madera ranchos avenue 12 enhancement plan, final report sept'10

Corridor Redesign

Avenue 12 Enhancement Plan Madera Ranchos

Madera CountyPlanning Department September 2010 Final Report

Prepared by theCalifornia Polytechnic State University San Luis Obispo

City and Regional Planning and Landscape Architecture DepartmentsC R P 3 4 1 / L A 4 0 4 J o i n t U r b a n D e s i g n S t u d i o

for the Madera CountyPlanning Department

Madera RanchosAvenue 12 Enhancement Plan

Corridor Redesign

September 2010Final Report

Corridor Redesign


Madera CountyPlanning Department September 2010 Final Report

Aknowledgements

We wish to express our gratitute to the following persons:

Cornelius Nuworsoo (Professor; CRP Department)

Frederik Venter (RBF Consulting)

Hemalata Dandekar (Professor; CRP Department Head)

Scott Harmstead (Madera County Planning Department)

Marcus Carloni (CRP undergraduate student; for extra work during the summer)

Norman Allinder (Director, Madera County Planning Department)

Umut Toker (Professor; CRP Department Head)

William Siembieda (Professor; CRP Department Head)

Zeljka Howard (Professor; CRP Department)

Avenue 12 Corridor Redesign


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Table of Contents

EXECUTIVE SUMMARY _ 9CHAPTER 1: INVENTORY AND ANALYSIS _ 11

1.1. Introduction _ 131.2. Urban Design Qualities _ 141.3. Development Conditions _ 161.4. Figure-Ground Mapping _ 191.5. Constraints and Opportunities _ 311.6. Inventory and Analysis Maps _ 32

CHAPTER 2 : DESIGN CONCEPT _ 372.1. The Design Concept _ 392..2. Concept Plan _ 41

CHAPTER 3 : CORRIDOR REDESIGN _ 473.1. Introduction: The Redesign Proposal _ 493.2. Avenue 12 Street Redesign _ 523.3. The Almond Plaza _ 593.4. Signs and Place Markers _ 653.5. Street Furniture and Plants for Public Spaces _ 663.6. Design Sectors _ 68

3.6.1. Design Sector 1: West Gateway _ 703.6.2. Design Sector 2: Suburban Residential West_ 753.6.3. Design Sector 3: Community Parks _ 803.6.4. Design Sector 4: Commercial Core _ 873.6.5. Design Sector 5: Suburban Residential East_ 1093.6.6. Design Sector 6: East Gateway _ 113

3.7. Urban Design Qualities Reconsidered _ 115

BIBLIOGRAPHY _ 121

APPENDICES _ 123Appendix 1: Lot SurveysAppendix 2: Measuring Urban Design QualitiesAppendix 3: Case Studies Appenix 4: Urban Design Qualities Reconsidered



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Executive SummaryAvenue 12 Corridor Redesign

The Avenue 12 Corridor Redesign Plan is the result of a two quarter-long process that covered the spring and summer quarters of 2010, and involved two Cal Poly undergraduate studios from the City and Regional Planning and the Landscape Architecture departments. The CRP 341 Community Design Studio, ran by professor Vicente del Rio, had a total of 27 students. The LA 404 Urban Design Studio, ran by lecturer Evan Evangelopoulos, had a total of 12 students. The two studios were put together as a response to a request from Madera County Planning Department to Cal Poly’s City and Regional Planning Department for an urban design plan for the Avenue 12 thoroughfare within the community of Madera Ranchos. The Urban Design Joint Studio was an excellent opportunity to offer students an interdisciplinary hands-on project experience within a pedagogical context that replicated real professional life as close as possible: a client, a contract, and a specific product to deliver.

There were two major reasons behind the county’s decision to order this plan. Firstly, the need to adapt Avenue 12 to the increasing traffic demands and new development and growth in the region, as well as to the future construction of a by-pass by Caltrans which will take much of the through traffic away from the heart of Madera Ranchos. Secondly, to provide design scenarios suggesting how to increase Avenue 12’s walkability and safety for pedestrians, and how to shape future public and private development that could provide visual quality, a strong identity, and a sense of place for the Madera Ranchos community.

The Avenue 12 Corridor Redesign Plan process followed the Vision Plan which resulted from a series of community workshops held in Madera Ranchos during the summer of 2009. These workshops were conducted by assistant professor Umut Toker, from Cal Poly’s CRP Department, and led to a report indicating the community’s major problems, needs, and desires as well as some of the community’s broad ideas for the Avenue 12 Corridor. In the fall quarter of 2009, and winter and spring of 2010, a series of traffic studies were carried out by associate professor Cornelius Nuworsoo, also from Cal Poly’s CRP Department, indicating a series of scenarios for Avenue 12. Both of these studies were considered as foundations for the development of the solutions contained in the Avenue 12 Corridor Redesign Plan.

This report’s organization reflects the process carried out in the studio. Chapter 1: Inventory and the Analysis reflects the initial work performed by the students. Divided into small teams, the students had a very short time to study the Vision Plan and the existing data provided by the county and information available on the web, and were able to make only one site visit. However, based on pre-defined set of goals for the inventory and on strict methods, they were able to come up with a huge amount of information of excellent quality. A field assessment of Avenue 12 against a set of five urban design qualities developed on a recent research project for the Robert Johnson Foundation and related to active living and walkability, and sense of place. These qualities were imageability, enclosure, human scale, transparency, and complexity, and our field studies revealed that the Avenue 12 Corridor scored very low on all of them. The same set of urban design qualities was used throughout the design process as the desired set of theoretical goals that the Plan had to achieve.

During the field visit the teams of students also used pre-defined survey forms to record the existing development conditions of the Avenue 12 itself and of all lots and buildings along it, including landscape and building features, maintenance, land use, height, etc. A figure-ground mapping study was also performed, which was visual tool to reveal different dimensions of the existing development along Avenue 12: building footprints, public and private spaces, vacant lots, and space dedicated to parking and driveways.

A list of constraints and opportunities was arrived at, as well as final Inventory and Analysis maps. Fundamentally, in its present conditions Avenue 12 is an unsafe and unattractive thoroughfare for both pedestrians and motorists, and development along Madera Ranchos is of low aesthetical quality, very limited in terms of servicing the community, and unattractive to passers-by. There are no recreational opportunities and few places to meet, the community is not memorable, and sense of place is practically nonexistent. However, Avenue 12’s right-of-way has potential to receive sidewalks and improvements to its streetscape, there are numerous vacant lots and buildings with potential for redevelopment, there is a significant amount of landscaping and trees in existing lots, there is a tremendous potential

to respond positively to regional growth pressures, there are compelling vistas of the surrounding agricultural fields and the distant sierras, and the community has a very strong sense of belonging and wanting to participate. The students presented the results of the inventory and the analysis to the Madera County Planning Department staff and the consultant (RBF), whose comments were incorporated into the final version.

The next phase of the pedagogical process took students to perform studies of projects and plans that could serve as precedents and inspirations for the development of ideas and solutions for Madera Ranchos. The framework against which these case studies were performed was defined by the same set of urban design qualities utilized in the previous chapter. This way the students could analyze how specific qualities were materialized through urban design solutions. More than 30 case studies were performed, the most significant appearing in this report’s Appendices.

Based on Chapter 1: Inventory and Analysis and its conclusions, and on the Case Studies, the students passed on to the next phase when they developed the materials represented in Chapter 2: Design Concept.In a charrette-like environment, the studio was divided into two large groups, who worked intensively in defining a Design Vision, a set of Goals based on the Urban Design Qualities, a set of Objectives, and a number of Design Ideas.

A Concept Plan for the redesign of the Avenue 12 Corridor resulted from this process, with short and long term implications, and was adopted by the class for further development. Fundamentally, the concept indicated a design scenario that included: a) gateways defined by both monumentation and the type and shape of development occurring in the two corners facing drivers entering Madera Ranchos (from west and east); b) mostly residential areas on the west and east portions of Avenue 12; c) a strong commercial core with mixed-uses and a concentration of interesting places to go and stay; d) a central design element to serve as a statement and placemaker; e) streetscaping to enhance walkability and safety along Avenue 12. The students made a presentation of the Concept Plan to the Madera County Planning

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Department staff, the consultant (RBF), and other Cal Poly faculty, and received several comments which were incorporated into the Plan’s final version.

Finally, the class was again subdivided into smaller interdisciplinary teams to develop project solutions for Avenue 12 as well as design ideas for the development of the private lots along it. Chapter 3: Corridor Redesign brings together the results of these teams’ efforts. The redesign plan is presented as follows: a) several solutions for streetscaping, vehicular and pedestrian circulation such as one traffic lane on each direction, curb parking, wider sidewalks with bulb-outs, bike lanes, raised crossings, vegetated medians, etc; b) the design of a major urban design element , the Almond Plaza, which will act as an identity giver, a central place spatial center for the community, and a traffic calming device; c) ideas for a signage system and for street furniture and landscaping in public spaces; d) ideas for the development of six different sectors along the Avenue 12 Corridor. The Avenue 12 Corridor Redesign Plan includes a total of 379,557 sqf of new residential development; 231,047 sqf of commercial; 50,494 sqf of offices; 727,155 sqf of parks; and 53,200 of public uses.

The six design sectors are (from west to east): West Gateway, Suburban Residential West, Community Parks, Commercial, Suburban Residential East, and East Gateway. In the West Gateway, a roundabout with a central monument marks the intersection of Road 36 and Avenue 12, and the two corner lots will feature the Community Library with a park and a deli/eatery. The Suburban Residential West Design Sector is mostly dedicated to residential uses, a system of pocket parks serving the community, and a few of mixed-use buildings as live-work units. In this sector, there is a shared pedestrian-bike path along the north side of Avenue 12 and a pedestrian path along the south side.

The large Community Park has a gateway on Avenue 12 and features recreational and sports facilities, community gardens, picnic areas, public restrooms, a Community Center building, and a retention pond. It also has a system of pedestrian and bike paths connecting to another along the north side of the canal and a loop around Madera Ranchos. The Commercial Core concentrates most development with retail,

office, department stores, a grocery, a bank, a movie theatre, a hotel, intensive mixed uses and apartments, and a series of small public parks. This design sector will also feature a Fire Station and a Post Office. In this sector, buildings are closer to the lot fronts in order to enhance walkability and pedestrian connectivity with land uses along Avenue 12. Along the whole stretch of the Commercial Core vegetated median separates eastbound from westbound vehicular traffic, and Class 1 bike lanes run on north and south sides, between the curb parking and the sidewalk proper.

The Suburban Residential East Design Sector is located between the Commercial Core and the canal. The plan keeps the existing single-family housing on the north side of Avenue 12 since it is well consolidated and provides a good transition between Madera Ranchos and the surrounding agricultural land. On the south side, the existing orange grove is partially developed into a residential planned-unit development. Finally, the East Gateway Design Sector consists of several design features that provides the community with another recreational facility, including a lake, and monumentation that will be the entrance from the east extremely distinct.

The last chapter of this report, Urban Design Qualities Reconsidered, is a brief discussion assessing the quality of Avenue 12 Corridor’s redesign. Using the same criteria and methods that had been utilized to assess the present conditions during the inventory phase (see Chapter 1), the students evaluated their own project proposals. The score sheet for the five urban design qualities was used, and a series of figure-ground maps of the proposals were drawn and the resulting areas measured in AutoCad. The results indicate that the proposals contained in the Avenue 12 Corridor Redesign Plan will indeed promote a better quality of life in Madera Ranchos, enhancing the community’s walkability, safety, aesthetics, identity, and sense of place.

Corridor Redesign


Madera CountyPlanning Department

CHAPTER 1INVENTORY AND ANALYSIS

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Madera Ranchos / Avenue 12 Corridor Redesign

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Inventory and Analysis : Chapter 1

1.1. Introduction

The site inventory of Madera Ranchos’ Avenue 12 was performed on Saturday April 10, from approximately 11:00AM to 3:00PM, by ten teams of three to four students. The study area stretched from Road 36 (west) to the canal (east) and included part of the canal south of the avenue. Each team was assigned one side of the street to an extent of approximately two blocks (see map).

The teams completed three types of inventories. In the first type of inventory, students studied and rated the presence of five urban design qualities (imageability, enclosure, human scale, transparency and complexity) along the two-mile stretch of Avenue 12. These qualities reflect the common goals of place making and walkability as expressed in current literature, as well as the expectations of the community as expressed in the Avenue 12 Vision Plan. For a full discussion of these qualities and a discussion of the resulting data see section 1.2.

The second type of inventory included information on existing development conditions in the private and public realms. Students utilized a pre-designed survey form, recorded their field observations, took photographs, and noted the most prominent aspects that condition development along Avenue 12. Section 1.3 presents a discussion of these findings.

The third type of inventory was a figure-ground mapping of Avenue 12. Figure-ground is a graphic technique that helps to understand the morphology of the area and the importance, scale, and relationship of its constituent elements. Figure-ground mapping was done in Autocad based on the tract map, the aerial photo, and the field observations. It revealed the areas dedicated to buildings, public spaces, and private spaces along Avenue 12. For a full discussion of the figure-ground inventory, see section 1.4.

A Site Analysis map was compiled with the information obtained from the inventory, showing the most important indicators that may hinder or support development. The Site Analysis map will serve as a platform for the redesign of Avenue 12.

The analysis of the existing conditions revealed by the inventory also led to a list of constraints and opportunities for development which should be considered during design alternatives, together with the community expectations as expressed in the Avenue 12 Vision Plan.

This chapter will help support the development of alternatives for the redesign of the Avenue 12 Corridor, as well as the individual solutions to its various sectors. The Corridor has potential for infill development due to its proximity to Madera, Fresno, and other employment opportunities, as well as to the several vacant and under-utulized lots on both sides.

1: The Avenue 12 Corridor and the division of areas for field work by the student teams.

Team 1Lots 1 to 13

Team 2Lots 118 to 131

Team 3Lots 14 to 27


Team 5Lots 28 to 42


Team 7Lots 43 to 55

Team 9Lots 56 to 73


Canal and Vacant Lot

Team 8Lots 78 to 89

Chapter 1: Inventory and Analysis

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Human Scale: the size, texture, and articulation of physical elements matching the proportions of humans and correspond to the speed of walking.

Transparency: the degree that pedestrians can see or perceive human activity or what lies beyond the edge of the street or of the public space.

Complexity: the visual richness of a place which depends on the variety perceived in the built environment, such as the number, types, and diversity of buildings, ornamentation, street furniture, signage, etc.

Ewing et al’s field manual provided us with the necessary tool to measure the physical features along Avenue 12 that have a direct impact in generating these five key urban design qualities. The authors provided us with the protocol and the scoring sheet used to record field measurements for 27 elements and to compute the resulting urban design quality scores.

1.2.1. Assessing Urban Design Qualities in Avenue 12

The class was divided into ten teams to cover different stretches of the project area, and during their field work they used the manual, the protocol, and the score sheet to record measurements of five key urban design qualities. See the appendix for all the score sheets that resulted from this field work.

The averages of these counts were then used to produce one single score sheet that depicts the intensity of the five key urban design qualities for the whole of the Avenue 12 Corridor. The final score sheet (shown in the next page) provides the basis for the following discussion and interpretation of the total scores obtained for the avenue’s pedestrian environment.

Imageability:

Avenue 12 has a numerically high imageability score, although most of this score is generated by the presence of “nature” (landscaping and shrubbery) and by the amount of commercial identifiers (signs) in facades and lot fronts. There are no plazas, parks, courtyards, or historical buildings along the avenue. There are no buildings with special features or ornamentation that could make them special and memorable. The

1. Available from <www.activelivingresearch.org/node/10637>

1.2. Urband Design Qualities

There is a significant body of literature relating the quality of urban design and city form to place making, social interaction, and community building. Most recently, several researchers observe that there is a strong relationship between urban design and health. On the psychological sense, good urban design satisfies our aesthetical needs, provides identity and legibility to a place, and supports social encounters, recreation, and community. On the physical sense, good urban design provides for walkability through safe and comfortable sidewaks, easy accessibility, a mix of uses, and an overall design that keeps the pedestrian’s level of interest high.

In a recent article, Ewing et al (2006) discuss the body of literature linking the built environment, physical activity and walkability. They note that walkability is not only encouraged by density, street connectivity, conditions of sidewalks, and distance to parks, but also to more subtle urban design qualities they call “perceptual”, that is, qualities that pedestrians perceive when experiencing a street. In a research project for the Robert Johnson Foundation Active Living Program, these authors developed a series of operational definitions for key urban design qualities and a protocol for measuring five of them in the field through the Measuring Urban Design Qualities: An Illustrated Field Manual.1

This type of inventory of the development conditions along Avenue 12 consisted in considering five key urban design qualities for walkability as defined by Ewing et al (2006) and operationalized through their field manual. It should be noted that these key urban design qualities reflect the Madera County and community expectations as identified in the Avenue 12 Corridor Vision Plan.

As defined by Ewing at al (2006), the five key urban design qualities used in our study of development along Avenue 12 are:

Imageability: the quality that makes a place distinct, recognizable and memorable, evoking feelings and creating a lasting impression.

Enclosure: the degree to which streets and spaces have edges and are well defined by buildings, walls, trees and other elements.

number of outdoor dining is minimal and concentrated in the core area (Pizza Factory and Subway), but during our visit none of this seating was occupied.

During the interval of this specific field work, students counted a total of 88 people along the whole stretch of the study area. However, it should be noted that the majority of people observed (44) were concentrated at the Maywood shopping center, and that many of the other people observed were going in or out of garage/yard sales. The noise level on both sides of the study was also high but since it was all generated by vehicular traffic it has a negative impact on imageability.

Enclosure:

Along the entirety of study area, there is a very low sense of enclosure due to the relationship between the width of the street (open space), height of buildings along the edges, and the spacing between these buildings. The landscape elements (trees and shrubery) are not enough to provide more sense of enclosure, and there are no tree canopies projecting over the street. Consequently, a large proportion of the sky is apparent to the pedestrian in all directions and, although this generates a sense of openness it also stresses the image of a rural environment as opposed to an urban or a village environment where the sense of enclosure provides for a cozy and defensible space, and to social interaction.

Human Scale:

The environment along Avenue 12 is almost devoid of human scale. The west-east sightlines along it and most of the north-south sightlines along its sides are very long and lead the eye well beyond the locale. If this might be seen as a positive attribute for viewsheds leading the eye of the pedestrian to the Sierras, the straight configuration of the avenue together with the lack of space markers (high buildings, trees etc.), street furniture, and a more complex built environment along its edges make that tend to lead pedestrians to perceive the space of the avenue as boring and to interpret distances as larger than they really are. The lack of sidewalks, trees and other elements closer to the street curb also add to the lack of human scale along Avenue 12.

Transparency:

The findings on the sense of transparency along Avenue 12 are

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Table 1: Aggregate score sheet for Urban Design Qualities along the Avenue 12 Corridor

conflictive. The large set backs, the lack of built elements, the landscaping in most lots, and the many empty lots generate a very “open” and transparent space along the street. It is very difficult for pedestrians to see or perceive any human activity, and even to understand what happens inside the buildings that support commercial or office uses.

Although the type and degree of transparency leads to the eye to the perception of a “rural” environment and supports privacy, the resulting environment along Avenue 12 does not invite pedestrians to engage in any kind of activity along its edges, with the very few exceptions being the commercial uses at the core, such as the Maywood Shopping Center and the market.

Complexity:

Again as with imageability, Avenue 12 scored higher in the complexity score than for the other key urban design qualities. This is mostly due to the number of buildings (141), colors and accent colors. There are very limited instances of outdoor dining, there are no public art elements, and the number of people on the street is small considering the two-mile stretch of the Avenue and the fact that many of them were going/returning to/from garage/yard sales during our field study.

1.2.2. Urban Design Qualities Considered

From the analysis and scoring of the 27 items and the five key urban design qualities that are supportive of walkability and place making, and cover the community’s expectations (Avenue 12 Corridor Vision Plan), we conclude that the built environment along the avenue is not an example of good urban design.

Walking, staying, and social encounters are not encouraged by neither the street design and existing physical features nor by the types and characteristics of the buildings and land uses along both sides of the avenue. The Imageability of the avenue is low and its overall image is that of a low density rural mixed-used strip with no special identifiers; it is not a memorable place.

The built environment and the streetscape of Avenue 12 provide for neither a sense of enclosure nor of human scale, which discourages walkability. The qualities of transparency and complexity of buildings


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3: Poor sense of enclosure due a barren streetscape and a lack of definition on both sides.

4: Low sense of human scale due to the large distances and lack of sidewalk, streetscape furniture, and perceived social activities.

2: The very long sight-line with no large street canopies, a barren streetscape, and the lack of compelling uses increase the psychological distances perceived by pedestrians and encourage vehicles to speed.

and uses along the avenue have also scored low, particularly because buildings (particularly commercial) are set far away from the front lot-line making it difficult for pedestrians to perceive and engage in any kind of activity along the street.

1.3. DEVELOPMENT CONDITIONS

The inventory of the development conditions along the Avenue 12 Corridor was recorded by the student teams on a survey form pre-designed by the instructors (see Table on page 10 and appendix). It included information on the private realm (the lots) and on the public realm (the public right-of-way and part of the canal). The information on the private realm included the types of uses and buildings, the setbacks, the building conditions, and number of stories. The information on the public realm included existence and conditions of sidewalks and curbs, street furniture, vegetation, shoulder and parking. Additionally, all teams recorded pertinent information on a map and wrote a commentary on their survey findings. The following is a summary of these findings.

Development along Avenue 12 in Madera Ranchos is of low density with a mix of uses. The project area includes 131 lots fronting Avenue 12 and a total of 141 buildings. Although the majority of buildings (106) were originally designed in the California Ranch style for residential use, only 97 of these retain their original use while the remaining serve as mixed (2) and office (7) uses. The residential buildings that have been adapted to include a commercial or office use normally did so by either renovating the original building or by adapting a garage for the new use, in which

case they may still hold a residential use. There are 19 commercial establishments, 11 office buildings, 12 public buildings.

The majority of residential buildings are located with their long sides towards the street, and the average set back is 46 feet. Common features include mailboxes, half-circle driveways and the dumpsters located in the ROW in front of properties. Most of buildings along Avenue 12 are single-story, and there is no prevalent architectural style. The condition of the buildings along Avenue 12 varies. Many higher quality/highly maintained residential lots are closer to the canal and the east end of the avenue. Building maintenance along the rest of the stretch varies, with few in disrepair and most well maintained: 71 buildings are in good condition, 73 in average condition, and 10 in bad condition. Along the study area, there are several vacant lots. No building or structure of historical or cultural significance was identified in the lots along Avenue 12, although there is an interesting abandoned old shed in a lot behind the corner across from the high school.

There is a core commercial core (about two blocks long) with strip-mall style development defined by on-site parking lots surrounding the buildings, and a multiplicity and variety of signs. Besides the Maywood Plaza -the most important commercial complex in Madera Ranchos- there are three gas stations, a market, and several auto-oriented uses. There are multiple colorful signs and driveways which emphasize the car-oriented nature of the street. The public right of way has been invaded in a few instances by private commercial uses, particularly as extensions of parking lots and for the location of signage.

5: The lack of seating and the detachment from the street does not provide for an inviting environment for pedestrians.

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During our field visit, there were many local residents and visitors in the commercial core using the different shops and services. Unfortunately, the lack of sidewalks and dedicated public spaces restricted pedestrian acessibility and congregating. The imageability of the commerical area is also relatively low due to the lack of place identity, the boring architecture, the large parking lots, the lack of courtyards, plazas and parks. The lack of enclosure and the loud noise from Avenue 12 impacts negatively any outside endeavor and discourage social gathering. Despite these conditions, many people were using the commercial places. A community barbeque in the Maywood shopping center -with a bump-house- for kids was happening during the visit, which reportedly is a recurrent activity there.

Along Avenue 12, the only street furniture visible was primarily mailboxes in the public right-of-way, as well as some decorative street lanterns around the Maywood Plaza. Increased street furniture and better landscaping would support pedestrian use.

The public right-of-way is automobile-oriented with large amounts of traffic, absence of sidewalks, unsafe intersections, no dedicated pedestrian crossings, large building setbacks and wide shoulders often used as parking. Avenue 12 is heavily used by semi-trucks and residents have a hard time leaving their driveways, particularly if taking the opposite lane. This also endangers bicyclists and the eventual pedestrian. There is a narrow and uninviting underpass at Road 36½ but nobody was noticed using it during our field visit.

