HomeMy WebLinkAboutITEM III-BMemorandum
To:
Downtown Redevelopment Committee
From:
Elizabeth Chamberlain, Principal Planner
CC:
Cindy Baker, Planning, Building, and Community Director
Dennis Dowdy, Public Works Director
Dennis Selle, City Engineer
Ingrid Gaub, Assistant City Engineer
Daryl Faber, Parks, Arts, and Recreation Director
Date:
November 18, 2009
Re:
Staff Analysis of Auburn Junction Alpert Vision Memo dated 9-29-09 and Alpert City
Hall Plaza Concept
Auburn Junction Alpert Vision Memo
Staff has reviewed the Auburn Junction Alpert Vision Memo and prepared a table outlining which
vision items are in code or standards and in the agreement and which vision items are not in
code. Attached are the Alpert memo and the comparison table prepared by staff.
At the November 24, 2009 Committee meeting, the goal is to discuss the Alpert Vision memo and
staff’s analysis. Staff would like feedback on whether the Committee would consider any
changes to code or the agreement to accommodate the vision items not currently permitted.
Questions for the Committee are included in the attached table.
Alpert City Hall Plaza Concept
Alpert’s team submitted their proposal for the City Hall Plaza. Staff met with our consultant, John
Nelson, to review the Alpert design. The City’s consultant created a phased approach to the City
Hall Plaza design and worked from the existing infrastructure of the plaza (e.g. terraces) as he
was directed to do. The Downtown Redevelopment Committee approved the site plan in March
2009. While there has been discussion that the 3-D rendering captures the concept desired of
the plaza, that drawing was only created to give conceptual perspective not exact
elements/features/amenities for the plaza. Staff is working with Mr. Nelson to revise that image.
Attached you will find the plan submitted by Alpert’s team and the approved conceptual plan
prepared by John Nelson.
Page 1 of 2
Questions for the Committee
1. Does the Committee want the City Hall Plaza to continue south across West Main Street
into the properties?
2. Does the Committee want to keep with the conceptual plan approved in March 2009?
3. Does the Committee want to revise the approved conceptual plan and incorporate any
elements from the Alpert team concept?
Page 2 of 2
AUBURN JUNCTION
ALPERT VISION FROM 30,000 FEET
(Big ideas now, details later)
Revised 9-29-2009
The following are further clarifications of the earlier adopted Auburn Junction
Design Guidelines along with the Alpert Design Team response and
recommendations based on the Mayors Institute on City Design presentation.
INTERSECTIONS / GATEWAY ELEMENTS
Per earlier discussions, 4 “Gateways” or entry portals into Auburn Junction
were identified:
st
1 East end of 1 Street S.E. – East Plaza
1A South end of Division Street S.W. (Promenade)
nd
2 Southeast corner – 2 Street & “A” Street S.E.
3 Northeast corner – Main Street & “A” Street S.E.
The following site elements would be incorporated into all “Gateway”
locations:
Special signage at street corner identifying entrance to Auburn Junction
Unique and fun sculptural elements that would incorporate
landscape/planters, water features/fountains and Signature Artwork that
relates to Auburns past, present and future community.
Special design and paving materials differentiating this focal point from the
remaining development as well as creating a transition from Historic Auburn
to Auburn Junction.
ELEMENTS OF THE STREET
All of the streets within Auburn Junction are vehicular oriented (Vehicular
st
Street) with the exception of Division Street S.W. (Promenade) and 1 Street
S.E. which we have identified as “Pedestrian Oriented Streets”. Pedestrian
Oriented Streets will carry vehicular traffic, but will be dampened or calmed.
The following are elements that would be incorporated as street standards
within Auburn Junction (see attached graphics depicting street sections and
street amenities):
VEHICULAR STREETS – Recommend Typical 68’-0” R.O.W.
Two way vehicular traffic – concrete or asphalt paving surface
Vehicle travel lane. 12’width
Bike lanes, 4’ width each side of street
On street parking, parallel, 8’ width
Standardized curb/gutters and pattern concrete sidewalks
Standardized street trees and landscape pockets
Standardized street lights, site furnishings and multiple types of bicycle
racks
PEDESTRIAN ORIENTED STREETS – Recommend 72’-0” to 76’-0” R.O.W.
Two way vehicular traffic – pattern concrete at Promenade and brick paving
st
surface at 1
Street S.E.
Vehicle travel lane. 11’width
Bike lanes, 4’ width each side of street
On street parking, parallel, 8’ width
Promenade - Standardized curb/gutters and pattern concrete sidewalks
st
1 Street S.E. - No curb/gutters. Pattern concrete sidewalks to be flush
with brick parking /travel lanes. Sidewalks to be separated from vehicles by
use of lighted bollards and landscape elements.
Non-Standardized street trees and landscape pockets – irregular spacing of
street tree’s incorporating tree clusters with pedestrian open spaces
Standardized street lights, site furnishings and multiple types of bicycle
racks
Street artwork and sculpture incorporated into landscaping and open spaces
st
Note: We are recommending 1 Street S.E. be a flex street that can be
closed to vehicular traffic during special city functions or festivals.
Removable bollards or planters would be used to cordon off street.
