Public Meeting March 10 th 2011
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- Lionel Ashley Young
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1 Public Meeting March 10 th 2011
2 Agenda 6:00-6:15 6:15-7:00 7:00-8:00 8:00-8:30 8:30-9:00 9:00 Welcome and Introductions Presentation» Project Overview» Recap Existing Conditions / Issues & Opportunities» Review Preliminary Scenarios Breakout Table Discussions Report Back Group Discussion and Questions Next Steps
3 Overview
4 Project Goals West Main / Coddington Development Master Plan will serve to guide development and redevelopment within the project boundaries. Study will focus efforts on the Core Area - 14 acres of land (Navy Lodge, Recreation Complex, Library, JKF School) Identify recommendations and strategies for: Redevelopment options for the Core Area Integration of the surrounding areas into the redevelopment Core Area o o Pedestrian and vehicle connections Options for enhancement and future redevelopment of private property that compliments the Core Area Streetscape improvements Transportation improvements
5 Process / Schedule
6 Study Area - Context
7 Study Area
8 Study Area & Core Study Area Study Area +/- 245 Acres Core Study Area +/- 14 acres Four Key Parcels
9 Core Study Area 1 Former Navy Lodge Site
10 Core Study Area 1 Former Navy Lodge Site 2 Recreation Complex
11 Core Study Area 1 Former Navy Lodge Site 2 Recreation Complex 3 Public Library
12 Core Study Area 1 Former Navy Lodge Site 2 Recreation Complex 3 Public Library 4 JFK School (Closed)
13 Existing Conditions
14 Existing Conditions
15 Existing Conditions
16 Existing Conditions
17 Stakeholder Interviews
18 Stakeholder Interviews Department of Public Works, Town Engineer Open Space and Fields Committee Middletown Public Library Middletown Public Schools Newport Navy Base Library Board of Trustees Landings Real Estate Group (The Anchorage) Picerne Properties (Harbor Village) Abutting business property owners
19 Summary comments from January 20th Public Meeting Where will the JFK School, Library, and Field go? No more land available in Middletown. We don t want the West Main corridor to turn into another Warwick Is the recapture of the sales leakage worth it? Percentage of people that would walk to this development? Keep sites as recreational. Filling vacant retail vs. building new Affects on the tax base? Middletown doesn t have a town center. Use this property to create a town center or civic center. Develop this area similar to downtown Barrington. Impacts be to the adjacent local roadways? The Town of Middletown has constructed things such as roads and ball fields over and over again.
20 Summary comments from January 20th Public Meeting What will happen to the businesses on the east side of West Main Road with the development of the west side? There are environmental issues (active spring) in the area of the recreational complex. Questions roundabouts: Operations/land needed/pedestrians/examples West Main Road will always be an arterial roadway. A walkable community should be developed along Coddington Highway or at the former Navy hospital, not on West Main Road. During the summer, this area already experiences slow speeds. Development should include good architecture, open space, and connection to the Landings development
21 Issues & Opportunities Existing Zoning Historic Resources Urban Design Utilities Transportation Real Estate Market
22 Issues & Opportunities Existing Zoning Historic Resources Urban Design Utilities Transportation Real Estate Market
23 Urban Design
24 Urban Design Study Areas
25 Urban Design Study Areas Building Footprints
26 Urban Design Study Areas Building Footprints Core Study Area
27 Urban Design Study Areas Building Footprints Core Study Area Gateway Opportunities at Coddington?
28 Urban Design Study Areas Building Footprints Core Study Area Gateway Opportunities at Coddington? at East Main?
29 Urban Design Study Areas Building Footprints Core Study Area Gateway Opportunities at Coddington? at East Main? at Valley?
30 Urban Design Study Areas Building Footprints Core Study Area Gateway Opportunities at Coddington? at East Main? at Valley? Streetscape / Street Edges
31 Urban Design Study Areas Building Footprints Core Study Area Gateway Opportunities at Coddington? at East Main? at Valley? Streetscape / Street Edges Connections
32 Transportation
33 Transportation Issues & Opportunities Access Management Issues Numerous driveways opening along adjacent roadways Numerous collisions caused at side streets and driveways Opportunities Provide internal circulation between parcels Locate internal parking/intersection conflicts away from intersection with roadway Limit the access points to adjacent roadways Restrict left-turning movements at uncontrolled intersection o Left-turning movements can be made at signalized intersections or at roundabouts Provide direct connection to The Landings and other adjacent residential developments
34 Study Area Roadway Network
35 Transportation Issues & Opportunities Public Transportation System Issues Existing weekend service limited Lack of bus stop amenities (shelters, benches) Opportunities Encourage Transit Oriented Developments Improve transit experience Encourage employers to embrace transit Provide additional bus service
36 Bus Service
37 Transportation Issues & Opportunities Pedestrian Transportation System Issues Lack of pedestrian accommodations south of Development Center Lack of direct connection from The Landings and Coddington Cove Navy Housing to Development Center Opportunities Incorporate pedestrian accommodations in future design projects Provide direct pedestian connections between adjacent developments to the Development Center
38 Pedestrian Accommodation
39 Transportation Issues & Opportunities Bicycle Transportation System Issues Adjacent roadways not suitable roadways for bicyclists Lack of connection to suitable roadways Opportunities Provide connection to existing suitable roadways for bicyclists o o Chases Lane/Burma Road (Defense Highway) bike route Coddington Highway bike route (with proposed road diet) Provide critical connection from proposed Shoreline Bikeway (Burma Road) to Coddington Highway and eventually to Downtown Newport
