Madera Ranchos Avenue 12 Enhancement Plan, final report Sept'10
-
Upload
evan-evangelopoulos -
Category
Design
-
view
20 -
download
0
Transcript of 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
Avenue 12 Enhancement Plan Madera Ranchos
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
Avenue 12 Corridor Redesign
7
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
Avenue 12 Corridor Redesign
Avenue 12 Corridor Redesign
9
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
10
Avenue 12 Corridor Redesign
Avenue 12 Corridor Redesign
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
Avenue 12 Enhancement Plan Madera Ranchos
Madera CountyPlanning Department
CHAPTER 1INVENTORY AND ANALYSIS
Madera County
Page intentionally left blank
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
13
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 4Lots 104 to 117
Team 5Lots 28 to 42
Team 6Lots 90 to 103
Team 7Lots 43 to 55
Team 9Lots 56 to 73
Team 10Lots 74 to 77
Canal and Vacant Lot
Team 8Lots 78 to 89
Chapter 1: Inventory and Analysis
14
Madera Ranchos / Avenue 12 Corridor Redesign
Madera County
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
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
15
Inventory and Analysis : Chapter 1
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
Chapter 1: Inventory and Analysis
16
Madera Ranchos / Avenue 12 Corridor Redesign
Madera County
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.
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
17
Inventory and Analysis : Chapter 1
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.
Chapter 1: Inventory and Analysis
18
Madera Ranchos / Avenue 12 Corridor Redesign
Madera County
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.
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
19
Inventory and Analysis : Chapter 1
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
Chapter 1: Inventory and Analysis
20
Madera Ranchos / Avenue 12 Corridor Redesign
Madera County
Figure-Ground Map : building footprints
Avenue 12 - west side
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
21
Inventory and Analysis : Chapter 1
Figure-Ground Map : building footprints
Avenue 12 - east side
Chapter 1: Inventory and Analysis
22
Madera Ranchos / Avenue 12 Corridor Redesign
Madera County
Figure-Ground Map : public space
Avenue 12 - west side
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
23
Inventory and Analysis : Chapter 1
Figure-Ground Map : public space
Avenue 12 - east side
Chapter 1: Inventory and Analysis
24
Madera Ranchos / Avenue 12 Corridor Redesign
Madera County
Figure-Ground Map : private space
Avenue 12 - west side
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
25
Inventory and Analysis : Chapter 1
Figure-Ground Map : private space
Avenue 12 - east side
Chapter 1: Inventory and Analysis
26
Madera Ranchos / Avenue 12 Corridor Redesign
Madera County
Figure-Ground Map : vacant lots
Avenue 12 - west side
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
27
Inventory and Analysis : Chapter 1
Figure-Ground Map : vacant lots
Avenue 12 - east side
Chapter 1: Inventory and Analysis
28
Madera Ranchos / Avenue 12 Corridor Redesign
Madera County
Figure-Ground Map : parking and driveways in right-of-way
Avenue 12 - west side
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
29
Inventory and Analysis : Chapter 1
Figure-Ground Map : parking and driveways in right-of-way
Avenue 12 - west side
Chapter 1: Inventory and Analysis
30
Madera Ranchos / Avenue 12 Corridor Redesign
Madera County
Page intentionally left blank
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
31
Inventory and Analysis : Chapter 1
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.
Chapter 1: Inventory and Analysis
32
Madera Ranchos / Avenue 12 Corridor Redesign
Madera County
SITE INVENTORY MAP
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
33
Inventory and Analysis : Chapter 1
SITE INVENTORY MAP
Chapter 1: Inventory and Analysis
34
Madera Ranchos / Avenue 12 Corridor Redesign
Madera County
SITE ANALYSIS MAP
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
35
Inventory and Analysis : Chapter 1
SITE ANALYSIS MAP
Page intentionally left blank
Corridor Redesign
Avenue 12 Enhancement Plan Madera Ranchos
Madera CountyPlanning Department
CHAPTER 2DESIGN CONCEPT
Page intentionally left blank
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
39
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.
Madera Ranchos / Avenue 12 Corridor RedesignChapter 2 : Design Concept
40 Madera County
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.
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
41
Design Concept : Chapter 2
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
Madera Ranchos / Avenue 12 Corridor RedesignChapter 2 : Design Concept
42 Madera County
Concept Plan - Short Term (east)
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
43
Design Concept : Chapter 2
Concept Plan - Short Term (west)
Madera Ranchos / Avenue 12 Corridor RedesignChapter 2 : Design Concept
44 Madera County
Concept Plan - Long Term (west)
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
45
Design Concept : Chapter 2
Concept Plan - Long Term (east)
Page intentionally left blank
Corridor Redesign
Avenue 12 Enhancement Plan Madera Ranchos
Madera CountyPlanning Department
CHAPTER 3CORRIDOR REDESIGN
Page intentionallt left blank
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
49
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.
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3: Corridor Redesign
50 Madera County
Illustrative Site Plan
est Portion
CommunityPark
0 100 250 ft
Mixed Use
PocketPark
PocketPark
PocketPark
Libraryand Park
Eatery
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
51
Corridor Redesign : Chapter 3
East Portion
Illustrative Site Plan
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
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3 : Corridor Redesign
52 Madera County
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).
