - Dark Blue
Vivid - Light Blue
0 / 95 / 100 / 0
0 / 40 / 100 / 0
0 / 0 / 100 / 0
25 / 0 / 100 / 0
65 / 0 / 100 / 0
100 / 40 / 0 / 0
60 / 0 / 0 / 0
Graphic
1
Doha Colour Palette Cool Grey 3C
Cool Grey 6C
0 / 0 / 0 / 17
0 / 0 / 0 / 37
Cool Grey 9C
Cool Grey 11C
Flat Black
0 / 1 / 0 / 51
0 / 2 / 0 / 68
0 / 0 / 0 / 100
Warm Grey 3C
Warm Grey 6C
Warm Grey 9C
0 / 4 / 8 / 17
0 / 6 / 12 / 31
0 / 11 / 20 / 47
Warm Grey 11C
Base
Basement service Boundary/Key Red access 0 / 100 / 99 / 10
0 / 17 / 34 / 62
Muted - Red
Muted - Orange
Muted - Yellow
Muted - Light Green
Muted - Dark Green
Muted - Dark Blue
Muted - Light Blue
0 / 67 / 50 / 0
0 / 31 / 44 / 0
0 / 5 / 31 / 0
10 / 0 / 33 / 0
47 / 0 / 35 / 0
35 / 13 / 0 / 8
15 / 4 / 0 / 0
Rich - Red
Rich - Orange
Rich - Yellow
Rich - Light Green
Rich - Dark Green
Rich - Dark Blue
Rich - Light Blue
0 / 91 / 100 / 68
25 / 83 / 100 / 14
10 / 37 / 77 / 2
41 / 11 / 45 / 2
94 / 69 / 93 / 0
100 / 34 / 0 / 64
45 / 27 / 0 / 12
Graphic - Red
Graphic - Orange
Graphic - Yellow
Graphic - Light Green
Graphic - Dark Green
Graphic - Dark Blue
Graphic - Light Blue
0 / 94 / 45 / 59
0 / 66 / 91 / 0
0 / 37 / 100 / 0
35 / 0 / 65 / 0
75 / 0 / 92 / 30
100 / 0 / 0 / 58
33 / 3 / 0 / 0
Fresh - Red
Fresh - Orange
Fresh - Yellow
Fresh - Light Green
Fresh - Dark Green
Fresh - Dark Blue
Fresh - Light Blue
0 / 100 / 96 / 32
8 / 81 / 100 / 5
1 / 18 / 99 / 0
47 / 22 / 100 / 2
75 / 35 / 100 / 35
100 / 90 / 36 / 35
78 / 50 / 0 / 0
Vivid - Red
Vivid - Orange
Vivid - Yellow
Vivid - Light Green
Vivid - Dark Green
Vivid - Dark Blue
Vivid - Light Blue
100 / 40 / 0 / 0
60 / 0 / 0 / 0
Vivid / Architectural
Fresh / Natural
Graphic
Rich / Urban
Muted / Neutral
lane highway nto Inner doha e primary at New Ukaz eway is at Sail Park Square her’s Mosque’ t this road vides an posed city park . The proposed runs beneath substation is Square.
with primarily c office To provide an ne highway, frontage, grand e line and m three to nine m the northern lecting the the
Boundary/Key Red
Rich / Urban
defines the ming a long 94 / 69 / 93 / 0 een Green the site, Graphic - Dark Green centre. The a strong 75 / 0 / 92 / 30 , calling for a reen Fresh - Dark Green reflected in eighbourhood uous front75 / 35 / 100 / 35 2 ter, moreVivid - Dark Green reen is created to e 65 / 0 / 100 / 0 hbourhoods to es great nnections, that integrate ha while still the highway.
Doha Colour Palette Base
0 / 4 / 8 / 17
Warm Grey 11C
Muted / Neutral
Warm Grey 9C
Fresh / Natural
een
Warm Grey 6C
Vivid / Architectural
0 / 0 / 0 / 100
Green
Warm Grey 3C
Significantly, block FGl may accommodate Design principles the cooling towers and chiller plant that will serve the entire Heart of doha area. These elements will be designed within the overall framework of the Masterplan and integrated into the block structure, centred in the courtyard of block l. Furthermore, access to basement servicing with lay-by for security screening will be provided along Al diwan Street, north of the New Ukaz Street junction. 0 / 95 / 100 / 0
0 / 40 / 100 / 0
0 / 0 / 100 / 0
25 / 0 / 100 / 0
65 / 0 / 100 / 0
Caption This is that.
Caption This is that.
N
Flat Black
KEY Tram link Continuous building frontage
2
landmark building Metro line
cture and massing
3
Primary pedestrian route Major gateway
2
Minor gateway
4
4 3
wan between three
8
N
A
sible exception ontinuous , site-wide
8
6
o support a outh to north with owards the
6 9 9
gned as a itywide legibility, to the
ed by lustrated here.
C
B
ontage
Caption This is that. 42 | International Projects
ep up towards the south to provide odium spaces and streets.
Southern gateway
KEY 3-9
Building stories landmark element unspecified height
Fresh - Orange
Fresh - Yellow
Fresh - Light Green
Fresh - Dark Green
Fresh - Dark Blue
Fresh - Light Blue
0 / 100 / 96 / 32
8 / 81 / 100 / 5
1 / 18 / 99 / 0
47 / 22 / 100 / 2
75 / 35 / 100 / 35
100 / 90 / 36 / 35
78 / 50 / 0 / 0
Vivid - Red
Vivid - Orange
Vivid - Yellow
Vivid - Light Green
Vivid - Dark Green
Vivid - Dark Blue
Vivid - Light Blue
0 / 95 / 100 / 0
0 / 40 / 100 / 0
0 / 0 / 100 / 0
25 / 0 / 100 / 0
65 / 0 / 100 / 0
100 / 40 / 0 / 0
60 / 0 / 0 / 0
Fresh / Natural
Fresh - Red
Vivid / Architectural
Design principles
rban structure and massing
es
nt
Towards City Park & Corniche
lding envelope
of the Masterplans’ principles is to build he local heritage of the site and to utilize tional architectural devices to create an n pattern and built form that is firmly rooted e past but capable of meeting modern ds. A main feature of this approach is eate strong building frontages onto Al an Street and New Ukaz Street. This is plemented with a continuous colonnade h extends the entire length of the streets. will not only provide a protective corridor edestrians to move alongside this highway, but also create a distinctive tectural character for Al diwan Street. einforce citywide legibility there is one mark building within the Al diwan hbourhood. The mosque located on the hern edge of the district and several itectural accent pieces have been tified to respond to strategic views and A s along Al diwan and New Ukaz Streets.
A
Views and vistas
A
A
N
N
A
lding lines fronting onto primary and secondary eets are fixed unless otherwise stated.
N
lding frontages along Al Diwan Street are to be
Design principles
onnaded with the possible exception of the mosque. 16 Al Diwan
onnades are to be wrapped around the corners New Ukaz Street to ensure continuity with diwan Street.
Street
Towards Nakheel Square
ive frontages are to be created onto Al Diwan and w Ukaz Streets. Where this is not possible, visual meability is to be maintained, particularly for all
Building façade alignments to reinforce key views:
Caption This is that.
onnades are to be introduced along the edge of Al
wan as a refuge for pedestrians moving along this y highway. The colonnade will run continuously ng the building edge with the possible exception of
Public realm and open spaces
Grandfather’s Mosque. The arcades shall also wrap und the corners of the junction with New Ukaz eet.
re
Squa
Ukaz
Street
To core retail shopping
A
landmark Thebuilding Masterplan is focused on creating an To Emiri Diwan
A
attractive walkable environment and ensuring accessibility to the neighbourhood for a range of users. A series of design principles have been applied to Al diwan to create comfortable flows of pedestrian and vehicular movement, integrated with public transport proposals. In this respect, attention is paid to creating a coherent, safe and comfortable pedestrian system. Colonnaded building fronts, the integration of building projections and shade elements are employed throughout the area to protect walkers from the sun and to separate the pedestrian routes from vehicular ones. To complement this strategy, main vehicular movements are restricted to the edge along Towards Barahat Al Naseem Al diwan Street, with priority crossings at Al diwan Streets’ junctions with Al Rayyan Road and New Ukaz Street.
A
The pedestrian system acts as a web to integrate Al diwan with adjacent neighbourhoods. A hierarchy of connections leads pedestrians to the major destinations in Al Kahraba South, Nakheel Circus and the Emiri diwan.
reet
ani St
SIGN COdES | Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha
B
Towards Barahat Al Naseem
C
Towards Reemas Street
N
n Th
llah Bi
To high end retail and Maisikkah
To Emiri Diwan
• looking into Nakheel Square from Al Diwan Street.
landmark building Colonnaded frontage Pedestrian network
Park Square
Abdu
Street
proposed overhang
• along Sali Al Kahraba looking east.
development line secondary view line
key view line Primary active frontage
colonnades on Al diwan Street must take priority over the functional requirement of the service ramp. KEY Key • See Part 5 site-wide engineering. Tram link fixed devopment line
of the main components of frontage the public realm Perimeter road arcaded strategy is courtyards. These are either private Primary street and sit within a block, or public and defined by Secondary street type 1 a group of buildings. To complement the core Secondary street type 2 idea, the Masterplan has diversified this approach and created formal and informal spaces of varying scale to meet a variety of needs and functions.
Ukaz
Prominent adjacent buildings
B
Key
the Al diwan area:
Underpass connection Flexible from Park Square to City Park
e width of the aperture should reflect the prevailing Parking access flexible development onnade rhythm and retain a sense of proportion line Open spaces Service access, oughout the Al diwan elevation. active frontage In keeping with theprimary traditional approach, onebasement level 2
Hotel
landmark building
Underpass connection from Park Square to City Park
Fixed development line
possible, allowing for engineering constraints.
The Al diwan neighbourhood contains one notable public space: the sunken courtyard adjacent to the ‘Grandfather’s Mosque’ which will serve as a community focal point with several community uses in close proximity. Throughout the Al diwan district, there are several smaller courtyards integrated into the overall Masterplan, however these are more private in nature.
Key view line
• along New Ukaz Street to Mia Galleria.
A number of prominent facades are visible from within
KEY
Caption This is that.• The public realm environment along the protected
e colonnaded frontage must be designed to integrate l with the aperture associated with the service ramp basement two level.
Secondary view line
• along Al Diwan Street to Musheireb Street.
• along the pedestrian connection to Nakheel Square.
• The ramp access aperture will create a dull pedestrian environment and thus should be minimised where
KEY
• along Al Diwan Street to the ‘Grandfather’s Mosque’.
N
mmercial buildings.
Caption This is that.
C
Towards Reemas Street
A
To Nakheel Square
To Nakheel Square
• Buildings to be configured to create a finer grain of pedestrian routes running north-south and east-west through the neighbourhood to reinforce desire lines along Al diwan. Towards
The open spaces in Al diwan district range from public space to relatively private, enclosed courtyards serving specific buildings. Park Square is the main public outdoor element where the mosque is located and is 66m by 45m. To create a more intimate outdoor space, protected from the noise of the junction of Al diwan and Al Rayyan Roads, the
Caption This is that.
This will also create a seamless underpass connecting the site with the proposed City Park
Courtyards in Al diwan often be shared by the office uses on the western edge and the retail / residential uses on the eastern edge. Suitable privacy for the residential uses must be supported by the design configuration. The dimensions of the courtyards are to be determined
Nakheel Square
• The primary north-south pedestrian route runs one block behind Al diwan with KEYthe east-west route crisscrossing the character Park area. square • The north-south link to Public Al Kahraba Street brings courtyard together neighbourhoods in Al diwan, Al Kahraba Semi public courtyard North and Al Kahraba South. This complements the Primary pedestrian link secondary pedestrian route along Al diwan. Secondary pedestrian link
Towards Nakheel Square
Caption This is that.
• The strategic east-west connections through the area allow for the main pedestrian venue along Al diwan Street to be integrated into the pedestrian web of the entire site. • Direct, clear links to be created to provide access to popular destinations, such as Al Kahraba Square and Nakheel Circus, follow the streets and establish legible routes to allow for easy orientation.