40 Aquidneck Island Transportation Study Intersection Alternatives Geometric Improvement Concept Roundabout Concept
41 Aquidneck Island Transportation Study Burma Road Extension?
42 Example Roundabouts in Rhode Island Quonset Gateway, North Kingstown, RI Twin River Road, Lincoln, RI
43 Market Study
44 Site and Location Characteristics Highly visible location at intersection West Main and Coddington Combined site (north to include JFK school) of 15-acres Good average daily traffic counts exceeding desired threshold for many retail uses Town is receptive to alternative and flexible zoning to facilitate future development opportunities
45 Market and Community Based Recommendations Phased development over time reflecting market demand and site conditions depending on mix of development could be 10+ years Strongest market demand indicators for some retail component as part of Phase 1 from approximately 35,000 SF to 75,000 SF Phase 2 opportunities for some limited office and/or residential (unless all retail desired) professional office space 20,000 SF to 30,000 SF Phase 2 more of a mixed use development with retail down and office up, or office down and residential up potential for personal and business services of 30,000 SF to 60,000 SF Phase 2 opportunity for community and municipal uses for remainder of site further review and study for desired uses and SF, such as repositioned/expanded library
46 Preliminary Scenarios
47 Scenario 1
48 Scenario 1: Existing parcels
49 Scenario 1: Existing parcels West side redevelopment
50 Scenario 1: Existing parcels West side redevelopment East side redevelopment (long term)
51 Scenario 1: Existing parcels West side redevelopment East side redevelopment (long term) West Main Road Cross Section Looking North
52 Scenario 1: Section Detail Cross Section Looking North
53 Scenario 1: Urban Design Goals:
54 Scenario 1: Urban Design Goals: Orient buildings towards West Main Road
55 Scenario 1: Urban Design Goals: Orient buildings towards West Main Road Enhance the pedestrian zone with off street angled parking
56 Scenario 1: Urban Design Goals: Orient buildings towards West Main Road Enhance the pedestrian zone with off street angled parking Multi-story buildings with retail at ground floor
57 Scenario 1: Urban Design Goals: Orient buildings towards West Main Road Enhance the pedestrian zone with off street angled parking Multi-story buildings with retail at ground floor Varied setback and building form to create pedestrian amenities
58 Scenario 1: Transportation Goals:
59 Scenario 1: Transportation Goals: Reduce curb cuts, consolidate entry / exit points, and restrict turning movements
60 Scenario 1: Transportation Goals: Reduce curb cuts, consolidate entry / exit points, and restrict turning movements Provide pedestrian connections to existing residential areas
61 Scenario 1: Transportation Goals: Reduce curb cuts, consolidate entry / exit points, and restrict turning movements Provide pedestrian connections to existing residential areas Improve traffic flow and safety
62 Scenario 1: Transportation Goals: Reduce curb cuts, consolidate entry / exit points, and restrict turning movements Provide pedestrian connections to existing residential areas Improve traffic flow and safety Parking at rear of buildings
63 Scenario 1: Transportation Goals: Reduce curb cuts, consolidate entry / exit points, and restrict turning movements Provide pedestrian connections to existing residential areas Improve traffic flow and safety Parking at rear of buildings Plan for improvements to key intersections West Main at Coddington West Main at Valley*
64 Scenario 1: Analogs
65 Scenario 1: Potential Program* Civic (Library) Civic Retail Office 28,000 S.F. 94,000 S.F. 82,000 S.F. Mix Use *Does not include Long Term uses for the East Side Gateway Retail
66 Scenario 2
67 Scenario 2: Existing parcels
68 Scenario 2: Existing parcels West side redevelopment
69 Scenario 2: Existing parcels West side redevelopment East side redevelopment (long term)
70 Scenario 2: Existing parcels West side redevelopment East side redevelopment (long term) West Main Road Cross Section Looking North
71 Scenario 2: Urban Design Goals:
72 Scenario 2: Urban Design Goals: Create a Municipal zone with a town common
73 Scenario 2: Urban Design Goals: Create a Municipal zone with a town common Orient buildings towards West Main Road
74 Scenario 2: Urban Design Goals: Create a Municipal zone with a town common Orient buildings towards West Main Road Varied setback and building form to create pedestrian amenities
75 Scenario 2: Urban Design Goals: Create a Municipal zone with a town common Orient buildings towards West Main Road Varied setback and building form to create pedestrian amenities Place parking at the rear of buildings
76 Scenario 2: Urban Design Goals: Create a Municipal zone with a town common Orient buildings towards West Main Road Varied setback and building form to create pedestrian amenities Place parking at the rear of buildings Multi-story buildings with retail at ground floor
77 Scenario 2: Transportation Goals:
78 Scenario 2: Transportation Goals: Provide pedestrian connections to existing residential areas
79 Scenario 2: Transportation Goals: Provide pedestrian connections to existing residential areas Improve traffic flow and safety with a new full access drive with pedestrian crossings