19’ distance from curb to property lines in the North side, with a •
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, •
pedestrian light, and planters).
Commercial Core: Lorien Way to Road 3 1/2
One 11’ traffic lane in each direction. •
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.
8’ wide paralel parking lane on both sides•
8’ bulb-outs at all intersections •
“Pocket parks” at every corner (benches, trash receptable, •
pedestrian light, and planters).
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.
One 11’ traffic lane in each direction. •
12’ turning lane (TWLTL).•
19’ distance from curb to property lines in the North side, with a •
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” at every corner (benches, trash receptable, •
pedestrian light, and planters).
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
53
Corridor Redesign : Chapter 3
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
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3 : Corridor Redesign
54 Madera County
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
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
55
Corridor Redesign : Chapter 3
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.
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3 : Corridor Redesign
56 Madera County
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
57
Corridor Redesign : Chapter 3
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
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3 : Corridor Redesign
58 Madera County
Commercial CoreTypical Cross Section
Illustrative View of Avenue 12
At the Commercial Core looking East. The Almond Park can be seen in the background.
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
59
Corridor Redesign : Chapter 3
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.
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3 : Corridor Redesign
60 Madera County
(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
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
61
Corridor Redesign : Chapter 3
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
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3 : Corridor Redesign
62 Madera County
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
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
63
Corridor Redesign : Chapter 3
View of Almond Park from the North-East
View of Almond Park from the South-West
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3 : Corridor Redesign
64 Madera County
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:
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
65
Corridor Redesign : Chapter 3
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).
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3 : Corridor Redesign
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
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
67
Corridor Redesign : Chapter 3
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.
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3 : Corridor Redesign
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
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
69
Corridor Redesign : Chapter 3
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.
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3 : Corridor Redesign
70 Madera County
3.6.1. Design Sector 1: est GatewayDesign Team: Erin Gorman, William Griffith, Bianca Reyes
Location of pro ect site
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
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
71
Corridor Redesign : Chapter 3
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)
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3 : Corridor Redesign
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
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
73
Corridor Redesign : Chapter 3
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 .
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3 : Corridor Redesign
74 Madera County
est GatewayPhase 2
Long Term
Roundabout
Monument or fountain
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
75
Corridor Redesign : Chapter 4
Location of pro ect site
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).
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3 : Corridor Redesign
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
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
77
Corridor Redesign : Chapter 4
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
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3 : Corridor Redesign
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
Design le ent T pe Species Square Footage
Path Sand 220
a ebo ight not Cedar 10
Lighting eet igh Pedestrian Lights 8
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
Design le ent T pe Species Square Footage
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
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
79
Corridor Redesign : Chapter 4
Proposed Landscaping or Lot uilding i ed Use
Design le ent T pe Species Square Footage
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
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
Lighting eet igh Pedestrian Lights 1
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
Design le ent T pe Species Square Footage
Planters ranite Concrete lend 0
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
Lighting eet igh Pedestrian Lights 14
enches ard ood and cast iron 50
ountain ranite and Metal 408
alk ays and rest areas Colored Concrete Pavers 10,000
Design le ent T pe Species Square Footage
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
Lighting eet igh Pedestrian Lights 4
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
Design le ent T pe Species SquareFootage
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
Design le ent T pe Species SquareFootage
Parking Lot and Drive ays Concrete Pavers 58 0
alk ays rick Pavers 500
Lighting eet igh Pedestrian Lights 8
Manicured Shrubseauty ush Dream
Catcher and o ood reen em
300
Planters ranite Concrete lend 422
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
Madera Ranchos / Avenue 12 Corridor RedesignChapter 4 : Corridor Redesign
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.
Location of pro ect site
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
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
81
Corridor Redesign : Chapter 4
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
Madera Ranchos / Avenue 12 Corridor RedesignChapter 4 : Corridor Redesign
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
Madera Ranchos / Avenue 12 Corridor Redesign
83
Corridor Redesign : Chapter 4
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
Madera Ranchos / Avenue 12 Corridor RedesignChapter 4 : Corridor Redesign
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)
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
85
Corridor Redesign : Chapter 4
Landscaping and planting materials: North Park
Development Table: North Park
Madera Ranchos / Avenue 12 Corridor RedesignChapter 4 : Corridor Redesign
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
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
87
Corridor Redesign : Chapter 3
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.
Subu
rban
Res
iden
tial D
esig
n Se
ctor
Com
mun
ity P
ark Ea
st G
atew
ay D
esig
n Se
ctor
Commercial Core N Pro ect Area
Mixed UseDevelopment
Commercial Core S Pro ect Area
Commercial Core NE Pro ect Area
Commercial Core SE Pro ect Area
0 100 ft50
Commercial Core
Pro ect Areas
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3 : Corridor Redesign
88 Madera County
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.•
Location of pro ect site
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.
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
89
Corridor Redesign : Chapter 3
Illustrative Site Plan
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
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3 : Corridor Redesign
90 Madera County
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
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
91
Corridor Redesign : Chapter 3
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.
