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HomeMy WebLinkAbout2011 08 01 Other Document Provided By Staff During Regular Agenda Item 600 Date: August 1, 2011 This document was provided to the Mayor and City Commission by City Staff during Regular Agenda Item "600" at the August 1, 2011 City Commission Workshop. 8/1/2011 Winter Springs Town Center Workshop 8/1/2D11 CeC S �l 4*it, as 'U' � ' „), ' ,, t Randy Stevenson. AICP. As e. 1 . ix ASLA. Community Jason King. AICP, CNU -A Development Director Town Planner Bobby Howell, AICP DOVER, KOHL & P , I RTNERS Planner .• , „ -. t•i -, ���� .3•ifa aa o { Gg 2 'A—\, ' *t. 5ec��o °o �., _' i ft`� gyp+ S� rer.�. �„ history and process 1 8/1/2011 .. . � s kY ,.tgc"" --- - - 3v . A "a It ,4k' j ' - - / / yam l _ v 2 8/1/2011 Orlando Sentinel: Feb 27, 1998 rater Springs: Spotlight on the community at a park A town center — from scratch d elnp d't n Lrn U k •a"'""r"" .end n¢WUra 4. 1 Wn Woi Tov,'N CE:N ER DISTRICT CODE 3 S 4 \\ iNtrtiprir_ , - -- — — i m%r Cen €cr • — a� '� ¢ - -- — tiinnitr 211t1 - / : ', 1 -- — — +` l ■ s Don't give up important , work — Clu[prosibprc„,,, 5 n,,,- svir tl_i: o::tv a trnvr. crni ■ i i 4 8/1/2011 F. today code y . f:- -'.----',..- •41,. - ; iireth,,, .'' L ‘.....c:. § a Y gw 5 8/1/2011 ^/ , ,= i \: ,s>,„- � \~ m ± y? ..k... \ \ ^? ^« d.7} © 7 � 7 . «y.y? . »dam ym. �., \ Main S reetCr ss Section —p.... «. . » { iii it , ,§ ? w : . a ?, Urban Boulevard Cross Section / , ',..‘,....0,,,,,,,-,..,.. ' : w � ®/ ` .4', 4 1 / ,Il 2 6 8/1/2011 Town Center Street Cross Section w ,..4 , ... ...„.,,, --1 _....... ..,,.. ,\ i......... ?... _ . - - _ SR 434 Cross Section Y ---1. " ..... ■■•■••■=1 i111111111111111111111 1 f ,,,,"; 11 ) it ::11. - :,% 1 potential code update 7 8/1/2011 E ?a 'w'.." 1-11111 g X42 :,,,0 `Y i * I �4r# ' . - l !e m -:7 E w = : ,v .., ,, , g- -.., ... 14 : i . .., # :-.. --',..-te:, ,::: ft' .. - 4- : \ } 1.'- f r A Fayetteville, AR _, gak s X • , Source: Dover, Kohl & Partners 8 11 8/1/20 T1 (Rural Prese T2 (Rural Reserve) T3 (Suburban) ar 9 5/1/2011 T4 (General rban) TS ( Urban C- nte�r) x F T (U rban ore 10 0 N rY co Y , u ` Cf i t' 1. � 4? *tf / ." * , 1 sa t ry s <f J ! r t a i i " A v 4} I 'v e + � 1 u �.� m f r /if I "` N. ~ z a � Y y °a ,- 7:. 3 � { f t 1 Ti s: is 1 3 . -'. � � f ' i �r` � f �; � fie ����( � N 14 0 � "° , f 1 y i i ` ` .:. ' [ x 1 j aj ' pP t," r es ` kr ` a �\ \ y �.. , y f i 1 8/1/2011 transect code - elsewhere - -- - - Dover, Ko hl & P artners D � , i .,� 4 I Paso TX •S K��� ' - z, „ S outh M iami FL - -- — — ,,,, • P ort R o y al SC �r. r_�' a; x "" ha lder CO ttano ,s `' ' a � ou .• ' Antigua Guatemala - -- — — ' ,� . s l,taWoodford County KY L' „, Ag nbul Turkey y j i 7 I-ammond LA _ ..,. 7 � A. E uena V ista CO !' - -- — — a s� - Jeddah Saudi Arabia F ayetteville AR ``. i lagstaff AZ °” , ..