April 09 Planning Commission


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April 09 Oak Harbor Planning Commission presentation for the Subdivision Code Update Project

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  • Focus of tonight’s meeting is unveiling new code concepts for pedestrian / vehicle connections and open space provision in PRD’s. We’re going to be running over these things pretty quickly b/c we don’t have a lot of time. We have quite a few graphics this months, so hopefully we can drive the points home in an efficient manner. Please free to ask questions as we go along, we want this to be more an interactive discussion, not a presentation. We’ll also be discussing the new code language for February and March’s topics, which were corridor buffers, street trees, stormwater facilities, easement access and street sections.
  • April 09 Planning Commission

    1. 1. Focus of meeting <ul><li>Pedestrian / vehicle connections </li></ul><ul><ul><ul><li>Proposed code concepts </li></ul></ul></ul><ul><ul><ul><li>Policy Issues </li></ul></ul></ul><ul><li>Open space in PRDs </li></ul><ul><ul><ul><li>Proposed code concepts </li></ul></ul></ul><ul><ul><ul><li>Policy Issues </li></ul></ul></ul><ul><li>Questions on code language from February and March topics </li></ul>
    2. 2. Pedestrian / Vehicle Connections <ul><li>(1) vehicular connections and street layout, </li></ul><ul><li>(2) internal pedestrian connections, </li></ul><ul><li>(3) pedestrian connections to adjacent uses, </li></ul><ul><li>(4) general provisions, </li></ul><ul><li>(5) design of pedestrian facilities </li></ul>
    3. 3. Proposed Code Concepts: (1) Vehicular connections & street layout
    4. 4. <ul><li>A modified grid network is preferred </li></ul><ul><ul><li>limit number of dead-end streets (but not prohibit) </li></ul></ul><ul><ul><li>general street pattern will be similar to the grid layout found in the eastern (older) part of Oak Harbor. </li></ul></ul>
    5. 5. What is a modified grid?
    6. 6. <ul><li>Dead-end streets only allowed in exceptional circumstances </li></ul><ul><ul><li>topography, sensitive areas, or existing development </li></ul></ul><ul><ul><li>Director has authority to approve dead-end streets for safety, turning movements, intersection spacing or other engineering concerns </li></ul></ul>
    7. 7. <ul><li>Dead-end streets no longer than 400 feet </li></ul>
    8. 8. <ul><li>Design of dead-end turn-arounds must be approved by City engineer </li></ul><ul><li>Encourage alternative turn-arounds which save space, reduce pavement costs and stormwater impacts. </li></ul>
    9. 9. Turn-Around Variations
    10. 10. <ul><li>Intersection spacing no less than 125 feet </li></ul>
    11. 11. <ul><li>Block length maximum 800 feet </li></ul><ul><ul><li>No standard currently </li></ul></ul><ul><ul><li>Large blocks discourage pedestrian connectivity and activity </li></ul></ul><ul><ul><li>Short block lengths do the opposite </li></ul></ul>
    12. 12. 800 ft 900 ft Existing block lengths east side of Oak Harbor
    13. 13. 1200 ft 1125 ft Existing block lengths west side of Oak Harbor
    14. 14. Proposed Code Concepts: (2) Internal pedestrian connections
    15. 15. <ul><li>Mid-block connections required at 800-foot intervals or less </li></ul><ul><ul><li>Pedestrian connections through the center of long blocks to reduce trip distance. </li></ul></ul><ul><ul><li>Applicants may exceed the block length standard, but must provide a mid-block connection. </li></ul></ul><ul><ul><li>Pedestrian crossing design must be approved, minimum site distance and signage must be provided. </li></ul></ul>
    16. 16. New Connections Existing Connections