Location of pro ect site
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
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3 : Corridor Redesign
92 Madera County
Proposed Development Table
Elevation - View from Avenue 12
Illustrative Site Plan
1 2 3 1 11 1213
11 1 1Ke
nsin
gton
Jaso
n
0 50 100 ft
Retail Retail
RetailRestaurant
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
93
Corridor Redesign : Chapter 3
Illustrative Views
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3 : Corridor Redesign
94 Madera County
Proposed Plants Materials and Lighting
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
95
Corridor Redesign : Chapter 3
3.6.4.3. Commercial Core N Pro ect AreaDesign Team: Stephan Jackson, Matt Romero, Federico Tallis
Location of pro ect site
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
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3 : Corridor Redesign
96 Madera County
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
1
23
4
56
7
8 9
0 50 100 150
Hotel
Maywood Pla a IIand Park
Maywood Pla a IIIand Department Store
Public Pla a
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
97
Corridor Redesign : Chapter 3
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
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3 : Corridor Redesign
98 Madera County
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
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
99
Corridor Redesign : Chapter 3
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
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3 : Corridor Redesign
100 Madera County
3.6.4.4. Commercial Core NE Pro ect AreaDesign Team: Katie Vilela, Stephanie Terrazas, Brittany Lambert
Location of pro ect site
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.
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
101
Corridor Redesign : Chapter 3
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.
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3 : Corridor Redesign
102 Madera County
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.
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
103
Corridor Redesign : Chapter 3
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’
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3 : Corridor Redesign
104 Madera County
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.
Location of pro ect site
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.
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
105
Corridor Redesign : Chapter 3
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
Proposed Development Table
Illustrative Site Plan
ason
Cou
rt
3 1
/2 (e
tend
ed)
MovieTheatre
Retail Retail
Open-airscreening
Retail
Reta
il
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3 : Corridor Redesign
106 Madera County
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.
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
107
Corridor Redesign : Chapter 3
Looking South - View fom Avenue 12.
Looking East - View fom ason Court.
A section view through the parking lot
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3 : Corridor Redesign
108 Madera County
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 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
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
ree Chilopsis Linear urgundy urgundy Desert illo 28
ree uercus isli enii nerior Live ak 15
Large ush bultilon palmeri ndian Mallo 18
ree nerior Live ak 15
Large ush bultilon palmeri ndian Mallo 18
estern Redbud
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 Cercis occidentalisestern Redbud 33
ree Chilopsis Linear urgundy 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 Cercis occidentalisestern Redbud 33
ree Chilopsis Linear urgundy urgundy Desert illo 28
ree uercus isli enii 15
ree Chilopsis Linear urgundy urgundy Desert illo 28
ree uercus isli enii nerior Live ak 15
Proposed Plant Materials
Proposed Architectural Materials
Proposed Paving Materials
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
109
Corridor Redesign : Chapter 3
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
Location of pro ect site
View of apartment buildings, orange grove, and Avenue 12.
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3 : Corridor Redesign
110 Madera County
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
3 1
/2 e
xten
ded
New Access
Mov
ie th
eatre
co
mpl
ex p
arki
ng lo
t
Illustrative Site Plan
Apartment build-
Townhomes
Townhomes
Clubhouse
0 50 100 ft
Com
mer
cial
Cor
e De
sign
Sect
or
East
Gat
eway
Des
ign
Sect
or
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
111
Corridor Redesign : Chapter 3
Proposed Plants and Materials
Paving materialsTrees Pallette
Shrub
Proposed Development Table
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
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3 : Corridor Redesign
112 Madera County
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.
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
113
Corridor Redesign : Chapter 3
3.6.5. Design Sector 6: East Gateway
Location of pro ect site
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.
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3 : Corridor Redesign
114 Madera County
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
115
Corridor Redesign : Chapter 3
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
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3: Corridor Redesign
116 Madera County
Building Footprints Comparison
Existing
Proposed.
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
117
Corridor Redesign : Chapter 3
Driveway and Parking Area Footprint Comparison
Existing: 142,954 sq. ft.
Proposed: 1,166,331 sq. ft.
Madera Ranchos / Avenue 12 Corridor RedesignChapter 3: Corridor Redesign
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
Madera Ranchos / Avenue 12 Corridor Redesign
119
Corridor Redesign : Chapter 3
Exclusive Private Spaces Comparison
Proposed: 1,922,5 4 sq. ft.
Existing: 4,644,832 sq. ft.