KEY Tram link Primary pedestrian link Secondary pedestrian link Pedestrian crossing
International Projects | 43
• Pedestrian priority crossing points to be placed at Al diwan street’s junctions with Al Rayyan Road and New Ukaz Street.
23
The Al diwan character area is the location for several new community buildings, a mosque with sunken square, many office buildings, and one residential building. The mosque and community buildings are located on the northern edge of the district, with the office buildings blending into the business district to the south where metro and tram stops are located.
KEY Facadezone zone Facade Facade zone zone Colonnade Footway clear Colonnade zonezone Colonnade Kerb zonezone Carriageway / shared surface Footway clear zone Central clear reserve Footway zone Kerb zone Kerb zone Carriageway / shared surface Carriageway / shared surface
While business uses dominate, the mix of building types ensures the area will attract a variety of end users.
Typical components of Central reserve perimeter road type 1 Central reserve (see Part 2/3 for details):
The GFA listed in this section reflects the Heart of doha detailed Masterplan which represents one of the many development scenarios based on the design parameters outlined in the SdG. A degree of flexibility in GFA is set out in the Outline Planning 600 Heartvaries 500 varies Application (OPA) for the of doha. A varies 600 500typology varies varies colonnade varies Refer to sitewide copy of the detailed Masterplan and OPA sectioncan / architectural guidelines. Refer to sitewide colonnade typology section / architectural guidelines. be found in the Technical Appendices Cd. HEART OF dOHA | dESIGN COdES | Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha
c/l c/l
P1: Facade zone strip
Typical components of perimeter Pedestrian footway - large Typical components of perimeter roadP2: type 1:KEY roadP5: type 1: Furniture zone Facade zone Facade zone
P1: facade zone strip Facade Colonnade P6: Carriageway P1: facade zone strip zone zone P2: pedestrian footway large zone Footway- clear Colonnade zone P7: Crossing points P2: pedestrian footway - large Colonnade Kerb zonezone P5: furniture zone P8: Kerbs and edgings P5: furniture zone Carriageway / shared surface Footway clear zone P6: carriageway P9: drainage channels Central reserve Footway clear zone P6: carriageway P7: crossing points l1: Pole top double Kerb zone luminare P7: crossing points zone P8: kerbs and Kerb edgings L4: Soffit lighting / shared surface P8: kerbs andCarriageway edgings T1: large trees P9: drainage channels Carriageway / shared surface P9: drainage channels Typical components F1: top Tree grilles /reserve tree pits of L1: pole double luminare Central
Caption This is that.
perimeter road type 1 L1: pole top double luminare Central F2: lighting Cycle standsreserve L4: soffit (see Part 2/3 for details): L4: soffit lighting F3: litter bins P1: Facade T1: large trees zone strip Typical components of perimeter T1: large trees F4: Handrails P2: Pedestrian/ ballustrades footway - large Typical components of perimeter road type 1: F1: Tree grilles/ pits F5: Automatic bollards road type 1: treezone P5: Furniture
varies
600
varies
varies
600
varies
Land use Apartment - Expat Office Iconic office Retail - primary P6 P6
Mosque Underground utilities TOTAl
500
GFA m2
Apartment - qatari Community
varies
500typology varies colonnade Refer to sitewide section / architectural guidelines. Refer to sitewide colonnade typology section / architectural guidelines.
Residential: 12063
section section
Caption This is that.
1767 Office: 42737 1355 plan
1423
P8 / P9 P2 P8 / Exact P9 area to beP2 determined at detail design stage
P1 plan P1
59346
section section
plan
Caption This is that.
P6 P6
44 | International Projects
P8 / P9 P8 / P9
P2 P2
P1: facade zonetree strippits F1: Tree grilles/ F2: Cycle stands F6: Traffic P6: Carriageway P1: facade zonesignals strip P2: pedestrian footway - large F2: Cycle stands F7: Feeder / control pillars F3: Litter bins P7: Crossing points P2: pedestrian footway - large P5: furniture F3: Litter binszone F8: Pop-up power supplies F4: Handrails/ ballustrades P8: Kerbs and edgings P5: furniture zone P6: carriageway F4: Handrails/ ballustrades F9: Bus stops P9: drainage channels F5: Automatic bollards P6: carriageway P7: crossing points F5: Automatic bollards F10:Pole CCTV l1: top double luminare F6: Traffic signals P7: crossing points F6: Traffic signals F11:Soffit WiFi P8: kerbs and edgings L4: lighting F7: Feeder / control pillars P8: kerbs and edgings F12:large Telephone kiosks F7: Feeder / control T1: treespillars P9: drainage channels F8: Pop-up power supplies P9: drainage channelswaste collection system F13:Tree Automated F8: Pop-up power supplies F1: grilles / tree pits L1: pole top double luminare F9: Bus stops L1: pole top double luminare F14: Metalwork finishes F2: Cycle stands F9: soffit Bus stops L4: lighting F10: CCTV TW1: Platforms L4: soffit lighting F3: litter bins F10:large CCTV T1: trees F11: WiFi TW2: Signage/ ballustrades T1: large trees F4: Handrails F11: WiFi F12: Telephone kiosks Signage F1: Tree grilles/ tree bollards pits F5: Automatic F12: Telephone kiosks F1: Tree grilles/ tree pitscollection system F13:Cycle Automated waste SoftTraffic landscape F2: stands F6: signals F13:Cycle Automated waste collection system F2: stands F14: Metalwork F7: Feeder / control pillars F3: Litter bins finishes F14:Litter Metalwork F3: bins finishes TW1: Platforms F8: Pop-up power supplies F4: Handrails/ ballustrades TW1: Platformsballustrades F4: Handrails/ F9: Bus stops TW2: Signage F5: Automatic bollards TW2: Signage bollards F5: Automatic F10: CCTV Signage F6: Traffic signals Signage F6: Traffic signals F11: WiFi Soft landscape F7: Feeder / control pillars Soft landscape F12: Telephone kiosks F7: Feeder / control pillars F8: Pop-up power supplies F13: Automated waste collection system F8: Pop-up power supplies F9: Bus stops F14: Metalwork finishes F9: Bus stops F10: CCTV TW1: Platforms F10: CCTV F11: WiFi TW2: Signage F11: WiFi F12: Telephone Signage kiosks F12: Telephone kiosks F13: Automated waste collection system Soft landscape F13: Automated waste collection system F14: Metalwork finishes F14: Metalwork finishes TW1: Platforms TW1: Platforms TW2: Signage TW2: Signage Signage Signage Soft landscape Soft landscape
P1 plan P1
HEART OF dOHA | dESIGN COdES | Copyright Arup / EdAW HEART / AlliesOF and dOHA Morrison | dESIGN - for use COdES only on | Copyright the HeartArup of doha / EdAW / Allies and Morrison - for use only on the Heart of doha
c/l c/l
Building typologies
Water garden
Wind tower
HEART OF dOHA | dESIGN COdES | Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha
Roof terrace Colonnaded frontage
Private residential garden amenity
Shared garden amenity for residential
1
2
Caption This is that. International Projects | 45
Type A Superblock A – residential For expat residential buildings, a typical l-shape
Type A configuration is appropriate with a smaller floorplate. For expat residential buildings, a typical l-shape Units configuration is appropriate with a smaller floorplate.
A
A
Typically these buildings are to be 1000sqm single aspect
Units with private garden amenities for each unit. These units are to have flexibility within the building configuration to
A
Typically these buildings are to be 1000sqm single aspect maximize floor area appropriately. with private garden amenities for each unit. These units For typical residential apartments, generally ato are to have flexibility withinexpat the building configuration
A
distribution of two units per floor is applicable for the maximize floor area appropriately. given floor plate.
For typical residential expat apartments, generally a Each residential unit is to be a minimum of 20m deep and distribution of two units per floor is applicable for the 16-40m long. The range of each unit in terms of square given floor plate. footage is 125sqm-230 sqm for one to three bedrooms, respectively. Each residential unit is to be a minimum of 20m deep and
16-40mSee long. The range of each unit in terms of square dTZ specifications in Technical Appendix Cds and 2/4, site-wide sqm architecture footagePart is 125sqm-230 for onefor to more threeinformation. bedrooms, respectively.
Servicing and access
Entrances can be provided on allAppendix sides of theCds building See dTZ specifications in Technical and but prefer north access due to the need to locate the Part 2/4, site-wide architecture for more information. entrance along a secondary street or internal courtyard. Secondary should also be considered as Servicing andaccess access designated for servicing thesides building andbuilding access tobut Entrances can be provided onofall of the basement servicing. There is to be a required parking
prefer north access due to the need to locate the
ratio of 1:1 and a 5% parking allowance for visitors.
entrance along a secondary street or internal courtyard. Secondary access should also be considered as Light and amenity The layout offers maximum potentialand for light and to amenity. designated for servicing of the building access There is potential for external private courtyard/balcony basement servicing. There is to be a required parking eachparking unit andallowance a terrace area at the rooftop. ratio of amenity 1:1 andfor a 5% for visitors.
A
A
Light and amenity
For further details, refer tofor dTZ residential Illustrative ground floor plan please The layout offers maximum potential light and amenity. specifications in the Technical Appendix Cds, as well as There is potential for external private courtyard/balcony Part 2 Site-wide Masterplanning and Architecture, and amenity for each unit and a terrace area at the rooftop. Part 5 Site-wide Engineering Codes.
Illustrative upper floor plan
A
A
A'
Superblock A – residential
For further details, please refer to dTZ residential specifications in the Technical Appendix Cds, as well as Illustrative ground floor plan Part 2 Site-wide Masterplanning and Architecture, and
Illustrative upper floor plan
Caption This is that.
Part 5 Site-wide Engineering Codes. Caption This is that. KEY
Community floor plate
KEY Residential
Public and service cores
Public and s
Community entrance
Private ame
K
R
Community floor plate
P
Public and service cores
P
Illustrative section A-A Community entrance
Illustrative section A-A
Caption This is that.
46 | International Projects
KEY
Caption This is that.
Section AA'
35
A
A A
A
Caption This is that.
Caption This is that. KEY
Illustrative upper floor plan
Office floor plate A
Illustrative upper floor plan
Service cores Public cores Office entrance Underground utilities room Potential location for cooling towers
Illustrative section A-A
Illustrative section A-A
HEART OF dOHA | dESIGN COdES | Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha
A
Illustrative ground floor plan
Caption This is that. International Projects | 47
B
B B
A A
A A
A
A
B
B B
A
A
Illustrative ground floor plan
Caption This is floor that.plan Illustrative ground
B
Illustrative Caption Thisupper is that.floor Plan B
KEY KEY Office floor plate Office plate Servicefloor cores Servicecores cores Public Public cores Office entrance Office entrance
Illustrative section A-A
Caption This Illustrative is that. section A-A 48 | International Projects
Caption This is that.
Illustrative section B-B
Illustrative upper floor Plan
so
ut et
A
um-
fice ne a South
akheel
d. mid
are
12m out also
ity. ng but at
A Illustrative ground floor plan
t street ould he re zone
ng rated. the mid
s
amenity. with at r all of
A
Caption This is that. Illustrative ground floor plan
Caption This is that.