    17. 17. <ul><li>Pedestrian connections required at all dead-ends </li></ul><ul><ul><li>For pedestrian access, connections must be provided at all dead-end streets </li></ul></ul><ul><ul><li>Exceptions: topography, critical area, existing development or another pedestrian connection exists within 800 feet linking the same location or land use. </li></ul></ul>
    18. 19. Pedestrian connection on a dead-end street
    19. 20. Existing Connections
    20. 21. Proposed Code Concepts: (3) Pedestrian connections to adjacent uses
    21. 22. <ul><li>Pedestrian connections provided to all adjacent uses. </li></ul><ul><ul><li>Provided at 800-foot intervals on the exterior boundary of the plat or PRD. </li></ul></ul>
    22. 23. <ul><li>Exceptional circumstances. </li></ul><ul><ul><li>Existing development – connection goes no where </li></ul></ul><ul><ul><li>Easement for future access MAY still be required. </li></ul></ul><ul><ul><li>Connection to a higher-order street in lieu. </li></ul></ul>
    23. 24. Direct Connection Residential Commercial Higher-Order Street Connections 1 2 2 1 Higher Order Street Connections
    24. 25. <ul><li>Coordinate location of pedestrian access between property owners. </li></ul>
    25. 26. Proposed Code Concepts: General provisions
    26. 27. <ul><li>Cross walks required </li></ul><ul><ul><li>Cross walks required at intersections of higher-order streets. </li></ul></ul>
    27. 28. <ul><li>Compliance with comp plan required </li></ul><ul><ul><li>If a pedestrian connection is shown on the comprehensive plan, it must be provided. </li></ul></ul>
    28. 29. <ul><li>Publicly accessible </li></ul><ul><ul><li>All pedestrian facilities trails must be publicly accessible either by easement or dedication. </li></ul></ul><ul><ul><li>If pedestrian facilities and trails are to be publicly dedicated, they must meet certain design standards. </li></ul></ul>
    29. 30. <ul><li>Open space credit </li></ul><ul><ul><li>Trails and pedestrian connections (excluding sidewalks) can count as open space in a PRD if they meet specific design standards </li></ul></ul><ul><ul><li>Must connect to another land use outside of the PRD, or to open spaces within the PRD. </li></ul></ul>
    30. 31. Pedestrian connections that go “somewhere”
    31. 32. Proposed Code Concepts: Design of Pedestrian Facilities
    32. 33. <ul><li>Standard design </li></ul><ul><ul><li>20 feet wide with a 10-foot walkway and 5-foot planter on each side. </li></ul></ul><ul><ul><li>For PRD open space credit - must be built to this standard. </li></ul></ul><ul><ul><li>Clear vision from end to end </li></ul></ul><ul><ul><li>Flared radius – avoid corridor feel. </li></ul></ul><ul><ul><li>100% ground cover & hard surface path </li></ul></ul><ul><ul><li>Lighting, fencing, signage </li></ul></ul>
    33. 34. Standard Proposed Design – Pedestrian Connection
    34. 37. Fireside Mid-block Pedestrian Connection
    35. 38. <ul><li>Is block length too long or too short? </li></ul><ul><li>Is dead-end street requirement too restrictive? </li></ul>Policy Issues
    36. 39. Open Space in PRDs <ul><ul><li>Encourage, and require better open space design in PRDs to receive credit </li></ul></ul><ul><ul><li>Don’t want unusable land, which is difficult to maintain, not visible and provides little amenity. </li></ul></ul>
    37. 40. Proposed Code Concepts: Open Space in PRDs <ul><li>(1) accessibility </li></ul><ul><li>(2) visibility </li></ul><ul><li>(3) usability </li></ul>
    38. 41. <ul><li>An applicant can provide both “active” and ‘passive” open space </li></ul><ul><ul><li>A minimum of 50% of all open space provided must be “active” open space. </li></ul></ul><ul><ul><li>Active open spaces are ones which encourage some form of exercise. </li></ul></ul>Usability
