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Wayne Feiden, FAICP, Team LeaderKen Buckland, AICP, LEED AP, Land UseSteve Durrant, PLA, Bicycle and PedestrianChristine C...
Sebastopol speaks• “We are a Subaru and Prius Town”• “We are deserving of our vision”• “We don’t suffer from low self-este...
Center of the CityStudents: Safewaysometimes plazaMain St: Not so muchAdults: the plaza
Sebastopol speaks• Downtown inundated by through traffic• Streets too highway-like• Pedestrians and cyclists uncomfortable...
Sebastopol speaks• Design/development should reflect values• Residential, commercial and industrial mix• Need new civic ce...
Bullish on downtown/The Barlow• Downtown synergy• City worker/jobs balance (4,000±:4,000±)• Housing (residents support dow...
Land UseKen Buckland, AICP, LEED AP
A Cross Roads City
The Community Grows
A Community Over TimeGreenbeltCoreCorridorsTransitions
The Opportunities
The Heart of the City
Precedent: Palmer Square
The Opportunities
Frame the Boundaries
The Opportunities
Frame the Boundaries
The Opportunities
Vehicle Storage/ Smart ParkingLocation Units Parking Spaces Parking RatioSouth Orange NJ 200 250 1.3Madison NJ 149 178 1.2...
Vehicle Storage and LinksAverage Parking Ratio 1.1Average Distance to Transit 994’Steps to Transit – 47Steps to Main St - ...
Value PropositionCost ofVehicleOwnershipAdditionalMortgage Valueof $100,000
Zoning as Land Plan
Zoning as Future Land PlanGeneral Plan Update Needed, from thatprocess:• Define Outcomes• Include Flexibility
Defining SuccessPre-Planning Program• Community-Based Process• Define Desired Public Outcomes• Determine Owner/Developer B...
Outreach and Marketing PlanMarket to Successful BusinessesMarket to Quality DevelopersCreate Marketing Materials:ContextWh...
Urban DesignLesley Bain, FAIA, LEED AP
Design ReviewFrames a conversation betweenproperty ownerscommunity membersdesigners andregulators
Design ReviewAllows the conversation to happenbefore you need it to happen
NATURAL SETTINGOak and redwoodTopographyViewsCreeklandsDesigns reflectCommunity Values: Character
NATURAL SETTINGOak and redwoodTopographyViewsCreeklandsDesigns reflectCommunity Values: Character
HISTORYApplesWarehousesTrainsDesigns reflectCommunity Values: Character
ICONSENTRIESDesigns reflectCommunity Values: Character
HISTORYMain StreetFine grain scaleDesigns reflectCommunity Values: Character
ARCHITECTURAL LEGACYDesigns reflectCommunity Values: Character
Ability to create forthe futureDesigns reflectCommunity Values: Character
Human scaleComfortableInterestingDesigns reflectCommunity Values: It’s About People
Quirky!Designs reflectCommunity Values: It’s About People
ArtisticDesigns reflectCommunity Values: It’s About People
SolarEdibleShadedDesigns reflectCommunity Values: Sustainable
Filling in gaps, needsAdding landscaping,seating, activityDesigns Contribute to Community
Making connectionsDesigns Contribute to Community
Making connectionsDesigns Contribute to Community
Making connectionsDesigns Contribute to Community
Main StreetIndustrial heritageInner corridorEntry corridorSingle family areaTailor Guidelines by districts
Identify places of highsignificance:GatewaysViewsKey sitesTailor Guidelines by districts
Main Street typology Industrial heritageTailor Guidelines by districts
Tailor Guidelines by pedestrianpriorityExisting conditions
Tailor Guidelines by pedestrianpriorityPedestrian priority in red--near term
Tailor Guidelines by pedestrianpriorityPedestrian priority in red--longer term
1. Site AnalysisEach site has unique attributes.What are the specific opportunitiesfor each project to contribute?What is ...
2. Design ConceptAddresses unique attributes.Identifies the specific opportunitiesfor each project to contributeDesign Rev...