Page Intentionally left blank
Madera County
Madera Ranchos / Avenue 12 Corridor Redesign
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
Avenue 12 Enhancement Plan Madera Ranchos
Madera CountyPlanning Department
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
Madera County Avenue 12 Corridor Redesign A-3
Appendix 1Lot Surveys
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
Appendix 1
A-4
Appendix 1Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign A-5
Assigned Lot Numbers
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
Appendix 1
A-6
Appendix 1Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign A-7
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
Appendix 1
A-8
Appendix 1Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign A-9
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
Appendix 1
A-10
Appendix 1Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign A-11
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
Appendix 1
A-12
Appendix 1Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign A-13
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
Appendix 1
A-14
Appendix 1Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign A-15
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
Appendix 1
A-16
Appendix 1Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign A-17
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
Appendix 1
A-18
Appendix 1Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign A-19
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
Appendix 1
A-20
Appendix 1Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign A-21
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
Appendix 1
A-22
Appendix 1Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign A-23
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
Appendix 1
A-24
Appendix 1Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign A-25
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
Appendix 1
A-26
Appendix 1Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign A-27
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
Appendix 1
A-28
Lot 69
Appendix 1Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign A-29
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
Appendix 1
A-30
Appendix 1Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign A-31
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
Appendix 1
A-32
Appendix 1Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign A-33
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
Appendix 1
A-34
Appendix 1Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign A-35
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
Appendix 1
A-36
Appendix 1Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign A-37
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
Appendix 1
A-38
Appendix 1Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign A-39
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
Appendix 1
A-40
Appendix 1Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign A-41
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
Appendix 1
A-42
Appendix 1Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign A-43
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
Appendix 1
A-44
Appendix 1Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign A-45
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
Appendix 1
A-46
Appendix 1Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign A-47
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
Appendix 1
A-48
Appendix 1Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign A-49
Appendix 2
A-50
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
Appendix 2
A-51
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
Appendix 2Measuring Urban Design Qualities
Appendix 2
A-52
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
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
1. proportion windows at street level (your side, within study area) 0.2 1.22 0.24
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
3. presence of outdoor dining (your side, within study area) 0 0.42 0.00
4. number of pieces of public art (both sdies, within study area) 0 0.29 0.00
5. number of people (your side, within study area) 6 0.03 0.18
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
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) 1 0.11 0.11
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) 0 0.02 0.00
8. noise level (both sides, within study area) 5 -0.18 -0.90
add constant +2.44
imageablity score 1.65
enclosure
1. number of long sight lines (both sides, beyond study area) 9 -0.31 -2.77
2a. proportion street wall (your side, beyond study area) 1 0.72 0.72
2b. proportion street wall (opposite side, beyond study area) 0 0.94 0.00
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
1. number of long sight lines (both sides, beyond study area) 9 -0.74 -6.66
2. proportion windows at street level (your side, within study area) 0 1.10 0.00
3. average building heights (your side, within study area) 16 -0.003 -0.05
4. number of small planters (your side, within study area) 0 0.05 0.00
5. number of pieces of street furniture and other street items (your side, within study area) 0 0.04 0.00
