Scott T. Ulrich, CNU-ACommUNiTy PlANNer | UrbAN DeSigNerWork SamplesAirport Area Framework Plan | Abu Dhabi, UAE muncie Action Plan | Muncie, Indiana Short North Design guidelines | Columbus, Ohio North Cassady Avenue redevelopment Plan | Bexley, Ohio
Growth Mitigation and Coordination in the Middle EastAirPorT AreA FrAmeWork PlAN | ABU DhABI, UAEoverview Land Use + Transport FrameworkThe study area of this plan is centered on Abu DhabiInternational Airport and is the area of the city whereextensive new growth and development is expected. Thepurpose of the Airport Area Framework Plan is to ensure thatthe area grows according to the principles of Plan Abu Dhabi2030 (PAD 2030) and other planning policies. In addition tobuilding on existing regional policies, this Area FrameworkPlan also provides insight into how land use, transport,market, and other forces are changing the planning area, insome cases differently than envisioned in PAD 2030.integrated land Use & Transportation PlanningThe multitude of proposed planned developments may havebeen well-designed individually, but projections indicatedthat key locations along the transport system will become Retail hierarchy Office hierarchycongested unless mitigation measures are implemented. Thisplan provides a framework for integrating them into theconnected region envisioned in PAD 2030. The vision for the area’s future transport structure is onethat provides a variety of transport options including motorvehicles, transit, bicycle, and pedestrian access. The landuse element of the Plan provides a pattern of the location ofdevelopment and applies timing mechanisms (such as land- Combined Commercial hierarchybanking, see map above) that phase development aroundtransit improvements to maximize the efficiency of thetransportation network.Hierarchy of CentersThis plan also recommends a “hierarchy” of connectedcommercial centers to serve as focal points within the regionand as places around which communities can be organized.Three center types are identified, including neighborhoodcenters, district centers, and regional centers. Each center typeis mapped and accompanied by a description of the mix ofuses, the range of building area, and the range of population tobe served by each type. This hierarchy is designed to implement the PAD 2030principle of connected centers throughout the region thatare also—most importantly—supported by population and Schools Police & Fire healthcaremarket demand.Community FacilitiesPAD 2030 emphasizes the importance of providing adequateand well-located community facilities in order to create morelivable communities. In keeping with this vision, this planprovides level of service standards and proposed geographic Mosques Cultural Open Spacedistribution of schools, mosques, parks, recreational, civic,cultural, healthcare, and civil defense facilities. Geographicproximity, population catchment areas, and service areas areidentified for each type of facility.
A New Path for a Shrinking CitymUNCie ACTioN PlAN | MUNCIE, INDIANAoverviewThe Action Plan is a strategic guide that expresses the valuesand aspirations of the community. It is based on inclusiveinput from anyone in the community that cares about thefuture of the place they live, work or study. These aspirationsare integrated with solid technical analysis of conditions andtrends to create a compelling action agenda for the future.The motivation The Conceptual Development Framework Map illustrates graphically the principles forThe City of Muncie—like many communities in the Midwest— development and shows where these concepts generally apply throughout the city.faces significant challenges in creating a prosperous andsustainable future:• A shrinking, aging population• Major disinvestment, declining prosperity, and fiscal stress• Inefficient use of land and resourcesHowever, key community leaders came together to chart acourse for the future based on the inclusive MAP process.Not coincidentally, the city was entering an exciting time ofcontinued collaboration between local government, not-for-profits, business and community leaders, and educationalinstitutions. The Muncie Action Plan capitalized on thiscollaboration to bring all of these components and pastplanning efforts together to create a new vision for the city as itcontinues to move forward.The Public ProcessThe Muncie Action Plan process included three rounds ofpublic involvement:Idea Workshops: Interactive brainstorming workshop with“Strong Places, Weak Places” mapping activity.Community Choices: Merging ideas with technical researchand evaluating goals for the future and necessary action steps.Open House: Prioritizing actions and gathering interest inimplementation steps.Structure of the Action PlanThe Muncie Action Plan was built upon the ideas and valuesof those who live and work in Muncie. These ideas weredistilled into aspirations, principles and actions.Aspirations. Ten goals express, in simple terms, thecommunity’s aspirations for the future. The priority actions were organized into five initiative areas:Principles. Twelve principles describe the community valuesrelated to land development. These value statements address 1. Linking Learning, health, and Prosperity“how” and “where” the community should develop in the 2. Fostering Collaborationfuture. 