Illustrative upper floor plan
well as and
KEY Office floor plate KEY Office floor plate
Service cores
Service cores
Public cores
Public cores
Office entrance
Office entrance
Illustrative section A-A
Caption This is that. Illustrative section A-A International Projects | 49
50 | International Projects
14
17
9
7
1
2
7
13
4 Design codes
60
14
5
3
Teakleaf Circle
80 X 80 90 DU Undecided
Parcel 8
J N
SA
y
60 X 100
Bougainvi lle St
60 x 100
47
4B Sub-Total
50 x 80
76 123
200
400
Lofts over Retail - 8 DU Attu Live/Work -4StDU
Ave
2C
Memphis
2E
Parcel 4
2F
S4
16
Navy5.0 Rd
172 55 x 100
Greenfield Projects
PROGRAM
S10
Luxury Triplex 60 DU
73
80 x 80 (Duplex) 45 X 80
73
Sub-Total
Ave
Lemon Branch Court
Ave
Elrod
St
73
Tarawa Ave
Oriskany
St
Ticonderog a St
Loop
Singleton Ave
Kearsarge
ress Wood Drive Cyp
Intrepid
Savitz Dr
Polaris Dr
45 X 80 73 DU Legend Undecided Training / Education / Admin
Integrity
Dr
Wasp Ave
S2
Stacked Flats A 16 DU/AC. - 1450 SF 6.3 AC / 100 DU
Personnel / Community Support Family Housing
Open space
Vacant Land
900
1,800
3,600
Feet
PLANNING ANALYSIS
JANUARY 30, 2009 DRAFT
0
Town Square _______________ 55,200 sqft
ASB Properties COMPOSITE SITE PLAN Town Square _______________ 32,000 sqft
Town Square _______________ 30,000 sqft
Neighborhood Commercial___ 60,000 sqft
Neighborhood Commercial___ 83,000 sqft
Neighborhood Commercial___ 84,000 sqft
Large /Medium box _________ 109,600 sqft
Large /Medium box _________ 98,000 sqft
Large /Medium box _________ 127,000 sqft
Cinema ___________________ 42,000 sqft
Cinema ___________________ 42,000 sqft
Retail
Main Street ________________ 76,200 sqft Main Street ________________ 73,000 sqft Town Square _______________ 53,600 sqft
90 225
CONCEPTUAL SITE PLAN
PROGRAM
Retail
62
45 x480 ALTERNATIVE
4C
Essex St
Kittyhawk
50 X Community 80 Park 76 DU 12.3 AC.
0
Wellness Center 240 DU
DUs 172
Sub-Total
Stacked Flats C 14 DU/AC. - 1650 SF AC / 70 DU
LAKE FEATURES Wasp Ave
ry
La n
45
Orange Blossom Lane
800
570
Lot Size Townhomes
Industrial
0
60 196
4A
Parcel 5 Miles continuous paved 10 wide pedestrian/ �4B 1.80 PHASE IB - TOTAL 470 � Amphitheater PHASE IA & IB - TOTAL 1040 (Passive) Daycare Neigh Park � Boathouse 1.8 Ac. Parks & Open Space 4.0 Acres Apartments Land Use Bridges 4C� 100 DU Community Park (School Adjacent) Parcel 6 Neighborhood Parks (x3) � Park Lake access Community Trails 26.5 AC. (Active) Easement Park Area � Boat dock Expanded Collector Road Landscape Lot Trail System N Pocket Parks vegetation � Wildlife preserves with native Detention Basin Feet TOTAL lake � Wedding Gazebo over the ± 7 Group Picnic and BBQ areas � Parcel FT 21 � Passive seating areasRA S40 D 45 x 85 Alley Lots �78 DURock outcroppings for fishing (lake will be stocke
Sequoia Shade Court
Dublin Blvd.
lis Ave
10.8 AC. Retail - 100.000 SF
Hornet Ave
Astoria Ave
EE
Lennar Homes e
2D
73 63
MILLINGTON MASTER PLAN | SUMMARY DOCUMENT
2F
Undecided
de n Cir Hic cle ko
CR
65 X 100 75 x 100
Sub-Total
Dakar St
N UA
2A 2B
Product Area 1D
NEV Transit Station
ALTERNATIVE 3Retail Center K
Hid de n Cir Hic cle ko r
92 251
Courage Dr
Undecided
Cypress Wood Drive
Cypress Wood Drive
17
50 X 90
Sub-Total
Phase IB
Live/Work 16 DU.
Rec. Facility 4.0 AC.
1C
DUs 77 82
PHASE IA - TOTAL
Figure X.X Existing Land Use - Mid South
Indianapo
Lindquist Court
45 X 80 73 DURMV HQ
rt ou dC Woo
P10
64 DU
Lot Size 55 x 100 50 X 80
The Public Works facility is an example of an Administrative use.
S3
76 DU
Honor Dr
Mahogany
66 DU
Wainwright Building provides Community Services.
Winterberry Lane
af C T
Sycamo re L e
C
nber Cour ry t
Rock Elm Lane
Detention Basin 8.7 Acres
Loga
P10
S3
Product Area 1A 1B
Sub-Total
Apts.
11.0 AC / 20.5 DU/AC. 225 DU
Cluster 20 DU
Cottonwood Tree Drive
Townhomes 172 DU
e ircl
Parcel 9
PA
S12
56 DU
Cluster 36 DU
Hid
2E
nch Bra zel Ha Court
D
1 AC. Pad Ave. Custom Lots 40 DU
S50
50 x 105 23 DU
nte
PROPOSED MASTER PLAN
ne
P44
1D
Mo
T
F RA Hollygrape Lane
Hollygrape Lane
Classic Homes Cinnamon Court
ry
p
oo eL Pin
60 DU North End Central ParkCPH
Vista del Pico Blvd
Olive Berry Place
SEPTEMBER 2009 DRAFT
2D
Fire Station 1.5 Acres
Nev / Multi-Modal Staging Area
S12
50 x 105 27 DU
60 X 100
Parcel 3
Sugarberry
1C
Big Le af L a
Mountain Spruce Drive
o Lo
rt Knotty Alder Cou
Noble Fir Court
50 X 90 92 DU
Snowbell Lane
Cottonwood Tree Drive
r
My
ALTERNATIVE 2
They are confidently individual but New Park at North End Library nonetheless they form a strongly cohesive group.
NORTH END NEIGHBORHOOD MASTER PLAN | LISC | EDAW | FD DEVELOPMENT
Lan
Camp h
ce Co leaf urt
or L a
ne
Spring Linden Court
Co ur t
Whitebark Lane
Peachwood Lane
Buckoak Court
re
C tle
p
Marksheffel Road
e Driv
S50 CPH
y Wa ek
ine yP
Maplestone Lane
irch Silver B
ve
60 X 100 47 DU
r nte
HEART OF dOHA | dESIGN COdES | Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha
Community Park 9.0 Acres
Longleaf Court
Silver Birch Drive
ALTERNATIVE 1 Buildings are on a grand scale and generally share a broad grain.
•
Richmond American
P12
45 x 90 Alley 71 DU 4A
Mo
•
Park 6.3 AC
50 X 80 The area as a whole is characterised by 82 DU the complex geometries of the seven streets which meet here. CPH
P33
60 x 120 57 DU
ree dT oo le nw irc Iro C ree dT oo le nw irc Iro C
•
1A
55 X 100 77 DU
Dri
1B
School 8.5 Acres
Fallgold Court
LAKE PARK MASTER PLAN
Cluster 24 DU Vista del Pico Blvd
ree dT
Buckeye Tree Lane
Plumwood Court
P33
60 x 120 49 DU
S12
o wo
It has the highest density of any part of the Masterplan and holds the tallest cluster of buildings, beneath which the new Metro station is located.
Briarthorn Lane
Phase IA
Richmond American
n tto Co
•
Expanded & Renovated Bennett Park Vista Cerro Ave Nakheel Circus is the ‘prow’ of the Masterplan, forming its most prominent face to the outer city.
Standard Pacific Homes
Pear Leaf Court
Laurel Ch erry
Nakheel Circus
It is a major node connecting many major routes both inside and outside the site and is highly visible from near and far.
Cedarstone Lane
65 X 100 73 DU Laing Homes
Neigh Park 2.3 Acres
•
Parcel 1 / 2
ia La ne
2A
55 X 100 62 DU
Tre e Loop
Foxt ail Pine Place
ac Ac
M
Birch
nt
ou
75 X 100 63 DU
en ld Go
ain
r
Sp
Ladera Ranch
•
2B
Big .7 Acres con e Circle
Statistical Summary
2C
Mountain Spruce Drive
Neigh Park e riv
eD uc
Ald er Flo we r
Architecture character
PROGRAM
PROGRAM
Retail
Retail
Main Street ________________ 124,200 sqft
Main Street ________________ 104,000 sqft
200
Neighborhood Commercial___ 75,000 sqft Large /Medium box _________ 0,000 sqft Cinema ___________________ 0,000 sqft
Total Retail ______________ 205,000 sqft Office ___________________ 72,000 sqft
Total Retail ______________ 340,000 sqft
Rancho Mission Viejo Planning Area 1
El Rancho San Benito
Office ___________________ 130,000 sqft
Cinema ___________________ 42,000 sqft
Total Retail ______________ 380,000 sqft
Total Retail ______________ 387,000 sqft
Office ___________________ 110,000 sqft
Office ___________________ 101,000 sqft
TOWN CENTER STUDY
0
200
400
800
08/07/07
Greenfield Projects | 51
Rancho Mission Viejo (RMV) Mission Viejo | California
The
Rancho Mission Viejo Planning Area 1
ra est apid modiaectur sequia vel molum Ut laborup tatemquame nisti aliquas nimaximpost volorro quo beario expland issusantur soluptae verist a vid ut eritisqui aspersperit lani dest lacepro es dolo quam quia doluptate parcitium utem fuga. Nequat ommos sant. Genem. Nam qui blaborecus, apiciam exerion rest accullu ptianis millandio illitia nonectotat que latum eostibe rnatur adis poratur, excercipsunt unda voluptatem fuga.
Caption This is that.
Rancho Mission Viejo Planning Area 1 Caption This is that. 52 | Greenfield Projects
Ladera Ranch
Parcel 1 / 2 P33
60 x 120 49 DU
S12
Fire Station 1.5 Acres
Cluster 24 DU
Nev / Multi-Modal Staging Area
S50
S12
50 x 105 23 DU
Cluster 20 DU
Apts.
11.0 AC / 20.5 DU/AC. 225 DU
66 DU
56 DU
P12
45 x 90 Alley 71 DU
PA
P10
S3
P33
60 x 120 57 DU
Parcel 9
S3
P10
76 DU
64 DU Live/Work 16 DU.
S50
50 x 105 27 DU
Rec. Facility 4.0 AC.
S12
NEV Transit Station
Cluster 36 DU CR
K EE
Retail Center 10.8 AC. Retail - 100.000 SF Lofts over Retail - 8 DU Live/Work -4 DU
Parcel 4 S4
Stacked Flats C 14 DU/AC. - 1650 SF 5.0 AC / 70 DU
SA
N
J
Parcel 3
N UA
P44
Parcel 5
1 AC. Pad Ave. Custom Lots 40 DU
RMV HQ
Community Park 12.3 AC. (Passive) Daycare 1.8 Ac. Apartments 100 DU Community Park 26.5 AC. (Active)
Parcel 8
Wellness Center 240 DU
Parcel 6 S2
Stacked Flats A 16 DU/AC. - 1450 SF 6.3 AC / 100 DU
Parcel 7 S10
Luxury Triplex 60 DU
S40
45 x 85 Alley Lots 78 DU
Caption This is that.
COMPOSITE SITE PLAN
Rancho Mission Viejo Planning Area 1
Caption This is that. Greenfield Projects | 53
Caption This is that.
Rancho Mission Viejo Planning Area 1
Rancho Mission Viejo Planning Area 1 Route Option upon Relocation of Ranch Headquarter
Optional N.E.V. Bridge
Local Shared N.E.V., Bikeway and Pedestrian Bridges Regional Bikeway (Offroad-Paved) - Class I Regional Bikeway (Offroad-Paved) - Class I (Ultimate Trail Connection) Local N.E.V. / Bikeway (Offroad-Paved) - Class I Alternative N.E.V. / Bikeway (Offroad-Paved) - Class I Local N.E.V. / Bikeway (Striped On-Street w/ Parallel Sidewalks) - Class II Optional Bridge
Local N.E.V. / Bikeway (Shared On-Street w/ Parallel Sidewalks) - Class III Local N.E.V. / Bikeway (Shared On-Street) - Class III Regional Riding and Hiking Trail Alternative Regional Riding and Hiking Trail Community Trails (Single Track Trail) Development Boundary
N.E.V. / TRAILS FRAMEWORK PLAN RMV - PLANNING AREA 1
Caption This is that.
54 | Greenfield Projects
Bridge Location Multi-Modal Transit Stop / Center
0 9/27/06
200
400
800
Rancho Mission Viejo Planning Area 1
Caption This is that.
Caption This is that.
Caption This is that.