3. ExecutionParts complement the whole.Details, materials, and scale are mostappropriate.Design Review Process
Not just Design GuidelinesHumanizing
Not just Design GuidelinesHumanizing
Fingers of space for peoplePublic Realm
Public RealmPeople-scaled connections
Public RealmPeople-scaled connections
The Language of the StreetEngineering language
Language of pedestrians and natural systemsThe Language of the Street
The Language of the StreetLanguage of pedestrians and natural systems
The Language of the PublicSpaceUse your asphalt space well
Design for who you are
Green InfrastructureChristine Carlson, ASLA
Santa RosaSebastopolGratonFarmlandAtascaderoCreekLagunadeSantaRosaWoodland
ThePlazaRialtoTrailHighStreetGreenway
TheBarlowTo Analy H.S.RialtoPocketParkPocketParkTo Rodota TrailLagunaRailroad WoodsSebastopolCrossingThe PlazaRialto Trail
Rialto corridor
Neighborhood Greenway
60’ foot right-of-way
WayfindingRenaturing
Backyard Nature
Backyard Nature
Street trees
Cluster trees and shrubsfor backyard habitatConnect tostreetscape bioswalesPlants forbirds & beesResidential Lots & Street...
Bicycle & Pedestrian ConnectionsSteve Durrant, PLA
to Santa Rosato Gratonto Petaluma
15 minute walk15 minute walkHigh SchoolHigh SchoolLagunaLagunaLibby ParkLibby ParkPinecrestPinecrestSchoolSchoolNOYESYes, ...
PlazaLagunaAnaly High SchoolRodota TrailIves ParkParkside
Highway Bikeways
Highway BikewaysTrails
Highway BikewaysTrails
Highway BikewaysTrailsBike Lanes
Highway BikewaysTrailsBike LanesNeighborhood Greenways
Plaza
RialtoCorridorIves Park Connector
HighStreetNeighborhoodGreenway
Buffered Bike Lanes
Cycle Tracks
AnalyHighSchoolTheLagunaPinecrestSchoolBroomhavenSchoolLibby ParkRodotaTrail
Cycle Track:A bikewayprotected fromtraffic by parkedcarsor another barrier.
58’
58’
TransportationIan Lockwood, PE
What We Heard:
What We Heard:i)no money for bypass
What We Heard:i)no money for bypassii)no good location for bypass
What We Heard:i)no money for bypassii)no good location for bypassiii)potential network connections
What We Heard:i)no money for bypassii)no good location for bypassiii)potential network connections
What We Heard:i)no money for bypassii)no good location for bypassiii)potential network connectionsConclusions:
What We Heard:i)no money for bypassii)no good location for bypassiii)potential network connectionsConclusions:i)congestion...
What We Heard:i)no money for bypassii)no good location for bypassiii)potential network connectionsConclusions:i)congestion...
Choices:
Choices:i)Traffic 1stApproach:
Choices:i)Traffic 1stApproach:maximize motor vehiclethroughput & accept damageto City’s walkability, businesses,character…
Choices:i)Traffic 1stApproach:maximize motor vehiclethroughput & accept damageto City’s walkability, businesses,character…...
Choices:i)Traffic 1stApproach:maximize motor vehiclethroughput & accept damageto City’s walkability, businesses,character…...
% By Trip Type----------18.0%2.6%20.2%1.5%24.2%8.8%24.5%0.2%100.0%Doctors & DentistFamily & PersonalChurch & SchoolSocial ...
