bison tract
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BISON TRACT
Land Design Studio
The goal for the Bison Tract is to become a quality, mixed use community through the use of a Planned Unit Development zoning. The property is currently unzoned; therefore the PUD will constitute original zoning.
The Regulating Plan and Development Code streamlines the entitlement and site planning process for end-users while outlining the desired form of development to a greater extent than simplistic land use and parking regulations. Development is regulated minimally by land use, but also by dimensional constraints (building heights, setbacks and floor area ratios) and parking ratios.
These are the principles that have been integrated into the Bison Tract plan. Each principle is followed by the reason or condition that has caused us to pursue this form of development.
1. Cluster retail and basic services together along a single street, without expansive parking lots between them.
This allows people to park once and walk from store to store, reducing vehicle-miles traveled and the resulting congestion often associated with new suburban retail locations.
2. Locate the parking behind the building, shading the parking and providing broad sidewalks in front of the stores, shaded by street trees.
Shaded parking and pedestrian-oriented sidewalks greatly enhance the experience of using retail space. Trees have consistently been shown to increase land values, even if only used to shade or screen parking.
3. Integrate residential in close proximity to retail to create a more walkable, sustainable, and usable neighborhood.
If people can walk to work or shopping locations, a second household vehicle may become optional. This flexibility is enhanced by transit options. In communities around Central Texas and around the country, neighborhoods offering this degree of flexibility are consistently becoming more desirable than neighborhoods that isolate residential from commercial.
4. Buildings are required to be built in a consistent relationship to the edge of the sidewalk, clearly defining a public street space. Parking is located in the back of buildings, improving the visual connection of buildings to the street. Parking is connected to the front sidewalk by pedestrian passages between buildings.
Placing commercial or retail spaces directly on the sidewalk improves the experience of walking along the sidewalk and improves the retailing experience by taking advantage of pedestrian activity.
5. Provide moderately dense housing alternatives for people less interested in a large house and yard.
Conventional suburban housing is often still designed for families with two parents and two kids, assuming they are looking for a large house and yard. This demographic now represents a much smaller part of the market than it used to, and increasingly, buyers are looking for smaller homes with less maintenance. The Townhouse and Live/Work neighborhoods included in the Bison Tract are designed to offer a variety of homes catering to a variety of ages and income levels. Apartment homes are included as well. Rental housing is necessary in any community to serve people in transition as well as the renter-by-choice market.
THE BISON TRACT PLAN
PRINCIPLES OF TRADITIONAL NEIGHBORHOOD DEVELOPMENT (TND)
DELL DIAMOND
DELL COMPUTER
IBM
GATEWAY
ROUND ROCK
AUSTIN
US-79
SH-45
I -35
FM 620
10 min DRIVE
15 min DRIVE
20 min DRIVE
Mo-PACUS- 183
SH-130
APPLIED MATERIALS
ARTERIAL “A”
site context
BISON TRACT
The Bison Tract is ideally located in the heart of Round Rock, Texas. Round Rock and Williamson County continue to lead the Central Texas region as one of the fastest growing areas in the US. The site is locat-ed approximately 25 minutes north of Austin’s central business district via Interstate 35 and approximately 20 minutes from the intersection of Mopac Expressway and US 183. The recently opened SH 130 toll way, positions the site is approximately 20 minutes from Austin/Bergstrom International, Austin’s regional airport. The Highway 79 corridor east of round Rock continues to develop and is anchored by Dell Diamond, home of the Texas Rangers AAA farm team the Round Rock Express.
For decades, the Bison Tract was virtually inaccessible and unavailable for development. The construction of Arterial A, now known as Kenney Fort Boulevard, will provide important access from the site to neighbor-hoods north and south. In the future, this important arterial will connect the site to the larger region when it ultimately intersects with SH 45.
CLOCK TOWER AT TOWN CENTER RETAIL AREA
NORTH
0’ 400’ 800’ 1200’
ILLUSTRATIVE PLAN
The main street encourages development of retail frontage with office and residential on upper stories. This artist’s rendering indicates the possibility of an iconic clock tower adding to the ‘destination’ quality of the project as well as enhancing wayfinding for residents and shoppers.
CLOCK TOWER AT TOWN CENTER RETAIL AREA
This conceptual rendering shows retail and pedestrian activity at the main street, town center area. In the foreground is the main neighborhood entry at Kenny Fort Boulevard.
MAIN STREET LEVEL
This artist’s rendering illustrates a mix of housing types within proximity of Kenny Fort Boulevard and the new bridge over Brushy Creek. The housing fronts on more urban side streets. Alleys and central courtyards accommodate parking behind housing units and commercial spaces.