Greenfield Projects | 55
Yarbrough Master Plan XX, California
The
ra est apid modiaectur sequia vel molum Ut laborup tatemquame nisti aliquas nimaximpost volorro quo beario expland issusantur soluptae verist a vid ut eritisqui aspersperit lani dest lacepro es dolo quam quia doluptate parcitium utem fuga. Nequat ommos sant.
Special Use Area
MR7A
MR9
MR8
MR7A MR7
SCHOOL
CF
HR MR9
PQP
MR6
HR
LR4
CF
HR
5.4 AC.
MR6
LR5
MR7A
MU / HR18 9.3 AC.
MR9
LR5
LAKE 5.5 ACRES
Village Core
MU / HR
16
LR4
MR7
HR
18
P MR8
7.6 AC.
LAKE 21.0 AC.
17
P
MR8
MU
P
12.6 AC.
MR6
NP
5.0 AC.
Genem. Nam qui blaborecus, apiciam exerion rest accullu ptianis millandio illitia nonectotat que latum eostibe rnatur adis poratur, excercipsunt unda voluptatem fuga.
1 2
Golf Maint. Facility 1.37 Ac.
9
HR
LR5
P
MR8
MR8
15
LR5
LAKE 12 ACRES
MR9
MR7
LR4
MR7
LR4
10
MR9
14
4
LR3 LR3
LR4
8
13 5
6
11
7
12
LR2
LR3
LR1
Park
Caption This is that. MR
MR
MR
CF
MR
CF
PQP
School
NP MR
MR
Lake
17
LR
MR
LR CF
rt
HR
po
MR
NP
MR
HR
uth
MR
So
HR
MU
Pa
HR
rk
wa
y
MR
MU/HR
MR
MU Village Core
18
MR
NP MR
D.R.
LR
MU/HR
MR
16
CF
GM
2
HR
MR
N.A.P
Proposed Equestrian Trail
LR
MR
MR
LR
9 10
15
3
MR
NP
MR
LR
N.A.P
LR
MR 14
Burr
ow
4 MR
LR
8
N.A.P
11
13
5
7 6
Proposed Equestrian Trail
12
N.A.P LR
LR
LR LR
Caption This is that. 56 | Greenfield Projects
NP
1
sR
oad
LR
Village Core area provides a total of 200 units of affordable housing
MR7A MR7A
MR9
MR8
MR6 HR
MR7
MR9
HR
5.4 AC.
MR7
MR8
MU
7.6 AC.
HR
MR6
MU / HR18 9.3 AC.
MR9
MR7A Village Core
MU / HR
MR8
12.6 AC.
MR6
MR9
MR7
HR
MR8
MR8
MU/HR
All rental affordable housing to be located in two proposed apartment sites (53 DU). Additional Low-Income For-Sale units transferred to the apartment sites (35 DU).
MU/HR
The MU/HR areas provide Low-income For-Sale (97 DU) and (15 DU) of Moderate-Income For-Sale units (112 DU).
MR7
MR9 94% of Moderate-Income For-Sale housing distributed throughout MR areas
MR
DUET
Proposed corner “Duets” integrated with medium and low density housing.
Park
Caption This is that.
Arterial (Jefferson Blvd. )
Loop Parkway (Southport Parkway)
Residential Collector
Enhanced Local Street
Residential Local Street
Regional Multi-Use Trail (Pedestrian / Bicycle / Equestrian)
Urban Street Condition
Enhanced Arterial / Parkway (Pedestrian / Bicycle)
Proposed Signalized Intersection 2 Way Controlled Intersection/ Pedestrian Crossing
Enhanced Pedestrian Connector (6' Sidewalk)
Street Cross Sections (See related sheets) Proposed Bus Stop Locations (on Jefferson Blvd. & Southport Parkway)
Southwest Quadrant
ASB Properties
Vehicular Circulation Diagram
Caption This is that.
08-15-06
0
300
600
Lake Promenade Recreation Trail Potential Trail Connection
Local / Neighborhood Connections
1200
Caption This is that. Pedestrian Circulation Diagram ASB Properties
07/06/07
0
300
600
1200 0
Greenfield Projects | 57
� � � � �
Typical Pocket Park Condition
Village Green
Neighborhood Park
Architectural entry features Tot lot with view benches Group picnic and BBQ Active turf areas for neighborhood activities Park identification signage
� Large tiered fountain � Enhanced paving � Wide open space, with perimeter shade trees for gatherings such as farmer s markets or community events
� � � �
Paved pathways to views or connecting trails Open space turf areas for neighborhood activities Seating areas Oriented to neighborhoods
Neighborhood Sports Park
NP
2.3 AC.
NP
Lake
.8 AC.
18.0 AC.
NP
Lake
.5 AC.
5.3 AC.
NP
1.2 AC.
NP
5 AC.
Golf.
Lake
1.5 AC.
17.7 AC.
NP
� � � � � �
.7 AC.
NP 5 AC. NP
.5 AC.
Legend:
Baseball field with seating Soccer and Rugby field Full court basketball Tot lot with view benches Group picnic and BBQ with shade structure Adventure station with climbing walls
Lake Park
Neighborhood Park Pocket Park Lake Park Greenbelt
� � � � � � � � � � � �
1.80 Miles continuous paved 10’ wide Amphitheater Boathouse Bridges Lake access Boat dock Wedding Gazebo over the lake Passive seating areas & group picnic and BBQ areas Rock outcroppings for fishing (lake will be stocked). Par course Restroom facilities (at boathouse) Children activity areas (includes tot lot, climbing walls, and a possible sidewalk surfing park.) � Grand Meadow
Golf Regional Multi-Use Trail System
Potential Trail Connection
Park & Open Space Summary Use
Required Park Acres* (Approximate)
Proposed Park Acres (Approximate)
22.9
0
Parks Community Park Neighborhood Parks >5.0 Acres <5.0 Acres Pocket Parks (34)
15.2 0.0
5.0 6.0
0.0 0.0
12.5 15.0
38.1
38.5
0.0 0.0
190.0 44.0
Neighborhood Greenbelt
0.0
12.8
Mult-Use Trail System
0.0
16.4
Lake Park Sub-Total Open Space Golf (includes 28.0 acres of water) Lake 37.2 acres Water ( Conal 6.8 acres )
Sub-Total Grand Total
0.0
263.2
38.1
301.7
*Required park acreage is based on total of 385.5 acres of residential and mixed use, with estimated total of 7,625 residents, based on city population estimates per varied residential uses. The park requirement of 38.1 acres is based on City standard of 5 acres per 1,000 residents, which includes 3 acres of Community Parks and 2 acres of Neighborhood Parks.
58 | Greenfield Projects
Regional Multi-Use Trail System
� � � � � � �
Safe pedestrian travel throughout the site. Connectivity to parks and activities throughout Yarbrough Equestrian trail Signage Refuse and recycling stations Seating Opportunities for wildlife and native vegetation
18 Hole Golf Course
� � � � � � �
Full Length 18-hole Golf Course ( 190 acres ) 25,000 sf Clubhouse 10,000 sf Maintenance Facility Multiple Sets of Tees Wide Fairways And Generous Greens Integrated Water Features Mixture of Native And Ornamental Planting
Neighborhood Parks 07/06/07
0
300
600
1200
1
3
2
2
7
5
4
6
3
14
CONCEPTUAL IMAGES
7
9
2
7 7 10 12
8
7
4
14
5
9
7
14
9
17
7
1
3
8
2
10
6 11 16 7
13
4
15 16
5
14
3
11
LAKE PARK MASTER PLAN
Caption This MASTER is that. PLAN LAKE PARK
12
16
17
15
14
13
LAKE FEATURES
� 1.80 Miles continuous paved 10 wide pedestrian/bike trail. � Amphitheater � Boathouse � Bridges � Lake access � Boat dock � Wildlife preserves with native vegetation � Wedding Gazebo over the lake Picnic and BBQ areas � Group Caption This is that. � Passive seating areas � Rock outcroppings for fishing (lake will be stocked).
1
2
CONCEPTUAL IMAGES
6
Caption This is that.
217
7
2
16
3
LAKE FEATURES
Lake Park � 1.80 Miles continuous paved 10 Master Plan � Amphitheater 7
ASB Properties
4
� Par-course � Restroom facilities (at boathouse) � Children activity areas (includes tot lot, climbing walls, and a possible sidewalk surfing park.) � Lighting � Garbage and recycling containers � Overhead structures, such as entry trellises and an outdoor pavilion. � Tree allee’s � Signage and monumentation Caption This is that. � Grand Meadow � Parking (at Grand Meadow)
07/06/07
5
� � � 3 � � �
0
200
400
800
Boathouse 6 Bridges Lake access Boat dock Wildlife preserves with native ve Greenfield Projects | 59 Wedding Gazebo over the lake
El Rancho San Benito XX, California
The
ra est apid modiaectur sequia vel molum Ut laborup tatemquame nisti aliquas nimaximpost volorro quo beario expland issusantur soluptae verist a vid ut eritisqui aspersperit lani dest lacepro es dolo quam quia doluptate parcitium utem fuga. Nequat ommos sant.
UPRR (M a in L in e )
Hwy 101-25 Interchange
All County Sports Complex Commercial
Tri-Cal
Genem. Nam qui blaborecus, apiciam exerion rest accullu ptianis millandio illitia nonectotat que latum eostibe rnatur adis poratur, excercipsunt unda voluptatem fuga.
P
a aj
ro
Ri
v
er
25 Sho
Flood Plain
ad
1/4 Se Mile tba ck
101
o re R
Proposed Interchange
Landslide Mitigation Zone
Gra
Lin
nt
e
(H R an PR r U rB te lis
ol
Betabel Interchange
ch
Prime Agricultural Land (37.3 Acres)
) 0’
400’
800’
1600’
02-13-07
Caption This is that. Statistical Summary Planning Area n (6
3.1
A.C
)
7
il R
Sh
or
e
Rd
Planning Area 5
660.0 ac
Planning Area 6
1,417.2 ac
Planning Area 7
1,387 ac
Additional Parcel 11
Total
.)
.C
2A
d (3
oa
424.0 ac
catio
Ra
Planning Area 4
dedi
ic
509.0 ac
y 25
cif
Planning Area 3
Hw
Pa
243.0ac ion
601.7 ac
Planning Area 2
Un
Planning Area 1
FP/ Ag
3
1387 ac
6
509.0 ac
1417.2 ac
4
40.3 ac SB Parkway
5,283 ac
HW
2
424.0 ac
Y
25
243.0 ac 40.3 ac
1 601.7 ac
5 U
660.0 ac
P R R
N
EL Rancho San Benito Planning Areas
07/25/2007
Caption This is that.
Caption This is that. 60 | Greenfield Projects
Caption This is that.
Caption This is that.