Cars often perform u-turns on the spot. During our field work an eastbound car suddenly took the opposite shoulder and drove for a good 50 yards so that the motorist could use the mailbox located on the north curb, after which it continued to drive in the shoulder until able to change to the eastbound lane. The large amount of land dedicated to parking is evident and marks the image of the area. Shoulders are also used for parking where there were 87 marked parking spots where 78 cars were parked during our visit. Since there are no sidewalks parking on the shoulders further discourage walkability and pose a serious threat to both pedestrians and bicyclists. During our visit we noticed some recreational bicyclists using the corridor, and some stopped at the Maywood Plaza.

There is a large amount of driveways, few pedestrians or bicyclists, landscaping that varies in maintenance and some old cars rusting on yards. Curbs and storm drains are present along most of the avenue but there are no sidewalks. Continuous pedestrian circulation along the avenue is also hindered by landscaping, signs, driveways and other obstructions such as the pedestrian underpass located on the west side of the intersection with Road 361/2. There is a total absence of public open spaces.

Street furniture and street objects present in the public right-of-way are mailboxes, fire hydrants, lamps in some areas, signs and dumpsters. A drainage way between Loren Way and Road 37 is a possible unexplored asset along the Avenue.

5: Across from the high school, this old structure has potential cultural significance for reuse.

6: The lack of sidewalks and the invasion of the public right-of-way by private owners.

7 & 8: The drainage ditch on the north (left) and south (right) of Avenue 12 has a potential as a landscape element.

6: A typical well-maintaned ranch-style residence.


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Cultural elements and events visible are the yard sales, personalized decorations, old boats or old cars on yards, the large trucks and also the suburban feel and lifestyle of the street. The agricultural element of the area is emphasized by the presence of the large citrus grove at the east entry of the avenue. Many almond trees along the street become obvious during flowering time in early spring. The canal, particularly on the south of the community, has a potential of becoming an asset for recreational purposes, such as part of running and bicycle tracks, as part of a loop around the orchard or the whole community.

Driving into Madera Ranchos from both east and west leaves no special impression. From the east, although the canal and the existing agricultural citrus field are strong landscape elements, there is nothing particular to the place, and just pass them one encounters the Golden Valley Unified District which occupies two fenced large lots on the north side of Avenue 12, and the many portable buildings, storage areas, and parked school buses and trucks are a negative aesthetical impact.

Driving into Madera Ranchos from the west, one sees the large campus of the High School at the intersection of Avenue 12 with Road 36. This intersection has the only traffic light along Madera Ranchos but its urban design carries no special identifier; there are not buildings marking the corner and the built-environment at the intersection does not provide for a memorable setting. The open space between the High School buildings and the corner has a small lake and has the potential of becoming a more interesting and user-friendly landscape feature.

For drivers on Avenue 12 both entering the community from both east and west have no idea they are entering Madera Ranchos, and the only visual clue that they may be driving through a denser community is when they pass the commercial core, which does not generate any memorable perception to passers-by.

As a conclusion, Avenue 12 is slowly transforming from residential to retail/office/commercial uses that are identical to any other strip mall or auto-oriented community. Commercial uses seem to depend on drivers. Public space is totally absent, and there is no special feature along the avenue. Overall, Avenue 12 has a suburban low-density character, with many empty and undertulized lots, is extremely car-oriented, dangerous and unfriendly to pedestrians and bicyclists, with a lack of a consistent architectural style or theme, and with cultural characteristics typical of a suburban and small-community lifestyle.

Total number of lots 131

Buildings(141)

Typeresidential 106

commercial 25office 10

Use

residential 97commercial 19

office 11mixed 12public 2

Maintenancegood 71

average 73bad 10

Average front setback 46fSignificant street furniture (mailboxes, signs) 17On-street parking marked parking spots 87

cars parked 78

Table. Most significant development elements of Avenue 12 observed during the site visit.

9: The south-east corner of the intersection of Avenue 12 with Road 36, diagonally opposite from the High School. Carrying the only traffic light in Madera Ranchos, the intersection is heavily polluted visually, does not represent a clear gateway, and there is no indication one is entering the community.

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1.4. Figure-Ground Mapping

One of the analytical tools used in this Site Analysis to assess Avenue 12 was figure-ground mapping, a graphic technique that has become common in planning and urban design (Bosselman 2008; Carmona et al. 2003). The first use of the figure-ground technique appears to have been in a 1748 map of Rome but the technique was “re-discovered” in the seventies by European theorists and French– and post-modern contextualist designers such as Aldo Rossi, Phillipe Panerai, and Rob Krier (del Rio 1990; Moudon 1992).

This simple technique consists of drawing maps where elements are shown in either black or white. The elements that you want to call attention to (the themes) appear in black –the figures– while all the rest appears in white –the ground. In some (rare) instances, the lines for streets and curbs are also shown in these maps. This is a useful technique for analyzing and understanding urban spaces, as well as a method to orient designing itself.

Through the strong black and white contrast of its drawings, the figure-ground technique reveals the relationships between elements in space and their relative importance in defining the fabric and the form of a city. It discloses important attributes of a city and its elements such the scale of footprints, accessibility, proximities, constancy, proportions, and other fundamental relationships such as between public and private spaces, built-non built spaces, etc. In most cases, comparisons are made easier by also inverting figure and ground, that is, by changing what is shown in black and in white.

The figure-ground technique is useful for comparative mapping, such as to show the “before and after” of an urban project or the evolution of a city. The technique is also known as solid-void because in most instances it is used to represent all that is built-up (the solid) in black as the “figure”, and the non-built (the void) in white as the “ground”.

10: At the east access to Madera Ranchos on Avenue 12, the bridge over the canal. There is no indication that one is driving into the community.

11: The canal right-of-way along the orchard at the southeastern part of Madera Ranchos has potential to become a landscape and recreational asset.

Morphological Element Square footage AcreageBuilding footprints 485,314 11.1Private open space 4,644,832 106.6Private open space(minus community park area)

4,257,626 97.7

Vacant lots 993,581 22.8Vacant lots(minus community park area)

606,375 13.9

Parking in private lots and driveways in the right-of-way

142,954 3.28

Public space (not lanes and shoulders) 278,893 6.4

In our assessment of Avenue 12, the figure-ground technique was utilized to map the following elements: building footprints, public space, private space, vacant lots, and parking/driveways. Developed in Autocad from field observations and the analysis of the aerial photo (Google), these maps reveal the relationships between the major elements that constitute the fabric of the community as well as their relative importance. The Table and figures bellow and in the next pages allow for interesting comparisons and serve as clear indicators for redesign.

Building footprints along Avenue 12

Public space along Avenue 12 and canal


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Figure-Ground Map : building footprints

Avenue 12 - west side

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Figure-Ground Map : building footprints

Avenue 12 - east side


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Figure-Ground Map : public space


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Figure-Ground Map : public space



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Figure-Ground Map : private space


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Figure-Ground Map : private space



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Figure-Ground Map : vacant lots


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Figure-Ground Map : vacant lots



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Figure-Ground Map : parking and driveways in right-of-way


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Figure-Ground Map : parking and driveways in right-of-way



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1.5. CONSTRAINTS AND OPPORTUNITIES

The inventory and the study of existing environmental conditions along Avenue 12 allowed the identification the following major constraints and opportunities for development that, together with the community and county expectations discussed in the Vision Plan should orient the design process. These were also compiled in form of a Site Analysis map that follows.

Constraints

• Relatively low rate of built-up space (building footprints) as opposed to private open space: 11.1 X 106.6 acres)

• Existing public space limited to the area between curb and lot front (a total of 6.4 acres). This total is presently lower since there are instances of private use of ROW space.

• Lack of landscaping/street furniture.

• Lack of public gathering space/open space.

• Limited economic opportunity.

• Lack of sidewalks and safe/designated crosswalks.

• Unsafe and uninviting pedestrian environment.

• Limited tree -planting within right-of-way.

• No bicycle lanes/paths.

• Lack of public lights and infrastructure.

• General lack of identity and character.

• There is no central place with special character.

• No enviromental support for walkability.

• No identifiers or gateways for the community.

• Large parking lots and big building set-backs add to the lack of human scale and enclosure.

• Incoherence of overall design (signs/landscaping).

• Unsafe parking; no designated residential parking.

• Avenue 12 is too noisy and unsafe.

• High vehicular speeds.

• Dangerous vehicular movements such as left-turns and u-turns.

• No residential privacy.

• The multiple driveways along Avenue 12 have a negative impact on pedestrians, bike, and traffic flow.

• Limited bus service and bus stops. Bus stop does not provide for safe stops, and there is no shelter for wait.

• There is no reason for outsiders and passers-by to want to go or stop at Madera Ranchos.

• The highway by-pass might reflect negatively on the local businesses if it happens before the strenghening of the community as a whole.

Opportunities

• A constant right-of-way width throughout the commuity provides an opportunity for sidewalks/bike lanes/pocket parks/public lighting and street furniture.

• Relatively large amount of vacant lots along Avenue 12, which total 13.9 acres. These left-over spaces and vacant lots can be developed into residential uses or community gardens/park/public space.

• There are several vacant lots in close proximity or at the core of the community.

• A large vacant lot at the core (approx. 8.9 acres) where the community wants to see a park (Vision Plan). It could be integrated to the redesign of Avenue and its core.

• Most of the existing homes and buildings are well maintained.

• Yard sales/political signs/signs for upcoming community events illustrate community involvement and interaction between residents.

• Close proximity of High School.

• The intersection of Avenue 12 and Road 36 has potential to become a special place and gateway.

• There is an overall desire for designated public spaces.

• High accessibility connects Highway 41 to Highway 99.

• Volume of traffic can be an asset to the community if accomodated in Avenue 12 redesign.

• The canal’s right-of-way has the potential to be redesigned as a pedestrian/bicycle loop and connect to community park in the core area.

• The rural/agricultural character should be preserved and used as an overall design theme.

• There are unrestricted view-corridors towards the surrounding agricultural fields and to the Sierras.

• A drainage ditch that crosses the Avenue at the core has potential as a linear green connector to north and south of the community.

• The accessibility, local agriculture, and history of Madera Ranchos are supportive of a farmers market.

• There are multiple potential locations for landmarks/public art/placemakers/gateways.

• Busy street encourages commercial exposure. Pedestrian usage of the street will generate social activity and a lively atmosphere.

• The redesign of the Avenue 12 Corridor with better environmental conditions can encourage teens to use it as a connector to the High School by walking/bicycling.


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SITE INVENTORY MAP

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SITE INVENTORY MAP


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SITE ANALYSIS MAP

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SITE ANALYSIS MAP

Corridor Redesign



CHAPTER 2DESIGN CONCEPT

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Design Concept : Chapter 2

2.1. The Design Concept

The Vision Plan and our visits to and analysis of the project site (discussed in the previous chapter) helped us to understand the community’s needs and desires, the uniqueness of the Madera Ranchos community, the problems along Avenue 12, and the potential impacts of the future bypass. At the same time, the study of a variety of projects in other cities (see Appendix 3) allowed us to consider successful design ideas which served as sources of inspiration.

Based on this understanding, in this chapter we present the overall Design Concept for Avenue 12. As part of our approach and Design Concept, it is important to note that we proposed new symbol for the Madera Ranchos community inspired in strong local imageries. This symbol would be reproduced in street signage, banners, and

marketing materials, helping the community in building a sense of place and a distict identity in the region.

The same five major Urban Design Qualities which framed our previous analysis inspired the development of goals for the design proposal. For each goal, we have identified two objectives, totalling 10 objectives. Attached to the objectives, there is a total of 2 design ideas. These led to an overall design proposalplan in two phases, as follows.

Goal 1: Imageability

To provide for an attractive, distinct, and memorable identity that values place, history, and culture.

Objective 1: Architecture and landscape design will contribute to create a strong sense of place.

Objective 2: Design features along Avenue 12 will reflect the local character.

Design ConceptThe redesign of the Avenue 12 Corridor in Madera

Ranchos will promote social and economic opportunities in a sustainable and pedestrian-

friendly environment that maintains the character of the community. Design Idea 4: Finishing materials, textures, and

colors will be contribute to the sense of place and generate visual interest for both residents

and visitors.

Goal 2: Enclosure

To generate a pedestrian-friendly and small-town environment through a balanced relationship between street, sidewalks, open spaces, and buildings.

Objective 3: A carefully designed streetscaping will define pedestrian and vehicular circulation along Avenue 12.

Objective 4: The commercial core will have strong visual and spatial definition to generate a sense of enclosure.

Design Idea 10: Architecture, location of buildings, and landscaping will provide for a strong visual definition and sense of enclosure at the commercial core.

Design Idea 1: A well-designed and distinct commercial core will become the center of the community as an activity node, and will generate a strong identity.

Design Idea 2: Memorable gateways and focal points will define the community at the

intersections of Avenue 12 and roads 36 and 38, and at the

commercial core.

Design Idea 3: Streetscaping and street furniture will draw ideas from local elements (such as the almond

flower or almond leaf) and reflect the surrounding agricultural environment and the comunnity’s small-town feel.

Design Idea 5: Local and regional artists will be

encouraged to design all public art.

Design Idea 6: Public lighting, streetscaping, sidewalk patterns,

and planters will allow for a safe and pleasant pedestrians,

bicyclists and drivers.

Design Idea 7: Low fences and landscaping will generate a clear distinction between private and public spaces along Avenue 12 except at the commercial core.

Design Idea 8: At the commercial core buildings will be sited close to the sidewalks and parking will

be sited in the back.

Design Idea 9: At the commercial core, buildings will incorporate awnings for

pedestrian comfort and for a softer sense of enclosure.

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Goal 3: Human Scale

To reflect the small-town feel and encourage walkability and human interaction through the design of public space.

Objective 5: Pedestrian comfort and safety will be enhanced through various traffic calming measures.

Objective 6: Create public spaces that provide opportunities for various social and recreational activities.

Goal 4: Transparency

To enhance the visual experience of pedestrians and encourage social interaction.

Objective : Preserve view corridors to the surrounding landscape and the Sierra Mountains.

Objective 8: Streetscaping and architectural design should increase transparency from the pedestrian environment.

Design Idea 17: At the commercial core architectural and landscape

solutions will provide small open spaces integrated to sidewalks and complementing ground floor uses.

Design Idea 11: Incorporate parallel street parking, bulb-outs, marked crosswalks, and traffic lights.Design Idea 12: Design wide, well-lit, safe and comfortable sidewalks for pedestrians and solutions for bicyclists.

Design Idea 15: A system of pocket parks along Avenue 12 will encourage

outdoor activity and recreational opportunities for all age groups.

Design Idea 16: Design parks and plazas to hold community activities

and events such as a Farmers Market.

Design Idea 13: Articulate the placing, size, and types of planting, materials and street furniture along sidewalks.

Design Idea 14: The design of the commercial core will incorporate a wider landscaped median that will operate as a round-about.

Design Idea 21: Separation between private and public

spaces along the Avenue will be allowed only through low walls and fences, and

landscaping, except in the commercial core were there will be none.

Design Idea 18: In the commercial core, orient and limit height of buildings to frame key views.

Design Idea 19: Encourage observation decks in roof tops, particularly at the

commercial core.

Design Idea 20: Locate commercial buildings close to the sidewalk and provide storefronts with large windows to welcome pedestrians and facilitate views into the stores.

Goal 5: Complexity

To provide for a pedestrian environment that is visually and socially engaging.

Objective 9: Use a variety of building styles and materials to generate interesting building facades.

Objective 10: Design street furniture, signage, and landscape elements that encourage visual interest.

Design Concept 27: An integrated system of comfortable and

aesthetically pleasing street furniture elements such as vehicular and pedestrian

lights, benches, trash receptacles, etc.

Design Idea 22: Encourage a clear distinction between residential, mixed-use, and commercial environments.

Design Idea 23: Incorporate different building styles, facades, and heights along the Avenue, except at the commercial core and gateways.

Design Idea 24: An integrated and aesthetically

pleasing signage system to assist residents and visitors

and contribute to Madera Ranchos’s identity.

Design Idea 25: A commercial core with a unified design solution and a variety of

pedestrian-oriented uses and public spaces.

Design Idea 26: Visually stimulating finishing materials

and paving along sidewalks and parks.

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2.2. Concept Plan

Considering the existing Vision Plan and our analysis of Avenue 12 with the existing constraints and opportunities for development, the major overarching design challenges were identified as being:

How could the re-design of the right-of-way generate a safer, beautiful, and walkable environment

How to deal with a two-mile road stretch in order to generate a strong sense of place, and a distinct and memorable identity for Madera Ranchos

Having these two overarching challenges in mind, our design proposal for Madera Ranchos Avenue 12 is the realization of the community’s vision, and a perfect application of the quality goals, objectives and design ideas. The design will orient development towards new economic opportunities in a visually compelling and socially engaging pedestrian-oriented environment which respects Madera Ranchos’ small-town character.

In the long run, the concept will promote the gradual transformation of the streetscape, land-uses, and densities along Avenue 12 by incorporating positively the growth that is expected in the community and in the surrounding areas, and the traffic increase that this growth will be generating. It is also a response to Caltrans’s project to build a new west-east road that will bypass Avenue 12. The full completed project will include new commercial, residential, mixed-use, public, community/civic land uses as well as new parks and community gardens (see accompanying conceptual sketch).

The implementation of the full design concept is envisaged in two phases. The first phase represents the immediate response to the most eminent needs and desires of the community as expressed in the Vision Plan and revealed in our site analysis. The first phase deals basically with some traffic calming and general streetscape improvements. It includes the construction of safe sidewalks along the whole stretch with a shared pedestrian and bicycle walkways, landscaping and trees with drought-tolerant

and native species, and pedestrian and vehicular lighting. Two new traffic lights are also proposed for this phase in order to add for safety for the community. Although not many changes are expected within private lots, our design recommends that some property frontage lines get set back to their legal alignments so that the full extension of the right-of-way may be implemented.The design concept for Phase 1 can be seen in the next pages, and the full design details are developed in the next chapter.

The second phase reflects a longer-term commitment and is the full response to the growth and development expected in the community and the surrounding areas, as well as to the expected corresponding increase in traffic volumes. This completion of this phase will reflect the full embodiment of the design concept and the realization of a strong identity and sense of place for the Madera Ranchos community. It includes the construction of planted medians, bulb-outs and parallel parking on both sides, the partial realignment of Avenue 12 for a round-about, the construction of system of community parks, the implementation of east and west gateways, as well as new zoning regulations and design guidelines for private development.

The heart of the design concept, to be implemented in the second phase, is the realignment of Avenue 12 and the construction of a wide elliptical median that will meet three objectives: a) serve as a traffic-calming devise to slow traffic down and as a roundabout to allow for u-turns, b) serve as a place marker and visual focus for the community, c) contain a landscaped open space to double as a community park and a space for events. The more intense commercial uses will be placed around this area, stressing the core of the community. Going outward east and west from the commercial core, land use types and intensity will decrease.

It is important to note that the second phase also includes the implementation of several community parks and the utilization of part of the canal right-of-way as a linear pedestrian-bicycle path for a recreational loop of open spaces around the community. The design concept for Phase 1 can be seen in the next pages, and the full design details are developed in the next chapter.

Sketch of the site design concept for Avenue 12

WestGateway

EastGatewayLow intensity

Residential

Low intensityResidential

Low intensityhorizontal mixed use

Low intensityhorizontal mixed use

Medium intensityvertical mixed use

Medium intensityvertical mixed use

High intensitycommercial use

High intensitycommercial use

View corridor

View corridorThe CorePark and landmark

landscaped mediam Pedestrians / Bikes


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Concept Plan - Short Term (east)

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Concept Plan - Short Term (west)


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Concept Plan - Long Term (west)

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Concept Plan - Long Term (east)

Corridor Redesign



CHAPTER 3CORRIDOR REDESIGN

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Corridor Redesign : Chapter 3

3.1. Introduction: The Redesign Proposal

Avenue 12 Corridor Redesign Plan is the result of the ideas brought forward in the Design Concept and Plan, discusses in Chapter 2. The proposed plan for Avenue 12 incorporates the community’s desire for safety, walkability, and place making. The plan will incorporate future local development and still permit the desired level of accessibility established by the traffic studies.

This chapter presents the overall design and streetscaping plan for the Avenue 12 Corridor - fundamentally dealing with the shaping of the public realm. This document also presents design proposals for the private lots along Avenue 12 as an illustration of a possible future as they reflect existing development trends in Madera Ranchos and its region. The community and the Madera County Planning Department should consider them for future land-use regulations, and the private sector as ideas for development.

The proposed redesign incorporates the community’s comments received during the June 11, 2010 public workshop at Madera Ranchos. Public feedback encouraged us to introduce four new elements to the original Concept Plan: a public library, a fire station, a bank, and a post office.

The redesign proposal developed in the next sections of this chapter cover the following: Avenue 12 Street Redesign, the Almond Plaza, Signs and Place Markers, Street Furniture and Plants for Public Spaces, and five Design Sectors.

The section Avenue 12 Street Redesign covers the changes proposed to the street itself, its sidewalks, and circulation. In the following section the proposal for the Almond Plaza, the most important design idea for the Madera Ranchos community, is described. In Signs and Place Markers, ideas for place branding and strengthening the community’s identity through signage and monumentation are depicted. Next, a series of possibilities for Street Furniture and Plants for Public Spaces are described, with all plants being drought resistant and appropriate for this region and climate.

The redesign plan considers that in Madera Ranhos, Avenue 12 has different ambiences reflecting the prevailing land-uses and types of development along it. The plan proposes five Design Sectors along the Avenue 12 Corridor which reflect this changing patterns and develop ideas for future private development. On both extremes of the project area, West and East, new gateways will welcome residents and visitors into Madera Ranchos, and help establish its identity.

From west to east, the design sectors are: West Gateway, Suburban Residential, Community Park, Commercial Core, and East Gateway.

The West Gateway will mark the entrance to the Madera Ranchos community for drivers coming from the West. It will feature a roundabout with a monument feature, the Madera Ranchos Library, a park, and an eatery such as a deli or cafe. The Suburban Residential sector will maintain the current ambience of low density single family occupancy with eventual mixed-uses, and will also feature a series of pocket parks. The Community Park will feature several recreational and sports facilities, as well as landscape attractions.

The Commercial Core will concentrate more intensive commercial development -retail and offices- and some residential use -apartments and a hotel. At the heart of the community, in the Commercial Core, the plan features the Almond Plaza, a strong design statement that will generate a central place and a unique identity to Madera Ranchos. The East Gateway sector will be dedicated to residential development, and to a park and a monument feature which will provide a unique gateway for those driving into Madera Ranchos from the East.

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Illustrative Site Plan

est Portion

CommunityPark

0 100 250 ft

Mixed Use

PocketPark

PocketPark

PocketPark

Libraryand Park

Eatery

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East Portion


GatewayPark

0 100 250 ft

Residential Planned Unit Development

Cannal Pedestrian and Bike Trail

Shopping CenterGrocery Store

Bank, Post Office

Movie TheatresRetail

MaywoodPla a

Mixed UseRetail / Offices

Mixed UseRetail / Offices

Almond Pla a

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3.2. Avenue 12: Street RedesignDesign Teams:Marcus Carloni, Amy Rice, Amy ScottCharlotte Bell, Hanna Edelsberg, Blake Rhinehart

The redesign of the Avenue 12 Corridor proposes a street design and a series of design solutions that will promote walkability and create a safe environment for pedestrians and bicyclists, while maintaing the street at acceptable operational levels of service (LOS) for motorists. The imple-mentation of the redeisgn is expected in two phases, the second phase being after the construction of the by-pass.

Similar to the existing conditions, there will be one traffic lane in each direction (expect between Road 36 and Jordan Court), a solution reflecting the results of the traffic studies and the future construction of the Avenue 12 by-pass. It was also important from the design safety perspective not to offer an extra driving lane in neither direction which would encourage motorists to speed, and would discourage them from using the by-pass.

The major aspects of the proposed street redesign are as follows (see illustrations in the next pages). It must be noted that the redesign propose that all intersections with pedestrian crossings be raised to facilitate pedestrian and bicyclists movements.

est Gateway: Road 36 to Topper CourtPhase 1:In the short term the redesign proposal accomodates the existing traffic patterns and only includes new sidewalks, landscaping, and a partial median. Please note that Avenue 12 narrows to one traffic lane in each direction at Topper Court.

Three 11’ traffic lanes going• west: one for left-turns (south), one

for right turns (north), and one to continue west.