    39. 42. <ul><li>Minimum size of active open space </li></ul><ul><ul><li>Minimum size – 5,000 SF, 50 feet wide by 90 feet deep. </li></ul></ul><ul><ul><li>Avoid small, unusable spaces which provide minimal amenity. Consolidated space is more likely to be used. </li></ul></ul>Usability
    40. 43. 5000 sq ft 100 x 50
    41. 44. <ul><li>Required connections to nearby streets </li></ul><ul><ul><li>For active open spaces provided in residential blocks, there must be a pedestrian connection on both sides of the block to the active open space (similar to a mid-block connection). </li></ul></ul>Accessibility, visibility
    42. 45. Open space with required pedestrian connection
    43. 46. <ul><li>Street frontage requirement </li></ul><ul><ul><li>A park or open space as an active amenity must have minimum 40 feet of frontage on a street </li></ul></ul>Accessibility, visibility
    44. 47. <ul><li>Required Amenities : Minimum amenities for active open spaces would be: </li></ul><ul><ul><ul><li>(1) low scale pedestrian oriented lighting (at least around the &quot;entrance&quot;) </li></ul></ul></ul><ul><ul><ul><li>(2) seating </li></ul></ul></ul><ul><ul><ul><li>(3) signage </li></ul></ul></ul><ul><ul><ul><li>(4) an activity center such as a play structure, tennis courts, basketball courts, a trail or trailhead, etc. </li></ul></ul></ul>Usability
    45. 48. <ul><li>Central location </li></ul><ul><ul><li>The active open space must be “centrally” located, possibly along the highest traffic (“spine”) street within the development. </li></ul></ul><ul><ul><li>“ Central location” – need a definition. </li></ul></ul>Accessibility, visibility, usability
    46. 49. Centrally located open space
    47. 50. Centrally located park with trail connection from cul-de-sac
    48. 51. <ul><li>Credit for Storm ponds: Up to 50% of a stormwater pond may be calculated as passive open space if: </li></ul><ul><ul><ul><li>landscaped </li></ul></ul></ul><ul><ul><ul><li>a wet pond (not dry pond) </li></ul></ul></ul><ul><ul><ul><li>surrounded by active use (trail) or is located next to active open space </li></ul></ul></ul><ul><ul><ul><li>curvilinear shaped </li></ul></ul></ul>Usability
    49. 52. <ul><ul><ul><li>minimal berms, perhaps 30% of circumference </li></ul></ul></ul><ul><ul><ul><li>materials – no ecoblock, limit use of rip rap and quarry spalls, no fake stone, aesthetically pleasing baffles </li></ul></ul></ul><ul><ul><ul><li>3:1 slope or flatter </li></ul></ul></ul><ul><ul><ul><li>High-end materials for maintenance access (avoid gravel, encourage LID) </li></ul></ul></ul><ul><ul><ul><li>no fences </li></ul></ul></ul><ul><ul><ul><li>Total OS credit – 25% </li></ul></ul></ul>
    50. 53. <ul><li>Privately-owned and maintained. </li></ul><ul><li>All open spaces within PRDs shall be privately-owned and maintained unless publicly dedicated and accepted as a park. </li></ul>
    51. 54. <ul><li>Compliance with the comprehensive plan </li></ul><ul><li>If a public open space is indicated in the Parks Plan, it must be provided. </li></ul>
    52. 55. <ul><li>Relief mechanism : Subject to PC review: </li></ul><ul><ul><li>Accessible. Open space must be connected and accessible to the pedestrian system </li></ul></ul><ul><ul><li>Visible. It must be located where it can be seen by residents. </li></ul></ul><ul><ul><li>Useable. Must promote active, rather than passive use. </li></ul></ul>
    53. 56. <ul><li>What does “centrally located” mean? </li></ul><ul><ul><li>Is “central location” necessary if open space is accessible to pedestrians / vehicles and the site is “visible” to users? </li></ul></ul><ul><li>What is “visibility”? </li></ul><ul><ul><li>Should there be some objective standard that should be established for visibility of open spaces?(i.e., can be seen from at least 12 housing units) </li></ul></ul>Policy Issues
    54. 57. Code Language Review Questions?