TRAFFIC CALMING
Narrow lane widths
4 way stops at intersections without signals
Special pavement
Curb bulbs (for trees, bike racks, planters)
INTERSECTIONS
Signals with pedestrian controls
Crosswalks, special paving
Special intersection paving
SIDEWALKS
Durable, adaptable paving material
Street furniture from a single design vocabulary
Amenity zone at the street edge for trees, lights, signs, planters
Pedestrian scale lighting
Kiosks of appropriate scale
Incorporation of design elements that reflect Auburns historic “Main Street”
with a view toward providing a consistent look and feel throughout
development without tilting toward “vintage”, but transitioning from old to
new. Design elements should embrace Auburns rich history associated with
the railroad and agricultural community.
Utilize street art and sculpture incorporated with street activities (street
performers as an example) to provide people-friendly environment to
attract both local and regional consumers to Auburn junction.
Coordinate street and sidewalk design features with proposed destination
uses (attractors) such as the Specialty Movie/Dinner Theatre, Restaurant’s
and Café’s in order to create interactive street activity.
PUBLIC OPEN SPACE (Transit Plaza, City Hall Plaza, First Street East Plaza, and
Main Street Plaza)
Smaller areas may be included in sidewalks
Gathering spaces
Encourage art
The use of water to enhance
Kid spaces
Planters, raised and at grade
Elements for discovery
Main Street Plaza
A new “Main Street Plaza” would possibly be located on the southwest corner
of Main Street and Division Street or on the southeast corner of Main Street and
Division Street or a combination of both depending upon final planning analysis.
This plaza would be incorporated into the proposed Main Street Market and
other planned street level uses.The following items are programming and
planning points that need to be finalized prior to establishing a preliminary
design for the “Main Street Plaza”:
1. Size. Completely dependent on the size of events planned. Start with 200
people and think of expanding to accommodate 500. The minimum size may be
20,000 SF and the upper end may be 40,000 SF. The programmed size of the
plaza could incorporate the City Hall Plaza if Main Street were closed for
specific events– Action: Define events and estimated number of people plaza
should accommodate. Define how City Hall Plaza could work in conjunction
with Main Street Plaza during special events.
2. There needs to be a balance of hardscape and green space. Depending on
how the green space is used, a good goal is 10 - 20% green.
3. Main gathering space. There needs to be a large open place that serves as a
"stage" and a place to set up chairs, tables etc. A good design will
accommodate this function without looking like a dead plaza when there are no
events.-Action: Define events within a “main stage” area and number of
people to be seated. A combination of hard seating (chairs/benches) and
soft seating (grass area’s) could be used.
4. In addition to a main gathering place, the plaza will need places for varying
sized smaller groups to gather. Everything from a place for 1-2 people up to
10-12 should be included.
5. Focal point. Typically there is something that remains constant. A water
feature, artwork, clock tower, etc. Per previous meetings, it was agreed that
the “look” & “feel” of this would be similar to Pearl Street, Boulder, Colorado
as well as Jamison Park, in the pearl district, Portland, Oregon. For reference,
see attached photo’s of the Jamison Park water feature.- Action: Define types
of focal points desired and how they interact with the “old/historic” Auburn
as well as the “new” downtown Auburn.
6. Thing to do. Even the best plaza will not be used if there is nothing to do.
A retail kiosk to draw people in, an interactive water feature/spray park.
These features should entertain both adults and children. – Action: Define
features and how they might be used by both shoppers as well as residents.
7. Lots of places to sit. Planter walls, fountain walls, benches, stones,
moveable tables and chairs as well as “soft seating” such as grass areas.
8. Lighting. Good lighting to make the space inviting throughout the day and
into the evening hours. Provide general purpose lighting as well as special
events lighting.
9. Flexibility. The space should function with just a few people in it but be
able to accommodate large groups. Plaza should have electrical hook-ups for
movable vendor carts and seasonal lighting.
10. Plaza Event Programming. Again, no space is going to thrive if nothing is
planned. Concerts, art shows, farmers markets, end point for parades, bike
ride stars, foot races – Action: Similar to item no.1, define event program for
Plaza.
11. Reasonable cover. Some weather protection could be provided by trees,
canopies or structures appropriate to the overall design.
12. Interesting hardscape. Provide a walking surface that is interesting and
supports the overall design character of Auburn Junction. Use of varied
patterns and materials would be used – Action: Discuss and define types of
hardscape finishes desired.
13. People. First and foremost, the plaza would be designed for people.
Whether you’re just relaxing during lunch, shopping or taking the kids on an
outing, the plaza should be a place your comfortable in and want to return to.
14. Change. Define plaza elements that can change throughout the year and
year to year. This means there is something new and different to discover such
as banners, planting, art, lighting or seasonal vendors.
15. Economic Study. The City of Auburn, First Western Properties, and Alpert
International need to study the economics of incorporating Main Street Plaza
into the Auburn Junction Master Plan. The study will define where and how
large of a plaza would the overall project support – Action: Complete
Economic Study.
MASTER PLAN ELEMENTS
Ensure adequate on-site parking for residents and visitors/shoppers with a
combination of easily accessible on and off-site locations.
Emphasize the “residential” elements of the project to reinforce Auburn
Junction as a truly “mixed-use” urban project. Encourage “for sale” vs. “for
rent” in order to establish permanency and provide different housing types
within the development.
Provide alternative transportation facilities within Auburn Junction such as
bicycles, NEV’s (Neighborhood Electric Vehicles) and flex cars. Emphasize
bicycle connectivity throughout development and to surrounding areas.
Possibly incorporate a bicycle rental program.
Create a truly forward looking sustainable project that will differentiate
Auburn Junction while honoring the provisions set forth in the Auburn
Junction Design Guidelines. LEED ND pilot program provisions, LEED Silver
minimum requirements and Living Building Challenge standards are
elements that should be discussed.