Reward the short trip and/or the transit trip
Strategy: Relocate Lefts/Short Cylcesvs Split Through/One-Way Streets
Leverage ExistingRegional Network(provide routing choices)ForestvilleRussian RiverSource: Colin Doyle
Leverage ExistingRegional Network(provide routing choices)ForestvilleRussian RiverSource: Colin Doyle
Leverage ExistingRegional Network(provide routing choices)ForestvilleRussian RiverSource: Colin Doyle
Leverage ExistingRegional Network(provide routing choices)ForestvilleRussian RiverSource: Colin Doyle
Leverage ExistingRegional Network(provide routing choices)ForestvilleRussian RiverSource: Colin Doyle
Leverage ExistingRegional Network(provide routing choices)ForestvilleRussian RiverSource: Colin Doyle
Leverage ExistingRegional Network(provide routing choices)ForestvilleRussian RiverSource: Colin Doyle
Leverage ExistingRegional Network(provide routing choices)ForestvilleRussian RiverSource: Colin Doyle
Leverage ExistingRegional Network(provide routing choices)ForestvilleRussian RiverSource: Colin Doyle
Leverage ExistingRegional Network(provide routing choices)ForestvilleRussian RiverSource: Colin Doyle
Leverage ExistingRegional Network(provide routing choices)ForestvilleRussian RiverSource: Colin Doyle
Other Downtown: Parking• On-street parking– up to $200,000 sales/spot IF customer parking• Main St. parked up– Employees p...
Other Downtown: Events• Downtown events, programs, and promotion– Business and city cachet
Get it done!– Downtown merchants– Occupy Sebastopol– Sebastopol tomorrow• General Plan Update• Strategic work starts tomor...
Quick Start: less than one year• Wayfinding: bicycle trail and downtown• Design: better design AND street standards• Revis...
Quick Start: less than one year• Paint: narrow lanes-repurpose asphalt• Pre-Plan: opportunity sites for development &green...
Momentum: within two years• Identify site for housing to replace trailer park• Marketing: opportunity sites• Reposition as...
Eye on the prize: longer term• Restore two-way livable streets downtown• Embed findings in General Plan• Cycle Tracks on m...
Imagine Downtown Sebastopol• Emphasize downtown character• Downtown development for city values• Pre-planning program• Pri...
Sebastopol SDAT Presentation
Sebastopol SDAT Presentation
Sebastopol SDAT Presentation
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Sebastopol SDAT Presentation
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Sebastopol SDAT Presentation
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Sebastopol SDAT Presentation
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Sebastopol SDAT Presentation
Sebastopol SDAT Presentation
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Sebastopol SDAT Presentation

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The final presentation of the American Institute of Architects Sustainable Design Assessment Team (SDAT) project in Sebastopol, CA

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Sebastopol SDAT Presentation

  1. 1. Wayne Feiden, FAICP, Team LeaderKen Buckland, AICP, LEED AP, Land UseSteve Durrant, PLA, Bicycle and PedestrianChristine Carlson, ASLA, Green InfrastructureLesley Bain, FAIA, LEED AP, Urban DesignIan Lockwood, PE, TransportationJoel Mills, Director AIA Communities by DesignErin Simmons, Director AIA Design Assistance
  2. 2. Sebastopol speaks• “We are a Subaru and Prius Town”• “We are deserving of our vision”• “We don’t suffer from low self-esteem”• “Our brand is ‘Unique small town’”• “Want to stay a working class community”• “I never let my children bicycle to school”• “Sebastopol goes both ways” downtownstreets”
  3. 3. Center of the CityStudents: Safewaysometimes plazaMain St: Not so muchAdults: the plaza
  4. 4. Sebastopol speaks• Downtown inundated by through traffic• Streets too highway-like• Pedestrians and cyclists uncomfortable• Bicycle trail ends before the destination• Parking available in the wrong places• Unattractive downtown gateways