Two 11’ traffic lanes going east•

5’ wide landscaped median •

10’ side-walks on both north and south sides•

15’ high double armed street lights located in the median.•

10’ high pedestrian lights at pedestrian crossings in the corners.•

Phase 2:In the long term the redesign proposal accomodates the traffic patterns expected after the implementation of the by-pass and of a roundabout at the intersection of Avenue 12 and Road 36. Please note that Avenue 12 narrows to one traffic lane in each direction at Topper Court.

Two 11’ traffic lanes on both sides (narrows to one at Topper Ct.)•

Median gets widened to 12’ landscaped•

16’ distance from curb to property lines in the North side, with a •

9’ wide shared pedestrian-bicycle path (asphalt).

8’ distance from curb to property lines in the South side, with a 5’ •

paved sidewalk (asphalt)

“Pocket parks” at every corner (benches, trash receptable, •

pedestrian light, and planters).

Suburban Residential: Topper Court to Lorien Way

One 11’ traffic lane in each direction. •

12’ turning lane (• TWLTL).


9’ wide meandering shared pedestrian-bicycle path (asphalt).

11’ distance from curb to property lines in the South side, with a •

5’ meandering paved sidewalk (asphalt).

8’ wide paralel parking lane on both sides•

10’ high pedestrian lights in every corner•

8’ bulb-outs at all intersections •

“Pocket parks” in every corner (benches, trash receptable, •


Commercial Core: Lorien Way to Road 3 1/2


12’ wide landscaped median (except in the Almond Park).•

Almond Park: 315’ long by 1 8’ wide.•

15’ high double armed street lights located in the middle of the •

median.

On both north and south sides, 16’ distance from curb to •

property lines which includes:

a) 10’ wide tree-lined sidewalks on both sides.

b) 10’ high pedestrian lights in every corner

c) 5’ wide one-way dedicated bicycle lane on both sides.

The lane is at the same level as the sidewalk, located

between parked cars and pedestrians (Class 1).

d) 1’ safety strip between curb and bike lanes.





Around the Almond Park there is the alternative of having the •

bike lanes at level with the street (Class 2) in order for large

vehicles to accomodate wider turning radii at the corners.

East Gateway: Road 3 1/2 to the Canal

One 11’ traffic lane in each• direction.


12’ turning lane (TWLTL).•


9’ wide meandering shared pedestrian-bicycle path (asphalt).

11’ distance from curb to property lines in the South side, with a •

5’ meandering paved sidewalk (asphalt).


10’ high pedestrian lights in every corner•




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Suburban Residential

Typical Plan View

Meandering two-way shared pedestrian-bicycle path

Meandering two-way shared pedestrian-bicycle pathCorner

pocket park

Corner pocket parkCorner pocket park

Cornerpocket park

Raise intersection Avenue 12Avenue 12

Curb parking Curb parking

Curb parking

Meanderingsidewalk

Sidew

alk

Sidew

alk

Sidew

alk

Sidew

alk

Cur

b pa

rkin

g

Cur

b pa

rkin

gC

urb

park

ing


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Suburban Residential Typical Cross Section

Shared two-way pedestrian-bicycle path

Landscaped bulb-out

Suburban ResidentialTypical Corner Pocket Park

Pedestrian light, bench and trash receptable

Raised pedestrian crossing

Raised intersection

Raised bicycle crossing

Raised pedestrian crossingAvenue 12

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Bike Lane

Bike Lane

Bike Lane

Bike Lane

Crosswalk

Crosswalk

Pedestrian Sidewalk

Pedestrian Sidewalk

Pedestrian Sidewalk

Shared Pedestrian/Bike Path

Loren Intersection

Schematic and Illustrative Views

Avenue 12 and Lorien Way intersection, showing the transition between

the Suburban Residential and the Commercial Core design sections.

The signalized diagonal crossing for the bike lane will only be necessary in the

future to accomodate for a much larger quantity of bicyclists.

View of the intersection between Lorien Way and Avenue 12 looking from the South. The median starts at the right corner note the transition from a shared two-way (north) to single-way (south) exclusive pedestrian and bicycle paths.

View of the intersection between Lorien Way and Avenue 12, looking East.


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Commercial Core

Typical Plan View

Raised intersection

Avenue 12 Avenue 12

Bicycle lane

Bicycle lane

Bicycle lane

Bicycle lane

Sidewalk

Sidewalk

Sidewalk

SidewalkSid

ewal

kSid

ewal

k

Sidew

alk

Sidew

alk

Curbparking

Curb parking Curbparking

Curbparking

Cur

b pa

rkin

g

Cur

b pa

rkin

g

Cur

bpa

rkin

g

Cur

bpa

rkin

g


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Commercial CoreTypical Cross Section

Illustrative View of Avenue 12

At the Commercial Core looking East. The Almond Park can be seen in the background.

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3.3. Almond Pla aDesign Team: Charlotte Bell, Hannah Edelsberg, Blake Rhinehart

Through the Avenue 12 Vision Plan (2009), the community expressed the desire of having a traffic circle and other effective traffic calming measures to slow vehicular traffic and enhance walkability. We applied this idea translated into a big plaza that splits Avenue 12 into two, generating the effect of a traffic circle. The plaza has three major aspects:

a) It is located in the heart of the commercial core at the center of the community. At the same time it will become the central landmark of the community.

b) It is designed to cause the least interference with existing properties. The implementation of the Almond Park, in the short term, will not affect existing buildings.

c) It will have a strong symbolic and recreational role for the community. Its unique design and the functions that it facilitates will make the plaza a special place in the community.

This element’s almond-like shape creates a symbolical relation to the region’s history and agriculture as well as to other elements in the redesign project (see community logo and monuments at the gateways and plaza). The Almond Plaza represents the single most important feature in the proposal for Avenue 12 as it will be a strong design statement and will provide Madera Ranchos with a memorable

image and a unique identity. It will also complement the surrounding commercial uses by providing residents, visitors, and patrons with an open space to relax, socialize, and enjoy public activities.

The construction of the Almond Plaza corresponds to Phase 2 of the Avenue 12 Redesign. It will be possible with the approval of a new right-of-way reconfiguring the frontage of surrounding properties so that the new buildings will be configured so as to acknowledge the Almond Park, its function and symbolic role. Around the Almond Plaza there will be a Class 2 bike lane (allowing larger trucks more space to negotiate at the corners) or alternatively a Class 1 - moving up to the sidewalk and allowing the traffic lane to be wider at that point.

The Almond Plaza measures approximately 310 ft long and 1 5 ft wide, and features an attractive landscape design with many almond trees set along paths in an attractive diagonal pattern where community events and fairs can be organized. There will be sculptures at the west and east focal points, a shaded pavilion for small music performances and events, an interactive central water feature, and several benches. There will be several raised crosswalks connecting it to the nearby commercial development around it, and new traffic lights: for west and east bound traffic.

Location of pro ect site

View of the Almond Plaza from the South East.

View inside the Almond Plaza.

The Almond Paza towards the North and Fernwood Drive.


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(See specific projects for all buildings elsewhere in this report)

Commercial Core

Almond Pla a Plan View

MovieTheater

Open-air screening

RetailRetail / Offices Retail

Retail

PostOffice

SupermarketDrugstoreEateries

Department Store

Park

Park

Hotel Retail

Fern

woo

d D

rive

0 100 ft

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Legend

1. Monument2. Canopied area and stage3. Benches4. Water feature5. Interplay of paved and planted areas for outdoor markets and events6a. Bicycle lane (Class 1)6b. Bicycle lane (Class 1 or 2)

Commercial CoreAlmond Pla a

Site Plan

Avenue 12

Avenue 12

Jaso

n C

t.

Fern

ww

od D

r.

The Movie Theatre

Retail

Retail

Reta

il

Retail

Retail

The Almond Pla a EastDepartment Store

The Almond Pla a est

Park lawn

Madera Ranchos Pla a

Lawn

1 12

3 4

5

5

5

5

6a

Pla a

6a

6a

6a

6b6b

6b6b


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Almond Pla a Illustrative View from the SouthMaywood Pla a II and III

Stores and offices

Madera Pla aRetail, Grocery Store

and Post Office

Movie TheatresRetail

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View of Almond Park from the North-East

View of Almond Park from the South-West


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Landscape Element Type/Species Total/Square Footage

Street Trees Chinese Pistaches, Purple Leaf Plum 91

Median Trees Korean Sun Pear 70

Open Space Trees Western Redbug, Walnut Tree 37

Landscaping Xeriscaping 22,792 sq. ft.

Sidewalks Stamped Concrete 15,546 sq. ft.

Crosswalks Stamped Croncrete 2600 sq. ft.

Benches Black Steel Bar 61

Bike Racks Standard U-Shaped Bike Poles 10

Trash Receptacles Flat Steel Bars 30

Street Lights Dual Lights 53

Pedestrian Lights Lantern Style 104

Tree Guards Flat Steel Bar 124

Tree Grates Detailed Copper Color 124

Drinking Fountains Two-height Black Fountain 12

Design element Land Use Description Square Footage Parking Spaces

Sidewalks Open Space Public Right-of-Way 66,870 sq. ft. 161

Almond Park Open Space Central Open Park 38,705 sq. ft. 0

Medians Open Space Center Divider in Between Traffic Lanes 15,546 sq. ft. 0

Design element Land Use Description Square Footage Parking Spaces

Sidewalks Open Space Public Right-of-Way 51,820 sq. ft. 0

Medians Open Space Central Divider in Between Traffic Lanes

15,546 sq. ft. 0

Streetscaping: Development materials street furniture and planting

Phase Two:

Phase One:

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65


Community ioskA square- steel kiosk painted green for community announcements and local information. To be installed in all parks.

Monument allsLocated on both corners at the Gateways, these curved

stone walls will carry the Madera Ranchos name and logo.

SignageBanners will be used on light

poles in the commercial core to promote community events.

3.4. Signage and Place Markers

MonumentsMonuments should be created by local

artists on a competitive basis. Located at the West Gateway (in the roundabout), the East Gateway (in the park), and the Almond

Plaza (West and East corners).

A signage system combined with place markers will contribute strongly to Madera Ranchos identity. The Madera Ranchos logo (as proposed in Ch. 2) will feature in all signs and in most of the street furniture (such as benches, trash dispensers). The place markers will appear in key locations along Avenue 12 (as shows in the specific proposals for the Design Sectors that follow in this chapter).


66 Madera County

Trash Receptacles(recyclabes and non-recyclables)

Doble flat steel bar trash receptacles with a flat-top design.

They will be painted green.

BenchesFlat steel bar benches painted green, 6’ long. The design of the back could be on a stylized almond leaf pattern.

Tree GratesSquare grates measuring 4’ x 4’ in

unfinished cast iron. Could reproduce a stylized almond patterns.

Bus ShelterStandard bus shelter design enclosed on

three sides with a bench for seating. Curved roof to provide visual interest and protect

from weather.

LightsPedestrian lights:

10’ high single lamp steel post painted green. Street lights (double-arm in the median):

15’ high single lamp steel post painted green.

Drinking FountainsTwo-height fountains with a dog

fountain to be placed in parks and other public spaces. Fountains will be

steel and painted green.

Bike ParkingStandard steel U-shaped bike parking

poles, painted green. Installed in small groups in Public Library, the Post Office, the parks, and throughout the

Commercial Core.

3.5. Street Furniture and Plants for Public Spaces

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67


Street TreesChinese Pistache (top)

Purple Leaf Plum (bottom).Drought tolerant. Full sun.

Trees for ParksWestern Redbug (above)

Callery Pear (below)Drought tolerant. Full sun.

Median & Bulb-out VegetationRock rose (above)

Kangaroo Paw (below)Low growing, brightly colored flowers with no

fragrance. Drought tolerant. Full sun.

Trees for parks parking lots and wider sidewalks

Chinese pistache. Drought tolerant. Full sun.

Tree for the Almond ParkAlmond (below)

Drought tolerant. Full sun.


68 Madera County

3.6. Design Sectors

The Avenue 12 Corridor Redesign Plan proposes six design sectors that reflect the prevailing type of land use along its edges and, at the same time, incorporates the development trends of Madera Ranchos and its region.

The following pages of this report will depict design ideas proposed for type and intensity of development that is to occur along the Avenue 12 Corridor in the future. These ideas reflect existing local and regional growth and development trends, and should be discussed by the community, developers, stakeholders, and the county for adoption as land-use rrgulations and ideas for development.

Starting from West to East, the design sectors are as follows.

West Gateway: Intersection of Avenue 12 with Road 36 to Topper Road

The West Gateway will contain the Madera Ranchos Public Library as well as a community park on the North side, and a coffee shop, deli or eatery on the South side. Both corner lots will feature low curved walls with monument signs (Madera Ranchos in writing and logo) and the shape of the buildings will generate small public plazas further marking the entrance Gateway.

In Phase 2, when the traffic by-pass for Avenue 12 is constructed, this intersection will have a landscaped roundabout with a monument feature in the middle, as described in Section 3.4 of this report.

The roundabout will strengthen the role of the area as a Gateway. There will also be a vegetated median along Avenue 12, from Road 36 to Topper Road, as well as in Road 36. The medians together with the wider sidewalks and bulb-outs will make pedestrian crossing at this intersection safer.

Suburban Residential West: Topper Road to Lorien Way

Along the Suburban Residential West section, the design of Avenue 12 features one traffic lane in each direction and a turning lane except at both west and east ends (corners of Topper Rd and Lorien Way). The proposed land uses in this section are mostly one-story residential, complemented with some small-scale convenience retail. A system of pocket parks will in lots that are presently vacant; the pocket parks will have different functions and will complement each other.

As explained in Section 3.4 of this report, Avenue 12 will feature comfortable sidewalks with bulb-outs, and landscaped with drought

resistant plant and tree species. On the North sidewalk there will be a meandering path shared by pedestrians and bicyclists. On the South, there will be a wide landscaped sidewalk with no bike lane.

Community Park

One of the Madero Ranchos’ community most desired facilities is a park. Between Lorien Way and Road 37, a stretch of land presently occupied by a bio-swale, will become a gateway to a large Community Park, divided into North and South sections in order to allow for the extension of Kensignton Drive.

The North section of the Community Park will a Community Center, recreation facilities, community gardens, rest-rooms, and a group of new townhomes on Road 37. The private development of these townhouses at a higher density than the surroundings will facilitate using the rest of the lot for public use. The park’s South section feature another set of community gardens, picnic facilities and rest-rooms, and more recreational facilities including sports fields.

The park’s South section will connect to a small park at the canal where a trail and bike path will allow the community to enjoy this unexplored

Design Sectors

est Gateway

Suburban Residential est

CommunityPark

Commercial CoreEast

Gateway

Suburban Residential East

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69


resource and its great views. The trail and bike path along the canal will connect to the East Gateway, and eventually form a loop around Madera Ranchos.

Commercial Core: Lorien Way to Road 37 1/2

The Commercial Core will become the social and symbolic heart of Madera Ranchos, featuring distinctive design ideas and more dense residential and commercial uses, including retail, services, and entertainment. Residential uses in this section will include apartments on top of retail, apartment buildings, and a hotel. The Maywood Plaza will be redesigned and expanded into two new phases, and a new shopping center will be developed.

Overall design in the Community Core will enhance walkability and place making. In this section Avenue 12 will have a median, sidewalks with a distinct and more “urban” feeling, and dedicated Class 1 bike lanes on both North and South sides. This section will also feature a four-screen Movie Theatre, a Fire Station, a Bank, and a Post Office - facilities which the community expressed need for throughout the public involvement process.

DesignSection Residential Commercial Office Parks Others

estGateway no 1,014 no 100,000 Public Library:

8,000

SuburbanResidential est 17,292 6,450 no 63,450 no

Parks 21,000 no no 525,000 Community Center:21,000

CommercialCore 179,465 223,583 50,494 38.707

Post Office: 3,500Fire Station: 4,000

Movie Theatre: 16,700

SuburbanResidential East 161,800 no no no no

Total 379,557 231,047 50,494 727,155 53,200

Table: Total of pro ected s uare-footage at built-up

Avenue 12 Corridor Redesign Total Development

The following table illustrates the amount of development envisaged for the Avenue 12 Redesign, reflecting the current regional growth trends and local community needs. The plan predicts a total of 379,557 sqf of residential use; 231,047 sqf of commercial use; 50,494 sqf of offices; 727,155 sqf of parks; and 53,200 sqf of public uses.

The most important design proposal for the Avenue 12 Corridor Redesign is located at The Commercial Core: the Almond Plaza. Shaped after an almond (the element adopted in our design proposal as the community’s symbol –see Chapters 2 and 3.6) with monuments at both ends and a well landscaped park, the plaza will act as a strong place marker generating a strong identity for Madera Ranchos. The Almond Plaza will also function as an effective traffic-calming solution, and it will allow vehicles to circulate back along Avenue 12 since the median prevents u-turns.

Suburban Residential East: Road 37 ½ to the Canal

This design sector reflects the existing prevailing residential land use, and maintains the existing single family uses on the North side. In the south side there will be a new planned-unit residential development (PUD) –composed of town-homes and apartment units– and will maintain most of the existing orange grove for public use. Along this sector, Avenue 12 will feature comfortable sidewalks on both sides, and a shared pedestrian-bike lane on the north-side.

East Gateway: Bridge and North Side of the Canal

The east Gateway design sector will feature several design ideas to transform it into a significant place for visitors driving into Madera Ranchos. The bridge will be redesigned to include interesting architectural features and lighting. New pedestrian bridges will be added, and an entry monument feature will mark the entrance to Madera Ranchos. A small lake with a park on the North side will complement the East Gateway and provide connections to the bicycle trail system along the canal and into the community.


70 Madera County

3.6.1. Design Sector 1: est GatewayDesign Team: Erin Gorman, William Griffith, Bianca Reyes


Design Sector 1 corresponds to the West Gateway and runs from the intersection of Avenue 12 to Topper Road. The design concept for the new land-uses and buildings at the corners of the intersection of Avenue 12 with Road 36 will contribute to the full implementation of the West Gateway concept, allowing the visitor to have a sense of arrival into Madera Ranchos. The proposal is based on developing both corner lots as well as the lot that is contiguous and directly to the north of the Northwest corner lot along Road 36. The land uses planned for this area are also important due to the proximity of the high school.

Phase 1, short-term development, will provide for an eatery or food-oriented business in the Southwest corner lot, as well as a park for the the community and the high school students in the lot contiguous to the Northwest corner. Both of these lots are currently vacant.

In Phase 2 we predict that the present private house will be substituted by a new building housing the much needed Madera Ranchos Library, which will become a landmark and meeting place for the community. The plan also presents as an alternative the placement of a roundabout at the crossings of Avenue 12 and Road 36, which will contain special landscaping and a monument or fountain in its center.

Short term:A restaurant, eatery or deli on the southeast corner of the • intersection with a plaza for outdoor seating (building 1 in the

site plan). The building shape should acknowledges the corner and generate a well defined plaza which will have planters and different spaces terraced down from the level of the sidewalk allowing views into the plaza.A park on the vacant lot located on Road 36 at the northeast • corner. It will include landscaping, pedestrian and bike paths, public seating, a children playground, and a sand volleyball court.On the north-east and south-east corners, low curved • “monument” walls along the property lines will contain a sign announcing the arrival at the community with lettering and the Madera Ranchos symbol.

Long term:A new building and plaza at the northeast corner lot for the • Madera Ranchos Community Library (building 2 in the site plan). The design of the plaza and building must acknowledge the corner and generate a place for seating with planters and spaces terraced down from the sidewalk allowing views from the outside.Completion of the park at Road 36 will add pedestrian and • bicycle paths connecting it to Avenue 12. It will also include a small parking lot, public restrooms, the renovation of the existing historical shed (building 3 in the site plan) and its integration to a new skate park. Part of the renovated shed will be used as a skate shop.Roundabout with monument in the center•

Illustrative Site Plan (phases 1 and 2

1

2

3

Road

36

High

Sch

ool

Adventuremount

Volleyball

Playground

Restrooms

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71


Road

36

Avenue 12

Avenue 12

Library

Monumentwall

Monumentwall

Deli

Deli

Library

Park

Monumentwall

Monumentwall

0 10 50 ft0 10 50 ft

Illustrative Site Plan - Public Library (North-East corner; without Roundabout)

Illustrative Site Plan - Deli Eatery (South-East corner; without Roundabout)


72 Madera County

Land Use Description Square Footage Parking Spaces

1 Commercial Eatery or Deli 1,100 sqf 15 regular3 handicap

2 Public Madera RanchosCommunity Library 8,000 sqf

28 regular5 handicap3 Recreational /

CommercialSkate facility / Skate shop(renovated historical shed) 3,000 sqf

Park Recreational Landscaping, playground, volleyball court, etc. 100,000 sqf

Totals 112,100 sqf 43 regular8 handicap

Proposed development potential

Building 2: Madera Ranchos Community Library at the North West corner lot.

View of the library, the park and the renovated historical shed with skate park and shop.

Building 1: Eatery at the South West corner lot

Cross Section Through Avenue 12

Madera Ranchos Community Library Curved wall for monument sign

Entry toparking lot

Park Curved wall for monument sign

Restaurant deliMedian Eastbound Lane

Westbound Lane

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73


Bird’s eye-view of the West Gateway without the Roundabout, showing the park (left), the library building (center) and the eatery (right).

Looking East towards Avenue 12 and develop-ment at the corner lots, without the Rounda-

baout; the library is on the left .


74 Madera County

est GatewayPhase 2

Long Term

Roundabout

Monument or fountain

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75



3.6.2. Design Sector 2: Suburban Residential estDesign Team: Rebecca Bustos, Jasmin Kayhour,Kelly Lau, Matt Severson.

The Suburban Residential West Design Sector is a transitional space between the West Gateway, the Community Park and the Commercial Core areas. It starts at the eastern edge of the West Gateway area at Topper Road and continues to Road 3 . The short term development scenario is to enhance the existing characteristics in this Avenue 12 segment, our proposal is to enhance its residential use and limited horizontal mixed-use in the short term. In the long term, mixed-use will be encourage Following this segment’s trend, commercial and service uses will be allowed to be added to the residential buildings so that residents may own these businesses.

Community serving commercial uses will be encouraged in some corner lots and new homes and a system of pocket parks with complementary in existing vacant lots will serve the community and contribute to a lively, safe and enjoyable pedestrian experience.

Short term:

Develop a system of small community parks in • four of the existing vacant lots:

Two parks dedicated for children with playgrounds, picnic -tables and seating, a small lawn for recreational activities, trees and drought tolerant landscaping.

Two parks equipped with tables and seating, community -gardens for vegetables and flowers, lawns and landscaped areas. In one if these parks there will be a small area for a “dog park”, and the other will be located at a corner of Lorien Way to support future commercial uses.

Long term:

The• six remaining vacant lots will be built on in the long-term, as follows:

Two single-family homes or horizontal mixed-use between -Trieste Road and 36 ½ and between Trieste Road and Lorien Way.

Four town-homes in the vacant lot located between -Charlton Road and Waverly Road.

A two-story mixed use building (commercial with and -apartments on top) at the vacant lot on the north-east corner of Charlton Road.

A one or two-story commercial building at the vacant lot -located on the west of the new park at the corner with Lorien Way.

A two-story mixed use building (commercial with and -apartments on top) at south-east corner of Lorien Way.

Avenue 12 and Lorien Way, southwest corner: Commercial Use and Small Plaza

Avenue 12 and Lorien Way, southeast corner: Mixed Use

Avenue 12 and Road 3 , northwest corner: Pocket Park perspective (top) and view from Avenue 12 (below).


76 Madera County

2: Mixed Use 4: Active Park

1: Active Park 3: Multi Family Townhomes

Avenue 12

Topp

er R

d

Cha

rlton

Rd

Wav

erly

Rd

2 Mixed use

3 Townhomes1 Park

4 Park

Road

36

1/2

0 100 ft50

est G

atew

ay D

esig

n Se

ctor

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5: Single Family Residential

6: Single Family Residential

Avenue 12

Loren Way

8. Park

9. Commercial

7. Mixed-use

0 100 ft50

5 Single family

Avenue 12

6 Single family

Trie

ste

Rd.