- Maui Hl ' � Hercules CA - � ' i q nchburg VA x '_ Ocea Springs MS - -- — — � Tbilisi Republic of Georgia ,• ; ington VA - -- — — � Davidson NC i • Port of Spain, Trinidad Park Ave, Winter Park, FL ' xs ` I ' 44 ; a_.....,,.....,— . . x -. ,,, i 12 8/1/2011 the pu rea the public rea ` � bpr 0 dd A F the public rea PY � • & —. 1 ditk 13 8/1/2011 the public realm a R ' '4./14,/gailt ' '41.4t,61.41. - -- — — £ xr r • transect zones T4 T5 - -- - - T5- Core new communities T T2 Glenwood Park. Atlanta GA 14 8/1/2011 new c ommunities t A S . : -, tfki " Ft;: ic+ •x, k,,^ yy " T 5 141311 . T3 'Ili' " E T2 Serenbe, near Atlanta GA n ew c ommunities - V "', T °` . , r, T3 V _ - T 4 �`` .R T2 Hampstead. Montaomery AL new communities W 1wiar - W _. .yQ1 d3 a T5 >.. :.:.,.:,1.-:.:._ T3 5 P ::; T4 T2 Civano, Tucson AZ 15 8/1/2011 new communities a R l l ipe . ■ _ i , [41 E_ ,mss.. T '.1.4.,,..,,t,,,,,,, 14 - ,...-. , ...,',7,i.: '' '''""' ii i ---,,,-..--m-,,,,,,- -- — large angle small single single f -mily mixed -use live•wnrk familydesched familydereched semi -c ched ahopfrom - -- — — South Main. Buena Vista CO form -based coding c -E�E 4 ° Z5 C. j hr9 f I N �°+' S - -_ — — �� c „*... ,. .,,,, ,, ,. :7, ,,, ,,.., , 1:7:, ;,,, i ,,,,,: l i , . .,..„*. r ,,,,, , ,.,__., ., ., .,,.., ,..,,,,_:, :_..: , . _...,-,--- ,.,.,.....,,,,.. :, _ 4 ,. r d Mizner Park, Boca Raton Florida City Pla.e, West Palm Beach Florida density done ell = higher tar r'bven'ue 16 8/1/2011 s treetscapes with continuous s i d ewa lk s, continuous trees an - porches - -'0...&,' '14 komil n, - -: onf. - , ,,,,-,- ' ,,,,_.,,,,,::.,,,,,,71.4.1.,.., 4 tot.....wi .. „....-._ ..--_, - 3 ,41irii,,,,,;1„,.: ,,,i,4 7' F1 , d i a 1998 rendering pe - friendly streetscapes i ' 1 spa } ���',°�a ��, . 28 8/1/2 ,.. ..... w+ t•, -•,,--Ittiat.,.$''''it ,Lni .,. ... ,..........„... ,..,., ,.. .",„..::..:„:,::::::::::::::..,,,„ ;,y Y' l 6 --- — .........., 9 �^ ., p a ;5 ' SN \� xz erg �v 4i i t o - -_ — 1 t 3 , ti tili,„:::::::::::,,,,,,,,,,....., :::1:::::1:::::::::::::::::01„.„:1::::::::::::::::::.:„.... Institute of Transportation Engineers Rec mmen ed Practice (2009) a ll gr = at - -- - neighborhood have - -- - qualities in onmon - -- - 27 8/ 1/2 0 11 : `iii iy no access median trees for spat defi confusing access lane movements lack of continuous building frontages 3 t � 26 8/1/2011 proposed plate -- - to co • e, - -- - evolving ap • reach, - -- - same core p inciples winter springs town ce ter .... a I t for four years - -_ - ge 9 oe ttd o do r das loya Gvacce «e upsto , ° _; e 1998 2000 2002 2004 2806 I 2008 2010 The code is a solid foundation state road 4:4i is not - -- - yet a grea ' street - -- - 25 8/ 1/20 11 Town Center D istrict -Cat TranseSt IAap 3 fro; i '�' �� Smmute walk from the center, 3 roN questions? 