WWTP
Sabbatini
Floodplain
Activity Nodes
d.
re R
Sho
Regioanl Sports Facilities Commercial Commercia a
Full Access
Farris
K-8 Activity vity y Nodes Nod d s
Activityy Nodess Activityy Nodess
High School
Full Interchange nge g Activity Nodes
Right In/ Right Out
SH
25
Full Accesss Activity A Nodes
Activity Ac Nodes
K-8
RR
A2B2 Community
EL Rancho San Benito
Urban Form Diagram
UP
Full F Access
Oâ&#x20AC;&#x2122;Connell Activity Nodes es
N 0
600
1200
2400
08/02/07
Caption This is that. Greenfield Projects | 61
T.C. u Town Cen T.C. u
Transit Station Transit Station
Full Access Interchange Full Access Interchange
25
Right in/ Right out Right in/ Full Access Right out Interchange Full Access Interchange
San
RR
Transit Right in/ out Station Right Right in/
Transit Station Transit Station
25
Concept 4 Concept 4 Right in/ Right out Right Fullin/Access Right out Interchange
Full Access Interchange a kw rkw ay ay
SH
25
Co lle lle cto cto r r
SH
Co
R RR PR UP U
1/4 1/ Se 4 MSi et Mil tba le ba e ck ck
Right out
ar
P ito en B n P Sa ito en nB a S
Right in/ Right out Right in/ Right out
Interchange Full Access Interchange
Concept 5 Concept 5
RR
UP
SH
25 2
Right in/
Sa Ben n Sa
Town C
Town ▪ Not ceC Access ▪ Not ce
▪ Good acc ▪ Access fr Visibility ▪Visibility Employment has good visibility from Hwy 25 and T.C. uses El Rancho San Benito pkwy El Rancho San ▪ Employment has good visibilityBenito from Hwy 25 and Community Core Relationships Full Access Interchange
Right in/ Right Right out in/ Right out
pkwy Access Community Core Relationships ▪Access Good access to employment and T.C. retail Pa
Town Cen
▪ Not centr
ito from pkwy andtoecollector ▪ Good access and T.C. retail nemployment B ▪ Access from close to employment / retail ntransit from pkwy and collector a S T.C. uses ▪ Access from transit close to employment / retail T.C. Center uses Town Location ▪Town Not central to overall community Center Right Location in/ ▪ Not central to Right overallout community
Visibility ▪Visibility Employment has maximum visibility from Hwy 25
El Rancho San Benito SH
ar ar kw kw ay ay
Co Co lle lle cto cto r r
Right in/ Right in/ out Right Right out Full Access Interchange Full Access Interchange
▪ Emplo
Access ▪ Good ▪ Employm ▪▪ Good Acces ▪ Acces T.C. u and pkwy T.C. u
rk rk wa wa y y
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and p Visibility and p Access
Concept 5
y
25
SH 2 SH 5 25
Right in/ Hwy 25 Access Right in/ out Right ▪Access Good access to employment and T.C. retail Right out Transit Full Access Station Transit Interchange Full Access from pkwy andtocollector ▪ Good access employment and T.C. retail Station Interchange from Center pkwy andLocation collector Town ▪Town Most central to overall community Center Location Right in/ Pa ▪ Most central to overall community ito Right out en o Pa B t n i
wa
SH
▪
▪ Not ce
Right in/ Right in/ out Right Right out
5 5 Hwy 25 Employment visible from pkwy, not Concept from 1/4 1/4 M M Se S tbaetbilae ile ck ck
Right in/ Right out Right in/ Full Access Right out Interchange Full Access Interchange
T.C. u
Town C ▪ Not centr Town ▪ Not ceC
P ito en P n B nito a S Be n Sa
Right in/ Right out
rk
RR
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1/ SCeolle 4CoM tbctoar llecitloer ck
25
from p
Acces Acces Town▪▪ Cen T.C. u
Visibility Caption This is that. ▪Visibility Employment visible from pkwy, not Concept from
le cto r
SH
Full Access Interchange Full Access Interchange
Concept 3 Concept 3
25
Right out Full Access Interchange Full Access Interchange
Sa community ▪ Less central to overall
y wa ark ito P y a w ark ito P n e B
RR RR UP UP
RR
UP
1/4 1/ Se 4 MSi et Mil tba le ba e ck ck
SH
Full Access Interchange Full Access Interchange
1/4 1/4 M S etb Mileetb ile ac ac k k
ay
kw
ar
Transit Station Transit
T.C. Center uses Town Locationito P Station en ▪Town Less central overallBcommunity CentertoLocation n
Co l
n Sa
Transit Stations Transit Stations
62 | Greenfield Projects
1/4 1/4 M M Se S tbaetbilae ile ck ck
25
Full Access Interchange
Caption This is that.
Access
Right in/ Right in/ out Right Right out
Full Access
Co lle c
25
Interchange Full Access Interchange
Full Access Full Access Interchange
from p
▪ Good acc Visibili Visibili 4 from Emplo 4 ▪▪ pkw Emplo pkwy pkwy ▪ Access fr Access Access ▪ Access transit close to employment Indirect from access to employment from pkwy/ retail Good T.C.▪▪ uses Good T.C. uses ▪ Access from transit close to employment / retail from p
en nB Sa
Right in/ Right out
Access Access ▪ Good
Interchange Visibility Transit ▪ Employment visible from Hwy 25 Concept Concept 2 Visibility SH Station Concept Concept 2 Access Right in/ ▪ Employment visible from Hwy 25SH 25 25 Right out in/ ▪Access Indirect access to employment from pkwy Right Right in/ Full Access Right in/ out Right Right out
Transit Station Transit Station
Caption This is that.
▪ Emplo Hwy 2 Hwy 2
Town C ▪ Employm Town ▪ Most C c ▪ Most c pkwy
Right out
tor
SH
Visibili Visibili ▪ Emplo
Visibility ▪ Good from p
Co Co lle lle cto cto r r
Full Access Interchange Full Access Interchange
RR RR UP UP
R RR PR U
UP
1/4 1/ Se 4 MSi et Mil tba le ba e ck ck
SH
3 3
H 25 Hwy 25 ▪ Employment visible from pkwy, not from Right in/ Right in/ out Right Hwy 25 Access Right out Full Access ▪Access Good access to employment and T.C. retail Interchange Full Access Interchange pkwy and to collector ▪ from Good access employment Transit and T.C. retail Stations Transit ▪ from Access from close to employment Stations pkwy andtransit collector SHTown ▪ Access from transit close to employment Center Location y wa 2Central ark ay 5 ▪Town to overall community Center Location it o P Ben Parkw n a S it o Ben ▪ Central to overall community San Right in/
Caption This is that.
Caption This is that.
Full Access Interchange Full Access Interchange
y wa ark nito P y a w ark to P Beni
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RR UP
Full Access Interchange Full Access Interchange
Right in/ Visibility Concept H ▪Visibility Employment visibleRight fromout pkwy,Snot from 2 S 5 Concept
Concept 4
1/ Se 4 Mi tba le ck
Co
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25
▪ Less c
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Co Co lle lle cto cto r r
SH
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1/4 1/4 M M Se S tbaetbilae ile ck ck
SH
Concept 1 Concept 1
RR RR UP UP
R RR PR U UP
1/4 1/ Se 4 MSi et Mil tba le ba e ck ck
Full Access Interchange
Transit Stations Transit Stations
ay rkw a it o P Ben San
and pkwy ▪ Employment has maximum visibility from Hwy 25
ALTERNATIVE 1ALTERNATIVE 2 ALTERNATIVE 2 ALTERNATIVE 3ALTERNATIVE 3
ALTERNATIVE 1
ALTE
Caption This is that. Caption This is that.
PROGRAM
NATIVE 2 PROGRAM ALTERNATIVE 3 Retail
PROGRAM
ALTERNATIVE 3PROGRAM Main Street ________________ 76,200 sqft ALTERNATIVE 4 Town Square _______________ 53,600 sqft Retail
Retail
Retail
Main Street ________________ 76,200 sqft Town Square _______________ 53,600 sqft
Main Street ________________ 124,200 sqft
Town Square _______________ 55,200 Retail sqft
Town Square _______________ 32,000 sqft
PROGRAM Retail
Neighborhood Commercial___ 60,000 sqft Main Street ________________ 124,200 sqft Neighborhood Commercial___ 83,000 sqft
Main Street _
Large /Medium box _________ 98,000 sqft Town Square _______________ 55,200 sqft Large /Medium box _________ 109,600 sqft Town Square _______________ 32,000 sqft
Town Square
Cinema ___________________ 42,000 sqft Neighborhood Commercial___ 83,000 sqft Cinema ___________________ 42,000 sqft
Neighborhoo
Cinema ___________________ 0,000 sqft
Neighborhood Commercial___ 60,000 sqft
Large /Medium box _________ 0,000 sqft
Total Retail ______________ 205,000 sqft
Cinema ___________________ 0,000 sqft
Office ___________________ 72,000 sqft
Total Retail ______________ 340,000 sqft Total Large /Medium box _________ 109,600 sqft Large /Medium box _________ 98,000 sqftRetail ______________ 380,000 sqft Cinema ___________________ 42,000 sqft Cinema ___________________ 42,000 sqft___________________ 110,000 sqft Office ___________________ 130,000 sqft Office
Total Retail ______________ 205,000 sqft Office ___________________ 72,000 sqft
Total Retail ______________ 340,000 sqft
El Rancho San Benito
Office ___________________ 130,000 sqft
Total Retail ______________ 380,000 sqft
Caption This is that. Retail
PROGRAM Retail
Main Street ________________ 124,200 sqft
Cinema ____
Total Retail ___
Office _______
Caption This is that. PROGRAM
Large /Mediu
TOWN CENTER STUDY Office ___________________ 110,000 sqft
TOWN CENTER STUDY
El Rancho San Benito
___________ 73,000 sqft
Retail
Large /Medium box _________ 0,000 sqft
Neighborhood Commercial___ 75,000 sqft
Retail
ALTERNATIVE 4 PROGRAM
Main Street ________________ 73,000 sqft
Neighborhood Commercial___ 75,000 sqft
Main Street ________________ 73,000 sqft
PROGRAM
PROGRAM
PROGRAM Retail Main Street ________________ 104,000 sqft
Greenfield Projects | 63
Banning Lewis Ranch XX | Colorado
The
VILLAGE 2
+338 Gross Acres (1025 DU)
Village 1 Estimates Superpad Acreage 263.3 8.0 53.1 13.6 338.0
Residential Net Acres Multi-Family Net Acres Retail Elementary School Middle School Parks Open Space / Miscellaneous Subtotal
Village 2 Estimates Superpad Acreage (AC) 309.0 21.6 21.5 8.0 16.0 28.1 34.8 439.0
Residential Net Acres Multi-Family Net Acres Retail Elementary School Parks Open Space / Miscellaneous Subtotal
Village 3 Estimates Superpad Acreage (AC) 176.5 26.0 3.5 8.0 28.7 47.3 290.0
Town Center Actual Net Residential Acres 172.5 11.2
Actual Dwelling Units 853 172
230.0
Residential Net Acres Multi-Family Net Acres Retail Elementary School Parks Open Space / Miscellaneous Subtotal Total
Village 6 Estimates Superpad Acreage (AC) 361.4 23.1 27.6 16 33.8 127.1 589.0 2490.0
69.6%
+290 Gross Acres (1413 DU)
1692 Proposed Net Residential Acres
Proposed Dwelling Units 946 467
142
70.0%
VILLAGE 4
Proposed Net Residential Acres 39
70.0%
Proposed Net Residential Acres
Proposed Dwelling Units 1553 -
153
70.0%
1553 Proposed Net Residential Acres
Proposed Dwelling Units 1123 274
176
70.0%
1397 Proposed Net Residential Acres
Proposed Dwelling Units 1568 439
269
70.0%
2007 9602
VILLAGE DIAGRAM
Caption This is that. 2B
ee Cr
My
ry nte e Pin
CPH
2D
Mo
Hi
ry
rt ou dC Woo Mahogany
Undecided
Ald er Flo we r
af C T
Sycamo re L e
C
ne
Sugarberry
Big Le af L a
2E
2F
Teakleaf Circle
80 X 80 90 DU Undecided
1C
50 X 90
1000
2000
DUs 77 82
92
Sub-Total
251
2A 2B
65 X 100 75 x 100
2D
60 X 100
Sub-Total 4A
60 x 100
4B Sub-Total
50 x 80
73 63
60
196
47
76 123
570
Sequoia Shade Court
Phase IB
Product Area 1D
Lot Size Townhomes
50 X 80 76 DU
Lemon Branch Court
4C
45 X 80 73 DU
Orange Blossom Lane
Undecided
DUs 172
Sub-Total
172
2C
55 x 100
62
2E
45 x 80
73
2F
80 x 80 (Duplex) 45 X 80
Sub-Total
4B
Neigh Park 4.0 Acres
Dublin Blvd.