80 Scenario 2: Transportation Goals: Provide pedestrian connections to existing residential areas Improve traffic flow and safety with a new full access drive with pedestrian crossings Reduce curb cuts, consolidate entry / exit points, and restrict turning movements
81 Scenario 2: Transportation Goals: Provide pedestrian connections to existing residential areas Improve traffic flow and safety with a new full access drive with pedestrian crossings Reduce curb cuts, consolidate entry / exit points, and restrict turning movements Parking at rear of buildings
82 Scenario 2: Transportation Goals: Provide pedestrian connections to existing residential areas Improve traffic flow and safety with a new full access drive with pedestrian crossings Reduce curb cuts, consolidate entry / exit points, and restrict turning movements Parking at rear of buildings Plan for improvements to key intersections West Main at Coddington West Main at Valley (Entrance Only)
83 Scenario 2: Analogs
84 Scenario 2: Potential Program* Civic (Municipal Complex) Civic Retail Office 75,000 S.F. 80,000 S.F. 68,000 S.F. Town Common *Does not include Long Term uses for the East Side Mix Use Cross Section Looking East Gateway Retail
85 Scenario 3
86 Scenario 3: Existing parcels
87 Scenario 3: Existing parcels West side and East side redevelopment
88 Scenario 3: Existing parcels West side and East side redevelopment Expanded municipal commons and parking
89 Scenario 3: Existing parcels West side and East side redevelopment Expanded municipal green and parking Connections and redevelopment to west growth area Cross Section Looking East
90 Scenario 3: Urban Design Goals:
91 Scenario 3: Urban Design Goals: (Per Scenario 2) Create a municipal zone with a town common Orient buildings towards West Main Road Varied setback and building form to create pedestrian amenities Place parking at the rear of buildings Multi-story buildings with retail at ground floor
92 Scenario 3: Urban Design Goals: (Per Scenario 2) Create a municipal zone with a town common Orient buildings towards West Main Road Varied setback and building form to create pedestrian amenities Place parking at the rear of buildings Multi-story buildings with retail at ground floor 1 Urban Design Goals: (Additional) 1. Expanded town common with additional landscaping and parking
93 Scenario 3: Urban Design Goals: (Per Scenario 2) Create a municipal zone with a town common Orient buildings towards West Main Road Varied setback and building form to create pedestrian amenities Place parking at the rear of buildings Multi-story buildings with retail at ground floor Urban Design Goals: (Additional) 1. Expanded town common with additional landscaping and parking 2. Lining the internal street with buildings 2 1
94 Scenario 3: Urban Design Goals: (Per Scenario 2) Create a municipal zone with a town common Orient buildings towards West Main Road Varied setback and building form to create pedestrian amenities Place parking at the rear of buildings Multi-story buildings with retail at ground floor 2 1 Urban Design Goals: (Additional) 1. Expanded town common with additional landscaping and parking 2. Lining the internal street with buildings 3. Enhanced landscaping along Coddington 3
95 Scenario 3: Transportation Goals:
96 Scenario 3: Transportation Goals: Integrate pedestrian connections to existing residential areas
97 Scenario 3: Transportation Goals: Integrate pedestrian connections to existing residential areas Improve traffic flow and safety with a new full access drive with pedestrian crossings
98 Scenario 3: Transportation Goals: Integrate pedestrian connections to existing residential areas Improve traffic flow and safety with a new full access drive with pedestrian crossings Reduce curb cuts, consolidate entry / exit points, and restrict turning movements
99 Scenario 3: Transportation Goals: Integrate pedestrian connections to existing residential areas Improve traffic flow and safety with a new full access drive with pedestrian crossings Reduce curb cuts, consolidate entry / exit points, and restrict turning movements Parking at rear of buildings
100 Scenario 3: Transportation Goals: Integrate pedestrian connections to existing residential areas Improve traffic flow and safety with a new full access drive with pedestrian crossings Reduce curb cuts, consolidate entry / exit points, and restrict turning movements Parking at rear of buildings Plan for improvements to key intersections West Main at Coddington West Main at Valley (Entrance Only)
101 Scenario 3: Analogs
102 Scenario 3: Potential Program* Civic Retail Office Residential 75,000 S.F. 106,000 S.F. 56,000 S.F. 175 Units Civic (Municipal Complex) Expanded Town Common Residential Town Common Mix Use *Does not include Long Term uses for the East Side Gateway Retail
103 Break-out Table Discussions 7:00-7:20 Scenario 1 7:20-7:40 Scenario 2 7:40-8:00 Scenario 3 8:00-8:30 Report Back (5 minutes each)
104 Ground Rules Every opinion is valid Everyone gets to talk No negativity keep it positive No personal comments never make your friend or colleague the issue Keep the discussion moving don t get hung up on points of disagreement If you bring a problem to the table, bring a solution too
105 Report Back Group 1 Group 2 Group 3 Group 4
106 Next Steps See website:
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