add constant +2.61
human scale score -4.10
transparency
1. proportion windows at street level (your side, within study area) 0 1.22 0.00
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 1.71
complexity
1. number of buildings (both sides, beyond study area) 11 0.05 0.50
2a. number of basic building colors (both sides, beyond study area) 5 0.23 1.13
2b. number of accent colors (both sides, beyond study area) 8 0.12 0.92
3. presence of outdoor dining (your side, within study area) 0 0.42 0.00
4. number of pieces of public art (both sdies, within study area) 0 0.29 0.00
5. number of people (your side, within study area) 0 0.03 0.00
add constant +2.61
complexity score 5.16
Appendix 2
A-53
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
AVENUE 12 - Measuring Urban Design Qualities - Score sheet Side: North _X_ South ___
Team: Researcher: Date: 4/10 time: 10:45-12:30pm
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) 3 0.11 0.33
5. number of buildings with non-rectangular shapes (both sides, within study area) 26 0.08 2.08
6. presence of outdoor dining (your side, within study area) 0 0.64 0.00
7. number of people (your side, within study area) 15 0.02 0.30
8. noise level (both sides, within study area) 4 -0.18 -0.72
add constant +2.44
imageablity score 4.43
enclosure
1. number of long sight lines (both sides, beyond study area) 3 -0.31 -0.92
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
3a. proportion sky (ahead, beyond study area) 0.4 -1.42 -0.57
3b. proportion sky (across, beyond study area) 0.2 -2.19 -0.44
add constant +2.57
enclosure score 0.99
human scale
1. number of long sight lines (both sides, beyond study area) 3 -0.74 -2.22
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) 15 -0.003 -0.05
4. number of small planters (your side, within study area) 9 0.05 0.42
5. number of pieces of street furniture and other street items (your side, within study area) 13 0.04 0.52
add constant +2.61
human scale score 1.51
transparency
1. proportion windows at street level (your side, within study area) 0.2 1.22 0.24
2. proportion street wall (your side, beyond study area) 0.1 0.67 0.07
3. proportion active uses (your side, within study area) 0 0.53 0.00
add constant +1.71
transparency score 2.02
complexity
1. number of buildings (both sides, beyond study area) 26 0.05 1.19
2a. number of basic building colors (both sides, beyond study area) 7 0.23 1.58
2b. number of accent colors (both sides, beyond study area) 6 0.12 0.69
3. presence of outdoor dining (your side, within study area) 0 0.42 0.00
4. number of pieces of public art (both sdies, within study area) 0 0.29 0.00
5. number of people (your side, within study area) 15 0.03 0.47
add constant +2.61
complexity score 6.53
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
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) 1 0.11 0.11
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) 2 0.02 0.04
8. noise level (both sides, within study area) 4 -0.18 -0.72
add constant +2.44
imageablity score 1.87
enclosure
1. number of long sight lines (both sides, beyond study area) 2 -0.31 -0.62
2a. proportion street wall (your side, beyond study area) 0.1 0.72 0.07
2b. proportion street wall (opposite side, beyond study area) 0.1 0.94 0.09
3a. proportion sky (ahead, beyond study area) 0.35 -1.42 -0.50
3b. proportion sky (across, beyond study area) 0.35 -2.19 -0.77
add constant +2.57
enclosure score 0.86
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) 0.1 1.10 0.11
3. average building heights (your side, within study area) 12 -0.003 -0.04
4. number of small planters (your side, within study area) 0 0.05 0.00
5. number of pieces of street furniture and other street items (your side, within study area) 0 0.04 0.00
add constant 2.61
human scale score 1.20
transparency
1. proportion windows at street level (your side, within study area) 0.75 1.22 0.91
2. proportion street wall (your side, beyond study area) 0.07 0.67 0.05
3. proportion active uses (your side, within study area) 0.9 0.53 0.48
add constant +1.71
transparency score 3.15
complexity
1. number of buildings (both sides, beyond study area) 26 0.05 1.19
2a. number of basic building colors (both sides, beyond study area) 34 0.23 7.65
2b. number of accent colors (both sides, beyond study area) 26 0.12 2.99
3. presence of outdoor dining (your side, within study area) 0 0.42 0.00
4. number of pieces of public art (both sdies, within study area) 0 0.29 0.00
5. number of people (your side, within study area) 2 0.03 0.06
add constant +2.61
complexity score 14.50
Appendix 2
A-54
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
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
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) 12 0.11 1.32
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) 8 0.02 0.16
8. noise level (both sides, within study area) 4 -0.18 -0.72
add constant +2.44
imageablity score 3.20
enclosure
1. number of long sight lines (both sides, beyond study area) 2 -0.31 -0.62
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) 0.35 -1.42 -0.50
3b. proportion sky (across, beyond study area) 0.25 -2.19 -0.55
add constant +2.57
enclosure score 0.91