Lot Size 55 x 100 50 X 80
4C
ress Wood Drive Cyp
Cypress Wood Drive
Undecided
64 | Greenfield Projects
y
Lennar Homes e
45 X 80 73 DU
Product Area 1A 1B
Sub-Total
Cottonwood Tree Drive
Cypress Wood Drive
Log anb er Cou ry rt
e ircl
Hid de n Cir Hic cle ko r
dd en Cir Hi cle cko
nch Bra zel Ha Court
1D
o eL Pin
Hollygrape Lane
Hollygrape Lane
Classic Homes
Townhomes 172 DU
ery nt
op
60 X 100 CPH 60 DU
50 X 90 92 DU
Vista del Pico Blvd
Olive Berry Place
Mountain Spruce Drive
Maplestone Lane
1C
CPH
p
o Lo
Noble Fir Court
Cinnamon Court
Detention Basin 8.7 Acres
rt Knotty Alder Cou
Banning Lewis Ranch V1
rtle
Winterberry Lane
Silver Birch Drive
k
e Driv
La n
irch Silver B
y Wa
Banning Lewis Ranch V1
60 X 100 47 DU
Rock Elm Lane
Whitebark Lane
Peachwood Lane
4A
Community Park 9.0 Acres
Longleaf Court
e Driv
Richmond American
500
PHASE IA - TOTAL
ree dT oo le nw irc Iro C ree dT oo le nw irc Iro C
Park 6.3 AC
50 X 80 82 DU
Fallgold Court
Mo
Marksheffel Road
1A
ree dT
1B
School 8.5 Acres
55 X 100 77 DU
0
oo nw
Plumwood Court
Snowbell Lane
Vista del Pico Blvd
tto Co
Buckeye Tree Lane
Briarthorn Lane
Richmond American
Lindquist Court
Buckoak Court
Standard Pacific Homes
Pear Leaf Court
Vista Cerro Ave
Phase IA
Banning Lewis Ranch V1
ce Co leaf urt
ne
or L a
Camp h
Laurel Ch erry
Cedarstone Lane
Spring Linden Court
2A
Lan
Co ur t
ia La ne
65 X 100 73 DU Laing Homes
Neigh Park 2.3 Acres
Cottonwood Tree Drive
ac Ac
M
55 X 100 62 DU
Tre e Loop
Foxt ail Pine Place
en ld Go
Sp
nt
Birch
D ce
ru
ain
75 X 100 63 DU
01/05/07
Statistical Summary
2C
Mountain Spruce Drive Big .7 Acres con e Circle
High School 50.0 AC.
+296.0 GROSS ACRES (1553 DU)
1413
1. Superpad acreage is taken from Jensen land plan. 2. V1 and V2 actual net residential acreage is calculated per current plans. 3. V1 retail transferred to V2 Calculations. 4. V1-6 Gross acres are calculated by existing engineer aerial base plan. 5. V3-6 Residential net acres are calculated based on 70.0% ratio, compatible with V1 and V2 caculations. 6. Calculations do not include the two triangle parcels east of the plan boundary.
Neigh Park
+414 GROSS ACRES (1397 DU)
VILLAGE 3
Actual Net Residential Acres
Caption This is that. Village 5 Estimates Superpad Acreage (AC) 236.6 14.4 5.0 16.0 57.5 84.5 414.0
VILLAGE 5
1025 Actual Dwelling Units 1102 590
Village 4 Estimates Superpad Acreage (AC) 218.5 50.0 8.0 46.9 22.6 346.0
Residential Net Acres Multi-Family Net Acres Retail Elementary School Parks Open Space / Miscellaneous Subtotal
74 Gross AC. (515 DU)
Ratio 69.8%
Traditional Village Concept
Residential Net Acres Multi-Family Net Acres Elementary School Parks Open Space / Miscellaneous Subtotal
Residential Net Acres Multi-Family Net Acres High School Elementary School Parks Open Space / Miscellaneous Subtotal
ou
+589 Gross Acres (2007 DU)
Preliminary Statistical Summary
Town Center (Mixed Use) Estimates Superpad Acreage (AC) Proposed Dwelling Units Residential Net Acres 27.8 172 28.6 343 Multi-Family Net Acres Open Space / Miscellaneous 17.6 Subtotal 74.0 515
e riv
VILLAGE 6
+439 Gross Acres (1692 DU)
Greenbelt Village Concept
Genem. Nam qui blaborecus, apiciam exerion rest accullu ptianis millandio illitia nonectotat que latum eostibe rnatur adis poratur, excercipsunt unda voluptatem fuga.
VILLAGE 1
Conventional Village Concept
ra est apid modiaectur sequia vel molum Ut laborup tatemquame nisti aliquas nimaximpost volorro quo beario expland issusantur soluptae verist a vid ut eritisqui aspersperit lani dest lacepro es dolo quam quia doluptate parcitium utem fuga. Nequat ommos sant.
90
225
73
73
PHASE IB - TOTAL
470
PHASE IA & IB - TOTAL
104
Parks & Open Space Land Use Community Park (School Adjacent) Neighborhood Parks (x3) Trails Easement Park Area
Expanded Collector Road Landscape Lot Trail System Pocket Parks Detention Basin TOTAL
Enhanced Pasillo Concept
Enhanced Pasillo Concept Develop an enhanced pedestrian system oriented from the Neighborhood Parks to the Central Community Park and School through an enhanced “Pasillo” system. These Pasillos are directly fronted by housing and are proposed to have a series of nodal activity areas to inspire pedestrian use.
Provide a “Main Street” with street front retail, office and residential uses, designed to provide the shopping, dining and entertainment heart to the village. These mixed uses are promoted to provide the special character of a themed Main Street characteristic to the Colorado lifestyle.
The Pasillo system is proposed to provide unimpeded access from the neighborhood Parks to the Community Park. A lateral pedestrian system is proposed in a secondary loop around the community park with an approximate 45’ wide meandering parkway. This system will have a series of activity nodes along the trail system to provide recreation and passive uses for the community.
Provide a diversity of housing types in smaller scaled neighborhood enclaves that have a distinctive architectural character complementary to the styles influenced by the regional and historic character.
FUTURE DEVELOPMENT
RM
RL RL
RM
Park
Park
1.8 AC.
1.5 AC.
RM
RL
Open Space
RM
RMH
RM
RL
RM
RL
Open Space
Park
RH
Open Space
RM
RM
Park
4.0 AC.
Village Green
RMH RMH
RH
Caption This is that.
APT’s 13.0 AC 260 DU
TH’s 9.3 AC 156 DU
.8 AC.
2-Pack 7.2 AC 52 DU
Village 1
2-Pack 6.4 AC 46 DU Park
40' x 80' SFDA 6.0 AC 46 DU
Village Center
Live/Work 28 DU 3-Pack 6.0 AC 51DU
45 x 80’ SFDA 8.0 AC 58 DU
CP
35’ x 80’ SFDA 6.4 AC 38 DU
24.5 AC. Total (13.5 AC.)
4.0 AC.
Community park 35 x 80' SFDA 6.7 AC 52 DU
Park
45' x 80' SFDA 8.2 AC 54 DU
(4.5 AC.)
CP
Open Space Basin 97
55' x 110' SFDA 12.5 AC 51 DU
CP
45' x 100' SFD 6 AC 41 DU
45' x 100' SFD 11.6 AC 71 DU
16.0 Acres.
Proposed Annexed Parcel Areas 115’
Powerline Easement 35 x 80 SFD Alley
RM7
Condo "Green Court" (9 DU/AC)
RM6
Condo "Cluster" (10 DU/AC)
RMH5
Townhomes (15 DU/AC.)
RMH4
90 128 170 42
RMH3A Lofts over Retail
156 28
TH's/Flats (18 DU/AC) Village Center THs (Live/Work)
RH2 RMH3
Product Type Apartments (20 DU/AC)
RH1
DUs 260
16.2 13.1 12.5 11.5 9.3 Acreage 13.0
65 x 110 SFD Alley 75 x 110 SFD
RL16 RL17 Total
55 x 110 SFD Alley
RL15
50 x 100 SFD Alley
RL14 RL13
51 51 1804 52 56
16.0 18.4 225.7 12.5 11.5 13.0
70
50 x 100 SFD
17.6
112
RM12A 45 x 100 SFD
20.5
121
50 x 90 SFD
RM12
13.0
107
3-Pack SFD
RM11
2-Pack SFD
RM10
98
185’
29.0 Acres.
Future Development
13.6
Statistical Summary Banning Lewis Parkway
60' x 100' SFD 83 DU
13A
Filing 12
Filing 11
Community Park
NP
K-8 School 20 AC
4.2 AC
20
18
THs
45' x 100' SFD 70 DU
13B
50' x 90' SFD 58 DU
174 DU 11.6 AC
Vista Del Pico Blvd
19A
LIVE/WORK 28 DU 2.8 AC
17.0 AC
TH13
21
NP
0.7 AC
Vista
13D
19C 80 DU 6.2 AC
NEIGHBORHOOD COMMERCIAL
Del
Valle y
Rd
50' x 100' SFD 30 DU
19D
19B
THs
156 DU 8.7 AC
LOFTS OVER RETAIL 42 DU
Dublin
TH13
Dr. Vista Del Terra
13C
50' x 90' SFD 48 DU
Caption This is that.
14.0
16
C.P.
NP
112
40’
Open Space Preserve
4.0 AC
100
15B
55' x 110' SFD 86 DU
14B
65' x 110' SFD 86 DU
50' x 100' SFD 84 DU
45 x 80 SFD Alley
17
SFD CLUSTER 130DU 13.0 AC
NP
NP
40 x 80 SFD Alley
115’ PROPOSED ANNEXED PARCEL AREA
RM9
185’
RM8
50' x 90' SFD 97 DU
65' x 110' SFD
15A
14A
Park
1692 DU
75' x 110' SFD 97 DU
Village 1
1.0 AC.
Subtotal
Park
70 DU 28 DU 42 DU 80 DU 156 DU 174 DU 83 DU 260 DU
1.5 AC.
Condo Cluster 12.5 Acres 128 DU Open Space
Units
45’x100’ SFD Live/Work Lofts over Retail TH13 THs THs TH13 APTs
75' x 110' SFD 18.4 AC 51 DU
40’ x 80’ SFD 8.0 AC 54 DU
50’ x 90’ SFD 12.0 AC 71 DU
Product Type
17 18A 18B 18C 18D 19 20 21
Village 1
50' x 100' SFD 13.0 AC 70 DU
Product Area
84 DU 58 DU 30 DU 48 DU 97 DU 86 DU 97 DU 86 DU 83 DU 130 DU
50' x 100' SFDA 11.5 AC 56 DU
Units
50’x100’ SFD 50’x90’ SFD 50’x100’ SFD 50’x90’ SFD 75’x110’ SFD 65’x110’ SFD 50’x90’ SFD 55’x110’ SFD 60’x100’ SFD SFD Cluster
65' x 110' SFD 16.0 AC 51 DU
(2.5 AC.)
Product Type
13A 13B 13C 13D 14A 14B 15A 15B 16A 16B
Conceptual Site Plan
Product Area
3-Pack 7.0 AC 56 DU
Statistical Summary
Village 1
TH’s 11.5AC 170 DU
(4.0 AC.)
Village Two
83 DU 6.4 AC
P
0.5 AC
22
APTs
260 DU 13.0 AC
Blvd
Village 2 Composite Plan
0
200
400
800
01/15/07
Greenfield Projects | 65
Banning Lewis Ranch V2
Park
800
4.0 AC.
400
Lofts over Retail 42 DU
200
50’ x 90’ SFD 8.5 AC 50 DU
0
Basin 95
6/27/06
8/14/06
Enhanced Pasillo Concept
Village 2 Caption This is that.
Park
.8 AC.
800
Lofts over Retail 42 DU Live/Work TH’s 28 DU
400
.