MULTI-FAMILY AT KENNY FORT BOULEVARD
F1 Main Street Section 5.1
F2 Business Park Section 5.2
F3 Live/Work Section 5.3
F4 Townhouse Section 5.4
F5 Arterial Frontage Section 5.5
OS Open Space
NORTH
0’ 400’ 800’ 1200’
THE REGULATING PLAN
The intent of the Development Plan is to create a clear and predictable design and development standards.
The Development Plan is organized into four principle sections, The Regulating Plan, The Frontage Types, The Street Types and Other Standards.
THE REGULATING PLANThe Regulating Plan lays out the street grid, Frontage types, Street Types, Open Space, connections to existing and planned streets, and primary street frontages. Land uses are regulated in detail by Frontage Type. Refer to section 4.0.
The Regulating Plan also designates a Primary Street frontage, designating the required placement of buildings on a block.
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SPECIAL DISTRICTF3
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THE FRONTAGE TYPESThe Frontage types take the place of typical zoning categories. Each Frontage type defines the required placement of buildings (build-to-line), the minimum and maximum height, parking standards, architectural standards, and allowable uses for the property.
Bison Tract Block Types
DEVELOPMENT OVERVIEW
FRONTAGES F1 (See Section F1)Main Street
F2 (See Section F2)Business Park
F3 (See Section F3)Live/Work
PERMITTED USES Retail Sales and Service (30,000SF max per tenant)
DevelopmentLodging/HotelMulti-Family ResidentialSingle Family Attached Residential
Retail Sales and Service (30,000 SF max per tenant)
DevelopmentStorage & WarehouseManufacturingLodging/Hotel
Limited Retail (<3,000 SF)
Lodging/HotelMulti-Family ResidentialSingle Family Attached Residential
PERMITTED WITH CONDITIONS
Manufacturing (15,000 SF max per tenant)
Surface Parking Lot None
PROHIBITED USES Vehicle SalesAuto Service & RepairAuto Parts SaleGas StationsAuto Body Painting and Repair
Storage &WarehouseSingle Family Detached ResidentialSexually-Oriented Businesses
Vehicle SalesAuto Service & RepairAuto Parts SaleGas StationsAuto Body Painting and Repair
Single Family Detached ResidentialSexually-Oriented Business
Same as F1 - Main Street
LOT WIDTH 30’ min.240’ max(30’ increments)
30’ min.Maximum limited by block size(30’ increments)
20’ min.90’ max(10’ increments)
LOT DEPTH No MinimumMaximum limited by block size
No MinimumMaximum limited by block size
No MinimumMaximum limited by block size
BUILDING HEIGHT 2 stories or 25’ minimum15 stories maximum
2 stories or 25’ minimum5 stories maximum
2 stories minimum5 stories maximum
SIDE SETBACK None None None
BUILD-TO LINE 10’ from property line (on designated primary frontage)
15’ from property line (on designated primary frontage)
5’ from property line (on designated primary frontage)
REAR SETBACK None None None
PARKING RATIOS
Retail 4 spaces per 1000 GSF N/A 4 spaces per 1000 GSF
3 spaces per 1000 GSF 3 spaces per 1000 GSF 3 spaces per 1000 GSF
Lodging/Hotel 1 space per Room 1 space per Room 1 space per Room
Residential 1.5 spaces per Unit N/A 1.5 spaces per Unit
Manufacturing 1.0 spaces per 600 GSF 1.0 spaces per 600 GSF N/A
Warehouse/Storage N/A 1.0 spaces per 1,000 GSF N/AN/A
N/A
N/A
N/A
1 space per Room
2 spaces per Primary Unit
F4 (See Section F4)TownhouseSingle Family Attached Residential Limited Lodging/Hotel
None
Same as F1 - Main Street Plus:Retail
Manufacturing
20’ min.30’ max(5’ increments)
150’ max.
3 stories maximum
None
designated primary frontage)
5’ from Alley
F5 (See Section F5)Arterial FrontageRetail Sales and Service (30,000 SF max per tenant)
Lodging/HotelMulti-Family ResidentialSingle Family Attached ResidentialResearch and Development
Manufacturing (15,000 SF max per tenant)
Vehicle SalesAuto Service & RepairAuto Parts SaleGas StationsAuto Body Painting & Repair
Storage &WarehouseSingle Family Detached ResidentialSexually-Oriented Business
30’ min.240’ max(30’ increments)
No MinimumMaximum limited by block size
No Minimum5 stories maximumNone
10’ from property line (on designated primary frontage)None
4 spaces per 1000 GSF
3 spaces per 1000 GSF
1 space per Room
1.5 spaces per Unit
Negotiated by Use
N/A
80’ min.
2 stories minimum
10’ from property line (on
SUMMARY OF FRONTAGE TYPES
DEMOGRAPHICS
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