Lore

n W

ay

Road

3

8 Pla a 9 Mixed use7 Commercial

10 Park

Gateway to CommunityParksee Parks Section

Com

mer

cial

Cor

e De

sign

Sect

or


78 Madera County

Land UseDescription

Square FootageParking Spaces

round Floor Floor 1

Lot uilding 2 Mi edse

Commercial 3 shops ith community

convenience stores

Residential3 partments

round loor 305 sq ftloor 1 305 sq ftotal 112 sq ft

Commercial 10 regular, 4 handicapResidential regular

otal 1 regular, 4 handicap

Total or lot Total 112 sq t Total 1 regular andicap

Lot uilding 3Residential 4 o nhomes

(t o stories)

round loor 0 sq ft/ o nhomeloor 1 0 sq ft/ o nhome Residential 8 regular

Totals or Lot Total 1 1 sq t To n o eTotal 2 sq t Total regular

Lot uilding

ResidentialSingle

amily ome(possible residential)

round loor 2 0 sq ftotal 2 0 sq ft Residential 2 regular

Total or lot Total 2 sq t Total 2 regular

Lot uilding

ResidentialSingle

amily ome(possible residential)

round loor 2 0 sq ftotal 2 0 sq ft

Residential 2 regularotal 2 regular

Total or lot Total 2 sq t Total 2 regular

Lot uilding

CommercialCommunity Serving

Commercial /

round loor 1800 sq ftotal 1800 sq ft o ercial 1 regular andicap

Total or lot Total 1 sq t Total 1 regular andicap

Lot uilding Mi ed

se

Community ServingCommercial Residential

partment

round loor 1 00 sq ftloor 1 1 00 sq ftotal 3200 sq ft

Commercial 3 regular, 2 handicapResidential 2 regular

otal 5 regular, 2 handicap

Total or lot SingleFa il o e Total 32 sq t Total 2 regular

Proposed Development Table - Suburban Residential Design Sector

Proposed Landscaping or Lot uilding 3 To n ouses

Design le ent T pe Species Square Footage

Parking Lot and Drive ays rick erracotta Pavers 321

alk ays rick Pavers 83

Lighting eet igh Pedestrian Lights 32

Medium Shrubs Euonymus old Splash 145

edges Lemonade erry 1 4

Large rees Elm ree 2 rees

Small ushes o ood reen elvet and alea 2440

utdoor Pool ranite, Mosaic, and Concrete 280

La n oysia rass 2020

Proposed Landscaping or Lot 1 Pocket Park cti e Pla ground


Path Sand 220

a ebo ight not Cedar 10


Large rees S eet um 2 rees

Manicured Large Shrubs luebeard Petit leu and uniper 480

La n escue lend 11, 0

utdoor Picnic ables Recycled metal and ra Sienna 52

rash in luminum 5

Proposed Landscaping or Lot uilding 2 i ed Use


Parking Lot Drive ays Concrete Pavers 12000

Planters ranite Concrete lend 2000

Manicured egetation in Planters

ush anemone, Lilac erbena 2000

ree hite alder 3 rees

Subshrubs lue orget Me ot 380

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79


Proposed Landscaping or Lot uilding i ed Use


Parking Lot Drive ays Concrete Pavers 12000


Manicured egetation in Planters ush anemone, Lilac erbena 2000

ree hite alder 3 rees

Subshrubs lue orget Me ot 380

Proposed Landscaping or Lot Park cti e use pla ground

Design le ent T pe Species SquareFootage

alk ays Concrete Pavers 242

Large rees Chestnut ak 8 rees

Manicured Small ushes

rthur . Simmonds luebeard, Dyer s

reen ood200

Picnic ables Recycled metal and ra Sienna 0

Playground Structures ood, plastic and metal 00

S ing Set Plastic and metal 0

La n escue lend 1033

rash ins luminum 10


Proposed Landscaping or Lot uilding Single Fa il Design le ent T pe Species Square Footage

Drive ay and car park rick erracotta Pavers 883

alk ays Paved crushed granite aggregate 300

La n oysia rass 000

Large trees Southern Magnolia 1 ree

Small trees Red Maple 3 rees

Landscaped plants uchsia, ustralian ush Cherry, sparagus ern 450

Porch ood and metal bolts 250

encing ood 20

Proposed Landscaping for Lot 8 Pla a



Manicured egetation in Planters ucca and agave 50

Large rees ay Laurel 3 rees

Small rees Persian Silk ree 4 rees

rash ins luminum 15


enches ard ood and cast iron 50

ountain ranite and Metal 408

alk ays and rest areas Colored Concrete Pavers 10,000


Large rees merican eech 3 rees

Small rees Smoke ree 3 rees

Pergola ood and Metal 1 0

ridge ood and Metal 5 5

alk ay Colored Concrete 18 0

edging olly Castle all

Sitting area rick Pavers 504


enches ard ood and cast iron 105

rash bins luminum 5

Picnic ables Recycled metal and ra Sienna 30

rill Cast ron and Metal 3

Pond ater and Dirt 1 8

La n escue lend 8 35

Proposed Landscaping or Lot 1 Park Passi e ecreation

Proposed Landscaping or Lot uilding Single Fa il


Drive ay and Car Park rick erracotta Pavers 3 0

alk ays Colored Concrete 435

Manicured Shrubs Rosemary and Lavender 2 0

Landscaped Plants Butterfly Bush 100

Large ree hite lder 2 rees

Patio Dark Mahogany stain ood 280

encing ood and metal bolts 4

La n oysia rass 5 2

Proposed Landscaping or Lot uilding eig or ood o ercial


Parking Lot and Drive ays Concrete Pavers 58 0

alk ays rick Pavers 500


Manicured Shrubseauty ush Dream

Catcher and o ood reen em

300


egetation in Planters lpine Currant 400

utdoor Dining ables Recycled metal and ra Sienna 100

utdoor Dining Chairs Recycled metal and ra Sienna 120

rash ins luminum 10


80 Madera County

The Community Parks and Canal Trail Design Sector occupy large undeveloped areas of Madera Ranchos. The main entrance to the Community Park area from Avenue 12 is by a vacant lot between Loren Way and Road 3 , it continues south in a large presently vacant lot and connects to the north bank of the canal. From that point, a pedestrian and bike trail follows along the north bank of the canal to the East Gateway and its park, and to the future loop around Madera Ranchos.

The Community Park is located at the heart of the Madera Ranchos community and represents a transition between the avenue, the commercial uses and the more residential areas. It provides for a unique opportunity to implement a community park, one of the most important desires expressed in the Vision Plan.

The park will feature a mix of year-round out-doors community resources and activities, for all age groups in a nicely landscaped family-friendly environment. The park will be devided into North and South parts since it will be divided by the extension of Eddings Drive these parts will have complementary facilities and functions.

In the northern area, the park will include a gateway at Avenue 12, a building for community functions, a small amphitheatre, a community garden, a dog park, and several family-oriented facilities. For greater long-term economic feasibility, it is expected that eight new single family homes be developed in the northern portion of the northern area, fronting Road 3 .

On the southern area, the park will have more active functions, concentrating recreational and sports facilities. This area includes: a little league baseball field and stands, an AYSO sized soccer field, basketball courts, two different playgrounds, a child oriented skate park, garden plots for citizens to grow their own plants and vegetables, barbeque areas, picnic and games tables, plenty of seating, and restrooms.

Pedestrian and bike paths are lined with 12’ lights, and will connect to a community-wide pedestrian-bike system along the canal in the south and the drainage swales in the north-east and north of the area permitting a “recreational loop” around Madera Ranchos. The trails along the canal will permit residents to walk, exercise, and ride their bikes in a scenic setting.

Short term:

Extention of Eddings Drive as a country-type road, with parallel • parking and drainage swales on both sides.

A gateway to the park at Avenue 12: an arch, an information • kiosk with park map and community news, seating, tables, and planting.

General grading and landscaping including: tree planting, • community gardens, concrete benches and tables, picnic and barbecue areas, water fountains, playgrounds, fenced dog-parks, public restrooms, and a system of 16-foot shared pedestrian-bicycle paths with pedestrian lights.

A landscaped retention-detention pond and the sports facilities • in the southern area of the park.

Long term:

Construction of multi-functional community building and its • parking lot.

Replacement of existing single family homes and vacant lots in • east part of the area with a mid-density residential development.

Build a trail network connecting the park to the canal and a trail • along it to the East Gateway and its park, and to the proposed bike loop around the community.

Consider building pedestria and bike trails along existing bio-• swales to the East and North.

View of the gateway into the North Park from Avenue 12, with the Community Center building showing in the background.


3.6.3. Design Sector 3: Community Park North and South and Canal Trail

Design Teams North: Bryan Iwamoto, Kevin Bocci, Chris RaySouth: Jon Emlen, Ben Matlock, Travis Norberto, David Outhouse

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81


Pavillionfor events

CommunityBuilding

Play area

New homes

CommunityGarden

CommunityGarden

Gateway

Avenue 12

Skate park for children

Restroms

Community Park

Illustrative Site PlanNorth

ddings Dri e e tended

Road 3

Swale Pedestrian trail

Dog park

0 50 100 ft

A view of the pavillion and stage area for events.

View of the North Park looking towards the entrance from Avenue 12, the Pavillion (let), the community gardens (center) and the Community Center building and new homes (right).

Perspective of the Community Gardens


82 Madera County

View of the North Park looking North est

Bird’s eye view of the North Park showing (from left to right): playground, Pavillion and tables, Community Center building, community gardens, gateway to Avenue 12, and the new homes (on the foreground).

Eddings Drive (extended)

Community Park South

Avenue 12

View of the site from extended Eddings Road. The playground shows in the foreground and the Community Center and new homes in the background.

View towards the South West showing the new homes (left), the Community Center (center), and community gardens (right).

Il

Madera County


83


Illustrative Site PlanNorth

Pavillion with picnic tables and barbeque facilities.

CommunityGarden

Soccer

Baseball

Swale and Retention

Basketball

Picnic area and shelter

Playground

Skate park for children

Picnicshelter

Snack bar and Restroms

Pedestrian Bike Trail

Canal Park Meadow Pedestrian Bike

ddings Dri e e tended

0 50 100 ftCanal

Community ParkIllustrative Site PlanSouth


84 Madera County

Bird’s eye view of the South Park showing the connection to the Canal Park Meadow and the pedestrian and bicycle tracks along the Canal.

Canal

Canal Park Meadow

Swale and retention

View of the South Park looking North

South Park looking South East showing the basketball courts (foreground), soccer field, and swale/retention pond in the middle. In the top of the image, the Canal Park Meadow.

Eddings Road (extended)

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85


Landscaping and planting materials: North Park

Development Table: North Park


86 Madera County

Design le ent Land Use Description SquareFootage

ParkingSpaces

eeded

Snack ar 1it estroo s pen Space

ood vendor for athletic events ith public

restrooms00 2

estroo s2 pen Space Public access restroom 1,200 0S all Picnic 3S elter pen Space Picnic area 1,225 20

Large Picnic S elter pen Space Picnic area 1,5 5 30

ase all Field pen Space Little League sized field 25,434 10Soccer Field pen Space AYSO sized field 45,000 20

asket all ourts pen Space ne full court, and one half court 8,840 15

Tot Skate Park pen Space Skate park for youths 3,545 8Large Pla

round pen Space id play area 8,1 3 22

S all Pla 1round pen Space id play area 4,214 10

o unit11arden pen Space 20 20 public garden

plots (12) 4,800 12

utdoor Stage12 pen Space Multi use outdoor stage 2 0 50

Development Table: South Park

Landscaping le ent T pe Species Total

alk a s Pavers 58844 Sq. eet

enc es hree person 10

Ta le Standard Picnic able 15

Lig ts feet high Pedestrian lights 40

street parking sphalt 10 31 Sq. eet

ios ale arious drought tolerant and local plants 1 45 Sq. eet

pen Space urf 12 8 1 Sq. eet

Trees alley ak 4

Trees nterior Live ak 3

Trees ri ona Cypress 23

Trees ruitless live 4

Trees S eet ay 32

Trees Desert illo 20

Trees ing Palm 13

Trees ueen Palm 5

Trees estern Redbud 10

Trees Crepe Myrtle

Total trees 1 5

Landscaping and planting materials: South Park

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87


3.6.4. Design Sector 4: Commercial Core

The Commercial Core Design Sector encompases the lots along Avenue 12 from Road 36 to Road 3 1/2,, and will concentrate commercial, retail, office, and limited residential (apartments) development. This will be the most intensively developed area around Avenue 12. Its design, diversity and intensity of uses will generate a lively human-scaled center for Madera Ranchos and provide a walkable “main street” environment along Avenue 12.

The Commercial Core Design Sector is composed of different projects that encompass five different areas, and it also includes the Almold Plaza (discussed in Section 3.3 of this Chapter). The five projects area along the Commercial are as follows, from West to East: Mixed Use Development, and Commercial Core SW, NW, NE and SE.

The Mixed Use Development project area will include retail and office development along Avenue 12, some with apartments above, as well as an apartment development on the North side. This project will

provide a new service road between Road 37 and Maywood Road. The south-east corner lot of Avenue 12 and Road 3 will be reserved for a new Fire Station because this location is the midpoint of the Avenue 12 Corridor it will facilitate fast access to all directions.

The Commercial Core NW project area encompasses the renovation and expansion of the Maywood Plaza, as well as the construction of a hotel, and two new shopping centers, the Maywood Plaza II and III. The local Chamber of Commerce and Tourist Office will be located in one of these office spaces. Buildings will have apartments on the second floor, and restaurants and eateries in the ground level which, together with two pocket parks, will enhance the walkability of Avenue 12.

The Commercial Core SW project area entails retail and offices along Avenue 12, as well as a pocket park and a restaurant with a roof garden facing the Almond Plaza.

The Commercial Core NE project area is at the North east corner of Avenue 12 between Fernwood Drive and Road 3 1/2. It will entail a new shopping center with retail, a small plaza, and a Post Office along Avenue 12. in this project there will also be a drugstore, a restaurant, a bank, and a grocery store/supermarket. There will be a new service alley between

The Commercial Core SE project area will include a four-screen movie theatre, retail, eateries, and a plaza with a lawn for out-door screenings. The entrance lobby of the movie theatre is located at the corner of Avenue 12 and Jason Court, where a small plaza will provide a place for meetings and increase the visual connection to the Almond Plaza.

The design and development proposals for the five project areas in the Commercial Core Design Section will be fully discussed in the following sub-sessions.

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Commercial Core SE Pro ect Area

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3.6.4.1. Mixed Use Development Pro ect AreaDesign Team: Peter Susnow, Solomon So, Ian Fronczak.

Spanning from Road 3 to Kensington Avenue, this project area is part of Commercial Core for Madera Ranchos. It was designated for mixed-use by the community in the Vision Plan process.

The project for this area includes new two-story mixed-use buildings (apartments over retail/offices) close to the sidewalk so that store fronts and commercial uses generate a friendly pedestrian experience and increase community livability. A total of 15 office-apartments and 8 retail-apartments buildings are proposed along Avenue 12, including a small plaza with out-door seating, a canmixed-use buildings with entrances from the avenue and the side

In the south-eest corner of Avenue 12 and Road 37 there will be a Fire Station. The size of the lot and of the proposed building reflects the future needs of Madera Ranchos, considering the projected growth as in this Plan. This is a strategic location for the Fire Station because it is the midpoint of the Avenue 12 Corridor, and a corner lot of an intersection where there will be a traffic light.

Since in the north part of the project area the lots are very deep, the project includes a residential development with 4 two-story apartment buildings or 4 sets of townhomes. A new alley will connect Road 37 and Kensington Avenue, providing the apartment buildings with easy access and separating it from the parking lot. Providing for future demands in Madera Ranchos the residential development will support its commercial core and provide more users for sidewalks, public spaces and functions, thus increasing community livability.

Short term:

Change land-use and zoning legislation in order to encourage • that vacant lots, redevelopment of existing buildings, and new development along Avenue 12 be two-story mixed-use buildings (residential on top of retail or offices) with parking on the back.Change land-use legislation to direct new development along • Avenue 12 to have small front setbacks (max. 10 feet) at the ground floor, and that shop windows and entrances for clients be located along the public sidewalk.Implement design guidlelines along Avenue 12 that will:•

- Encourage building facades along Avenue 12 to have canopies or awnings.- Encourage apartments on top of commercial buildings to be stepped back from the Avenue 12 fa ade so as to allow a balcony. - Encourage that eateries and food-serving businesses install outdoors seating that is visible from Avenue 12.- Provide for limits and regulations for commercial signage.

County buys the lot for the Fire Station.•

Long term:Subdivision of the lots and development of the residential • complex, including alleyway between Road 3 and Kensington Avenue.Construction of the Fire Station.•


View of plaza between coffee shop and bookstore with apartments buildings showing in the background.

View apartment buildings from the parking lot.

View of retail and office along Avenue 12.

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0 50 150 ft

25 26 27 28

23 24Plaza

Park

14 222113

1817 12

15 16

1 2 3 4 5 6 7 8 9 10 11

19 20

Fire Station

Land use Description S uare Footage Parking Spaces

Building 1 Fire Station One-story 2,500 sq. feet

Buildings 2 to 16 Office

16 two story mixed-use buildings w/ office on ground floor and

residential on first floor

Ground floor: 2,400 sq. feet 5 spaces per office unit4 spaces per res. Unit

TOTAL: 80 spaces for officeTOTAL: 64 spaces for res.

Floor 1: 2,400 sq. feet

TOTAL: 4,800 sq. feet

Buildings 17 to 22 Commercial Commercial business 1,200 sq, feet each 6 spaces req.TOTAL: 12 spaces

Buildings 23 & 24 Commercial Book store and coffee house

2,000 sq. feet each 8 spaces req.TOTAL: 16 spaces

Buildings 25 to 28 Apartment 4 two story apartment buildings

Ground floor: 7,200 sq. feetFloor 1: 7,200 sq. feetTOTAL: 14,400 sq. feet

16 spaces per apartment bldg.TOTAL: 56 spaces

Proposed Development Table


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Schematic view of mixed use section along Avenue 12 looking East. Plants and Materials

Light pole for parking lots

Suggested treePyrus Calleryana

Suggested shrubCrcis ccidentalis

Permeable pavers for the parking lot

Pavers for pedestrian areas

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3.6.4.2. Commercial Core S Pro ect AreaDesign Team: Joshua Miller, Anastacio Martinez, Danny Hstu.

The Commercial Core SW Project Area is on the south side of Avenue 12, between Kensigton Avenue and Jason Court, where it faces the Almond Plaza. The project will consist of a series of one-story commercial buildings. There will be a total of 17 stores with approximately 2,220 square feet each. The project develops the lots that are presently vacant and redevelops the rest, adapting them for Avenue 12’s future commercial potential and the growth of the community.

The new commercial buildings will be located close to the sidewalk for a better pedestrian environment and will feature a variety of building materials, facades, and canopies. In an effort to create a variation in design and make the development more appealing, each of the units will vary by 5 feet in setbacks and their heights will vary from 15 to 20 feet.

Facing the Almond Plaza, the project includes a pocket park with seating and a restaurant with a roof terrace where patrons will be able to enjoy the views. Parking will be located at the back of the buildings with access from Jason Court and Kensington Drive.

Short term:

Development of vacant lots with seven attached commercial units • –approximately 2,220 square feet each, totaling 15,540 square feet of commercial space.

A pedestrian pathway along the existing property line to access • the parking lot at the back. This pathway will create a small break in building frontage and separate development of Phase 1 from Phase 2.

A landscaped parking lot with 44 spaces and access from • Kensington Drive.

Long term:

Development of one building with ten units with 1,533 to 3,000 • square feet in size, totaling 20,858 square feet of leasable area. This should include a restaurant by the Roundabout Park with outside seating in a small plaza and at a roof terrace.

The remaining landscaped parking lot adding 1 new spaces and a • new access from access from Jason Court.


View of the sidewalk showing the variation in setbacks of the retail.

View through the plaza to the parking lot

The restaurant with roof seating in front of the Roundabout Park


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Elevation - View from Avenue 12


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Retail Retail

RetailRestaurant

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Illustrative Views


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Proposed Plants Materials and Lighting

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3.6.4.3. Commercial Core N Pro ect AreaDesign Team: Stephan Jackson, Matt Romero, Federico Tallis


The Maywwod Plaza is the commercial core of Madera Ranchos will be renovated. Retail opportunities for the community will be expanded with the construction of the Maywood Plaza II and III. The development will feature approximately 80,000 s.f. of commercial space that will consist of a mixture of retail stores, restaurants, service retail, and office space. The development also features two plazas, one on the east portion of the development which incorporates a courtyard shopping and eating destination with an urban forest setting and another plaza on the west portion of the site that will correlate with the adjacent roundabout park in the center of the district.

In the Maywood Plaza II development there will be a mix of boutiques and shops as well as restaurants and cafes. The shops will all orient themselves towards a small park along Avenue 12, which will be a thriving and active gathering space for the Madera Ranchos Community as a whole. A proposed Hotel located between the renovated Mayood Plaza and Maywood Plaza II will provide the Madera Ranchos community with a venue to incur tourism and increased public exposure.

Maywood Plaza III will feature a unique opportunity for anchor retail stores to be built along the Avenue 12 street front. These stores will be mixed by a variety of small boutiques and shops to maintain a small-town feel. Along the northern portion of Maywood Plaza III, in the second floor, there will be a variety of service retail type stores (such as

tutoring, office space, dental/optometry offices, tutoring, a gym and a drugstore), as well as a potential new venue for the Madera Ranchos Chamber of Commerce. These retail shops will be the lifeblood of the local community and will help maintain a consistent use of the commercial district that is not based solely on disposable income.

The entire development is intended to be a mixed-use development with the upper floors of the buildings dedicated to traditional apartment units. In the upper floor of the Maywwod Plaza II, the apartments should be dedicated to seniors because of the Senior Center on the adjacent property to the North. Senior citizens would to live within walking distance of all their local needs (drugstore, restaurants and shops, senior center, fitness center, etc.).

The Maywood Plaza development will be an integral part of creating a unique character for the Madera Ranchos community and the design provided will allow for flexibility as well as opportunity for this community to thrive and prosper.

Short term:- Renovation of existing Maywood Plaza (buildings to 4 to 9)- Construction of Maywwod Plaza I (building 2)- Construction of parking lot connected to Maywood and Fernwood drives.

Long term:- Construction of Maywood Plaza II (building 1)- Construction of hotel (building 3)

Bird’s eye view of the site from West to East.

View of the Almond Plaza on the East portion of the site.

Maywood Plaza

Hotel

Maywood Plaza IIIMaywood Plaza II


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North section elevation of the Northwest Commercial Core development at full buildout.

South section elevation of the Northwest Commercial Core development at full buildout.0 50 100 150

Ilustrative site plan of the Maywood Pla a - Commercial Core Northwest Development.

Hotel

Almond Pla a est

Almond Pla a East

Maywood Plaza

Almond Plaza

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Hotel

Maywood Pla a IIand Park

Maywood Pla a IIIand Department Store

Public Pla a

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Illustrative Views

Sketchup Model

General Bird’s Eye View

Bird s eye view of the pro ect from East to est showing the corner of Avenue 12 and Fernwood Dr. in the foreground.

Maywood Pla a IIRetail on ground floor and service retail

offices on second floor.Department store at the corner with

Fernwood Dr.

Maywood Pla a IRetail, restaurants, and park.

Maywood Pla aRenovated

Hotel

Public pla a

View from a restaurant in Maywood Plaza I, looking to the the park located along Avenue 12.

View of Maywood Plaza IIfrom the Public Plaza. Elevation of Maywood Plaza II from Fernwood Drive.

Fernwood Dr ive


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Maywood Plaza II and Department Store

Matwood Plaza Iand Park

Public Plaza

Almond Plaza East and Department Store

Maywood Plaza II and Department Store

F e r n w o o d D r i v e

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USES SQ FT 0F STORIES

TOTAL SQ FT

LOCATION P G HCAP

Almond Pla a East-Building 1

2 660 2 4 0 0

Retail 2 660 Ground Floor 83 8Residential 19410 1st Floor 6Almond Pla a est-Building 2

2 160 2 48320 2

Resturant 1 00 Ground Floor 1 2Retail 20250 Ground Floor 61 6Office 1660 Ground Floor 9 1Dental Office 600 Ground Floor 3 0Gym 2250 Ground Floor 23 2Dance School 00 Ground Floor 4 0Residential 21160 1st Floor 28Hotel Chateau-Building 3

10500 2 21000

Retail 5250 Ground Floor 16 2Resturant 2625 Ground Floor 26 3Hotel Lobby 2625 Ground Floor 12 1Hotel 10500 1st Floor 30 3Rocko Sports & Grill-Building 4

6300 1 6300

Resturant 6300 Ground Floor 63 6Maywood Pla a 1-Building 5

8140 2 16280

Retail 8140 Ground Floor 24 2Residential 8140 1st Floor 11Maywood Pla a 2-Building 6

10100 2 20200

Retail 10100 Ground Floor 30 3Residential 10100 1st Floor 13Literati-Building 7

000 1 000

Resturant 000 Ground Floor 0Maywood Pla a 3-Building 8

5250 2 10500

Retail 5250 Ground Floor 16 2Residential 5250 1st FloorMaywood Pla a 4-Building 9

6280 2 12560

Retail 6280 Ground Floor 19 2Residential 6280 1st Floor 8 1Total 108390 189230 581 51

Wood-plastic composite used for benches.