RM
RH
RM
Village Center
200
RM
0
Park
4.0 AC.
Village 2 Master Plan
Banning Lewis Ranch V2
4.0 AC.
66 | April Jackson Portfolio
14
17
9
7
1
2
7
13
4 Design codes
60
14
5
3
Teakleaf Circle
80 X 80 90 DU Undecided
Parcel 8
J N
SA
y
60 X 100
Bougainvi lle St
60 x 100
47
4B Sub-Total
50 x 80
76 123
200
400
Lofts over Retail - 8 DU Attu Live/Work -4StDU
Ave
2C
Memphis
2E
Parcel 4
2F
S4
16
Navy5.0 Rd
172 55 x 100
Military Projects
PROGRAM
S10
Luxury Triplex 60 DU
73
80 x 80 (Duplex) 45 X 80
73
Sub-Total
Ave
Lemon Branch Court
Ave
Elrod
St
73
Tarawa Ave
Oriskany
St
Ticonderog a St
Loop
Singleton Ave
Kearsarge
ress Wood Drive Cyp
Intrepid
Savitz Dr
Polaris Dr
45 X 80 73 DU Legend Undecided Training / Education / Admin
Integrity
Dr
Wasp Ave
S2
Stacked Flats A 16 DU/AC. - 1450 SF 6.3 AC / 100 DU
Personnel / Community Support Family Housing
Open space
Vacant Land
900
1,800
3,600
Feet
PLANNING ANALYSIS
JANUARY 30, 2009 DRAFT
0
Town Square _______________ 55,200 sqft
ASB Properties COMPOSITE SITE PLAN Town Square _______________ 32,000 sqft
Town Square _______________ 30,000 sqft
Neighborhood Commercial___ 60,000 sqft
Neighborhood Commercial___ 83,000 sqft
Neighborhood Commercial___ 84,000 sqft
Large /Medium box _________ 109,600 sqft
Large /Medium box _________ 98,000 sqft
Large /Medium box _________ 127,000 sqft
Cinema ___________________ 42,000 sqft
Cinema ___________________ 42,000 sqft
Retail
Main Street ________________ 76,200 sqft Main Street ________________ 73,000 sqft Town Square _______________ 53,600 sqft
90 225
CONCEPTUAL SITE PLAN
PROGRAM
Retail
62
45 x480 ALTERNATIVE
4C
Essex St
Kittyhawk
50 X Community 80 Park 76 DU 12.3 AC.
0
Wellness Center 240 DU
DUs 172
Sub-Total
Stacked Flats C 14 DU/AC. - 1650 SF AC / 70 DU
LAKE FEATURES Wasp Ave
ry
La n
45
Orange Blossom Lane
800
570
Lot Size Townhomes
Industrial
0
60 196
4A
Parcel 5 Miles continuous paved 10 wide pedestrian/ �4B 1.80 PHASE IB - TOTAL 470 � Amphitheater PHASE IA & IB - TOTAL 1040 (Passive) Daycare Neigh Park � Boathouse 1.8 Ac. Parks & Open Space 4.0 Acres Apartments Land Use Bridges 4C� 100 DU Community Park (School Adjacent) Parcel 6 Neighborhood Parks (x3) � Park Lake access Community Trails 26.5 AC. (Active) Easement Park Area � Boat dock Expanded Collector Road Landscape Lot Trail System N Pocket Parks vegetation � Wildlife preserves with native Detention Basin Feet TOTAL lake � Wedding Gazebo over the ± 7 Group Picnic and BBQ areas � Parcel FT 21 � Passive seating areasRA S40 D 45 x 85 Alley Lots �78 DURock outcroppings for fishing (lake will be stocke
Sequoia Shade Court
Dublin Blvd.
lis Ave
10.8 AC. Retail - 100.000 SF
Hornet Ave
Astoria Ave
EE
Lennar Homes e
2D
73 63
MILLINGTON MASTER PLAN | SUMMARY DOCUMENT
2F
Undecided
de n Cir Hic cle ko
CR
65 X 100 75 x 100
Sub-Total
Dakar St
N UA
2A 2B
Product Area 1D
NEV Transit Station
ALTERNATIVE 3Retail Center K
Hid de n Cir Hic cle ko r
92 251
Courage Dr
Undecided
Cypress Wood Drive
Cypress Wood Drive
17
50 X 90
Sub-Total
Phase IB
Live/Work 16 DU.
Rec. Facility 4.0 AC.
1C
DUs 77 82
PHASE IA - TOTAL
Figure X.X Existing Land Use - Mid South
Indianapo
Lindquist Court
45 X 80 73 DURMV HQ
rt ou dC Woo
P10
64 DU
Lot Size 55 x 100 50 X 80
The Public Works facility is an example of an Administrative use.
S3
76 DU
Honor Dr
Mahogany
66 DU
Wainwright Building provides Community Services.
Winterberry Lane
af C T
Sycamo re L e
C
nber Cour ry t
Rock Elm Lane
Detention Basin 8.7 Acres
Loga
P10
S3
Product Area 1A 1B
Sub-Total
Apts.
11.0 AC / 20.5 DU/AC. 225 DU
Cluster 20 DU
Cottonwood Tree Drive
Townhomes 172 DU
e ircl
Parcel 9
PA
S12
56 DU
Cluster 36 DU
Hid
2E
nch Bra zel Ha Court
D
1 AC. Pad Ave. Custom Lots 40 DU
S50
50 x 105 23 DU
nte
PROPOSED MASTER PLAN
ne
P44
1D
Mo
T
F RA Hollygrape Lane
Hollygrape Lane
Classic Homes Cinnamon Court
ry
p
oo eL Pin
60 DU North End Central ParkCPH
Vista del Pico Blvd
Olive Berry Place
SEPTEMBER 2009 DRAFT
2D
Fire Station 1.5 Acres
Nev / Multi-Modal Staging Area
S12
50 x 105 27 DU
60 X 100
Parcel 3
Sugarberry
1C
Big Le af L a
Mountain Spruce Drive
o Lo
rt Knotty Alder Cou
Noble Fir Court
50 X 90 92 DU
Snowbell Lane
Cottonwood Tree Drive
r
My
ALTERNATIVE 2
They are confidently individual but New Park at North End Library nonetheless they form a strongly cohesive group.
NORTH END NEIGHBORHOOD MASTER PLAN | LISC | EDAW | FD DEVELOPMENT
Lan
Camp h
ce Co leaf urt
or L a
ne
Spring Linden Court
Co ur t
Whitebark Lane
Peachwood Lane
Buckoak Court
re
C tle
p
Marksheffel Road
e Driv
S50 CPH
y Wa ek
ine yP
Maplestone Lane
irch Silver B
ve
60 X 100 47 DU
r nte
HEART OF dOHA | dESIGN COdES | Copyright Arup / EdAW / Allies and Morrison - for use only on the Heart of doha
Community Park 9.0 Acres
Longleaf Court
Silver Birch Drive
ALTERNATIVE 1 Buildings are on a grand scale and generally share a broad grain.
•
Richmond American
P12
45 x 90 Alley 71 DU 4A
Mo
•
Park 6.3 AC
50 X 80 The area as a whole is characterised by 82 DU the complex geometries of the seven streets which meet here. CPH
P33
60 x 120 57 DU
ree dT oo le nw irc Iro C ree dT oo le nw irc Iro C
•
1A
55 X 100 77 DU
Dri
1B
School 8.5 Acres
Fallgold Court
LAKE PARK MASTER PLAN
Cluster 24 DU Vista del Pico Blvd
ree dT
Buckeye Tree Lane
Plumwood Court
P33
60 x 120 49 DU
S12
o wo
It has the highest density of any part of the Masterplan and holds the tallest cluster of buildings, beneath which the new Metro station is located.
Briarthorn Lane
Phase IA
Richmond American
n tto Co
•
Expanded & Renovated Bennett Park Vista Cerro Ave Nakheel Circus is the ‘prow’ of the Masterplan, forming its most prominent face to the outer city.
Standard Pacific Homes
Pear Leaf Court
Laurel Ch erry
Nakheel Circus
It is a major node connecting many major routes both inside and outside the site and is highly visible from near and far.
Cedarstone Lane
65 X 100 73 DU Laing Homes
Neigh Park 2.3 Acres
•
Parcel 1 / 2
ia La ne
2A
55 X 100 62 DU
Tre e Loop
Foxt ail Pine Place
ac Ac
M
Birch
nt
ou
75 X 100 63 DU
en ld Go
ain
r
Sp
Ladera Ranch
•
2B
Big .7 Acres con e Circle
Statistical Summary
2C
Mountain Spruce Drive
Neigh Park e riv
eD uc
Ald er Flo we r
Architecture character
PROGRAM
PROGRAM
Retail
Retail
Main Street ________________ 124,200 sqft
Main Street ________________ 104,000 sqft
200
Neighborhood Commercial___ 75,000 sqft Large /Medium box _________ 0,000 sqft Cinema ___________________ 0,000 sqft
Total Retail ______________ 205,000 sqft Office ___________________ 72,000 sqft
Total Retail ______________ 340,000 sqft
Rancho Mission Viejo Planning Area 1
El Rancho San Benito
Office ___________________ 130,000 sqft
Cinema ___________________ 42,000 sqft
Total Retail ______________ 380,000 sqft
Total Retail ______________ 387,000 sqft
Office ___________________ 110,000 sqft
Office ___________________ 101,000 sqft
TOWN CENTER STUDY
0
200
400
800
08/07/07
Military Projects | 67
1.0 Introduction 1.1
±
PUrPOSE
Great Lakes Navel Base
This document provides a Master Plan for Naval Station GreatWaukegan Lakes (NAVSTA Great Lakes), located in Great | Illinois Lakes, Illinois. The last comprehensive master plan for 1.1 PUrPOSE ra est apid modiaectur the Station was prepared in 1986. This document sequia vel molum Ut laborup provides an updated master plan, Plan reflecting new Station This document provides a Master for Naval tatemquame nisti aliquas nimaximpost missions and programs assigned to NAVSTA Great Great Lakes Great Lakes), located in Great volorro quo(NAVSTA beario expland issusantur IA Lakes. Lakes, Illinois. The last soluptae verist a vid ut comprehensive eritisqui aspersperitmaster plan for 88 the Station prepared in 1986. lani destwas lacepro es dolo quam quia This document 1.2 INStaLLatION MISSION provides an updated plan, reflecting new doluptate parcitium master utem fuga. Nequat 280 Great ommos sant. missions and programs assigned to NAVSTA NAVSTA Great Lakes’ mission is to maintain I Aand Lakes. Genem. Nam qui blaborecus, apiciam and logistics operate facilities, provide administrative 74
1.0 Introduction
The
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31 Figure X.X Regional Context Map § ¦ ¨ § ¦I N ¨ V U IA 180 §U ¦ ¨ ¦ 57 ¨ § ¦§ ¨ operate facilities, provide administrative andunits logistics WI 65 § (NETC); and to support other activities and ¦ ¨ 74 as V 55 Chicago 132 V U § ¦ ¨ § ¦ ¨ 1 37 41 support to tenant to provide services V U £ designated by theorganizations, Chief of Navaland Operations (CNO). ¤ £ ¤ ¦ ¨ § ¦ IL ¨ § £ ¦ § ¨ ¤ Washington £ ¤ § ¦O H ¨ Caption This is that. § ¦ ¨ and material that support operations of activities and IN MI § ¦ ¨ § ¦ ¨ Figure X.X Regional Context Map § ¦ ¨ § 1.3 ¦ ¨ § ¦ ¨ § ¦ ¨ £ ¤ units of VISION the Naval Education and Training Command § ¦ ¨ £ § ¤ ¦ ¨ § ¦ ¨ V U Gurnee IA § 1 73 ¦ ¨ Per the scope of work, the key planning considerations V U 1 20 (NETC); and to support other activities and units as VChicago U 132 V U Figure X.X Historical / Cultural Resources § ¦ ¨ 137 forming the by vision thisofMaster Plan are as(CNO). follows: V U £ designated the for Chief Naval Operations ¤ ¦ ¨ V U § ¦ IL ¨ § ¦ § ¨ V £ U Washington ¤ 10th § ¦O H ¨ Park City § ¦ ¨ IN § ¦ ¨ § ¦ ¨ •1.3 Modernization of facilities while reducing footprint, § VISION ¦Waukegan £ ¨ § ¦ 41 Gurnee ¨ § ¦ ¨ ¤ § ¦ ¨ £ ¤ V U V U Gurnee
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exerion rest accullu ptianis millandio illitia support to tenant organizations, and to provide services88 1.2 INStaLLatION MISSION nonectotatthat que latum eostibe rnatur adisof activities and and material support operations 280 poratur, excercipsunt unda voluptatem NAVSTA Great Lakes’ mission is Training to maintain and units of the Naval Education and Command fuga.