24 8/1/2011 23 8/1/2011 transect zones: baldwin park Estate Homes �� : . T3 transect zones: baldwin park mot: : : :� -' . s E — ; Civic Buildings _.. -. Civic - transect zones: baldwin park z , � 1' a ` �? y g n • Community Greens s , z — , Civic 22 r-1 0 N r-1 00 I I I I I I I I I I I I I I I I I I I I I I 1 I I I 1 I I I I I I I I I I 1 1 I I I 1 1 1 1 1 1 1 1{ 1 1 1 I I p "`.'. rt '9s c` m a � , �XA of �' .10 � �s � P� Y i f iY '+Sl R1 'f t F T 1 ga i "` ro' T �Ea } hk M f 9 t M1 ;17r trxr a t's9 tYrt 4 tC�aYx+t'tY�t'P - q tr � a +S ($ €3 &` P L&°IRt"a art ', e F'�. 4 ; �F1 r*�° or * ` . p l td t 1[r � { i 4 Y € i fi e' ■ t Y f r� r E�t (� t : {} ]p r d f kxi ' ` J- ., G �7q? 1 k v Q T �' `: ..e t i pj(j{ * 7 M1 V ✓ fll ,1 1 V f P i . tn�l� NyW M V 3 • �lc Yi � d iii Sil / i si iii N N N >a� co CD 0 ii- <I, C, w ai in 4, r o a 1 i I i i s !! i i 1 h� HI'�_ � � rr �f�et` � 2 � �` ,. °�, � s � fir fl r � �ds '."" rY 4 tX: z a y aw ,.-:,,,&4 `- 4,t } �SC i �r $ 4 } yJl 5 } if ' ,r"1::$14,..., a � .}� } 4 !_s.: � , ` e� f ' tb ! � �; 6 St � d l L` tt 1 � t W £ t o✓ a , t � 9 3 4 ,. {rd a { � �} �dR �M . H° t � 4d� " ��' . Y} l'° '� �" "'R' k :. } 1°1 ,, - c 7 9 4 t = 4 ' Y L Y 4 a �' ; d Y b- a ac �¢ g q —V g4 { 1 !} d CO st o N k � : a ° " ° fJ) so C W 4 t m G1 d CO CC ..�, ,,w_ r ' L �� 8/1/2011 price premiums sustai ‘,e- d r increasing t r i I On. ount leasant SC The Market Ac�eptar of Srt a Fancy Housng 1 n - r Comrwn t es. 2003 transec planning cas y - -- - ' Or t - -- — in Park, Orlando FL 22 Baldw � - -- — transec zones: baldwi pa k aw � e Multi -story, Mi xed -C - Use Buildings - -- — I 5 •re 19 8/1/2011 TND development doing better, even now NEW URBAN NEWS ___. _ "Right now So far, new urbatt projects Hampstead is weather downturn better the only °- -., ----- _ .. development pulling permits." ,_ Kenneth Groves, 2/2/10 Director of Planning and Development Montgomery. AL New Urban News. November 2007 15 % -20% premium over conventional . t --- zr , ;. f,4, t� . :, s Davidson. NC Journal of Urban Economics. 2003 11% premium over conventional , m r - ii :41 . a Hercules. CA Valuing the New Urbanism. Urban Land Institute. 1999 18 8/1/2011 total tax revenue at build -out S..asetz G«:nt ProN iaw Rs.r a, P ,1■/, MAI .ax Yx,s, Rcm } E su P nMm 0 Source: Sarasota County Planning Department total tax revenue at build -out <s e ms` �o e G r .. \o OC./ o* F , , t s , ice $26m $79m .iii EI Cruzero 375 8 Montana M $15m $31 m i p . ,AOnticello. Mesa Steet and Castellano Drive Source: El Paso Department of Economic Development greater return for developers 17 8/1/2011 front porches / back alleys . — _ v . i ... other approaches to garages } � \gib' $f A ,, ,'„,,,i, ,,,,47 . 