Aristida purpurea Quercus Douglassi

Fraximus dipetala

Festuca Californica

Eco-Pavers

Permeable Pavers

Permeable Pavers

Permeable Pavers

Colored Concrete

Development Table for Commercial Core Northwest


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3.6.4.4. Commercial Core NE Pro ect AreaDesign Team: Katie Vilela, Stephanie Terrazas, Brittany Lambert


The Commercial Core NE Project Area will feature the Madera Ranchos Plaza, a shopping center featuring small commercial buildings along Avenue 12 for small shops, eateries, retail services and offices, as well as the Post Office, a bank, a drugstore, a restaurant, and a grocery store or supermarket. This development will replace the current commercial buildings located at the corner of Avenue 12 and Fernwood Drive as well as the school district’s facility (this will be transfered to a larger lot in a more appropriate location).

The Madera Ranchos Plaza encourages walkability along and from Avenue 12, with confortable landscaped sidewalks and an inviting plaza located at the corner of Avenue 12 and Fernwood Drive, and sided by a coffee place and a small eatery (such as Subway) providing a place to sit and gather.

The main pedestrian access from Avenue 12 will connect to another plaza in the interior of the shopping center, marking the entrance to a bank, a restaurant, and a grocery store (such as Von’s or Albertson’s). There will also be a drugstore in the shopping center next to Fernwood Drive. The Post Office will be a stand-alone building (possibly with a drive-through) at the corner of Avenue 12 and Road 37 1/2.

The parking lot will have access from Avenue 12 as well as from Road 3 1/2 and Fernwood Drive, features vegetated medians with trees, and has very limited visibility from the avenue. A new service alley will Fernwood Drive to Road 3 1/2 to allow for delivery trucks and access to loading docks, trash enclosures, and other service facilities.

Short term:

- Redesign, landscaping, and construction of sidewalks along Avenue 12.

- Redesign of lot at the corner of Fernwood and Avenue 12.

- Partial construction of parking lot.

Long term:

- Relocation of school district facilities.

- Construction of Post Office.

- Development of drugstore, bank, restaurant and grocery store.

- Construction of service alley and remaining parking lot.

View of the entance into the Madera Ranchos Plaza parking lot from Avenue 12. The Post Office is the building on the right,

View of the plaza at the back of the shopping center, showing the bank (left), the restaurant, and the grocery store (right).

View of the corner of Avenue 12 and Fernwood Drive looking North, showing the plaza, coffee shop, and eatery. The drugstore is in the background.

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Service alley

Pla a

Post Office

RestaurantBank

Drugstore

Retail Services

Restaur.

0 50 100 ft

Building Use S . ft. Parking1 Drugstore 15,000 52 Bank 6,000 93 Restaurant 1,6004 Grocery Store 25,000 1245 Post office 3,000 306 Office 1,500 3

Office 1,500 38 Office 900 29 Retail / service 1,500 610 Retail / service 1,000 411 Retail / service 800 412 Retail / service 800 413 Eatery 1,200 514 Coffee house 1,200 515 Retail 1,000 4

Total 62,000 285

Parking with 30 reduction total 180

regular spots 165handicap spots 8

motorcycles spots

Development TableIllustrative Site Plan

View from Avenue 12 showing the whole Madera Ranchos Plaza. Fernwood Drive is on the left and Road 37 1/2 is on the right.


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View from the corner of Road 37 1/2 and Avenue 12. The Post Office is in the foreground.

View of the corner of Fernwood Dr. and Avenue 12 . In the middle, note the plaza between the cafe and the eatery. The drugstore and the service alley is seen on the far left.

View from Fernwood Drive. From left to right: service alley, drugstore, retail, cafe and corner plaza.

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Plant Palette

Scientific Name: Berberis thunbergii SunjoyCommon Name: Gold PillarPlant Use: Shrub. Gold foliage and red new growth, Mature growth 3-4’

Scientific Name: Berberis thunbergii Sunjoy’

Common Name: Gold BeretPlant Use: Shrub. Dwarf, low mounding, red fall color, summer foliage gold, 6-12”

Scientific Name:Acacia smalliiCommon Name: Sweet AcaciaPlant Use: Small Tree. Mature Height 15’- 30’

Scientific Name: Brachychiton populneusCommon Name: Bottle TreePlant Use: Street Tree. 30-45ft, spread to 30ft rapid growth rate

Scientific Name: Lobularia maritimaCommon Name:Sweet AlssyumPlant Use: Border. 3-9” tall to 12” wide, dense clusters of sweetly fragrant, white 4-petaled flowers from spring to early summer.

Scientific Name: Sedum anglicumCommon Name: Stone CropPlant Use: Filler. Low maintenance, spreading, .17 ft. to .33 ft

Scientific Name: Cotoneaster microphyllusCommon Name: Rockspray CotoneasterPlant Use: Low Shrub. Small pink flowers in early summer on new growth 2-4’ high

Scientific Name: Felicia amelloides Common Name: Blue Marguerite DaisyPlant Use: Edge. 3’ height, Medium blue flowers with bright yellow centers bloom from mid summer to early fall.

Scientific Name: Rhaphiolepis indicaCommon Name: Pink Indian HawthornPlant Use: Border. 3-4’, drought tolerant, fast-growing shrub with fragrant dark pink flowers that bloom over a long period.

Scientific Name:Ostrya virginianaCommon Name: American HophornbeamPlant Use: Street Tree. Height: 30 to 40 feet, Spread: 25-30’

Scientific Name: Prunus CerasiferaCommon Name: Purple Leaf PlumPlant Use: Small Tree. Reddish-purple foliage, white/pale pink flowers, 15-25’


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3.6.4.5. Commercial Core SE Pro ect AreaDesign Team: Marc Abdelsayed, Brynae Emerzian, Kalia Kabow

The movie theatre entrance at the corner of Jason Court.

Facades of the stores alont Avenue 12

View of the outdoor movie theatre plaza, showing the concession stand and the restrooms in the foreground.


The project area at the Commercial Core SE portion will become a major cornerstone for the Madera Ranchos community. Responding to the community expectations for more recreation and entertainment, as expressed in the Vision Plan process, development for this area will include a four-screen movie theatre at the corner of Jason Court and retail along Avenue 12. This development proposal reflects the projected growth of the community and the surrounding region.

The project includes a movie theatre (16,700 sq.ft) with four screening rooms. Its design places the main lobby at the corner of Avenue 12 and Jason Court, overlooking the future roundabout and Central Park. A small public plaza in the corner will mark the entrance to the theatre’s cathedral-ceiling glazed main lobby, with its old-style marquee announcing the films. A series of one-story shops enveloping the movie theater building will diminish the visual impact of its large volume from Jason Court and Avenue 12.

A plaza with a lawn and picnic area will be located in the back of the movie theatre for open-air film projections in the summer evenings. This facility will undoubtly become a success during the Central Valley’s hot summer. A concession stand will provide food and drinks for costumers during sessions, and there will also be public restrooms. The plaza can also serve for small markets and community events.

Along Avenue 12, a confortable sidewalk and a series of shops will complement the commercial core providing a walkable environment. The shops will also block the view towards the big parking lot required by the movie theatre and the retail activities. Development will include the extention of Road 3 1/2 to the south, for access to the mini-store facility and to the new residencial development on the east (see East Gateway Project Area next in this report).

Short term:

- New sidewalks and retail along Avenue 12 .

- Public plaza and partial construction of parking lot.

- Planting of trees along sidewalks and in the whole parking lot.

Long term

- Construction of movie theatre, retail around it, concession stands, and remaining area of parking lot.

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Buildings Land Use Number of Floors Square Footage Parking Spaces 1 Commercial 1 1,052 11 2 Commercial 1 1,047 10 3 Movie Theatre 1 16,700 221 4 Commercial 1 1,065 11 5 Commercial 1 978 10 6 Commercial 1 2,046 20 7 Commercial 1 93 1 8 Commercial 1 1,049 10 9 Commercial 1 1,097 11

10 Commercial 1 928 9 11 Commercial 1 929 9 12 Commercial 1 974 10 13 Commercial 1 2,012 20 14 Commercial 1 969 10 15 Commercial 1 1,001 10 16 Commercial 1 1,008 10 17 Commercial 1 982 10 18 Commercial 1 996 10 19 Commercial 1 850 9 20 Commercial 1 993 10 21 Commercial 1 993 10 22 Commercial 1 996 10 23 Commercial 1 996 10 24 Commercial 1 1,011 10 25 Commercial 1 970 10 26 Bathroom 1 611 none 27 Bathroom 1 621 none TOTAL: 42,967 471

Total Private Sq Ft 42,828 Total Parking Sq Ft: 184,438



ason

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MovieTheatre

Retail Retail

Open-airscreening

Retail

Reta

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Views of project site from the North West. On the bottom, after completion of Avenue 12 redesign.

The public plaza with the concession stand showing on the left, seating, the lawn, and the projection screen. The parking lot is seen in the back.

View of project after total completion, looking towards the West.

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Looking South - View fom Avenue 12.

Looking East - View fom ason Court.

A section view through the parking lot


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ree Cercis occidentalisestern Redbud 33

ree Chilopsis Linear urgundy urgundy Desert illo 28

ree uercus isli enii nerior Live ak 15

Large ush bultilon palmeri ndian Mallo 18

Picture Design le ent T pe Species Total Square Footage












ree nerior Live ak 15


estern Redbud






ree Chilopsis Linear urgundy 28






ree uercus isli enii 15



Proposed Plant Materials

Proposed Architectural Materials

Proposed Paving Materials

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The Suburban Residential East Design Sector is located on the extreme east of the Madera Ranchos community. The Avenue 12 Corridor Redesign Plan proposes that the existing single-family homes on the north side of the Avenue be maintained, and that the area to the south of the Avenue, presently holding an orange grove be developed into residential use as a PUD (planned unit development). Thus the entrance to Madera Ranchos from the east will enhance the existing low-density residential ambience.

The part of the project area to be developed, the orange grove, is limited on the north by Avenue 12, on the south and east by the irrigation canal, and on the west by a private access to a mini-storage facility in the contiguous property.

The development will be a residential planned unit development (PUD), named the Orange Grove Village. In order to maintain the area’s character the design of the development will preserve a significant portion of the orange grove for public access, preserving this agricultural element as ay reminder of the community’s history.

The PUD will contain 38 two-story townhomes of 3,500 square feet each, and 32 apartments of 800 square feet each. Each townhome will have a two-car garage (totalling 6 parking spaces) and the apartment

buildings will provide two parking spaces for each unit (totalling 64 parking spaces). There will also be a community center with a club house (2400 square feet) and recreational facilities such as a pool, a sauna, restrooms, a gazibo, barbecue pits, and storage space ( 50 square feet). By the club house there will be 19 parking spaces for visitors, and in total there will be 60 parking spaces to accommodate visitors around the PUD.

The PUD features a main access road with accesses branching off it most of which following a “T” like design. These “T” streets will give access to the townhomes and end in cul-de-sacs on either side. The development will include three apartment buildings along the northwest section. The community center and recreational facilities will be in the middle of the development, and will enjoy views of the canal and the agricultural fields to the south.

A significant portion of The Orange Grove Village will be dedicated to open space landscaped accordingly with connections to the orange grove, and to the pedestrian and bike trails along the canal through which residents will have direct access to the proposed Community Park. At the end of the main access road a vista point with a gazibo and benches will reveal the views to the agricultural fields.

Park and water fountain between townhomes.

View of apratment building and townhomes.

3.6.5. Design Sector 5: Suburban Residential EastDesign Team: Lucas Martens, Tyler Coons, Matt Barkley, Jessica Van Siegma


View of apartment buildings, orange grove, and Avenue 12.


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1 to 13 1 to 21

22 to 3

3

3 1

3333333 222Playground Ga ebo

Ga ebo

Ga ebo

Fountain

Canal

Vista point

Avenue 12

Road

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Apartment build-

Townhomes

Townhomes

Clubhouse

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Com

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Cor

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Sect

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East

Gat

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Des

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Sect

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Proposed Plants and Materials

Paving materialsTrees Pallette

Shrub


Land use Description S uare Footage Parking SpacesSingle Townhome: 3500 sqf

38 Townhomes 3500 sqf each

TOTAL Townhome sqf: 133000

Single Apartment: 800 sqf

Single Apartment Building: 9600 sqf

3 Apartment Buildings 9600 sqf each

TOTAL Apartment sqf: 28800

Building 42 Community Community Center 2400 sqf

2 Buildings 50 sqf

Total: 1500 sqf

Total : 165, 00 sqf 148 Parking Spaces

Buildings 1 to 38 Residential 38 two-story townhomes

6 spaces in garages (townhouses)

3 buildings, each with 12 apartments, 36 Apartments total

Supplied By Residential Parking

Buildings 43-44 Community Community Center

ResidentialBuildings 39-41 2 spaces


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View of the water fountain and the central courtyard showing the townhomes and an apartment building.

West to East elevation facing North showing all of the Orange Groove Village

View of the Orange Grove Village from the East

View from the open space between aparrtment buildings showing the townhomes and the fountain.

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3.6.5. Design Sector 6: East Gateway


Currently, the main noticeable feature for drivers coming into Madera Ranchos from the east is an irrigation canal running in a north-south direction. The canal passes under Avenue 12 and there is a concrete bridge at that point. On the south side of Avenue 12 the canal begins to turn westward and runs between two orchards.

These two orchards on the south side of Avenue 12, one before the bridge and one after, are the only other interesting features at this spot. The orchards represent the only significant vegetation as well. The land is flat and there is a dirt road on either side of the canal. Road 38 runs east of the canal and is paved north of Avenue 12. South of there, Road 38 continues paved in a straight north –south direction. Where the canal begins to turn westward, a few feet south of Avenue 12, Road 38 intersects with the dirt road running parallel to the south side of the canal.

The current conditions of the area, the canal, the bridge, and the publicly-controlled land around them allow the opportunity for the implementation a design feature that will provide the place with a strong identity to mark the east entry to Madera Ranchos. At the same time, it is an opportunity to provide the community with a place to meet and to recreate as a stop on the proposed pedestrian-bike path along the Canal, connecting to the Community Park (see Session 3.6.3).

The design developed for the East Gateway includes the following features:

The canal will be the water source for an artificial lake/pond that • will serve as a welcoming and recreational element for fishing and boating. This water feature will greatly enhance the gateway and provide ample opportunities to locals and tourists.

A hiking/biking path will run the perimeter of the lake and offer • additional opportunities for recreation.

On the east side of the lake, a parking lot with permeable paving • will accommodate visitors.

Drought-torerant trees will provide shade and allow for additional • recreational opportunities such as picnicing and socializing.

A north-south pedestrian/bycicle shared path will run along the • west side of the existing canal and will cross Avenue 12 with a decoratively paved crosswalk.

Two new bridges, north and south of the existing bridge, will the • bicycle/pedestrian shared path running along the north side of Avenue 12 and the pedestrian sidewalk running along the south side. These two bridges, properly designed, can provide a vertical visual frame for the entry to Madera Ranchos.

A curved wall/entry monumnent with a logo and the name of the • town will announce the arrival to the area right before the bridge on the north side of Avenue 12.

Sculptures by local artists will be placed along the lake and • contribute to the East Gateway uniqueness.


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3.7. Urban Design Qualities Reconsidered

The corridor redesign plan will create a much needed public realm for residents and visitors to enjoy. Following the vision of the community, the project promotes social and economic opportunities in a sustainable and pedestrian friendly environment.

Having a set of Urban Design Qualities (imageability, enclosure, human scale, transparency, and complexity) in the development of the Design Concept, the Objectives, and the Design Ideas not only helped in the creation of a solid overall plan but also in the development of each Design Section by the different design teams.

By using the same evaluation methods that we have applied to analyse the existing urban design qualities perceived by a pedestrian walking along Avenue 12 (see Chapter 1), we have assessed the qualities that will be generated by the Redesign Plan. Using the same protocol and scoring sheet as before, all design groups evaluated the urban design qualities in their project areas (see the individual score sheets in the Appendix 4). We adapted the scoring sheet to the existing conditions by ignoring some of the measuring elements (which are planned to measure an existing environment, not a projected one) such as “number of people” and “noise level”. The aggregated results indicate that the proposed Corridor Redesign Plan will geneate a significant increase in all five basic urban design qualities (see scoring final sheet in this page).

As we have done for the analysis of the existing conditions (Chapter 1), we also applied the figure-ground mapping methodology to the proposed development and compared the results to the same theme maps obtained before. Despite a significant amount of new space dedicated to parking and driveways due to the increase in development, this visual method of analysis revealed that the proposals introduce a great deal of improvement in Avenue 12 by increasing the amount of public space and developing vacant lots and spaces. This result also reflects the current Smart Growth policies that are recommended by the State of California, the US Gree Council, the US Environmental Protection Agency, the California Council of Governments, and the Urban Land Institute.

auditor meanstreet: date & time

recorded (multiplier) x

step value multiplier (recorded value)

imageability

1. number of courtyards, plazas, and parks (both sides, within study area) 0.41 0.00

2. number of major landscape features (both sides, beyond study area) 0.72 0.00

3. proportion historic building frontage (both sides, within study area) 0.97 0.00

measuring urban design qualities scoring sheet

3. proportion historic building frontage (both sides, within study area) 0.97 0.00

4. number of buildings with identifiers (both sides, within study area) 0.11 0.00

5. number of buildings with non-rectangular shapes (both sides, within study area) 0.08 0.00

6. presence of outdoor dining (your side, within study area) 0.64 0.00

7. number of people (your side, within study area) 0.02 0.00

8. noise level (both sides, within study area) -0.18 0.00

add constant +2.44

imageablity score 2.44 4.692enclosure

1. number of long sight lines (both sides, beyond study area) -0.31 0.00

2a. proportion street wall (your side, beyond study area) 0.72 0.00

2b. proportion street wall (opposite side, beyond study area) 0.94 0.00

3a. proportion sky (ahead, beyond study area) -1.42 0.00

3b. proportion sky (across, beyond study area) -2.19 0.00

add constant +2.57

enlosure score 2 57 3.283enlosure score 2.57 3.283human scale

1. number of long sight lines (both sides, beyond study area) -0.74 0.00

2. proportion windows at street level (your side, within study area) 1.10 0.00

3. average building heights (your side, within study area) -0.003 0.00

4. number of small planters (your side, within study area) 0.05 0.00

5. number of pieces of street furniture and other street items (your side, within study area) 0.04 0.00

add constant +2.61

human scale score 2.61 3.606transparency

1. proportion windows at street level (your side, within study area) 1.22 0.00

2. proportion street wall (your side, beyond study area) 0.67 0.00

3. proportion active uses (your side, within study area) 0.53 0.00

add constant +1.71

transparency score 1.71 3.16complexity

1. number of buildings (both sides, beyond study area) 0.05 0.00

2a. number of basic building colors (both sides, beyond study area) 0.23 0.00

2b. number of accent colors (both sides, beyond study area) 0.12 0.00

3. presence of outdoor dining (your side, within study area) 0.42 0.00

4. number of pieces of public art (both sdies, within study area) 0.29 0.00

5. number of people (your side, within study area) 0.03 0.00

add constant +2 61add constant +2.61

complexity score 2.61 4.97


116 Madera County

Building Footprints Comparison

Existing

Proposed.

Madera County


117


Driveway and Parking Area Footprint Comparison

Existing: 142,954 sq. ft.

Proposed: 1,166,331 sq. ft.


118 Madera County

Public and Semi-Public Open Space Footprint Comparison

Existing: 2 8,893 sq. ft.

Proposed: 1,922,5 4 sq. ft.

Madera County


119


Exclusive Private Spaces Comparison

Proposed: 1,922,5 4 sq. ft.

Existing: 4,644,832 sq. ft.

Page Intentionally left blank

Madera County


121

Bibliography

le ander, Christopher et al. 1 . Pattern Language. e ork ford niversity Press.

arnett, onathan. 2003. Redesigning Cities. Chicago Planners Press.

entley, an et al. 1 85. Responsive Environments. London he rchitectural Press.

ro n, Lance . David Di on and liver illham. rban Design for an rban Century. e ork ohn iley Sons.

Calthorpe, Peter. 1 3. he e t merican Metropolis. Princeton, Princeton rchitectural Press.

De Chiara, oseph and ohn Callender. 1 0. ime Saver Standards for uilding ypes. e ork Mc ra ill.

del Rio, icente. 2002. rban Design for a e City mage and Livable eighborhods he Case of Pro ect Rio Cidade in M ier, Rio de aneiro ra il. Paper presented in the Making Cities Livable Conference Carmel, March 4 8, 2002.

E ing, Reid et al. 200 . dentifying and Measuring rban Design ualities Related to alkability. n ournal of Physical ctivity and ealth 3 suppl. 1

Hall, Kenneth & Porterfield, Gerald. 2001. Community by Design. e ork Mc ra ill.

arris, Charles and icholas Dines. 1 8. ime Saver Standards for Landscape rchitecture. e ork Mc ra ill.

acobs, llan, Eli abeth Macdonald and odan Rofa. 2003. he oulevard ook istory, Evolution, Design of Multi ay oulevards. erkeley, C he M Press.

acobs, llan. 1 3. reat Streets. Cambridge, M M Press.

La ro r., ames. 2001. Site nalysis. e ork ohn iley Sons.

Lynch, evin and ary ack. 1 84. Site Planning. Cambridge, M M Press.

Lynch, evin. 1 5 . alk round the lock. n aner ee and South orth (eds) City Sense and City Design ritings and Pro ects of evin Lynch. Cambridge. M M . (inBlackboard)

Lynch, evin. 1 81. ood City orm. Cambridge, M M Press.

Madera County selected land use and parking requirements.

Madera County. 200 . venue 12 Corridor ision Plan. Draft document, ovember 200 . vailable from http // .madera county.com/rma/planningdept/planningdept docs.html

Marcus, Clare Cooper and Carolyn rancis. 2001. People Places Design uidelines for pen Spaces. 2nd Edition. e ork ohn iley Sons.

Ramati, Raquel. 1 81. o to Save your n Street. e ork Dolphin ooks / Doubleday.

Steiner, rederick and ent utler. 200 . Planning and rban Design Standards.

oboken, P / ohn iley Sons.

Sucher, David. 2003. City Comforts o to uild an rban illage. Seattle City Comforts, nc

hite, Ed ard. 1 83. Site nalysis. ucson rchitectural Media.

1 . Path, Portal, Place. allahassee, L rchitectural Media.