  5. 5. Sebastopol speaks• Design/development should reflect values• Residential, commercial and industrial mix• Need new civic center• Underutilized lots are key opportunities• Weak downtown-The Barlow connection• Nature in the city
  6. 6. Bullish on downtown/The Barlow• Downtown synergy• City worker/jobs balance (4,000±:4,000±)• Housing (residents support downtown)
  7. 7. Land UseKen Buckland, AICP, LEED AP
  8. 8. A Cross Roads City
  9. 9. The Community Grows
  10. 10. A Community Over TimeGreenbeltCoreCorridorsTransitions
  11. 11. The Opportunities
  12. 12. The Heart of the City
  13. 13. Precedent: Palmer Square
  14. 14. The Opportunities
  15. 15. Frame the Boundaries
  16. 16. The Opportunities
  17. 17. Frame the Boundaries
  18. 18. The Opportunities
  19. 19. Vehicle Storage/ Smart ParkingLocation Units Parking Spaces Parking RatioSouth Orange NJ 200 250 1.3Madison NJ 149 178 1.2Lansdale PA 346 222 0.6Portland OR 288 150 0.5Portland OR 124 93 0.8Gresham OR 90 135 1.5Beaverton OR 185 218 1.2Mission Wells CA 391 508 1.3Montelena Apt CA 188 208 1.1Park Regency CA 854 1352 1.6Verandas CA 282 282 1.0Wayside Plaza CA 156 166 1.1Bethesda MD 497 746 1.5Arlington VA 231 258 1.1Silver Spring MD 406 406 1.0Alexandria VA 457 560 1.2Arlinngton VA 499 499 1.0
  20. 20. Vehicle Storage and LinksAverage Parking Ratio 1.1Average Distance to Transit 994’Steps to Transit – 47Steps to Main St - 126
  21. 21. Value PropositionCost ofVehicleOwnershipAdditionalMortgage Valueof $100,000
  22. 22. Zoning as Land Plan
  23. 23. Zoning as Future Land PlanGeneral Plan Update Needed, from thatprocess:• Define Outcomes• Include Flexibility
  24. 24. Defining SuccessPre-Planning Program• Community-Based Process• Define Desired Public Outcomes• Determine Owner/Developer Benefits
  25. 25. Outreach and Marketing PlanMarket to Successful BusinessesMarket to Quality DevelopersCreate Marketing Materials:ContextWhat is requiredWhat is desiredWhat is offeredHow to proceed
  26. 26. Urban DesignLesley Bain, FAIA, LEED AP
  27. 27. Design ReviewFrames a conversation betweenproperty ownerscommunity membersdesigners andregulators
  28. 28. Design ReviewAllows the conversation to happenbefore you need it to happen
  29. 29. NATURAL SETTINGOak and redwoodTopographyViewsCreeklandsDesigns reflectCommunity Values: Character
  30. 30. NATURAL SETTINGOak and redwoodTopographyViewsCreeklandsDesigns reflectCommunity Values: Character
  31. 31. HISTORYApplesWarehousesTrainsDesigns reflectCommunity Values: Character
  32. 32. ICONSENTRIESDesigns reflectCommunity Values: Character
  33. 33. HISTORYMain StreetFine grain scaleDesigns reflectCommunity Values: Character
  34. 34. ARCHITECTURAL LEGACYDesigns reflectCommunity Values: Character
  35. 35. Ability to create forthe futureDesigns reflectCommunity Values: Character
  36. 36. Human scaleComfortableInterestingDesigns reflectCommunity Values: It’s About People
  37. 37. Quirky!Designs reflectCommunity Values: It’s About People
  38. 38. ArtisticDesigns reflectCommunity Values: It’s About People
  39. 39. SolarEdibleShadedDesigns reflectCommunity Values: Sustainable
  40. 40. Filling in gaps, needsAdding landscaping,seating, activityDesigns Contribute to Community
  41. 41. Making connectionsDesigns Contribute to Community
  42. 42. Making connectionsDesigns Contribute to Community
  43. 43. Making connectionsDesigns Contribute to Community
  44. 44. Main StreetIndustrial heritageInner corridorEntry corridorSingle family areaTailor Guidelines by districts
  45. 45. Identify places of highsignificance:GatewaysViewsKey sitesTailor Guidelines by districts
  46. 46. Main Street typology Industrial heritageTailor Guidelines by districts
  47. 47. Tailor Guidelines by pedestrianpriorityExisting conditions
  48. 48. Tailor Guidelines by pedestrianpriorityPedestrian priority in red--near term
  49. 49. Tailor Guidelines by pedestrianpriorityPedestrian priority in red--longer term