4 • ' ,5, ,, ,,,,,: 1 0 .,„: , , ,,,,,,,;,, - :. . ,.. , ,. .... , ' , ,,.!,‘ „..,,,,,,,,, 1 „ '^: outdoor rooms have two walls, two sides of street 29 8/1/2011 -‘ E j rte- - 4''''1` .1..,,,,,..._ 1 1,7 f . s;,,,,_,.. .....4, L , „ f*. 1998 rendering 30 8/1/2011 1 i qq ii,,,,;,......L, __,_...T,,,,-1„,,,:,...,,,,,......-„,,,, ,!....:„, , ...„ 1 ,, ,,,, 1998 rendering ' '. ' *mss ' i ="` , a'" U y � .. i. rf',' , t 4 ,i ®d am • a. sdt ».:.+ 9 ti ! 1998 rendering ...., i 1 31 ZE „g am= * , 6uuapual 9661. °fir ' -;, 2 a- 'gg' 4. d g a 1'' TIOZ/I/8 8/1/2011 s ti t b af. 33 8/1/2011 Wi » - -- - 4,14.°4 ,-, A - -- — — --- — ZT - -- — .._•••-,1,2?,':::''*-*.'''''''"::1 '" ' 3.—^ „,..-!' _, ., - : - .-'.---'.. " ,,,,,,,,N,„ ,..,,..,,, ,,,,,,,.,-- : , ,, . . . , . ... ,,,,,,, , ' .„I‘a*,,ti, i .. , . , ,... , , , . i __, x '.'",,•34''.,,,,,; , Ste` - -- — – � ,• - a.' .fi - -- — – w ga $ � � by ' - -- — – £ <_ ,x 34 8/1/201 � � .'3" '- d 0! Aff V _ '444•'''' rf fa' p f I 3 «nu• a $ ' �.. .^ • 35 8 d � - -- — - ? - -- — - w , .,,, . ,i ) „,.:„.„, ,.”„r. . , ..,4, ,,.,., . .„,,,,..., ,,,-,,,,-,... . ,....4...„ ,,,,,,...„ .....i.i, ;..._, Li, ,,, .4 Ix.. . - -- — - ,,- , 11 .-..iie..,,-ii.,;,---'- - - 1 . i.. ° y a tort tplaiMi I - -- — - n a daz e' . NA 36 8/1/2011 follow the market's lead rt sol .j :330 :V'0 ice. nfi_ .1 Malaga Cove Plaza. Palo Verde CA The New Civic Art (2003) the o s ide of the street... ,-',Nmhb,,),,,z'. ,i1 ; „:1,1,'!.!.:!' , -r It, � . Li A model for the proposed east side of Tuskawilla every new d evelop m ent from here builds places 3 7 8/1/2011 4 1 t j ) � In Time 38 8/1/2011 maximize previous investments 1. ,-`;w,� . a„ � 164 W T ° E v .ea...ww-*r+w' ..: De Soto Fountain, Coral Gables, FL 1923 in time i qs.,..; . . "i124 ..,, ,:'.. ..:::'`,•g_:)ii E=` I ,:t ,-"# �%J "r-•-k•!..•.:YM °S �G.- yfH." . Coral Gables. FL 8/1/2011 fAA in time ■� u �' -- - - - , * • /Fib - -- K - Coral Ga bles. FL s .1111d ., - -- - - Magnolia Square Founta tr - -- — a 40 8/1/2011 fi1 -- In Time: A Real Downtown questions? market square 41 8/1/2011 Market Square 4 4 � Market Square and Frontage Road: Existing Situation 8 q �a `y Market Square and Frontage Road: Proposed Situation 42 8/1 /2011 a iy 4 Tuskawilla SR 434 ti Road: Current 4 , " x Design „.... ..,„,,,..,.:,......„ .. , z, i a'a '- Modified Design \ ` ` �'‘ it 1 n YY � air. 4 d . Modified Spee Control �; Design Island Longer Plaza, `, Longer Left (Valet Parking ` Storage for Spec :. Additional Events) s- On- Street Removable , Parking Bollards '.