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 1.10 0.00
3. average building heights (your side, within study area) 15 -0.003 -0.05
4. number of small planters (your side, within study area) 18 0.05 0.84
5. number of pieces of street furniture and other street items (your side, within study area) 0 0.04 0.00
add constant 2.61
human scale score 1.93
transparency
1. proportion windows at street level (your side, within study area) 0 1.22 0.00
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 1.71
complexity
1. number of buildings (both sides, beyond study area) 22 0.05 1.01
2a. number of basic building colors (both sides, beyond study area) 4 0.23 0.90
2b. number of accent colors (both sides, beyond study area) 7 0.12 0.81
3. presence of outdoor dining (your side, within study area) 0 0.42 0.00
4. number of pieces of public art (both sdies, within study area) 0 0.29 0.00
5. number of people (your side, within study area) 8 0.03 0.25
add constant +2.61
complexity score 5.57
Side: North ___ South ___
Date: 4/10 time:
recorded multiplier x
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
imageablity score 4.46
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
enclosure score 0.82
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
human scale score 2.43
0.15 1.22 0.18
0 0.67 0.00
0 0.53 0.00
add constant 1.71
transparency score 1.89
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
complexity score 5.10
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
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
AVENUE 12 - Measuring Urban Design Qualities - Score sheet Side: North _X_ South ___
Team: 7 Researcher: Charlotte Bell Date: 4/10 time: 11:00 am
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) 11 0.72 7.92
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) 12 0.11 1.32
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) 43.5 0.02 0.87
8. noise level (both sides, within study area) 4 -0.18 -0.72
add constant +2.44
imageablity score 11.83
enclosure
1. number of long sight lines (both sides, beyond study area) 4 -0.31 -1.23
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) 0.65 -1.42 -0.92
3b. proportion sky (across, beyond study area) 0.5 -2.19 -1.10
add constant +2.57
enclosure score -0.68
human scale
1. number of long sight lines (both sides, beyond study area) 4 -0.74 -2.96
2. proportion windows at street level (your side, within study area) 0 1.10 0.00
3. average building heights (your side, within study area) 15 -0.003 -0.05
4. number of small planters (your side, within study area) 1 0.05 0.05
5. number of pieces of street furniture and other street items (your side, within study area) 31 0.04 1.24
add constant +2.61
human scale score 0.89
transparency
1. proportion windows at street level (your side, within study area) 0 1.22 0.00
2. proportion street wall (your side, beyond study area) 0 0.67 0.00
3. proportion active uses (your side, within study area) 0.4 0.53 0.21
add constant +1.71
transparency score 1.92
complexity
1. number of buildings (both sides, beyond study area) 13 0.05 0.60
2a. number of basic building colors (both sides, beyond study area) 3 0.23 0.68
2b. number of accent colors (both sides, beyond study area) 3 0.12 0.35
3. presence of outdoor dining (your side, within study area) 0 0.42 0.00
4. number of pieces of public art (both sdies, within study area) 0 0.29 0.00
5. number of people (your side, within study area) 0 0.03 0.00
add constant +2.61
complexity score 4.23
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
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) 3 0.72 2.16
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) 5 0.11 0.55
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) 1 0.64 0.64
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 2.57
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) 0.3 0.72 0.21
2b. proportion street wall (opposite side, beyond study area) 0.75 0.94 0.71
3a. proportion sky (ahead, beyond study area) 0.95 -1.42 -1.35
3b. proportion sky (across, beyond study area) 0.95 -2.19 -2.08
add constant +2.57
enclosure score -2.82
human scale
1. number of long sight lines (both sides, beyond study area) 1 -0.74 -0.74
2. proportion windows at street level (your side, within study area) 0.15 1.10 0.17
3. average building heights (your side, within study area) 15 -0.003 -0.05
4. number of small planters (your side, within study area) 5 0.05 0.23
5. number of pieces of street furniture and other street items (your side, within study area) 0 0.04 0.00
add constant +2.61
human scale score -0.39
transparency
1. proportion windows at street level (your side, within study area) 0.15 1.22 0.18
2. proportion street wall (your side, beyond study area) 0.3 0.67 0.20
3. proportion active uses (your side, within study area) 0.1 0.53 0.05
add constant +1.71
transparency score 0.44
complexity
1. number of buildings (both sides, beyond study area) 9 0.05 0.41
2a. number of basic building colors (both sides, beyond study area) 3 0.23 0.68
2b. number of accent colors (both sides, beyond study area) 4 0.12 0.46
3. presence of outdoor dining (your side, within study area) 0 0.42 0.00
4. number of pieces of public art (both sdies, within study area) 0 0.29 0.00