296
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§ ¦ ¨
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63 64 1A 67 68 65
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en Gre
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929
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43
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GREAT LAKES MASTER PLAN | SUMMARY dOCUMENT
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V U 131 V U North Chicago and core community support areas of the base VMartin LutherU U 22nd KingNorth Jr Chicago V The Master Plan is intended to be a framework for § ¦ ¨ Green Oaks 137 V U physical development, to address • Preservation of natural areas the andmission use of Naval Station Great Lakes V U 43 V U functionality, opendevelopment space, landscaping, site amenities, sustainable principles. Naval StationLake Great Lakes Bluff 137 Atkinson V U 94 V U transportation, parking, sustainability, utilities, V U Green Oaks The Master Planand is intended to or be new a framework for encroachment, renovation construction § ¦ ¨ Green Oaks 137 V U physical development, to address missionconsistent projects. This Plan will guide thesethe activities 1 0.5 0 1 Miles 1 76 V U V U 43 Lake Forest V U functionality, open space, landscaping, site amenities, with one vision and program to ensure that they result in Atkinson Lake Bluff Legend 94 Caption This isLocation that. Lake Bluff Figure X.X Map transportation, parking, sustainability, utilities, consistent and appropriate physical appearances and Oaks Sheridan Green encroachment, and the renovation or newofconstruction functions, including requirements the primary ± projects. This Plan will guide these activities consistent 1 0.5 0 1 Miles 176 V U tenants. Lake Forest This is that.program to ensure T with Caption one vision and that they result in F Lake Bluff Figure X.X Location Map RA appearances 15and consistent and appropriate D physical Sheridan 1 0.5 functions, including the requirements of the primary th Lake Forest a rp e De tenants.
1523
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±
469
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Per the scope of work, the key planning considerations • Appearance, siting, pedestrian and vehicular forming the vision for this Master Plan are as follows: circulation, and functionality in administrative and core community support areas of thefootprint, base • Modernization of facilities while reducing 325
280
6301
520
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GATE XX
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Sh
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Secondary Access Points
n
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Legend
933
0
600
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PLANNING ANALYSIS
en Gre
jANUARY 8, 2009 draft
B ay
68 | Military Projects
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NAVAL STATION GREAT LAKES MaStEr PLaN 2009
FT
ath De erp
Lake Forest
1
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Caption This is that.
Caption This is that.
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Caption This is that.
70 | Military Projects
Caption This is that.
Caption This is that.
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Millington Navel Base XX | XX
The
est apid s intended to takerathe nextmodiaectur steps in sequia vel molum Ut laborup ss, enhancing the positive elements tatemquame nisti aliquas nimaximpost esent and strengthening aspects of volorro quo beario expland issusantur mprovement. Planaspersperit is a soluptae The verist aMaster vid ut eritisqui lani dest lacepro es dolo quam quia that will function as a guide to doluptate parcitium utem fuga. Nequat ent, reflecting changes in mission ommos sant. ure trends while improving the Genem. Nam qui blaborecus, apiciam unctional environment. It will exerion rest accullu ptianis millandio illitia ent flexibility to account for changing nonectotat que latum eostibe rnatur adis excercipsunt unda voluptatem es, and poratur, programs.
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Context Map
MO
155
Bethue l
51
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40
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205
Memphis
Millington
55
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Figure X.X Regional Context Map Figure X.X Location Map
1
0.5
0 Miles
STER PLAN | SUMMARY DOCUMENT
NSA Millingtonâ&#x20AC;&#x2122;s official direction on velopment. It shall be used in s intended to take the next steps in ing,enhancing and reviewing all construction ss, the positive elements jects on installation. The esent andthe strengthening aspects of nded to be specific enough to is a mprovement. The Master Plan nthat howwill to function make NSA as aMillington guide to a dent, functionally installation, reflectingorganized changes in mission meant to encourage creativity ure trends while improving thein ing, landscape architecture, unctional environment. It willand site nesflexibility do not cover all physical ent to account for changing ly addressed by facility development; es, and programs. hose elements needed to produce ng process for physical development cal arrangement of the base in planning and design issues, as well ssion. d functional requirements of physical REA pment. Future improvements will be vityPlan, Mid-South is located the er which allows the at resolution llington, Tennessee, a cityconcept of 10,433 project as part of a total Census). Millington is located in the and-alone effort. Shelby County, approximately 17 NSA Millingtonâ&#x20AC;&#x2122;s official direction on ntown Memphis. velopment. It shallProjects be used in 72 | Military one the largest land holdings in ing, of and reviewing all construction
40
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fuga.
ng process for physical development planning and design issues, as well d functional requirements of physical pment. Future improvements will be er Plan, which allows the resolution project as part of a total concept and-alone effort.
155
Display aircraft located on Navy Road near the Main Gate.
Anchor display is a memorial to Pharmacist’s Mate First Class Willis, after whom the main gate is named.
Figure X.X Installation Map - NSA Mid South
Bougainvi lle St
Memphis
Hornet Ave
Indianapo
Astoria Ave
lis Ave
Ave
Dakar St
Attu St
Navy Rd
Intrepid
Elrod
Tarawa Ave Oriskany
St
Ticonderog a St
2.0 Planning Analysis
Polaris
DEVELOPMENT CONSTRAINTS
Dr 2.1.1
Courage
Dr
This section summarizes the major development Integrity Dr constraints at NSA Millington based on environmental, Wasp Ave operational, and historical/cultural characteristics. The constraints identified in the master planning effort are summarized in the GIS-based diagrams included in this section. These development constraints must be considered for general planning purposes, and they Legend should be verified and updated by the Public Works Study Area Department as planning and development efforts progress. 900 1,800 3,600 0 Feet
MILLINGTON MASTER PLAN | SUMMARY DOCUMENT
Savitz Dr
Honor Dr
2.1
Loop
Singleton Ave
St
Wasp Ave
Kittyhawk Ave
Kearsarge
Ave
Essex St
Environmental Constraints
Environmental constraints at NSA Millington involve the desire to avoid encroachment on natural features. The following sections provide brief descriptions for each of these development constraints as they apply to the base and the siting of potential future facilities. Environmental constraints include drainage channels, topography, floodplain, wetland, and wooded areas.
±
T F A
Caption This is that.
Figure X.X Environmental Contraints - NSA Mid South
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JANUARY 30, 2009 DRAFT
INTRODUCTION
7
Bougainv ille St
Memphis
Hornet Ave
Indianapo
Astoria Ave
lis Ave
Ave
Dakar St
Attu St
Navy Rd
Kearsarge
Ave
Essex St
Elrod
Tarawa Ave
Oriskany
St
Loop
Singleton Ave
St
Wasp Ave
Kittyhawk
Ave
Intrepid
Ticonderog a St
MILLINGTON MASTER PLAN | SUMMARY DOCUMENT
Savitz Dr
Dr Dr
Integrity
Wasp Ave
Courage
Honor Dr
Polaris Dr
Legend Surface water body Floodplain Surface Water Course Topography Levee 0
900
1,800
3,600
Feet
±
T F A
Caption This is that. JANUARY 30, 2009 DRAFT
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PLANNING ANALYSIS
9
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Key Map
Figure X.X Environmental Contraints - Study Area
0
1 Mile
Attu St
Navy Rd
Kearsarg e Ave
Essex St
Elrod
St
Loop
Singleto n Ave
Oriskany
Tarawa Av e
Wasp Av e
Kittyhawk
Ave
Intrepid St
Ticonder oga St
Savitz Dr
MILLINGTON MASTER PLAN | SUMMARY DOCUMENT
Honor Dr
Polaris Dr
Wasp Av e
Courage
Dr
Integrity Dr
Legend Floodplain Surface Water Course Topography 0
400
800
1,600
Mature trees line Oriskany Street.
Feet
±
There is significant tree cover on Base, as visible near
T
Caption This is that. Singleton Gate. Figure X.X Tree Cover / Wetlands NSA Mid South JANUARY 30, 2009 DRAFT
F RA
D
PLANNING ANALYSIS
11
Bougain ville St
Memphis
Hornet Ave
Indianapo
Astoria Ave
lis Ave
Ave
Dakar St
Attu St
Navy Rd
Elrod
St
Tarawa Ave
Oriskany
St
Ticonderog a St
Loop
Singleton Ave
Intrepid
Wasp Ave
Kittyhawk Ave
Kearsarge
Ave
Essex St
MILLINGTON MASTER PLAN | SUMMARY DOCUMENT
Savitz Dr
Wasp Av e
Dr Dr
Integrity
Courage
Honor Dr
Polaris Dr
Legend Tree Cover / Woodlands Wetland 0
900
1,800
3,600
Feet
±
T F A
Caption This is that. 74 | Military Projects
JANUARY 30, 2009 DRAFT
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13
Navy Recruiting Command building, in the Training/Admin Functional District.
Goetsch Hall, in the Training/Admin Functional District.
Figure X.X Functional Districts - NSA Mid South
Bougain ville St
Memphis
Hornet Ave
Astoria Ave
Indianapo lis Ave
Ave
Dakar St
Conway Housing (Demolished)
Attu St
Navy Rd
Kearsarge Ave
Essex St
Capehart Housing Elrod
Tarawa Ave
Oriskany
St
Loop
Singleton Ave
St
Wasp Ave
Kittyhawk
Ave
Intrepid
Ticonderog a St Savitz Dr
MILLINGTON MASTER PLAN | SUMMARY DOCUMENT
Enterprise Housing
Honor Dr
Polaris Dr
Dr Courage
Dr
Integrity
Wasp Av e
Legend Personnel Support Training / Administrative Housing Industrial
0
900
1,800
±
3,600
F e e t Services. Wainwright Building provides Community
The Public Works facility is an example of an Administrative use.
T F A
Caption This is that. Figure X.X Existing Land Use - Mid South
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JANUARY 30, 2009 DRAFT
Bougain ville St
Memphis
Hornet Ave
lis Ave Indianapo
Astoria Ave
19
Ave
Dakar St
PLANNING ANALYSIS
Attu St
Navy Rd
Elrod
St
Oriskany
Tarawa Ave
Wasp Ave
Kittyhawk
Ave
Intrepid
St
Ticonderog a St
Loop
Singleton Ave
Kearsarge
Ave
Essex St
MILLINGTON MASTER PLAN | SUMMARY DOCUMENT
Savitz Dr
Wasp Av e
Legend
Dr
Dr Courage
Honor Dr
Polaris Dr
Integrity
Training / Education / Admin Personnel / Community Support Family Housing Industrial Open space Vacant Land 0
900
1,800
3,600
Feet
±
T F A
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PLANNING ANALYSIS
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Military Projects | 75
Large shrubs and pavement mark a former building entrance.
Unused parking lot lies adjacent to a former building site.
Figure X.X Existing Open Space - NSA Mid South
Bougainvi lle St
Memphis
Hornet Ave
Indianapo lis
Astoria Ave
Ave
Ave
Dakar St
Attu St
Navy Rd
Kearsarge
Ave
Essex St
Elrod
Loop
Singleton Ave
Oriskany
Tarawa Ave
Wasp Ave
Kittyhawk
Ave
Intrepid St
St
Ticonderog a St
MILLINGTON MASTER PLAN | SUMMARY DOCUMENT
Savitz Dr
Dr
Dr
Integrity
Courage
Honor Dr
Polaris Dr
Wasp Ave
Legend
Key Map
General Open space Recreational Formal Open space 900
0
1,800
3,600
Feet
±
T F A
Caption This is that. Figure X.X Vehicular Circulation & Access - Study Area
JANUARY 30, 2009 DRAFT
Willis (Main) Gate
Attu St
Kinser Gate
DR
1 Mile PLANNING ANALYSIS
0
Brown Gate
Navy Rd Harrison Gate Bonney Gate
Kearsarg
e Ave
Essex St
St
Loop
Singleto n Ave
Oriskany
Tarawa Av e
Wasp Av e
Ave Kittyhawk
Elrod
Intrepid St
Ticonder oga St
Savitz Dr
Wasp Av e
Courage
Legend Parking Lots
MILLINGTON MASTER PLAN | SUMMARY DOCUMENT
Integrity Dr
Dr
Honor Dr
Polaris Dr
Primary Vehicular Circulation Secondary Vehicular Circulation
Singleton Gate
Open Access Point Active Gates Alternate Gates
0
400
800
1,600
Feet
±
T F A
Caption This is that. JANUARY 30, 2009 DRAFT
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