� ,, Larger Radius Utility Box�� . , Untouched te r. '. :. Left Turns Do Good Sight �- , Not Overlap Lines Shaved Nose Raised on Median Tighter Radius Crosswalk 43 8 ;1/2011 Advantages More Parking - -- — - Better Access to Site Less Delays to Motorists - -- — More Walkable Town Center �^ I Integrated Plaza & Flexible Space -r q I Safer for Motorists & Pedestrians - -_ — _ Mote Legible & Better Way Finding Better Retailing Environment °� Usable Frontage Road <'' - -- — Can be Implemented in Stages Reuses Existing Investments Market Square Project: Proposed Si uatio Challenges Cost of Modifications Eventual Need of Right -of Way (when the NE Quadrant )Re)Deveiaps) - -- — - L arning LurrrCuslo - -- — - Learning Curve for Customers a. Cooperation from a) Businesses ns t ` b) FOOT Market Square Project: Proposed Si uatio a c Tuskawilla �6 Road: - -- — - - 4X- Current - Design - -- — - Challenges - -- — P 44 8/1/20 1 Current r " Design -- - � � ( D y e' - � ���n phoaeand ,� ~___= �d�m) -- -- C urrent o egQn [haU� ens ----- -- -':4 -_ � ship— Tu mLane (cause u nused � -- -- geendme) — — Current .,., , ,,,,54,,,:,,,,, :, .7/474.;,,,iiot--!) Design es -- — -- � Right Route Int uit (d��n m��u -- -- d,ann ___ 45 r 4t 0 N I I I I I I I I I I I I I I I 1 I I I I I I 1 I I I I I I I I I I I I I I I I l l l i I I I i l l l to C C C O Y C C O N G/ r y C - N m N IV ara N OD 7 Z >> O N 'O W r L pp T C y v m C f0 N 10 F' N 'N /0 fO O ' N (p -O 3 cu 7 G1 L +• , o- Ul . t' •u N 7 3 Dl L d' c S CL V C u N 7 N L O J O V V a W V 1 V p 0 c v m Y V V u s . � "— • K K C N Z S h0 O t t 7 v O to 0 ` u O H LL H I u v w u 9 s i i ts... " I VT; iri' ' x 01 '�. , �'C'�( i r iis a x u x' �'tx j ', tee 1 7ti:\. rr 04,r. di s , k 3 u. u. . � ` l a m � Iv ' eA r, _ �p I 8/1/2011 _ Current Design Challenges ,;� f`�7 c ,� Disconn (Low activity, 1 "� m issed value y -r„ for NW � quadrant and , , Town Center's W :' entry sequence} Modified 'l � Design Modified Design 1 � oft 41L Y4 '' 47 8/1/2011 Modified Design Expanded Plaza (Valet Parking - for Special r Events) �‘, * 3l Modified Design Expanded Plaza, ' 1 > (Valet Parking for Special \ Events) � Removable Bollards ° a a Modified �'= Design Expanded Plaza, (Valet Parking for Special \F Events) Removable Bollards k��, c Good Sight �-, Lines iii: -',,,,,,. ,,,,,,,,,,,,,,,,,, 48 8/1/2011 Modified Design . 7!,-_,..S t i. ,, Expanded Plaza (Valet Parking \ , -j for Special " `\ Events) -. Removable w Bollards � .,, Larger Radius w Good Sight .�, r ,� „ 7: Lines ~, �', Modified Design Expanded Plaza, (Valet Parking \�,_ for Special Additional Events) r On- Street Removable ' Parking Bollards `�; Larger Radius Good Sight ,n . ---= Lines a Modified Speed Control �._ Design Island a Expanded Plaza, , (Valet Parking for Special v�A Additional Events) On- Street Removable Parking :;A ,r Larger Radius h Good Sight 1�.