Corridor Redesign



APPENDICES

AppendicesMadera County Avenue 12 Corridor Redesign

Madera County Avenue 12 Corridor Redesign A-1

APPENDIX 1: LOT SURVEYS

APPENDIX 2: MEASURING URBAN DESIGN QUALITIES

APPENDIX 3: CASE STUDIESA3.1. Santa Monica Boulevard Master Plan, West Hollywood, California

A3.2. Victoria Gardens Shopping Center, Rancho Cucamonga, California A3.3. Santana Row, San Jose, California A3.4. Downtown Palm Springs, Palm Springs, California A3.5. Weaverville Historic District, Weaverville, California A3.6. Hercules Waterfront Quarter, Hercules, California A3.7. Downtown Gonzales, Gonzales, California A3.8. Pearl Street Mall, Boulder, Colorado A3.9. Mizner Park, Boca Raton, Florida A3.10. Las Ramblas, Barcelona, Spain A3.11. Rio Cidade Meier, Rio de Janeiro, Brazil

Appendix 1Madera County Avenue 12 Corridor Redesign


Appendix 1Lot Surveys

Madera County Avenue 12 Corridor Redesign


Appendix 1

A-4



Assigned Lot Numbers



Appendix 1

A-6



Appendix 1

A-8



Appendix 1

A-10



Appendix 1

A-12



Appendix 1

A-14



Appendix 1

A-16



Appendix 1

A-18



Appendix 1

A-20



Appendix 1

A-22



Appendix 1

A-24



Appendix 1

A-26



Appendix 1

A-28

Lot 69



Appendix 1

A-30



Appendix 1

A-32



Appendix 1

A-34



Appendix 1

A-36



Appendix 1

A-38



Appendix 1

A-40



Appendix 1

A-42



Appendix 1

A-44



Appendix 1

A-46



Appendix 1

A-48

Appendix 2

A-50



Appendix 2

A-51



Appendix 2Measuring Urban Design Qualities

Appendix 2

A-52



AVENUE 12 - Measuring Urban Design Qualities - Score sheet Side: North *

Team: 1 Researcher: Erin, Travis, Marcus, Bianca Date: 4/10 time: 12:00 PM

recorded multiplier x

step value multiplier recorded value

imageability

1. number of courtyards, plazas, and parks (both sides, within study area) 0 0.41 0.00

2. number of major landscape features (both sides, beyond study area) 0 0.72 0.00

3. proportion historic building frontage (both sides, within study area) 0 0.97 0.00

4. number of buildings with identifiers (both sides, within study area) 2 0.11 0.22

5. number of buildings with non-rectangular shapes (both sides, within study area) 0 0.08 0.00

6. presence of outdoor dining (your side, within study area) 0 0.64 0.00

7. number of people (your side, within study area) 6 0.02 0.12

8. noise level (both sides, within study area) 5 -0.18 -0.90

add constant +2.44

imageablity score 1.88

enclosure

1. number of long sight lines (both sides, beyond study area) -1 -0.31 0.31

2a. proportion street wall (your side, beyond study area) 0 0.72 0.00

2b. proportion street wall (opposite side, beyond study area) 0 0.94 0.00

3a. proportion sky (ahead, beyond study area) 0.6 -1.42 -0.85

3b. proportion sky (across, beyond study area) 0.4 -2.19 -0.88

add constant +2.57

enclosure score 1.15

human scale

1. number of long sight lines (both sides, beyond study area) 2 -0.74 -1.48

2. proportion windows at street level (your side, within study area) 0.2 1.10 0.22

3. average building heights (your side, within study area) 2 -0.003 -0.01

4. number of small planters (your side, within study area) 6 0.05 0.28

5. number of pieces of street furniture and other street items (your side, within study area) 3 0.04 0.12

add constant +2.61

human scale score 1.74

transparency


2. proportion street wall (your side, beyond study area) 0 0.67 0.00

3. proportion active uses (your side, within study area) 0 0.53 0.00

add constant +1.71

transparency score 1.95

complexity

1. number of buildings (both sides, beyond study area) 13 0.05 0.65

2a. number of basic building colors (both sides, beyond study area) 4 0.23 0.92

2b. number of accent colors (both sides, beyond study area) 5 0.12 0.60


4. number of pieces of public art (both sdies, within study area) 0 0.29 0.00


add constant +2.61

complexity score 4.96

AVENUE 12 - Measuring Urban Design Qualities - Score sheet Side: North ___ South _x

Team:2 Date: 4/10 Time: 10:45:00 AM



imageability









add constant +2.44


enclosure




3a. proportion sky (ahead, beyond study area) 3 -1.42 -4.25

3b. proportion sky (across, beyond study area) 5 -2.19 -10.97

add constant +2.57

enclosure score -14.71

Human Scale


2. proportion windows at street level (your side, within study area) 0 1.10 0.00




add constant +2.61

human scale score -4.10

transparency




add constant +1.71


complexity







add constant +2.61


Appendix 2

A-53



AVENUE 12 - Measuring Urban Design Qualities - Score sheet Side: North _X_ South ___

Team: Researcher: Date: 4/10 time: 10:45-12:30pm



imageability









add constant +2.44


enclosure


2a. proportion street wall (your side, beyond study area) 0.1 0.72 0.07

2b. proportion street wall (opposite side, beyond study area) 0.3 0.94 0.28



add constant +2.57


human scale






add constant +2.61


transparency


2. proportion street wall (your side, beyond study area) 0.1 0.67 0.07


add constant +1.71


complexity







add constant +2.61


AVENUE 12 - Measuring Urban Design Qualities - Score sheet Side: North ____ South __X__

Group 4 Researcher: Solomon, Ian, Peter, Jessica Date: 4/10 time: 12:30



imageability









add constant +2.44


enclosure






add constant +2.57


human scale






add constant 2.61


transparency



3. proportion active uses (your side, within study area) 0.9 0.53 0.48

add constant +1.71


complexity







add constant +2.61


Appendix 2

A-54



AVENUE 12 - Measuring Urban Design Qualities - Score sheet Side: North X South ___

Team: Group 5 Researcher: Stephanie, Stephan, Katie, and Fed Date: 4/10 time: 12:30



imageability









add constant +2.44


enclosure






add constant +2.57


human scale






add constant 2.61


transparency




add constant +1.71


complexity







add constant +2.61


Side: North ___ South ___

Date: 4/10 time:


value multiplier recorded value

1 0.41 0.41

1 0.72 0.72

1 0.97 0.97

2 0.11 0.22

5 0.08 0.40

0 0.64 0.00

1 0.02 0.02

4 -0.18 -0.72

add constant 2.44


1 -0.31 -0.31

0 0.72 0.00

0 0.94 0.00

0.4 -1.42 -0.57

0.4 -2.19 -0.88

add constant 2.57


1 -0.74 -0.74

0.15 1.10 0.17

15 -0.003 -0.05

0 0.05 0.00

11 0.04 0.44

add constant 2.61


0.15 1.22 0.18

0 0.67 0.00

0 0.53 0.00

add constant 1.71


11 0.05 0.50

6 0.23 1.35

5 0.12 0.58

0 0.42 0.00

0 0.29 0.00

2 0.03 0.06

add constant 2.61


AVENUE 12 - Measuring Urban Design Qualities - Score sheet

Team: Researcher:

step

imageability

1. number of courtyards, plazas, and parks (both sides, within study area)

2. number of major landscape features (both sides, beyond study area)

3. proportion historic building frontage (both sides, within study area)

4. number of buildings with identifiers (both sides, within study area)

5. number of buildings with non-rectangular shapes (both sides, within study area)

6. presence of outdoor dining (your side, within study area)

7. number of people (your side, within study area)

8. noise level (both sides, within study area)

enclosure

1. number of long sight lines (both sides, beyond study area)

2a. proportion street wall (your side, beyond study area)

2b. proportion street wall (opposite side, beyond study area)

3a. proportion sky (ahead, beyond study area)

3b. proportion sky (across, beyond study area)

human scale

1. number of long sight lines (both sides, beyond study area)

2. proportion windows at street level (your side, within study area)

3. average building heights (your side, within study area)

4. number of small planters (your side, within study area)

5. number of pieces of street furniture and other street items (your side, within study area)

transparency

1. proportion windows at street level (your side, within study area)

2. proportion street wall (your side, beyond study area)

3. proportion active uses (your side, within study area)

complexity

1. number of buildings (both sides, beyond study area)

2a. number of basic building colors (both sides, beyond study area)

2b. number of accent colors (both sides, beyond study area)

3. presence of outdoor dining (your side, within study area)

4. number of pieces of public art (both sdies, within study area)

5. number of people (your side, within study area)

Appendix 2

A-55




Team: 7 Researcher: Charlotte Bell Date: 4/10 time: 11:00 am



imageability







7. number of people (your side, within study area) 43.5 0.02 0.87


add constant +2.44


enclosure






add constant +2.57


human scale






add constant +2.61


transparency




add constant +1.71


complexity







add constant +2.61


AVENUE 12 - Measuring Urban Design Qualities - Score sheet Side: North ___ South _x_

Team: Group 8 Researcher: Group 8 Date: 4/10 time: 12:00 pm



imageability









add constant +2.44


enclosure






add constant +2.57


human scale






add constant +2.61

human scale score -0.39

transparency




add constant +1.71


complexity







add constant +2.61


Appendix 2

A-56



AVENUE 12 - Measuring Urban Design Qualities - Score sheet Side: North ___ South ___

Team: 9 Researcher: Rebecca & Kelly Date: 4/12 time: 1:30 PM



imageability









add constant +2.44


enclosure






add constant +2.57


human scale






add constant +2.61


transparency




add constant +1.71


complexity







add constant +2.61


AVENUE 12 - Measuring Urban Design Qualities - Score sheet Side: North ___ South _X_

Team: Ten Researcher: Tyler, Jon, Matt Date: 4/10 time:



imageability








8. noise level (both sides, within study area) 0 -0.18 0.00

add constant +2.44


enclosure






add constant +2.57


human scale






add constant +2.61


transparency




add constant +1.71


complexity







add constant +2.61


Appendix 3

A-57



Appendix 3Case Studies

Appendix 3

A-58



SANTA MONICA BOULEVARD MASTER PLANWest Hollywood, California

The Santa Monica Boulevard Master Plan transformed a 2.7 mile stretch of Santa Monica Boulevard- a major thoroughfare that connects Hollywood to West Hollywood, Beverly Hills, Santa Monica �� provides community-oriented public spaces while continuing to ��

The Santa Monica Boulevard Master Plan was adopted in 1998 as a joint effort between members of Santa Monica Boulvard Master Plan Streering Committee, City staff, the architectural and urban ��!"�#��Associates, Walkable Communities and bicycle and pedestrian

safety design consultants. It was the largest and most important public works project since the incorporation in 1994 costing approximately $34 million.

To ensure the plan was well received, the City thoroughly addressed community concerns regarding boulevard enhancement through community outreach. The City encouraged existing businesses to ��%��&��to relocate onto the street to beautify the entire site.

In total, over six miles of new sidewalk and eight and a half miles of curb and gutter was laid along the boulevard. Almost 1,200 trees were planted along the sidewalks and medians. The project rehabilitated 15,500 linear feet of deteriorated sewer lines adding another 50 years onto the life span of the sewer system. A new

landscaped median was also added creating a beautiful, naturally landscaped “gateway” into the City. A new bike lane, adjacent to the parking lane runs from Kings Road West to Doheny Drive designed to allow residents from adjacent neighborhoods to access neighborhood serving shops.

At the southwest corner of Santa Monica Boulevard and La Brea Avenue a gateway project covering 257, 000 square feet began construction in 2002. The development features a large outdoor plaza that functions as a civic square through the use of outdoor eating areas, fountains, public art, retail kiosks and lush landscaping. Visually distinctive sidewalks, street-level display windows and sidewalk cafes add vibrancy to this urban village.

Greenacre Poinsettia

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West Hollywood West

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West Hollywood Gateway Design featuring a large plaza with shops, public spaces and eateries.

A plan and view of Santa Monica Boulevard Master Plan. The West Hollywood Gateway Project.

Appendix 3

A-59



Image of Santa Monica Boulevard at Kings Road.

Design incorporating landscaping, zero setbacks and traditional building facades.

Pedestrian friendly sidewalk. To the left is a bike path ��

Palm trees line median along Santa Monica Boulevard. Pedestrian crosswalk cuts through median, acting as a safety area for pedestrians crossing the street. Pedestrian Pathway in a median. Median trees and vegetation.

Urban Design Qualities

West Hollywood is a relatively small city with limited open spaces. Residents and visitors depend on the Boulevard for the social, recreational and cultural activities associated with daily life, and major civic events.

Human ScaleThe increased walkability of the boulevard in combination with ��"��"��'��"�crosswalks with median islands, and bike lanes make the site ��&��the design focuses on pedestrian needs instead of leaving the boulevard serving only as a thoroughfare for vehicles.

Widened sidewalks, crosswalks, and medians with islands allow pedestrians to easily and safely move throughout the site and to adjacent locations. The boulevard remains an effective thoroughfare for vehicles, so the street functions well for both ��*��and safer access to public transportation.

ComplexityThe variety of pedestrian amenities and vegetation provides visual interest for people throughout the site. The design combines aesthetic and functional features, providing an interesting and safe destination for visitors to experience multiple times.

Other QualitiesWell-maintained commercial buildings and landscaping provide a clean and inviting atmosphere.

Possible Improvement:The boulevard remains a relatively large street at four lanes with ��"�&��safety.

Although pedestrian connections have been improved the quality of the pedestrian links do not extend to surrounding streets in comparison to the quality found on the boulevard. This can be one area of future improvement.

References:+��#��<��&��=>>?!��@��X��[��\��Project. Retrieved on April 4, 2010 from www.ci.west-hollywood.ca.us.

Appendix 3

A-60



VICTORIA GARDENS SHOPPING CENTERRancho Cucamonga, California

The Victoria Gardens Shopping Center is 147 acre development ��"�@#]��"��mall development. The project is now the second largest open-air shopping center in the United States containing the Victoria Gardens Cultural Center which includes the Rancho Cucamonga Public Library, a performing arts center, and a multi-use reception hall owned and operated by the city of Rancho Cucamonga. ��"��"��"��The project was completed and opened October 28, 2004.

History

Requests for proposals from the city for a mall developer attracted ��+��^��`��planned mall with a project that has more urban character. The ��&��{��&��the plans, however, a plan to include a performing arts center and public library convinced merchants to agree to leases. The community gradually gained interest in the project as well since it created a mixed use city center.


Many design decisions made by the architects and planners stressed a pedestrian-oriented environment and additional sustainability measures. Native shrubs and groundcover are utilized to save water. Perimeter parking lots, a parking structure and

limited street parking contribute to the walkability of the shopping mall center.

EnclosureBuildings are located directly along the sidewalks creating a barrier between street space and the private realm. The building height neither overwhelms nor underwhelms pedestrians. Vegetation and street trees between the sidewalks and road surfaces indicate pedestrian and vehicular spaces.

Transparency:Many factors contribute to the transparency and openness of the development. Large windows along sidewalks allow pedestrians to see into the private realm. Low vegetation between the sidewalks and road surfaces not only allow pedestrians to look out into the street, but also allow drivers to look onto the sidewalk and into the stores.

Other Qualities:Paved sidewalks, which continue through crosswalks, indicate the importance of pedestrians in the built environment. Staggered building facades distinguish between each store. The varying vegetation types also contribute to the uniqueness of each area of the shopping center.

The grid layout of the shopping center creates a walkable environment through the creation of easily navigable roads. The narrow streets limit the number of cars inside the pedestrian area and parking is limited to the surrounding, exterior parking lots. Street trees, human-scale signage, and pedestrian-friendly amenities promote pedestrian activity. Free-standing directional signs and

Low-lying vegetation mixed with palm trees enhances the transparency and connectivity of the walkways.

Victoria Gardens streetscape with pedestrian lighting.

A view of the Victoria Gardens Shopping Center entrance sign.

Circulation plan accommodates for pedestrians, street parking, moving vehicles and a trolly.

Street furniture, landscaping, buildings facades and awnings enhance the space.

A view of the main boulevard at the Victoria Gardens Shopping Center.

Appendix 3

A-61



Fountains create nodes and act as landmarks within a space.

Site plan of the Victoria Gardens Shopping Center.

The overall maintenance and cleanliness of the shopping center is inviting to visitors.

signs on light posts direct visitors to the areas of the center that they want to go.

Possible Improvement:While the shopping center is very successful, there are still improvements that can be made to the space and urban qualities of the development. The surrounding parking lots indicate an automobile-dominated area and limited street parking encourages drivers to enter the pedestrian dominated area. Additionally, retail spaces surround small parking lots in the shopping center. This creates congestion in the shopping area as people try to park ��|��the site lack windows and provide large blank walls which offer no transparent qualities. Large trees block store fronts. Narrow sidewalks increase crowding of pedestrians between buildings and vegetation.

Resources:��"�}��!��~��}��~��\��]��4, 2010 from Photobucket database.

��"�}��!��~[��\��}��~��Retrieved on April 4, 2010 from Photobucket database.

�]<\ ��!��}��~��\��]��"�=>?>�from http://www.nahro.org/professional/documents/SanBernadinoCenter.cfm .

��&��"�X��=>>�"��!��+��\��]�^��Sort of Mall for a California Town. The New York Times. Retrieved on April 4, 2010 from http://www.ci.rancho-cucamonga.ca.us/victoria/pdf/VGNYTimesArticle.pdf.

Appendix 3

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SANTANA ROWSan Jose, California

Santana Row is a high-density, mixed-use development in San Jose created by Federal Realty Investment Trust through private funds. One of the intents of the project was to change the nearby suburban neighborhood into a high-density, mixed-use urban pattern. The development provided additional housing options for the growing city of San Jose focusing on seniors, families, and ��"��&��

The complete development encompassed 18 blocks between Stevens Creek Boulevard and Winchester Boulevard consisting of 680,000 square feet of retail and restaurants, 1,200 dwelling units ��&��"��"��!��"��&��=?��"�a 12 screen cinema, seven parks, and multiple public plazas and courtyards and has become a very popular destination for residents and visitors of the City.

History

The project was originally a 1960s suburban shopping mall. Through the 60s, the City of San Jose experienced major sprawling growth. In response to this, developers of the site saw it as an opportunity to introduce a mixed use, high density development. In 1994, the City proposed that there was a need for economic development to keep up with the rapid growth. The 2020 General Plan stated that ��&��&��&��%��and redevelopment as an alternative. The developer took a risk ��?>>��able to control all aspects of the design.

`��@��\�&�&��?��>��&��$100 million in damages. 36 shops and 242 residential units were destroyed. Luckily, insurance covered the damages and rebuilding began soon afterwards.

The Santana Row development was completed in four phases in order to sustain value in the marketplace. Phase one was completed in November 2002, phase two february 2003, phase three august 2004, and phase four completed in January of 2006. In the end, the development reached their target market and the restaurants and retail are successful bringing in over $600 per square foot for retail, well above the national average.


Santana Row has been viewed as a great model of smart growth. Focusing on creating a pedestrian-friendly atmosphere, the project incorporates ground level retail with upper residential units. It ��&��center, plenty of dining opportunities, and a business center. The project also includes a total of seven parks within the 18 blocks to help support the pedestrian atmosphere.

Imageability:Design decisions and qualities that help make Santana Row imageable include the street design and varied landscaping, the effective use of street trees, and the modern and unique architectural style. Detailing includes variation in pavement types and colors, and planters and vegetation.

Enclosure:@��\�&��&��"��"��sphere. Each area within the development is unique and well ��`��"��&��"��to enclose the public space but allow for transparency into the enclosing buildings.

Human Scale:Qualities of human scale within Santana Row include the small personal spaces, the short streets that are easy to cross, the buildings themselves, and much of the street trees and furniture. The architecture of the site is human scaled in both height and storefronts. The heights are not extreme and relate well to the storefronts. The storefronts are in close relation to the street and have windows so pedestrians can view into them. The trees are not extremely large and are properly scaled to provide for human comfort. Street lights are also designed at a comfortable height for both people and small cars.

Transparency:Pedestrians have the ability to not only view buildings from the street, but are able to view into them as well. The details on the buildings also draw a pedestrian’s eyes allowing them to recognize them and provide the opportunity to view into the windows and look beyond.

Complexity:A variety of colors, styles, and textures of buildings all lead to

Site plan and aerial view of Santana Row.

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Many elements in Santana Row have been scaled down to match human proportions; This building is designed to look like a cathedral, but is reduced in size ��'��

a complex but interesting space. In addition to the multitude of activities occurring through the development, Santana Row provides a rich and complex experience for all visitors.

Other Qualities:Designed as a pedestrian-oriented mixed-use village, there are many qualities that contribute to this image including linkage and legibility. Each area of Santana Row uses street trees and center planted medians to connect one edge of the site to another. X��@��\�&�&��running down the sides and slower, meandering paths down the center. In addition, there are multiple pedestrian crosswalks throughout the development marked by signage and changes in pavement style. The pavement design also makes Santana Row a unique space due to its attention to detail in color and type.

Possible Improvements:While the whole environment creates a memorable experience, there are no individual symbols or landmarks that are particularly distinct. Also, much of the retail and residential units cater to the high income classes and there is little opportunity for affordable housing in the neighborhood.

Street furniture and vegetation add areas of interest throughout the development.

Pedestrian walkways line the store fronts.

A median lines the center the Santana Row’s main streets.

One of the main streets leading through Santana Row, marked at the intersections by landmark structures.

Many restaurants provide outdoor seating.

Elements like fountains and planters provide a sense of human scale.

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DOWNTOWN PALM SPRINGSPalm Springs, California

Palm Springs is a city of 42,350 people located in Riverside County.It is predominantly known as a tourist destination and retirement community and is renowned for its pristine golf courses, its warm desert climate and its combination of mid-century modern and Spanish-style architecture.

`��&��&��@��{��South Palm Canyon Drive between East Camino Parocela and East Alejo Road. On South Palm Canyon Drive the entire district is zoned as the Central Business District which permits commercial uses. In the future, development is expected to become more mixed-use oriented with a variety of uses in one building. The predominant commercial consists of restaurants, boutiques, designer stores and antique shops.

The mix of spanish and modern style buildings with a variety of courtyards and passageways create a unique pedestrian experience for the city. There are a variety of districts such as the furniture and art gallery district, the restaurant district, the historic Tennis Club District, and the historic Plaza Theatre District. The building heights vary from one to two stories throughout the Central Business District with a six story Hyatt Hotel on the corner of South Palm Canyon Drive and West Amado Road.

History

Palm Springs was originally inhabited by the Agua Caliente Band of Cahuilla indians who have lived in the area for thousands of ��*��?�>>��@��\��its expansion through the entire state of California and claimed the lands adjacent to the railroad as owned by the railroad of the federal government.

In 1853 a group of explorers called the site an oasis of palm trees and coined the term “palm springs” for the region. The name stuck and,with the railroad access, the area became a haven for high-end vacationing for the very wealthy.

Following World War II the city began to boom and there was a huge investment in housing development and businesses. A library, museum, and hospital all followed soon after. The region has always been of importance to the Hollywood Film Industry due to the remoteness and possibility to create unique sets and scenic vistas. Due to this, it became a sort of retreat for Hollywood @��&��&��{��“Playground of the Stars”.

Site Plan of Downtown Palm Springs.

Outdoor seating and restaurants in Downtown Palm Springs

Palm Springs Luxury.

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Imageability:Palm Springs has strong imagebility. The image of Palm Springs includes palm tree lined avenues with beige Spanish- style architectural buildings made of stone. The windmills and surrounding hills can give anyone the perception, that they are approaching Palm Springs. The city attempts to blend itself with the surrounding desert, while creating its own kind of oasis feeling, similar to a paradise in the desert.

Human Scale:No building in Palm Springs is massive. The streets are not overshadowed by anything except for the mountains surrounding the area. The palm trees on the boulevards are large, but not overly massive and intensify the visual quality of the area rather than suffocate the human being. Furthermore, most structures in the city go about using tiles which making the structures perceived to be smaller than it really is.

Complexity:Palm Springs has both areas of visual richness and visual depravity. Some sections of the city have many different visual enhancing features including street furniture such as benches, lights, and trash cans, vegetation including plants and palm trees, and even mosaics of tiles on sidewalks and buildings. On the other hand, other areas of downtown are very bland consisting of bland beige colored buildings and only palm trees.

A typical block of Palm Springs’ Downtown. Palm Springs Visitor Center

Downtown Palm Springs.

Other Qualities:The buildings on the main thoroughfare through downtown have large windows that provide a visual linkage between the buildings and the street. Furthermore, these buildings have setbacks right at the sidewalks only further linking the buildings to the streets. The architectural style and vegetation are consistent on both sides providing linkage from one side of the street to the other.

Palm Springs has extremely high coherence. Nearly every visual element in the city including street furniture, vegetation and tiles are of very similar scale, character and arrangement.

Resources:+��@��=>?>!�+��@��\��&&&�ci.palm-springs.ca.us/ on April 5, 2010.

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WEAVERVILLE HISTORIC DISTRICTWeaverville, California

The Weaverville Historic District is located in Weaverville, CA, a part of Trinity County. It is a small town of less than 5,000 people. Main Street is also known as Highway 299, and has a fair amount ��&��&��&��`��<��^��{��sides of Main Street.

This small town district has about 25 commercial, residential, public, and religious buildings. Some of the historic buildings in the Weaverville Historic District include the courthouse, which was built in 1856 and is the second oldest in the state, the Weaverville Drug Store ��?��="��#��<��"�which is a locally famous and active Taoist temple built in 1873, and a California Historic State Park, which is still an active place of worship and a tourist stop.