  50. 50. 1. Site AnalysisEach site has unique attributes.What are the specific opportunitiesfor each project to contribute?What is the best approach to design?Design Review Process
  51. 51. 2. Design ConceptAddresses unique attributes.Identifies the specific opportunitiesfor each project to contributeDesign Review Process
  52. 52. 3. ExecutionParts complement the whole.Details, materials, and scale are mostappropriate.Design Review Process
  53. 53. Not just Design GuidelinesHumanizing
  54. 54. Not just Design GuidelinesHumanizing
  55. 55. Fingers of space for peoplePublic Realm
  56. 56. Public RealmPeople-scaled connections
  57. 57. Public RealmPeople-scaled connections
  58. 58. The Language of the StreetEngineering language
  59. 59. Language of pedestrians and natural systemsThe Language of the Street
  60. 60. The Language of the StreetLanguage of pedestrians and natural systems
  61. 61. The Language of the PublicSpaceUse your asphalt space well
  62. 62. Design for who you are
  63. 63. Green InfrastructureChristine Carlson, ASLA
  64. 64. Santa RosaSebastopolGratonFarmlandAtascaderoCreekLagunadeSantaRosaWoodland
  65. 65. ThePlazaRialtoTrailHighStreetGreenway
  66. 66. TheBarlowTo Analy H.S.RialtoPocketParkPocketParkTo Rodota TrailLagunaRailroad WoodsSebastopolCrossingThe PlazaRialto Trail
  67. 67. Rialto corridor
  68. 68. Neighborhood Greenway
  69. 69. 60’ foot right-of-way
  70. 70. WayfindingRenaturing
  71. 71. Backyard Nature
  72. 72. Backyard Nature
  73. 73. Street trees
  74. 74. Cluster trees and shrubsfor backyard habitatConnect tostreetscape bioswalesPlants forbirds & beesResidential Lots & Streetscape
  75. 75. Bicycle & Pedestrian ConnectionsSteve Durrant, PLA
  76. 76. to Santa Rosato Gratonto Petaluma
  77. 77. 15 minute walk15 minute walkHigh SchoolHigh SchoolLagunaLagunaLibby ParkLibby ParkPinecrestPinecrestSchoolSchoolNOYESYes, if only…60%15 minute bike ride15 minute bike ride
  78. 78. PlazaLagunaAnaly High SchoolRodota TrailIves ParkParkside
  79. 79. Highway Bikeways
  80. 80. Highway BikewaysTrails
  81. 81. Highway BikewaysTrails
  82. 82. Highway BikewaysTrailsBike Lanes
  83. 83. Highway BikewaysTrailsBike LanesNeighborhood Greenways
  84. 84. Plaza
  85. 85. RialtoCorridorIves Park Connector
  86. 86. HighStreetNeighborhoodGreenway
  87. 87. Buffered Bike Lanes
  88. 88. Cycle Tracks
  89. 89. AnalyHighSchoolTheLagunaPinecrestSchoolBroomhavenSchoolLibby ParkRodotaTrail
  90. 90. Cycle Track:A bikewayprotected fromtraffic by parkedcarsor another barrier.
  91. 91. 58’
  92. 92. 58’
  93. 93. TransportationIan Lockwood, PE
  94. 94. What We Heard:
  95. 95. What We Heard:i)no money for bypass
  96. 96. What We Heard:i)no money for bypassii)no good location for bypass
  97. 97. What We Heard:i)no money for bypassii)no good location for bypassiii)potential network connections
  98. 98. What We Heard:i)no money for bypassii)no good location for bypassiii)potential network connections
  99. 99. What We Heard:i)no money for bypassii)no good location for bypassiii)potential network connectionsConclusions:
  100. 100. What We Heard:i)no money for bypassii)no good location for bypassiii)potential network connectionsConclusions:i)congestion is not the choice
  101. 101. What We Heard:i)no money for bypassii)no good location for bypassiii)potential network connectionsConclusions:i)congestion is not the choiceii)how Sebastopol deals withcongestion is the choice
  102. 102. Choices:
  103. 103. Choices:i)Traffic 1stApproach:
  104. 104. Choices:i)Traffic 1stApproach:maximize motor vehiclethroughput & accept damageto City’s walkability, businesses,character…
  105. 105. Choices:i)Traffic 1stApproach:maximize motor vehiclethroughput & accept damageto City’s walkability, businesses,character…; orii)City 1stApproach:
  106. 106. Choices:i)Traffic 1stApproach:maximize motor vehiclethroughput & accept damageto City’s walkability, businesses,character…; orii)City 1stApproach:advance community “vision”being cognizant of the crossroads’challenge
  107. 107. % By Trip Type----------18.0%2.6%20.2%1.5%24.2%8.8%24.5%0.2%100.0%Doctors & DentistFamily & PersonalChurch & SchoolSocial RecreationalOtherTrip Type----------WorkWork RelatedShoppingSource: Federal Highway Administration & New York Times
  108. 108. Reward the short trip and/or the transit trip
  109. 109. Strategy: Relocate Lefts/Short Cylcesvs Split Through/One-Way Streets
  110. 110. Leverage ExistingRegional Network(provide routing choices)ForestvilleRussian RiverSource: Colin Doyle
  111. 111. Leverage ExistingRegional Network(provide routing choices)ForestvilleRussian RiverSource: Colin Doyle
  112. 112. Leverage ExistingRegional Network(provide routing choices)ForestvilleRussian RiverSource: Colin Doyle
  113. 113. Leverage ExistingRegional Network(provide routing choices)ForestvilleRussian RiverSource: Colin Doyle
  114. 114. Leverage ExistingRegional Network(provide routing choices)ForestvilleRussian RiverSource: Colin Doyle
  115. 115. Leverage ExistingRegional Network(provide routing choices)ForestvilleRussian RiverSource: Colin Doyle
  116. 116. Leverage ExistingRegional Network(provide routing choices)ForestvilleRussian RiverSource: Colin Doyle
  117. 117. Leverage ExistingRegional Network(provide routing choices)ForestvilleRussian RiverSource: Colin Doyle
  118. 118. Leverage ExistingRegional Network(provide routing choices)ForestvilleRussian RiverSource: Colin Doyle
  119. 119. Leverage ExistingRegional Network(provide routing choices)ForestvilleRussian RiverSource: Colin Doyle
  120. 120. Leverage ExistingRegional Network(provide routing choices)ForestvilleRussian RiverSource: Colin Doyle
  121. 121. Other Downtown: Parking• On-street parking– up to $200,000 sales/spot IF customer parking• Main St. parked up– Employees parking; or– Fees needed• Empty spaces– regulations too strict; or– too much parking
  122. 122. Other Downtown: Events• Downtown events, programs, and promotion– Business and city cachet
  123. 123. Get it done!– Downtown merchants– Occupy Sebastopol– Sebastopol tomorrow• General Plan Update• Strategic work starts tomorrow– The Perfect is the enemy of the Good– City Council goal setting• Partners– Core Project– Sebastopol Citizens– Cittaslow Sebastopol
  124. 124. Quick Start: less than one year• Wayfinding: bicycle trail and downtown• Design: better design AND street standards• Revise bicycle and pedestrian plans• Zoning:– conditional uses to by-right when possible(e.g., office use above 1st floor The Barlow)– CB parking to one per residential unit– CB allow 4 stories if 4thstory setback
  125. 125. Quick Start: less than one year• Paint: narrow lanes-repurpose asphalt• Pre-Plan: opportunity sites for development &greening• Parking: rationalize system• Identify greenways and smaller scaleconnections
  126. 126. Momentum: within two years• Identify site for housing to replace trailer park• Marketing: opportunity sites• Reposition asphalt: parking, sidewalks, parks• Programmatic: empower partners tocoordinate more downtown events• Build neighborhood greenways• Improve more crosswalks• Make bicycle trail connections
  127. 127. Eye on the prize: longer term• Restore two-way livable streets downtown• Embed findings in General Plan• Cycle Tracks on major streets• Buffered bikeways on collectors• Restore the Laguna edge along Morris St.• Strengthen connections between Lagunaand Rodota Trail. Connect West CountyTrail and Ragle Park.
  128. 128. Imagine Downtown Sebastopol• Emphasize downtown character• Downtown development for city values• Pre-planning program• Private and public realm design guidelines• Re-green (green infrastructure)• Family-friendly connections• Livable streets not highwaysPresentation and (eventually) final reportwww.aia.org/about/initiatives/AIAS075426

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