3. Strengthening Pride and ImageActions. The Vision included 47 programs, policies or projectsthat support one or more of the goals. 4. Creating Attractive and Desirable Places 5. Managing Community Resources
3-Dimensional Modeling & ResearchSHorT NorTH DeSigN gUiDeliNeS | COLUMBUS, OhIOoverview Bird’s eye view of districtThe Short North is a unique, arts-focused historic businesscorridor along High Street in Columbus, Ohio. It literallystraddles the boundary of two architectural reviewcommissions, each working with their own set of designguidelines for its respective side of High Street. The Columbus Planning Divison initiated a project to createa single set of unified design guidelines for the Short Northdistrict, and enlisted City and Regional Planning students toestablish a complete baseline of information and analysis toinform the development of the guidelines.baseline model Example of the district’s long, intact historic blocksThis three-dimensional computerized model of the existingplanning area was created to serve as a baseline to understandthe development pattern and character, on a lot-by-lotbasis. Our findings could be broken into five categories ofdevelopment types in the district:Long, intact historic blocksSmaller historic clustersIsolated extremes (towers & drive-throughs)Suburban-style, strip-style retail“Bulky” newer developmentVisualizing impactsOnce the model was built, building heights were compared hypothetical new development with shielded parking structurein order to identify inconsistencies and buildings which areincompatible with the Short North design aesthetic. In addition, currently vacant or underutilized sites in thedistrict were used to investigate the potential effects of differentguidelines and standards by visualizing hypothetical futuredevelopments within the context of the existing environment.This analysis led to the following recommendations to theColumbus Planning Division:• A three-story minimum building height.• Street-fronting parking lots should be avoided or mitigated with short walls and/or shrubs.• Parking structures should be “nestled” behind liner buildings, or at least have first-floor street-fronting retail.• New development that is significantly taller than Visualization of actual proposed “Ibiza” development under review by commission surrounding buildings should use techniques such as transparent materials and tiered “step-backs” to mitigate the effects of excessive heights.• Façade ornamentation should be used to provide vertical variation of continuous building fronts.• Changes in colors, textures, and/or window designs should be used to provide horizontal variation to mitigate monolithic, continuous building fronts above the first floor.
Retrofitting a Suburban/Strip CorridorNorTH CASSADy AVeNUe reDeVeloPmeNT PlAN | BExLEy, OhIO Redevelopment Site PlanoverviewThe North Cassady Avenue corridor in the inner-ringColumbus suburb of Bexley, Ohio was studied as part of areal estate development studio class. Graduate students fromthe City & Regional Planning and MBA programs teamedtogether to propose solutions to retrofit the deterioratingstrip-style corridor within a traditional neighborhood.This proposal creates a more context-sensitive mixed-useneighborhood center that uses land more efficiently and bettermeets the needs of an aging, family-focused local market.Challenges• Obsolete buildings• Fractured parcel ownership• Railroad noise• Shallow lotsopportunities• High traffic count, low speed• Recent nearby City investment (new Police station)• Strong community identity and attachment• Wide range of ages, incomes, ethnicityPlan goals & Design ConceptsMaximize walkability• Buildings up to the sidewalk• Parking in rear and on-street• Widened sidewalksRespect context• 1-3 stories• Long, continuous frontagesCreate vitality• Retail on bottom floors• Mutually supportive usesIncremental approach• Three-phase clustered build-out plan• Begins with most underutilized parcels• Preserves currently viable businesses Conceptual examples of proposed development types & featuresland Use efficiency Existing ProposedResidential: 12,616 SF 18,600 SFRetail/Service: 15,520 SF 20,050 SFMedical Office: 3,118 SF 14,000 SFOffice: 1,395 SF 10,750 SFTotal: 32,649 SF 63,400 SF