History

The town was established in 1850 and is considered a historic California Gold Rush town. It was once home to 2000 Chinese gold miners after the boom of the California Gold Rush. Because of this ��+��"�#��own Chinatown and was even designated a Preserve America City. The fact that Chinatown did not survive through the ages was one of the Historic District’s failures. However, Weaverville’s Joss House still hosts a Chinese New Year celebration annually.


Many of the buildings are one to two stories and have red brick facades. Buildings all maintain an antique look which help to keep the historic feel of the town. Stylistically, the district is known for having verandas, false fronts, and spiral staircases. Parking throughout Weaverville’s Historic District on Main Street is mainly along the street. There are a few small sized parking lots behind stores and in open areas. Pedestrian walkways are mostly covered throughout Main Street with architectural elements like verandas and elongated parapet roofs that cover the sidewalk. Along the sidewalks and next to the street parking there are one-lane bicycle paths. Each of these elements contribute to the overall urban design of Weaverville and provides the city with a unique sense of place.

Imageability:As a whole, the Weaverville historic district maintains a vintage aesthetic appeal with lots of antique buildings and design characteristics. Its visual appeal is welcoming and inviting. Visitors often remember Weaverville for its unique character and hometown, quaint feel. Weaverville has a memorable, small downtown with commercial shops lining the main street. Entrances to shops are accessed directly from the pedestrian pathways lining Main Street. The current landscape consists of a small number of symmetrically lined trees on the pathway.

Human Scale:The Historic District is able to evoke characteristics of a downtown

without making it feel crowded or busy. The small-town feel is made possible by the architectural design, which captures the feel of a historic town. Building heights in Weaverville do not exceed two stories and tall trees are placed sparingly so as not to make people feel overshadowed. Taller buildings are developed near the center, or the hub, of the downtown. Benches, light poles, and trash cans also line the pedestrian pathway accordingly. The town also incorporates pedestrian-friendly details such as changes in pavement material. Red brick pavers are used for pedestrian crosswalks when walking from one side of Main Street to another.

Complexity:Due to the fact that Weaverville is a historical town, almost all of the ��&��&��&��`��entire style and atmosphere of the whole town is constant with few minor surprises, like the recent construction of a modern building. This contributes to very little seating as you walk through the streets, a limited amount of parking since the only parking is along the street, and the size of the narrow walkways. A few elements that were unique to the town and that could be seen through the Historic District are the barrel-like trashcans and antique street lamps. Most buildings are also colored red giving it an antique look, but the old structures have been somewhat restored giving the town a modern-yet-historic look.

Other Qualities:The main thoroughfare through the downtown of Weaverville have no street lights or stop signs on Main Street, but there are plenty of pedestrian crosswalks differentiated with red pavers from one side

�]��!�^��[��!�#��^�&��&��X��@��

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of Main Street to the other. Trees and building signage both help to assimilate people with their whereabouts in the Historic District. There is an ample amount of bulb-out street parking in Weaverville. Wide bicycle lanes and bike racks help to encourage alternative transportation.

Weaverville has extremely high coherence. Nearly every building in the Weaverville Historical District are consistent in height and architectural style. The historical aspect and feeling of the town is also constant, showing the visitors they have reached the Historical District of Weaverville. The alignment of the buildings going down Main Street are straight along the highway giving drivers a sense of direction. The bold colors and detailing of the crosswalks give the street a feel of unity.

Given the fact that Weaverville’s Historic District is over two hundred years old, the antique ornamentation of the town has an old, rustic look. However, the town still manages to keep a clean atmosphere and does not portray a decaying town. The streets are kept orderly and the street furniture is in tact. The colors of the town are kept in earth tones and hints of color but they all contribute to the overall atmosphere of the place.

Possible Improvements:Pedestrian pathways lining the commercial storefronts are too narrow for people to gather and feel comfortable. Also, one of the important overlooked details of this area is that there is limited use of diversity of pavement and differentiation in style. The only areas where pavers are used are the crosswalks. The possibility of areas

The spiral staircase is one of the community’s favorite architectural features.

Le Grange Cafe in the Weaverville Historic District.

Chinese New Year celebration at the historic Joss House.

The taoist temple has a beautiful garden and a bridge that spans the creek.

Weaverville has a rich Chinese-American history due to its gold-mining past.

The Weaverville Hotel is one of the oldest structures in the Historic District.

of interest where attention can be diverted creates opportunity for additional areas of interest.

Resources:#�{��=>?>!��#��"�+��<��\��http://en.wikipedia.org/wiki/Weaverville,_California

`��+��=>?>!��#��]��"�<��"�\��<��+��Alive. Retrieved from http://www.weavervilleinfo.com/

��*��=>?>!��`��+��#��"�+��Retrieved from http://www.city-data.com/city/Weaverville-California.html

��X��=>?>!��X��#��"�+��\��from http://maps.google.com/maps/place?client=safari&rls=en&oe=UTF-8&um=1&ie=UTF-8&q=weaverville,+ca&fb=1&gl=us&ftid=0x54d25052db466��>'��?��@�#�^�|{�]��X=}+��de_result&ct=title&resnum=1&ved=0CA0Q8gEwAA

]��`�&��=>?>!��#��"�+��#��Retrieved from http://www.americantowns.com/ca/weaverville

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HERCULES WATERFRONT QUARTERHercules, California

The City of Hercules consists of a 426 acre master plan redevelopment located in Western Contra Costa County in the Bay Area on the corner of the San Pablo Bay. The redevelopment plan for the City includes the Central Quarter, The Hill Town, The Waterfront, and the Civic Center. As of 2010, the only phase that has begun construction is the Waterfront Quarter. In total, the project plans to have over 100,000 square feet of commercial retail space, over 900 residential units, two forms of mass transit, and shared parking between daytime and nighttime uses. Central Hercules is intended to become a regional transportation hub as a result of BART and the expansion of the West CAT bus system.

History

The city of Hercules is a typical suburban community in Contra Coast County that is dominated by automobile transit. The community started as a more industrial town dominated by a dynamite manufacturing plant that was located in the central Hercules area. In the 1970’s developers came to Hercules and constructed large suburban developments creating a quintessential bedroom community. These developments attracted residents throughout the bay area bringing the population to around 22,000 people. This new population consisted mostly of commuters that traveled out of the area for work. With this new population the community quickly transformed into a typical suburban community dominated by sprawling large lot subdivisions and strip malls. This type of community is typical of many of the suburban communities surrounding the Bay Area, and as such has led to the increased ��

In the 1990’s the Dynamite Manufacturing plant shut down, causing the city to lose a large portion of its tax base and leaving a large ��&��`��{��undeveloped land left by the dynamite plant. In 1998 the city gained funding from the redevelopment agency and local land developers to begin to redevelop this central area. This led the city ��=��`��Waterfront Quarter, consisting of 167 acres of the total 426 acre site.


]��&��"��managed to develop a vision plan and master plan for the area. These plans focus on developing a transit oriented development that focuses on compact design and the use of different modes of transportation to move throughout the region and the community. The area that is being redeveloped is mostly considered to be ��&��&��`��&��have resulted in strict state and federal regulation and a permitting process that has drastically slowed the progress of construction. Currently the Waterfront Quarter is in under full construction and is reaching completion. Hercules is working toward becoming a dense town center and creating a distinct sense of place. The +��'��"��"��pedestrian walkability. In terms of urbanizing the environment, Hercules is taking all the right steps towards the future.

Imageability:The redesign of this area includes the creation of a new center of the community within the community of Hercules. This new center ��&��`��&��"�

Walkability and attractive street corridors are attention grabbing and give Hercules a distinctive. sense of place.

Street trees and lighting are elements that contribute to human scale.

<��through pavement texture and details

Hercules displays easy linkage and movement between different spaces through the use of paths.

Site plan and aerial of Hercules, California

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variation in height and appearance of structures and, large sidewalks, and storefronts that meet the sidewalk. These elements ��

Enclosure:The Central Hercules Waterfront Quarter Plan proposes to create walkable spaces that have a room like quality. This will be achieved through variation in building height and proportionality in relation to street width and the size of buildings. These elements combined with appropriate trees and landscaping will create an outdoor enclosure that will be comfortable for pedestrians and drivers.

Human Scale:The project establishes a walkable community and provides amenities for pedestrians and facilities for bikes. To encourage pedestrian activity, the City is widening sidewalks from ten to 14 feet and allowing space to provide street trees and furniture. The city is also providing clearly delineated crosswalks at all intersections, ensuring pedestrian linkage and accessibility.

Transparency: The Waterfront Quarter Plan proposes that the streets and walkways create a room-like quality while using transparent storefronts that are inviting for pedestrians. These elements combined with the large sidewalks that the plan proposes will have the effect of making the project transparent.

Complexity:The plan proposes the use of mixed use development. Mixed use development will create an area of multiple uses that will each bring its own set of customers and activities that will create a Pedestrian activity and street side retail create a lasting

impression on visitors.

Large pedestrian corridors and open space between buildings creates an enclosed environment.

Open-air seating areas and gathering spaces help to create human scale.

Proposed Waterfront for Hercules

Future Central Quarter Corridor

uniquely complex environment. Further, the plan proposes the use of varied but similar architecture that includes variation in building height and aesthetics. These elements will combine to create a complex and enjoyable environment.

Other Qualities:The Central Hercules Waterfront Quarter Plan proposes the use of large tree lined boulevards and crosswalks that are delineated by different color and texture. These large boulevards will link different parts of the Central Hercules area while the crosswalks will link different sides of the street. The project will also incorporate a ��&��{��`��will combine to make the area easy to navigate for all forms of transportation and mobility.

The Hercules Central Corridor Plan is a plan that is focused around creating a transit-oriented development that incorporates the use of many different modes of transportation. This combined with the strong mixed use element of the project will make for a sustainable project that focuses on decreasing the use of the automobile. Further, the compact design that is proposed by this plan will decrease the amount of land that is used and thus decrease sprawl.

Resources:+��<��=>>>!��`��+��<��@��

+��<��=>>>!��`��+��<��+��

+��<��=>>>!��`��+��<��"�+��\��April 5, 2010 from http://www.ci.hercules.ca.us/index.aspx?page=197

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DOWNTOWN GONZALESGonzales, California

According to the City’s vision, “Gonzales will continue to be a safe, clean, family-friendly community, diverse in its heritage, and committed to working collaboratively to preserve and retain its small town charm”. In addition, the “City Council and Staff of the City of Gonzales will realize our vision by providing the leadership, commitment, and resources necessary to provide excellent services that enhance the quality of life of our diverse community. City services will be delivered in a cost-effective, respectful, and friendly manner to insure the safety and well-being of the residents and the promotion of business, recreational, housing, and employment opportunities in an environmentally sustainable manner. Strong ��&��Public Safety, Housing, Recreation, Environment, and Education.” The city has clearly made an effort to create a comfortable environment for both its residents and visitors.

The average drive to work is about 25 minutes, so most of the residents commute out of the town for their vocation making it primarily a bedroom community. Despite the commuting, there is still a downtown that services the essential needs of a commercial area with restaurants, small markets, and other small retail areas.


The main street of Gonzales was once the original Highway 101, &��\��{��]��Highway became more populated and busy, the town decided to ��&��

`��{��&��&��`��then made efforts to create a downtown that could survive on its own and service the residents. The small town has been able to economically support the downtown, but unfortunately there is little tourist activity. The town now dead-ends into the train tracks and the old Highway 101 to create an interesting city shape.

The City of Gonzales is an interesting example of a city that once only survived as a Highway city, but has since been transformed with its own downtown.

Imageability:The City of Gonzales has created a memorable entrance to the downtown with an arch spreading over the main street. This landmark allows visitors to recognize the beginning of the older historic town. The City of Gonzales has an older, more historic aesthetic, which creates a memorable environment.

Enclosure: ��&��]��@��"��and commercial buildings there are enclosed seating areas for pedestrians to gather. This area acts as a buffer between the core of Gonzales and the surrounding agricultural land uses. The detail in the seating areas allows for pedestrians to become intrigued by the room-like area. In an area that sees a lot of sun and heat in warmer months, the trellis acts as both shade from the sun and adds a ceiling type element for the enclosed space.

The landmark water tower of Gonzales.

The Gonzales archway demarcates the entrance into the downtown.

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Other Design Qualities:The City of Gonzales has a smaller downtown with a grid pattern design. The grid allows for easy connections and linkages to and from the commercial main streets. Sidewalks also line the streets for pedestrian use. Along the Old Highway 101, the street is one-way to allow for easier parking and access to the commercial stores. Because of the city’s size, the streets are pedestrian-friendly and human scale, which promotes a general linkage throughout the commercial core.

In Gonzales the design quality of coherence is apparent through the equal spacing of trees and light posts along Alta Street. By maintaining the shape and size of the trees along the street in relation to the heights of the building it allows for a nice visual cue for the eye to follow along the street. Also, the style of the repeated lampposts compliments the style of architecture and building facades in the area with a slightly older feel. Overall the style of the core of this small town remains coherent through the use of well-��'��to the older qualities of the architectural style.

Gonzales launched a sustainability initiative called Gonzales Grows Green to attract green jobs and businesses. It is incorporated into the general plan, emphasizing compact, neighborhood- centered ��&��"��`��&��become the center for green technology in Monterey County and plans to provide an incubator for environmental business development and grow the city’s tax base. Energy Alternatives Solutions, Inc. has opened a 2.5 million gallon-a-year biodiesel plant, using recycled vegetable oil, it supplies fuel to school districts and farmers. Converted Organics has partnered with the school district to turn food waste into organic fertilizer for city parks and school

Aerial view of Gonzales.

Gonzales provides enclosed and covered seating areas for pedestrian gathering.

��<��@��#��&��%��"�&��microorganisms, creating nutrient-rich soil. There are plans to ��wind powered winery is in the works.

Possible Improvement:Gonzales is not very complex. Centered on 4th and 5th streets, are the City Hall, Library, a community center, a middle school, high school, and the Central Park. At the railroad end of town, a long trellis extends from the central arch, protecting sitting areas and creating a focal point that is unique. The colors and styles of the building are fairly uniform, with little architectural diversity and ornamentation. There are no places for outdoor dining and the city ��&�� "��designs have been created, such as a one way street with angled parking, landscaped bulb-outs, textured crosswalks, new street lighting and trees to provide shade. There are no murals or public art, which would add complexity and identity to the place.

Resources:City of Gonzales. http://www.ci.gonzales.ca.us. 2010.

The California Blog. www.california-blog.com. 2009

A view of the architectural style on Alta Street. Pedestrian-friendly features like paved crosswalks provide a warmer atmosphere in the downtown.

Historic structures line Gonzales’s downtown.

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PEARL STREET MALLBoulder, Colorado

History

The Pearl Street Mall project has many unique urban design qualities. In 1917, when automobiles began to emerge Pearl Street ��[��"�&��?��&��{��either side of the street. With the passage of the “Public Mall Act” in 1970, by Governor John A. Love and the city of Boulder establishing ��+��]��*��^��+]�*^!��downtown, it lead to the establishment of the “Downtown Boulder X��&��??��?��`��&��in June of 1976, and was dedicated in August of 1977. Since its dedication, the buildings along Pearl Street Mall have seen much restoration to preserve the historical value of Downtown Boulder. Currently the area is home to a variety of uses with most being restaurants and retail, along with varying services, public buildings

��{��core area.


Today, Boulder is known for its natural beauty, outdoor recreation, natural product retailers and restaurants, outstanding transportation options, diverse businesses, and technological and academic resources. Though the population may not be that large, the City has incorporated a lot of open space through conservation easements, much of which is used for recreational sports. The urban environment of Boulder has many unique qualities that especially cater to the college-age population including many restaurants, night life activities, and an abundance of adventure recreation. The City prides itself on incorporating many sustainable principles into its design and function with many organic restaurants, farmers markets, extensive bike paths and trails, and a well-established recycling and composting program.

Imageability:The City of Boulder believes that the imageablitly of their community is very important. The Downtown Urban Design Guidelines explicitly state the importance of the historic preservation of the city as well as maintaining the overall character of the spaces and buildings. `��&��the city’s public areas. The historic buildings are supplemented with more modern restaurants and outdoor sitting. The tree-lined paths and wider sidewalks also give the City of Boulder a distinct and memorable look.

Human Scale:Downtown Boulder is a pedestrian and bicycle-oriented community. *��of travel, bike, car, and pedestrian, Boulder uses varying paving textures and vegetation barriers to enclose bike paths, vehicle right-of-ways, and sidewalks. These design qualities are appealing to all types of travelers, and act as an alternative to conventional public

Architectural style and streetscaping in Boulder, Colorado

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roads and sidewalk design. The detailing around the planters on the sidewalk offers places for pedestrians to sit and meet, making this public space more inviting as an protected area.

Complexity:Boulder’s Pearl Street Mall is visually complex with diverse building types accented by a range of colors, providing a range of activities from eating to shopping to sitting and observing fellow citizens. There are many pedestrians at all times of day, some with intent and others not, but all provided with an array of choices. There are a number of establishments that provide outdoor dining. There is a progression of views within the area out to the natural beauty of the location. The architectural styles are varied, with artistically colored businesses, modern retail shops, uniquely designed restaurants and ��`��is a range of street furniture, from benches to waste receptacles, lighting and signage. There is an assortment of public art features; fountains, sculptures, murals, and play landscapes. And there are a variety of seasonal activities on the mall; holiday events, summer sidewalk sales, live music, and farmers markets.

Other Qualities:The linkage of a community allows for visitors and residents alike to physically and visual connect their experiences in the city. The City of Boulder has created an environment that allows for the use of alternative transportation in and around the downtown. With comfortable sidewalks and interesting streetscapes, pedestrians can move about freely. The city is also bicycle friendly with a bike ��`��{��lane eliminates many of the vehicular dangers, which promotes bicycle use.

The design of the street furniture and planter boxes are uniform throughout the four blocks of the Pearl Street Mall, allowing for

pedestrians to be familiar with the character of the area. The textures and materials used for paving materials correspond well with the architectural style of the buildings and street furniture ��[��X��along the Pearl Street Mall are two stories high keeping the scale consistent for visual height reference, and giving the area a sense of visual order.

Boulder launched a Sustainability Initiative in 2005, addressing energy and zero-waste. This includes protecting open spaces, natural habitats and landscapes; ensuring access to basic human needs such as food, housing and health care; encouraging an active community involvement in social, political and community activities; and providing the every-day services that make daily tasks possible - services such as maintaining transportation routes and ensuring fair, accurate, democratic elections. The Pearl Street Mall was built in 1977, before sustainability became popular, but it hoses a diverse range of businesses that are proponents of it. There are a number of community driven enterprises that are sustainable; the Boulder Sustainability Education Center, Boulder County Going Local, Climate Smart Loan Program, and Community Roots Urban Gardens, which advocates turning yards into micro-farms. Later this ��"�[��&��@��+��USA, providing electricity from suppliers to consumers using two-way digital technology to control appliances at the homes of the consumer to save energy.

Resources:��&&&��+��[��!

��&&&��&��&��^�&��&��[��*��!

�{��"�+��+��&�[�{��|��[��"�+��"�October 2008.

Common design elements and features in many of Boulder’s public spaces.

A view of Pearl Street Mall activity.

Outdoor seating and tables line the Pearl Street Mall.

Seating provided for pedestrians and visitors Tree-lined streets in downtown Boulder. The separated bike lanes that allow for maximum safety.

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MIZNER PARK Boca Raton, Florida

Mizner Park was conceived as a traditional downtowncenter for Boca Raton, that is often compared to that of a quaint European city. It is a mixed-use development located on Route 1 in Boca Raton, Florida. Since its’ completion it has become an “instant downtown” for Boca Raton and a popular meeting place during the day and evening. Mizner Park is a 398,000 square-foot development oriented around a public park with a town-center ��>��`��"��"��Over two thirds of the side is devoted to the public, with a large central park area, an amphitheater, and outdoor dining plazas.

History

Mizner Park was built upon on the site of the old Boca Raton Mall, which opened in 1974 but suffered over the years from competition. The Boca Raton Community Redevelopment Agency took the necessary steps towards creating the master plan for the downtown revitalization while the CRA and Crocker & Company entered into negotiations for the redevelopment of the site. The city held a referendum to determine whether the community supported the Mizner Park concept. The referendum indicated an overwhelmingly positive reaction, a contract was signed and the project opened two years later in January of 1991.

Crocker & Company was the developer and Cooper Carry & Associates were the architects for the Mizner Park project. Construction began in October of 1989 and was completed in August of 1996; it took seven years to build in three separate phases. The site includes 156,000 square feet of retail space with

44 units, 136,000 square feet of residential space with 136 total ��"��?>�">>>��`��of 1,456 parking spaces including surface parking and four large parking structures. The project also includes an 80,000 square-foot Jacobson’s store and a 30,000 square-foot movie theater. The total development cost $59,544,044 to construct.


The project is especially noteworthy because of its careful attention to urban design issues and to the creation of a sense of place; ��'��&��"��restaurants and street front retail bordering a central public park, have stimulated a vibrant, around-the-clock mosaic of activity that brings new life to the city’s downtown core. “The grand central public space is well on its way to becoming the community center or “living room” of Boca Raton.”

The mixed-use development has drawn many residences and various businesses such as retail, restaurants, and a performing arts amphitheater. The project has drawn many community events, including an annual art festival, a circus, and a variety of concerts. It has four main mixed-used building that face each other across the park and public space creating a visually pleasing ambiance. Outdoor dining and apartment balconies overlooking the space contribute to a buzz of activity. The central open space of the site offers many amenities and seating for residents and visitors of Mizner Park designed with pavers and plaza details to provide vehicular access, over-the-curb parking, and safe pedestrian access throughout the site. Marketing strategies worked to showcase that the concept was a cultural shopping center, using different restaurants mixing with a modern cinema and the amphitheater, as a blend of new ideas and old making the site more unique.

A site plan of Mizner Park showing the central park axis.

Aerial view of the Boca Raton development.A landmark design feature fountain along the central park of Mizner Park. The palm tree lined central fountain.

Accent features such as the fountain provide interest for pedestrians.

The one way roads allow for vehicle entry while retaining space for pedestrians.

Appendix 3

A-75



Imageability:Mizner Park’s centralized park, bordered by trees and buildings, creates a unique, distinctive, and recognizable location. Physical elements such as the general architecture of the site, the palm trees, and brick styled street pavers along the site enhance this lasting image. The unique gazebos and their arrangement help to capture attention and create a lasting impression. The design of the gazebos as well as the well maintained and symmetrical landscape make the area feel very clean, safe, and tidy. The gazebos give users of the site a very inviting feel.

Enclosure:Buildings up to six feet tall surround the Mizner Park site, running alongside the central park. This element of symmetry along the site, with the sheer vertical height, helps enclose the buildings, making the area seem almost as it own center, somewhat separated from the outside world. However, the size of the park prevents the buildings feel as though they are towering over the public, making ��"��

Human Scale:Mizner Park is built around pedestrians. Parking is tucked away, leaving walkways focused on the pedestrians. The central park works to allow space for pedestrians to gather, and interact with one another. Window front retail encourages the public to easily window-shop in a safe and controlled environment. The human scale is articulated through the design of the project and is a contributing factor to the projects success.

Transparency:X�%��{��'��&��utilizes large glass windows to allow people to see within the stores. The central park in the middle of the project site also provides a great sense of transparency as it allows for people to be able to view the entire streetscape of the project.

Complexity:Various levels of complexity for the project are created by the architecture as well as different windows, colors, and landscaping. It incorporates different types of landscapes throughout the site, as well incorporating community gazebos in the central park, benches throughout the site, and attractive water fountains. Thebuildings and structures vary in color and size. The stores have ��from one another through different colors and patterns. The middle area of the development creates a gathering place for people.

This area is invites people to relax and take a break from all of the shopping. There are benches, gazebos, and multiple water features along the middle strip all enhance the character and complexity of Mizner Park.

Other Qualities:]��&��"�X�%��{�also exhibits strong linkage, coherence, and tidiness. The project contains six paths connecting the two sets of buildings on each side of the site to each other. These paths not only provide good linkage between the structures, but also provides a sense of coherence by offering visual order. The detailed paver pattern of the pathways takes the pedestrians’ eyes to the other side of the street and shows them the correct place to cross the street. The pattern of the pathway provides increased legibility by creating a sense of orientation for pedestrians helping them easily understand the space. Palm trees are lined on either side of the two main streets adding to the visual unity of the site.

Mizner Park’s overall design does a good job of creating a sense of visual order. The use of pavers, beautiful clean landscaping, palm trees, and the buildings create strong consistency throughout the entire site. The attention to small details through out the site makes for an elaborate visual experience to be enjoyed by the public.