5. number of people (your side, within study area) 0 0.03 0.00
add constant +2.61
complexity score 1.55
Appendix 2
A-56
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
AVENUE 12 - Measuring Urban Design Qualities - Score sheet Side: North ___ South ___
Team: 9 Researcher: Rebecca & Kelly Date: 4/12 time: 1:30 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) 1 0.72 0.72
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) 5 0.11 0.55
5. number of buildings with non-rectangular shapes (both sides, within study area) 15 0.08 1.20
6. presence of outdoor dining (your side, within study area) 0 0.64 0.00
7. number of people (your side, within study area) 8 0.02 0.16
8. noise level (both sides, within study area) 4 -0.18 -0.72
add constant +2.44
imageablity score 4.35
enclosure
1. number of long sight lines (both sides, beyond study area) 3 -0.31 -0.92
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) 0.7 -2.19 -1.54
add constant +2.57
enclosure score -0.74
human scale
1. number of long sight lines (both sides, beyond study area) 3 -0.74 -2.22
2. proportion windows at street level (your side, within study area) 0.35 1.10 0.39
3. average building heights (your side, within study area) 15 -0.003 -0.05
4. number of small planters (your side, within study area) 0 0.05 0.00
5. number of pieces of street furniture and other street items (your side, within study area) 40 0.04 1.60
add constant +2.61
human scale score 2.33
transparency
1. proportion windows at street level (your side, within study area) 0.35 1.22 0.43
2. proportion street wall (your side, beyond study area) 0 0.67 0.00
3. proportion active uses (your side, within study area) 0.1 0.53 0.53
add constant +1.71
transparency score 2.67
complexity
1. number of buildings (both sides, beyond study area) 21 0.05 0.96
2a. number of basic building colors (both sides, beyond study area) 6 0.23 1.35
2b. number of accent colors (both sides, beyond study area) 4 0.12 0.46
3. presence of outdoor dining (your side, within study area) 0 0.42 0.00
4. number of pieces of public art (both sdies, within study area) 0 0.29 0.00
5. number of people (your side, within study area) 8 0.03 0.25
add constant +2.61
complexity score 5.63
AVENUE 12 - Measuring Urban Design Qualities - Score sheet Side: North ___ South _X_
Team: Ten Researcher: Tyler, Jon, Matt Date: 4/10 time:
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) 1 0.72 0.72
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) 1 0.11 0.11
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) 0 0.02 0.00
8. noise level (both sides, within study area) 0 -0.18 0.00
add constant +2.44
imageablity score 3.27
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) 0.1 0.72 0.07
2b. proportion street wall (opposite side, beyond study area) 0.1 0.94 0.09
3a. proportion sky (ahead, beyond study area) 0.4 -1.42 -0.57
3b. proportion sky (across, beyond study area) 0.5 -2.19 -1.10
add constant +2.57
enclosure score 0.08
human scale
1. number of long sight lines (both sides, beyond study area) 3 -0.74 -2.22
2. proportion windows at street level (your side, within study area) 0 1.10 0.00
3. average building heights (your side, within study area) 20 -0.003 -0.06
4. number of small planters (your side, within study area) 0 0.05 0.00
5. number of pieces of street furniture and other street items (your side, within study area) 1 0.04 0.04
add constant +2.61
human scale score 0.37
transparency
1. proportion windows at street level (your side, within study area) 0 1.22 0.00
2. proportion street wall (your side, beyond study area) 0.1 0.67 0.07
3. proportion active uses (your side, within study area) 0 0.53 0.00
add constant +1.71
transparency score 1.78
complexity
1. number of buildings (both sides, beyond study area) 25 0.05 1.15
2a. number of basic building colors (both sides, beyond study area) 3 0.23 0.68
2b. number of accent colors (both sides, beyond study area) 6 0.12 0.69
3. presence of outdoor dining (your side, within study area) 0 0.42 0.00
4. number of pieces of public art (both sdies, within study area) 0 0.29 0.00
5. number of people (your side, within study area) 0 0.03 0.00
add constant +2.61
complexity score 5.12
Appendix 3
A-57
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
Appendix 3Case Studies
Appendix 3
A-58
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
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
Laurel Park
CC
CC
CC
CC
CC
CC
R1B
R4B
R4BR4B
PF
R1B
R1B
R1B
R1B R1B
R3B
R3B
R3B
R3C
R4B
B3R
R4B
R3B
R3C
R3CCC
CC
CC
CC
CCCC
R4B
R4B
R4B
R4
R2
R3AR3A
R3A
SSP
SSPSSPSSP
SSP SSP
SSP
R4B R4A
R4B
R4B
R4B
R4BR4B
R4B
R4B
R4B R4A
R4A
R4BR4B R4A
R4B
R4B
R4B
R4A R4B
R4B R4A
R4A
PF
SSP
SSP
SSP
SSP
SSP
SSP
SSP
SSP
SSP
SSP
SSP
SSP
SSP
SSP
SSP
C1R
CC
CC
CCCC
CC
R3C
R3A
R4
R4B R4B
R4B
R4B
R4B
R4B
R4B
R4B
R4B
R4A
R4A
R4A
R4AR4A
R4A
R4B
R4B
R4B
R4B
R4
R2
R3C
R2
R2
R2R2
R2
SSP CN
SSP SSP
SSPSSP
SSP
SSP
SSP
SSP
SSP
SSP
SSP R4
SSP
SSP
SSP
C1R
SSP
CC CC
CC
CC
R4A R4A R4B
R4B
CN
CCCCCCCC
CC
CCCCCC
CC
CCCC
CCCC
CC
CCCC
CC
CCCC
CCCC CC
R3B R3B R3B
R3B R3BR3BR3BR3BR3BR3BR3BR3BR3B
PF
R3B
R3B
R3B
R3B
R3B R3B
R3B
R3C
R3C
R3C
R3C
R3B
R1B
R1B
R1B
R1B
R2
R2
R2
R2
R2
R2
R2
R2
R2
R2
R2R2
R2
R2
R2
R3B
R3B
CN
PF
R2
R2
R2
CN
R4A R4BR4A
R3BR3BR3B
CCCC
