NORTHWEST HIGHWAY AND

PRESTON ROAD AREA PLAN

Advisory Task Force Meeting # 4
February 16, 2016

DRAFT SCENARIOS - Alternative Scenarios Overview

Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study area - they are not to be
considered as future plans for the area.

Alternative Scenario C Mixed-Use Center Focus (Zone 1)

Isolates the implications of establishing land use change
in Zone 1 towards a true mixed-use environment (as
described by some community stakeholders in multiple
meetings)
Identifies parcels for potential redevelopment based upon
a number of factors including parcel size, improvement to
land value ratio and building age
Existing Preston Center Parking Garage is included as a
potential redevelopment site
Focuses on Zone 1

Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.

Alternative Scenario C Focuses on Zone 1

Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.

Building Prototypes and Development Scenarios

Developed a set of building

prototypes that follow current
zoning regulations.
These buildings are used to test
land use scenarios and traffic
impacts. They are not specific
development proposals, or design
renderings.
Buildings are placed to test
assumptions and impacts within
zones, not specific development
parcels.
3D renderings are meant to outline
density massing, not specific
building designs

Alternative Scenario C Mixed-Use Center Focus (Zone 1)

Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.

Alternative Scenario C Mixed-Use Center Focus (Zone 1)

Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.

Alternative Scenario C Mixed-Use Center Focus (Zone 1)

Residential
Office
Retail

Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.

Alternative Scenario D Office Center Focus (Zone1)

Isolates the implications of establishing land use change in
Zone 1 towards a more office oriented environment.
Identifies parcels for potential redevelopment based upon a
number of factors including parcel size, improvement to
land value ratio and building age
Existing Preston Center Parking Garage is included as a
potential redevelopment site
Focuses on Zone 1

Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.

Alternative Scenario D Focuses on Zone 1

Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.

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Alternative Scenario C Mixed-Use Center Focus (Zone 1)

Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.

11

Alternative Scenario D Office Focus (Zone1)

Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.

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Alternative Scenario D Office Focus (Zone1)

Residential
Office
Retail

Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.

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Parking Garage Treatment Options

Above ground with green perimeter

Residential
Office
Retail

Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.

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Parking Garage Treatment Options

Above ground with corner plaza

Residential
Office
Retail

Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.

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Parking Garage Treatment Options

Under ground with public open space

Residential
Office
Retail

Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.

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Alternative Scenario E Office Focus (Zone 2)

Isolates the implications of establishing land use change
on the vacant parcels in Zone 2 towards a low-rise office
environment
Assumes that an open space buffer would be required
between the new development and the existing singlefamily detached neighborhood
Focuses on Zone 2

Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.

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Alternative Scenario E Focuses on Zone 2

Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.

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Alternative Scenario E Office Focus (Zone 2)

Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.

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Alternative Scenario E Office Focus (Zone 2)

Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.

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Alternative Scenario F Mixed Residential (Zone 2)

Isolates the implications of establishing land use change
on the vacant parcels in Zone 2 towards a single-family
attached (townhome) environment
Assumes that an open space buffer would be required
between the new development and the existing singlefamily detached neighborhood
Focuses on Zone 2

Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.

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Alternative Scenario F Focuses on Zone 2

Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.

22

Alternative Scenario F Mixed Residential (Zone 2)

Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.

23

Alternative Scenario F Mixed Residential (Zone 2)

Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.

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Alternative Scenario G Focuses on Zone 4

Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.

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Alternative Scenario G Mixed Residential (Zone 4)

Isolates the implications of establishing land use change on the parcels in red
towards a higher density MF product than exists today.
Much of the existing development is below the maximum allowable density.
The bolded zoning labels show the maximum allowable density.
Under Scenario B, all the red parcels would be redeveloped to their maximum
zoning density. Under Scenario G, they would be redeveloped to a more
realistic density.

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Housing Options in Zone 4

The lack of density is largely the result of higher parking ratios.

Multifamily units require 1 space for every 500 sqft of dwelling space. Therefore
a typical 1,000 sqft unit would require 2 parking spaces.
Reducing unit sizes to between 750-850 sqft is necessary in order to achieve
the zoned maximum density, along with reductions in landscaping
Alternatively, development thats denser than the existing development, but
less dense than the maximum zoned density development.
An example of these developments are summarized in the table below.
Typical Current
MF-1 Unit

Moderate
MF-1 Unit

Maximum Zoned
Regulation MF-1 Unit

Density

15-25 units/ac

35 units/ac

50 units/ac

Unit Size

1,500 sqft

1,200 sqft

830 sqft

Parking Spaces 3.0

2.0

1.7

Landscaping

20%

15%

10%

Height

24 (two stories)

36 (three stories)

36 (three stories)

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Scenario G Growth Highlights

Existing Development

Scenario B: Maximum
Zoning Regulations
Development

Scenario G: Realistic
Development

Housing Units

1,932

3,739

2,126

Single Family

Townhomes

Multifamily

1,932

3,739

2,126

Retail Square Footage

123,036

205,156

205,156

Office Square Footage

23,546

23,546

23,546

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Scenario G Summary

Majority of the Pink Wall area is MF-1, which has a density cap of 50 units/ac.
However, much of the existing development in those zones is closer to 20-25
units/ac.
Existing MF-1 zoned parcels are allowed to achieve greater levels of
development under existing zoning regulations.
Under Scenario G, MF-1 would redevelop, but to a more realistic density of 35
units/ac
Existing PD-15 has a density of 52.4 units/ac, and meets that across entire PD,
even though certain parcels are less dense.
Under Scenario G, PD-15 would not redevelop.
New PD-946 has a density limit of 60 units/ac, while currently there is a density
~10 units/ac.
Under Scenario G, this PD-946 will redevelop to this new density cap.

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Additional Analysis (Will be performed for Preferred Scenario)

3D Modeling Using City Engine

Massing Visualizations
Viewshed & Shadow Analysis

Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.

30

3D Modeling in CityEngine

Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.

31

Viewshed & Shadow Analysis

Note: These alternative scenarios and their resulting implications are intended to isolate the implications of differing land use decisions in the study
area - they are not to be considered as future plans for the area.

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Facilitated Discussion - Scenarios

Next Steps

Next Steps
Based upon feedback received from the Advisory Task Force in this
meeting, the consultant team will prepare revised alternative scenarios
for discussion and public input at a Community Open House on March
22, 2016
Building upon feedback from the Open House, the consultant team will
prepare land use case studies, future land development strategies, and
future transportation strategies
The consultant will meet with the Advisory Task Force on May 3 to
discuss these preliminary strategies
Potential February ATF meeting

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Project Schedule

March 2015

Task Force Launch Meeting (Complete)

April 2015

Task Force Background / History (Complete)

July 2015

Task Force / Consultant Kickoff Meeting ( Complete)

October 2015

Existing Conditions (Complete in January)

November 2015

Community Meeting #1*

December 2015

Preliminary Vision Scenarios Development

March 2016

Scenarios / Land Use & Transportation Components *

April 2016

Land Use & Transportation Components

May 2016

Recommendations / Implementation Strategy

June 2016

Final Report / Next Steps *

(*) Larger community meetings / workshops these months

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Closing

Project Website: www.nctcog.org/planningstudies

NORTHWEST HIGHWAY AND

PRESTON ROAD AREA PLAN
Advisory Task Force Meeting # 4
February 16, 2016

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