Possible Improvement:Although the project has good linkage on the inside, its linkage to areas outside the project is poor. The retail portion of the project faces inward to the site and has no visibility from the streets surrounding the project. The main entrance also has poor linkage to areas outside the project because of the placement of two large parking structures on either side of the entrance which do not make the entrance inviting.

Although somewhat visually complex, the project contains a lot of ��X��into the retail and residential portion of the project and it becomes ��

References:Barnett, Jonathan. 2003. Redesigning Cities. Chicago: Planners Press.

�|*��=>>�!��X�%��{"�+��@��|��*��

A view of the hotel structure at Mizner Park.

A gazebo feature provided for visitors to gather and enjoy the space.

Appendix 3

A-76



LAS RAMBLASBarcelona, Spain

The term ‘Rambla’ is of Arabic origin meaning dry streamThis street is named Las Ramblas because it’s path was cut out by a stream that has been paved over. The street is located in the city of Barcelona, Spain in what is known as the Gothic Quarter and begins at the Plaza Catalunya and ends at the famous Columbus Memorial at the waterfront of the Balearic Sea. The entire street length, from the Plaza Catalunya to the waterfront, is approximately 1.2 kilometers.

History

The project site was once a stream that ended in the harbor and marked the edge of medieval Barcelona. In the 16th century the ��'��area. By the end of the 18th century the central promenade had been constructed and in the mid-19th century, the street looked much like it does today.


The street layout includes a large central pedestrian promenade ��&��&��&��`��varies in width from 36 feet to over 80 feet, though on average, it is 60 feet wide. Large trees are spaced less than 20 feet apart to ��comfort as they provide shade in the summer but allow for sunlight ��&��`��'��`��a wide variety of uses. These include stores, theaters, restaurants, and residential uses.

Many unique experiences can be had at Las Ramblas, including a glass-roofed market called La Boqueria. Considered a success, the design of Las Ramblas has great pedestrian access and is considered one of the best streets in the world. The landscape design on the site serves both aesthetic and practical purposes and helps to make Las Ramblas a center for human activity at all times of the day.

Imageability:The long linear urban park is tightly knitted into the winding urban streets. There are plenty of activities that draw the attention of the pedestrian including people-watching, restaurants, the central

��'��&��&��"��"��&��`��a very clear beginning and end.

Enclosure / Transparency:Elements that contribute to the transparency of the street include the trees lining the entire boulevard and the building entrances and storefronts. The trees provide a consistent shade canopy and ��&��`��contribute to the street by forming the edge boundaries, but also by providing clear views of what is inside the architecture.

Human Scale:Las Ramblas was designed for walking. It is a natural place to walk and pedestrians are always given the right-of-way. A mix of ��'��street. There are many places to sit and various elements promote the human scale of the site.

Other Qualities:The size, length, and regularity provide orientation. There are many ��"��"��public market, and multitude of stores and restaurants, making the street itself a destination.

Possible Improvements:Many of the buildings are old and could be better maintained. In addition, some of the new development seems a bit out of place ��&��&��on the site also seems uninspired and the newer streetlights do not have the aesthetic appeal of the older streetlights

Resources:+��"�\��=>>="�]��!��[��\��www.boston.com/beyond_bigdig/cases/barcelona/index.shtml

��"�]��?��@��+��"�X]��X*`��+��?��[��{��!

|��\��=>?>!��@��"�\��&&&�pps.org/great_public_spaces/one?public_place_id=59#

}��"�^��=>>�!��@��&��\��{��calpoly.edu/webapps/portal/frameset.jsp?useCas=1&tab=courses&url=/bin/common/course.pl?course_id=_53759_

Appendix 3

A-77



The nightime activities and shopping provide plenty for visitors and residents to do at all times of the day.

A marketplace lines Las Ramblas during the day.

Shops and stores sell a variety of things catering to everyone that visits Las Ramblas.

Aerial view of Las Ramblas.

Elements such as street furniture is provided for the comfort of the pedestrian.

A variety of events and activities occur throughout the year.

Appendix 3

A-78



RIO CIDADE MÉIERRio de Janeiro, Brazil

The project was only for public spaces. The surrounding buildings ��'��"�&��^��+��%�]��problem with illegal parking. People parked on either side of the road at a 90 degree angle. The project redesigned the road so that there would be no room for parking, decreasing the amount of congestion on the street.

History

X��&��?�� [��%��X��

station was built in 1889. This caused rapid piece-meal laissez-faire development throughout the district. By the 1950s most of the land had been developed. The city’s main commercial strip was Dias de Cruz Avenue which included the largest movie theatre in Latin ]��[��?��>�"��Brazil was built.

Dias de Cruz Avenue and sidewalks were always crowded, making ��pedestrians because of a large illegal parking problem. The cars were not only parked on the street; they were occasionally parked on the sidewalk as well.

Dias de Cruz Avenue was redesigned with the sidewalks of a uniform width with designated spots reserved for street vendors in order to keep the sidewalks decongested. A median was added in the middle of the road to prohibit U-turns and turnouts were designed to make room for transit stops. This redesign alleviated the ��

Agripino Grieco Square was small, unequipped, and badly maintained. It had unattended gardens that were tread on

constantly by bus passengers. There were only a few trees providing shade and there was no sitting area because street vendors were crowding the area.

Agripino Grieco Square was redesigned to have a small amphitheatre and more trees for shade. The amphitheatre provided seating as well as chess tables. A small playground was also added in the design and the bus stop was relocated.

A pedestrian bridge connected the train platforms; however, it did not have ramps and was therefore unusable by the handicapped. It also did not have any shade on top of the bridge.

The pedestrian bridge was extended to connect the two avenues over the railway and ramps were added so that it would be accessible to everyone. A cover was also added to provide shade for pedestrians.


Imageability:What gives this project its own distinct image is the use of Brazilian

Design concept for the Meier District Revitalization Plan. A view of one of the many public spaces in the Meier District.

Appendix 3

A-79



culture and of the reinforcement of the districts name and identity. The project’s design concepts included several strategies to make the Meier district distinct, recognizable, and memorable. One of these was the use of bright colors that is typical in many Brazilian elements, which helped the area break away from the original concrete and asphalt color palette. In addition, the use of Brazilian ��&��{��[��%��the site. The site furnishings as well, help to tie together the area &��`��Lastly, the reinforcement of the districts name in the area through the plazas and mainly the main water feature of this project, give the community the ability to identify with their area and develop pride in their community.

Enclosure:*��&�� "�the streetscape is almost entirely concealed by buildings. Buildings range from one to seven stories. The varying heights create an interesting variation between urban spaces in the project. At the high end of the spectrum the building heights tend to make the space slightly more intimidating than the buildings at the lower heights. In addition, the designers also planted multiple palm trees ��{��These trees work successfully as enclosure elements because they are able to disrupt the openness of the pre-existing street.

Human Scale:Human scale was created through attempts to separate humans ��&��&��urban spaces within the project area. The users of this space were

��&��&�� "��where regulated with signals, medians and right-of-way controls. In addition, sidewalks where made consistent throughout the entirety of the site. Streetlamps that were provided were also installed a lower height, more friendly to the pedestrian while still providing ��]��in the site, small urban plazas and spaces where created. Plazas that allowed users to claim a space of their own with close relation to shopping and dinning from neighboring buildings. These areas ��*��some parts of the design building height exceeds six stories, but the plazas and human centric spaces help to provide pleasing areas for pedestrians to stop and enjoy.

Complexity:`��\��+��improve the visual richness of Meier. One of the more interesting additions to Meier is the red, white, and black coloring of the pavement throughout the city. Other elements that add to the areas complexity are additional street furniture, medians with landscaping, the use of textured pavement, and the system of pocket parks.

Other Qualities:While this part of Rio de Janeiro is visually complex due to the color scheme and new amenities, there is a sense of visual order. Variation between building heights is small, signage is not overwhelming, and the color scheme is consistent. Elements that helped improve order include the pavement design, the moving of

aerial cables to an underground system, and the introduction of a median.

The project Rio Cidade also helped make Meier easier to understand and navigate as a whole due to improvements to auto and pedestrian paths and landmarks that give people a better sense of orientation. Improvements include new bus terminals, ��{��{��&��"��square, and the several parks.

|��{��&��the area. Due to railroad tracks and rights-of-way the project site was cut in half which disrupted the community and caused discontinuity. To solve this City refurbished and expanded a pedestrian bridge complete with new ramps and lighting system to connect the two areas. Not only did this make movement easier between the two areas, it also helped strengthen the community’s identity.

Resources:��\��"�}��?��!��\��+��X��\��Mayerhoffer and Toledo

��\��"�}��=>>=!��^��&�+��*��|��Neighborhood. ”The Case of Project Rio Cidade in Méier, Rio de Janeiro – Brazil”

��\��"�}��=>>�!��[��[��+��^��Brazil

The landmark signage feature indicating the Meier District.

Agripino Grieco Square’s amphitheater.

The redesigned bus shelter design unique to the Meier District.

Before and after of pedestrian bridge.

Conceptual sketch of Dias De Cruz Avenue streetscape revitalized.

Conceptual sketch of Agripino Grieco square revitalized.

Avenue 12 Concept Plan

AppendicesAvenue 12 Concept Plan

83

Appendix 4Urban Design Qualities Reconsidered


Avenue 12 Concept PlanAppendices

84

AVENUE 12 - Measuring Urban Design Qualities - Score sheet Side: East *

Team: 2 Researcher: Bianca, Erin, Travis, Date: 6/4 time: 12:00 PM



imageability1. number of courtyards, plazas, and parks (both sides, within study area) 3 0,41 1,232. number of major landscape features (both sides, beyond study area) 3 0,72 2,163. proportion historic building frontage (both sides, within study area) 0 0,97 0,004. number of buildings with identifiers (both sides, within study area) 2 0,11 0,225. number of buildings with non-rectangular shapes (both sides, within study area) 3 0,08 0,246. presence of outdoor dining (your side, within study area) 2 0,64 1,287. number of people (your side, within study area) - 0,02 -8. noise level (both sides, within study area) - -0,18 -

add constant +2.44

imageablity score 7,57enclosure1. number of long sight lines (both sides, beyond study area) 2 -0,31 -0,622a. proportion street wall (your side, beyond study area) 0,3 0,72 0,212b. proportion street wall (opposite side, beyond study area) 0 0,94 0,003a. proportion sky (ahead, beyond study area) 0,6 -1,42 -0,853b. proportion sky (across, beyond study area) 0,4 -2,19 -0,88

add constant +2.57

enclosure score 0,44

human scale1. number of long sight lines (both sides, beyond study area) 2 -0,74 -1,482. proportion windows at street level (your side, within study area) 0,4 1,10 0,443. average building heights (your side, within study area) 16 -0,003 -0,054. number of small planters (your side, within study area) 9 0,05 0,425. number of pieces of street furniture and other street items (your side, within study area) - 0,04 -

add constant +2.61

human scale score 1,94transparency -0,667181. proportion windows at street level (your side, within study area) 0,4 1,22 0,492. proportion street wall (your side, beyond study area) 0,3 0,67 0,203. proportion active uses (your side, within study area) 0,3 0,53 0,16

add constant +1.71

transparency score 1,95

complexity1. number of buildings (both sides, beyond study area) 4 0,05 0,652a. number of basic building colors (both sides, beyond study area) 2 0,23 0,922b. number of accent colors (both sides, beyond study area) 2 0,12 0,603. presence of outdoor dining (your side, within study area) 2 0,42 0,844. number of pieces of public art (both sdies, within study area) 1 0,29 0,295. number of people (your side, within study area) - 0,03 -

add constant +2.61

complexity score 5,90


Team: 3 Researcher: Date: 4/10 time:



imageability1. number of courtyards, plazas, and parks (both sides, within study area) 4 0,41 1,642. number of major landscape features (both sides, beyond study area) 0 0,72 0,003. proportion historic building frontage (both sides, within study area) 0 0,97 0,004. number of buildings with identifiers (both sides, within study area) 5 0,11 0,555. number of buildings with non-rectangular shapes (both sides, within study area) 0 0,08 0,006. presence of outdoor dining (your side, within study area) 5 0,64 3,207. number of people (your side, within study area) 0 0,02 0,008. noise level (both sides, within study area) 0 -0,18 0,00

add constant +2.44

imageablity score 7,83enclosure1. number of long sight lines (both sides, beyond study area) 1 -0,31 -0,312a. proportion street wall (your side, beyond study area) 0,2 0,72 0,142b. proportion street wall (opposite side, beyond study area) 0,3 0,94 0,283a. proportion sky (ahead, beyond study area) 0,4 -1,42 -0,573b. proportion sky (across, beyond study area) 0,3 -2,19 -0,66

add constant +2.57


human scale1. number of long sight lines (both sides, beyond study area) 1 -0,74 -0,742. proportion windows at street level (your side, within study area) 0,4 1,10 0,443. average building heights (your side, within study area) 15 -0,003 -0,054. number of small planters (your side, within study area) 2 0,05 0,095. number of pieces of street furniture and other street items (your side, within study area) 8 0,04 0,32

add constant +2.61

human scale scoretransparency1. proportion windows at street level (your side, within study area) 0,7 1,22 0,852. proportion street wall (your side, beyond study area) 0,1 0,67 0,073. proportion active uses (your side, within study area) 0,3 0,53 0,16

add constant +1.71


complexity1. number of buildings (both sides, beyond study area) 77 0,05 3,532a. number of basic building colors (both sides, beyond study area) 7 0,23 1,582b. number of accent colors (both sides, beyond study area) 5 0,12 0,583. presence of outdoor dining (your side, within study area) 1 0,42 0,424. number of pieces of public art (both sdies, within study area) 2 0,29 0,575. number of people (your side, within study area) 0 0,03 0,00

add constant +2.61




85

AVENUE 12 - Measuring Urban Design Qualities - Score sheetTeam: 5 Researcher: Benjamin Matlock



imageability1. number of courtyards, plazas, and parks (both sides, within study area) 4 0,41 1,642. number of major landscape features (both sides, beyond study area) 6 0,72 4,323. proportion historic building frontage (both sides, within study area) 0 0,97 0,004. number of buildings with identifiers (both sides, within study area) 0 0,11 0,005. number of buildings with non-rectangular shapes (both sides, within study area) 0 0,08 0,006. presence of outdoor dining (your side, within study area) 2 0,64 1,287. number of people (your side, within study area) 30 0,02 0,608. noise level (both sides, within study area) 2 -0,18 -0,36

add constant 2,44

imageablity score 9,92enclosure1. number of long sight lines (both sides, beyond study area) 1 -0,31 -0,312a. proportion street wall (your side, beyond study area) 0 0,72 0,002b. proportion street wall (opposite side, beyond study area) 1 0,94 0,943a. proportion sky (ahead, beyond study area) 0 -1,42 0,003b. proportion sky (across, beyond study area) 0 -2,19 0,00

add constant 2,57


human scale1. number of long sight lines (both sides, beyond study area) 1 -0,74 -0,742. proportion windows at street level (your side, within study area) 0 1,10 0,003. average building heights (your side, within study area) 7 -0,003 -0,024. number of small planters (your side, within study area) 3 0,05 0,145. number of pieces of street furniture and other street items (your side, within study area) 25 0,04 1,00

add constant 2,61

human scale score 2,99transparency1. proportion windows at street level (your side, within study area) 0 1,22 0,002. proportion street wall (your side, beyond study area) 0 0,67 0,003. proportion active uses (your side, within study area) 6 0,53 3,20

add constant 1,71



add constant 2,61



Team: 4 Site: Park Development Date: 6/2 time:




add constant 2,44

imageablity score 5,51enclosure1. number of long sight lines (both sides, beyond study area) 3 -0,31 -0,922a. proportion street wall (your side, beyond study area) 0 0,72 0,002b. proportion street wall (opposite side, beyond study area) 0 0,94 0,003a. proportion sky (ahead, beyond study area) 0,8 -1,42 -1,133b. proportion sky (across, beyond study area) 1 -2,19 -2,19

add constant 2,57

enclosure score -1,68


add constant 2,61

human scale score 2,74transparency1. proportion windows at street level (your side, within study area) 0,2 1,22 0,242. proportion street wall (your side, beyond study area) 0 0,67 0,003. proportion active uses (your side, within study area) 0,9 0,53 0,48

add constant 1,71



add constant 2,61




86

AVENUE 12 - Measuring Urban Design Qualities - Score sheetTeam: 5 Researcher: Benjamin Matlock




add constant 2,44

imageablity score 9,92enclosure1. number of long sight lines (both sides, beyond study area) 1 -0,31 -0,312a. proportion street wall (your side, beyond study area) 0 0,72 0,002b. proportion street wall (opposite side, beyond study area) 1 0,94 0,943a. proportion sky (ahead, beyond study area) 0 -1,42 0,003b. proportion sky (across, beyond study area) 0 -2,19 0,00

add constant 2,57



add constant 2,61

human scale score 2,99transparency1. proportion windows at street level (your side, within study area) 0 1,22 0,002. proportion street wall (your side, beyond study area) 0 0,67 0,003. proportion active uses (your side, within study area) 6 0,53 3,20

add constant 1,71



add constant 2,61


AVENUE 12 - Measuring Urban Design Qualities - Score sheet Side: North ____ South __X__

Group 4 Researcher: Solomon, Ian and Peter Date: 6/4 time: 12:30




add constant +2.44

imageablity score #VALUE!enclosure1. number of long sight lines (both sides, beyond study area) 2 -0,31 -0,622a. proportion street wall (your side, beyond study area) 0,8 0,72 0,572b. proportion street wall (opposite side, beyond study area) 0,6 0,94 0,563a. proportion sky (ahead, beyond study area) 0,25 -1,42 -0,353b. proportion sky (across, beyond study area) 0,25 -2,19 -0,55

add constant +2.57

enclosure score #VALUE!


add constant 2.61

human scale score #VALUE!transparency1. proportion windows at street level (your side, within study area) 0,75 1,22 0,912. proportion street wall (your side, beyond study area) 0,07 0,67 0,053. proportion active uses (your side, within study area) 0,9 0,53 0,48

add constant +1.71



add constant +2.61

complexity score #VALUE!



87

AVENUE 12 - Measuring Urban Design Qualities - Score sheet Side: NorthEast CommeColumn1

Team: 8 Researcher:

Katie Villela, Stephanie Terrazas,Brittany Lambert recorded multiplier x


imageability1. number of courtyards, plazas, and parks (both sides, within study area) 2 0,41 0,822. number of major landscape features (both sides, beyond study area) 6 0,72 4,323. proportion historic building frontage (both sides, within study area) 0 0,97 0,004. number of buildings with identifiers (both sides, within study area) 7 0,11 0,775. number of buildings with non-rectangular shapes (both sides, within study area) 5 0,08 0,406. presence of outdoor dining (your side, within study area) 3 0,64 1,927. number of people (your side, within study area) N/A 0,02 0,008. noise level (both sides, within study area) 5 -0,18 -0,90

add constant +2.44

imageablity score 9,77enclosure1. number of long sight lines (both sides, beyond study area) 1 -0,31 -0,312a. proportion street wall (your side, beyond study area) 7 0,72 5,012b. proportion street wall (opposite side, beyond study area) 5 0,94 4,703a. proportion sky (ahead, beyond study area) 1 -1,42 -1,423b. proportion sky (across, beyond study area) 2 -2,19 -4,39

add constant +2.57

enclosure score #VALUE!


add constant +2.61

human scale score #VALUE!transparency1. proportion windows at street level (your side, within study area) 7 1,22 8,532. proportion street wall (your side, beyond study area) 7 0,67 4,663. proportion active uses (your side, within study area) 6 0,53 3,20

add constant +1.71

transparency score #VALUE!

complexity1. number of buildings (both sides, beyond study area) 15 0,05 0,692a. number of basic building colors (both sides, beyond study area) 3 0,23 0,682b. number of accent colors (both sides, beyond study area) 4 0,12 0,463. presence of outdoor dining (your side, within study area) 3 0,42 1,254. number of pieces of public art (both sdies, within study area) 0 0,29 0,005. number of people (your side, within study area) N/A 0,03 0,00

add constant +2.61

complexity score #VALUE!

AVENUE 12 - Measuring Urban Design Qualities - Score sheet Side: North __ South X

Team: South West Core Researcher: Focus Group 10 Date: 4/10 time:



imageability1. number of courtyards, plazas, and parks (both sides, within study area) 0 0,41 0,002. number of major landscape features (both sides, beyond study area) 0 0,72 0,003. proportion historic building frontage (both sides, within study area) 0 0,97 0,004. number of buildings with identifiers (both sides, within study area) 17 0,11 1,875. number of buildings with non-rectangular shapes (both sides, within study area) 17 0,08 1,366. presence of outdoor dining (your side, within study area) 2 0,64 1,287. number of people (your side, within study area) 0,02 0,008. noise level (both sides, within study area) -0,18 0,00

add constant +2.44

imageablity score 4,51enclosure1. number of long sight lines (both sides, beyond study area) 2 -0,31 -0,622a. proportion street wall (your side, beyond study area) 0,98 0,72 0,702b. proportion street wall (opposite side, beyond study area) 0,94 0,003a. proportion sky (ahead, beyond study area) 0,2 -1,42 -0,283b. proportion sky (across, beyond study area) -2,19 0,00

add constant +2.57


human scale1. number of long sight lines (both sides, beyond study area) 2 -0,74 -1,482. proportion windows at street level (your side, within study area) 0,45 1,10 0,503. average building heights (your side, within study area) 16 -0,003 -0,054. number of small planters (your side, within study area) 2 0,05 0,095. number of pieces of street furniture and other street items 0,04 0,00

add constant +2.61

human scale score -0,94transparency1. proportion windows at street level (your side, within study area) 0,45 1,22 0,552. proportion street wall (your side, beyond study area) 0,98 0,67 0,653. proportion active uses (your side, within study area) 1 0,53 0,53

add constant +1.71


complexity1. number of buildings (both sides, beyond study area) 3 0,05 0,142a. number of basic building colors (both sides, beyond study area) 3 0,23 0,682b. number of accent colors (both sides, beyond study area) 4 0,12 0,463. presence of outdoor dining (your side, within study area) 2 0,42 0,844. number of pieces of public art (both sdies, within study area) 0 0,29 0,005. number of people (your side, within study area) 0,03 0,00

add constant +2.61




88


Team: 11 Researcher: Brynae Emerzian, Marc Abdelsayed, Kaila Kobo Date: 6/2 time:




add constant 2,44

imageablity score 7,66enclosure1. number of long sight lines (both sides, beyond study area) 0 -0,31 0,002a. proportion street wall (your side, beyond study area) 0,8 0,72 0,572b. proportion street wall (opposite side, beyond study area) 0,8 0,94 0,753a. proportion sky (ahead, beyond study area) 0,2 -1,42 -0,283b. proportion sky (across, beyond study area) 0,2 -2,19 -0,44

add constant 2,57


human scale1. number of long sight lines (both sides, beyond study area) 0 -0,74 0,002. proportion windows at street level (your side, within study area) 0,7 1,10 0,773. average building heights (your side, within study area) 15 -0,003 -0,054. number of small planters (your side, within study area) 17 0,05 0,805. number of pieces of street furniture and other street items (your side, within study area) 14 0,04 0,56

add constant 2,61

human scale score 4,69transparency1. proportion windows at street level (your side, within study area) 0,7 1,22 0,852. proportion street wall (your side, beyond study area) 0,8 0,67 0,533. proportion active uses (your side, within study area) 0,9 0,53 0,48

add constant 1,71



add constant 2,61


AVENUE 12 - Measuring Urban Design Qualities - Score sheet Side: North ___ Sout PUD

Team:12 Researcher: Coons and Barkley Date: 6/2 time: 03:30




add constant +2.44

imageablity score 5,59enclosure1. number of long sight lines (both sides, beyond study area) 10 -0,31 -3,082a. proportion street wall (your side, beyond study area) 0 0,72 0,002b. proportion street wall (opposite side, beyond study area) 0 0,94 0,003a. proportion sky (ahead, beyond study area) 0,4 -1,42 -0,573b. proportion sky (across, beyond study area) 0,3 -2,19 -0,66

add constant +2.57



add constant +2.61

human scale score 2,24transparency1. proportion windows at street level (your side, within study area) 0,1 1,22 0,122. proportion street wall (your side, beyond study area) 0,2 0,67 0,133. proportion active uses (your side, within study area) 0,5 0,53 0,27

add constant +1.71



add constant +2.61