� -„ Lines 49 8/1/2011 Speed Control Modified Island Design Expanded Plaza, Longer Left (Valet Parking Storage for Special " Additional Events) r On- Street 44 Removable Parking Bollards" '''' Larger Radius ' '4_,:ilx‘' Good Sight „ l w , -n� Lines ;c Speed Control h'= Modified Island Design Expanded Plaza, Longer Left (Valet Parking \ Storage for Special l ' Additional Events) On- Street Removable Parking Bollards ,?,, Larger Radius Good Si ht „ """ g ��� :,i5-1-_°"- Lines Shaved Nose on Median '. Speed Control Modified �- Design Island J Expanded Plaza,` Longer Left (Valet Parking �� Storage for Special Additional Events) on-Street Removable Parking Bollard,,,,,3- :, Larger Radius , _} .., Left !urns Do Good Sight 1•,s ; tr-,0 1 Not Overlap Lines Shaved Nose x ,, , on Median 50 8/1/2011 Speed Control Modified `' Design Island Expanded Plaza, 1', Longer Left (Valet Parking \ \' Storage for Special \ , Additional Events)>� On- Street Removable Parking Bollards Larger Radius ri Left TurnsDo — Not Overlap Sight n -s . � p Lines Raised Shaved Nose = Crosswalk on Median �,- Modified Speed Control i Design Island .I '- Expanded Plaza, ":; Longer Left (Valet Parking \ .. Storage for Special v Additional Events) On- Street Removable A Parking Bollards ° s - , Larger Radius `' 4 t 1 3 , 7':‘, . , Left Turns Do Good Sight „4 ti--.7-7... 1 ,, - = Not Overlap Lines Shaved Nose Raised o Crosswalk on Median Speed Control ',$,,t4' Modified Island Design Expanded Plaza, 1- Longer Left (Valet Parking �' Storage for Special F Additional Events) " ,-' � l On- Street Removable 'C Parking Bollards 4� Larger Radius ,. 5 ' ... -, i Left Turns Do Good Sight 1 -1,, , Not Overlap Lines - 7 ---- „ . -- Shaved Nose Raised on Median ' ' Crosswalk 51 8/1/2011 Modified Speed Control Design Island Expanded Plaza, �`� Longer Left (Valet Parking '7,\ Storage for Special i ' Additional Events) � On- Street Removable t Parking Bollards ; : . Larger Radius Left Turns Do 1,.:„---7-r Not Overlap Sight �4p Lines t Shaved Nose „ ,, Raised on Median Crosswalk Speed Control Modified Island Design Expanded Plaza, - ", Longer Left (Valet Parking \`\ Storage for Special \ ` Additional Events) 5- On- Street Removable Parking Bollards °i'tt: Larger Radius Utility Box . Untouched F ', - Left Turns Do Not Overlap Good Sight ., Lines _ 4 ' Shaved Nose Raised ' ' -" Crosswalk on Median Modified Design )� t4 z i a, t 52 8/1/2011 Frontage Road: Current Design Challenges Current Design Challenges t les -- -- Directionally Confusing Current Design Challenges Access to Frontage Road is Limited and Only from North _ 53 8/1/2011 Current Design Challenges Frontage Road Sections are Disco nected - -_ — - At the Ends of the Sections, Drive s are Forced into the Site or onto SR 434 Current I Design Challenges - -- — 4 °ate : Bottom Line: The Frontage Road is Hard to Use and is Not eeting its Potential - -_ — Frontage Road Design t!" Challenges - -- — t e st • A -3 p .i. proach _a C vro .r .a a 1111111111111111 - -- - - Current rp 54 8/1/2011 Frontage - Road Challenges . � Bott Line: Avo le that c c backup onto SR 434 Frontage Road Design Challenges — Modified Approach Frontage Road Design Challenges -- 7---,--., ,i,q-, --:".,,,:,, Objective: Avoid lefts that can cause backups onto SR 434 Modified Approach 55 8/1/2011 Frontage Road Design' Challenges - -- — - Modified Approach Frontage Road Design ! - -- — - Modified Approach Frontage Road Design - -- — - Ut Better Spacing of Intersections and More Queuing Space Modified Approach 56 8/1/2011 Frontage Road Design Challenges rise Trees and Nice N. Feeling of Separation from SR 434 Modified Approach Frontage Road Design gla Challenges ........ - ... - . One Pedestrian — Crossing and Lower Number of Conflicts Modified Approach Frontage Road Design Challenges rite Have Consistent — -- West to East Flow on Frontage Road Modified Approach 57 8/1/2011 Frontage Road Design Challenges - -- — - _ IC : s Excellent Sight - -' — - Lines for Drivers Modified Approach Frontage Road Design'! Challenges - -- — - No Problematic Lefts Modified Approach Frontage i Road Design' Challenges - -- — - t y All Queuing - -- — - Happens on Site, not Towards SR 434 - -- — - Modified Approach 58 8/1/201 1 Frontage Road Design Challenges mss' Modified Approach Frontage Road Design Challenges Modified Approach Frontage Road Design Challenges Consistent and Predictable West to East Flow Modified Approach 5 9 8/1/2011 Frontage Road Design, Challenges -- — - 1 Simple and Predictable Access t• Site and Frontage Road Modified Approach Frontage Road Design; Challenges ' - -- — - Simple and Predictable Egress fr. m Site and Frontage Road , Modified Approach Frontage Road Design Challenges - -- — - 1 Easy Way- Finding for Convenience ' hopp'ng: 1) See Store 2) Turn in - -- — - 3) Park 4) Depart - -- — - Modified Approach 60 8/1/2011 Example ..,�, lir y : t- mo � A 4 •—_. ' _.,,,, , ,,..._,,,_ - 2 ,,,.. ` t orcxge Poaa - c e a Pi<= , ,esn ■o-p,a Staging (if necessary) es' z Market Square Project: Proposed Situation Staging (if necessary) � te€ � nt % " rn °M °i*«.'IDT x� L g r e4 � -" v ± Y ,, - 312:- " Market Square Project: Proposed Situation 61 8/1/2011 r L4C #t - - -- — — P Y ?A .1'''!'":4 � L mss � i , 17.777 -.., , -'-7,„i„-,,,,-:::,:ii;c1',-,,,„,„,,t7.,,,T,,,-ii:tii:-9.t,,-: --,,;',',,;-:-,f-f,',': ' - On- Street Parking i r e.. , - -- - 4. i 1 ' c - -- - ,,,,„''', .,: rrsy./4,SAs i ll. , 1 . E 'l 1. !Y \ E ✓7 _ -_p -__ -- - w ;,: 62 8/1 /2011 za � E may ,..,..-.-- „. .,.,-:.:41P.:11-4"*":,::.:::::: «,'..14.4.. k sue . ;,,,,,t,.:.4-N........... , ',..# .. !, -;-1,11,- 4,::. i4.- - . ,;.:.:,,A - 4'. v::::-, 4 tit ,....._. _..„,tic • ,,..--....4 - . , .:,::::::::71.........:.,--- gia::,!!! . 4 ....410.441ros �, � - Vie. - Or : 63 8/1/2011 - ' - . : ,* ' '—'1 y fit ''''''r:,,, ' t'•!' 141,,,; ,," ' 4--- • st--A- ,,,•'• -i - clt . - - - - - . 4 f ' :.7.,.. G o Vow - - — —. s Z s -- 64 8/1/2011 I questions? -- 65