CC
CCCC
CCCC CC
CA
CA
CACA
CA
CA
R3BR3C
R3B
CR
R3B
R3B
R1B
R1B
R1A
R1A
R1B
R2
R3C
R3C
CA
R2
3R C
R3C
R2R2 R2R2
R3A
R3A
R3A
PF
R2
R1BC3R
R3C
CC
CC
CC
CC
R2
R2
R2R2
CCCC
CCCC
CCCC CCCC
CC
CC
CCCCCC CCCCCC
R4B
R4B
R4B
R4B
R4B
PF
R4B
R4A
R3B
R4A
R4B
CC
R3BR1B R3A
R3A
R4A R4B R4AR4A R4B
PF
R1B
R3C
R3A
R3B
R3A
R3A
R1BR1B
R1BR1B
R1B
R1B
R4A R4BR4A
R1A 2R
N.V
ISTA
ST
W SUNSET BLVD
OZETA
TER
N.D
OH
ENY
DR
SAN
VICE
NT E
BLVD
W. HOLLOWAYDR
N.L
ACI
ENEG
ABL
VD
W. SANTAMONICABLVD
LEXINGTON AVE
W. FOUNTAINAVE
SYCA
MO
REAV
E
W. ROMAINEST
N. WILLOUGHBYAVE
N.C
RESC
ENT
HEI
GHTS
BLVD
NGA
RDNE
RST
W. SUNSET BLVD
W. SUNSETBLVD
N.VISTAST
N.C
LARK
ST
N.C
RESC
ENT
HEI
GHTS
BLVD
N.C
URSO
NAV
E
CYNTHIA ST
DELONGPR
EAVE
N.D
ETRO
ITST
DICKSST
VISTA GRANDEST
N.E
DIN
BURG
HAV
E
N.F
AIRF
AXAV
E
N.F
LORE
SST
N.F
ORM
OSA
AVE
N.G
ARD
NE R
ST
N.G
ENES
EEAV
E
N.G
ENES
EEAV
E
GREE
NAC
REAV
E
HAC
IEN
DA
PL
HAM
MO
ND
ST
HAMPTON AVE
N.H
ARPE
RAV
EN
.HAR
PER
AVE
HARRATT STHARRATT ST
NELLASST
SHOREHAM DR
PHYLLISAVE
HAVE
NH
URST
DR
HAVE
NH
URST
DR
N.H
AYW
ORT
HAV
EN
.HAY
WO
RTH
AVE
HIL
LDAL
EAV
E
WETHERL
YDR H
ORN
AVE
N.K
INGS
RD
N.K
INGS
RD
N.L
AJO
LLA
AVE
LARR
ABEE
ST
N.L
AURE
LAV
E
N.L
AURE
LAV
E
LEXINGTON AVE
MILLERD R
NORTON AVE
FOUNTAIN AVE
FOUNTAIN AVE
N.O
GDEN
DR
N.O
GDEN
DR
OLI
VED
R
N. O
RAN
GEGR
OVE
AVE
PALM
AVE
POIN
SETT
I APL
POIN
SETT
IAPL
RUGBYDR
SANTA MONICA BLVD
SHER
BOUR
NE
DR
N.S
IERR
ABO
NIT
AAV
E
N.S
PAUL
DIN
GAV
E
N.S
TAN
LEY
AVE
SUNSETPLAZADR
N.V
ISTA
ST
WES
TMO
UNT
DR
N.W
ETH
ERLY
DR
N.M
ARTE
LAV
E
N.F
ULLE
RAV
EN
.FUL
LER
AVE
N.C
URSO
NAV
E
N. S
PAU L
DI N
GAV
E
N.S
WEE
TZER
AVE
N.S
WEE
TZER
AVE
LARR
ABEE
ST
HAN
COCK
AVE
ALTA
LOM
ARD
POIN
SETT
IAD
R
NPL
UMM
ERPL
LONDONDERRYPL
RDDOOWREHS
W. SUNSET
BLVD
BETTYWAY
CARO
LD
R
CORY
AVE
ELEVADO ST
HIL
LDAL
EAV
E
LLOYD PL
NORMA PL
SUN
SET
HIL
LSRDY
CORY
AVE
W. WARINGAVE
N.K
INGS
RD
QUE
ENS
RD
ROXBURYRD
ROMAINEST
HAMPTON AVE
N. WILLOUGHBYAVE
N.O
RAN
GEGR
OVE
AVE ROMAINEST
N.L
AB
REA
AVE
WEST KNOLL DR
WES
TBO
URN
ED
R
7070
1234
1226
1222
12161214
12121210
1204
1200 7065
7063
7068
7066
7073
11541150
1146
1144
11381136
1134
1130
7080
7072
7068
7066
1040
1028
1020
10141012
10061000
7156
7144
7118
7116
7114
7102
1057
1041
10391037
1027
1033
1023
1001
1040
1036
1025
12611259
12571253
12511213
1209
1205
1201
1157
11531149
11471145
1143
1133
11291127
1121
1105
7126
71201260
1254
12521222
1218
1212
1206
12041202
7114
7120
7124
7113
7119
7125
11501148
11461144
11421138
11361130
1124
11221120
11161106
7160
7168
7172
7171
1257
12531251
12471245
12431235
12331231
1225
1221
1219
1209
1201
120712041208
12101212
1216
1220
1224
1234
12381240
12421244
12461250
12521254
7168
7160
7154 1159
11531151
11451141
11391135
1141
1133
11291127
11251123
1121
11191117
1115
1107
7141
7155
1154
11501148
1146
1136
1126
1122
1132
1140
1041
1257
12511249
12471243
12411239
1235
1231
1227
1221
1217
1209
1205
12011203
11731163
1159
1153
1157
11491145
1143
11371135
1133
11271125
1123
1117
11151111
7201
7205
7207
7211
7225
1232
1224
12221220
1218
1212
12081206
1202
11621160
11561150
11481146
11441142
1138
1134
1130
1126
11201118
11161112
7204
7206
7214
7220
7222 12567224
7228
7232
7236
7242
7219
1242
1234
1248
72351256
1262
1268
12271225
1221
1217
12151213
1207
1203
11631165
1159
1153
1149
1145
1139
1135
1129
1123
11211117
111111131114
1118112011221126
11301132
11341136
11381140
11421144
11461148
11501152
11561158
12001202
12041206
12081210
12161218
12201224
12261228
12341238
7233
7235
7237
7243
7255
7231
7265
7269
7273
7277
7279
7294
7292
7288
7284
7282
7280
7278
7276
7274
7264
7262
7260
7254
7252
7250
1265
1241
1240
1265
1237
1231
1227
1223122112191217
12151211
12091207
12031201
11591157
1153
11511149
11451143
11411137
1135
11291131
1123
1119
11151112
1118
1124
1128
1132
1138
1142
1148
1152
1158
1202
1208
1212
1216
1222
1228
1232
1236
7313
7317
7319
7327
7329
7335
7347
7355
7377
7385
11051109
1115
1119
1123
1129
1135
1139
1141
1149
1153
1159
1203
1207
1213
1217
1223
1227
1233
1237
1258
12521250
12481246
1240
1236
1230
12281220
1216
1212
1208
12021200
11601154
11521148
1146
11421140
11381134
1130
11261122
1120
12591257
12531251
12451243
1237
1233
1229
1225
1215
1211
1209
1205
11611159
1155
1151
11471145
11431141
11371133
1131
1125
11231121
11171115
1105
7300
7330
7336
11481144
11421140
1132
11301128
11261124
11221120
11181114
11121108
10011005
1013
7313
7317
7302
7328
1049
10331023
10151011
7356
7360
7362
7366
7339
7341
73491002
10161018
1022
10241026
10301032
1034
1040
10461048
10521054
7400
7408
7410
7414
-741
674
20
7422
7424
7426
7428
7430
7440
7450
10611059
1049
10471045
10431041
1039
10351033
1027
1023
10191015
10131011
1007-1009
10601058
1054
1050
10441042
1040
1034
1030
1022
1020
1012
1008
7400
7404
7414
7408
1258 12591257
12521250 1253
1255
1246
12511249
12401242
1247
124112381234 1237
1239
12321230 1231
1235
12281226
12291227
1220 12231221
12161218 1219
1215
12121210
12131211
1200
1162
1156
11521150
11481146
11421140
11381132
11301126
11241122
11141116
12031201
11591157
1153
11491147
11451141
11391137
11351131
11291127
11251123
11191115
11131109
7401
7411
7415
7475
7408
7556
7550
7546
7544
7536
7532
7528
7526
7522
7520
7518
7516
7512
7508
7504
7502
7500
7501
7509
7511
7521
7537
7531
7545
7557
1258
1260
12551251
7552
7556
7548
7538
7530
7526
7522
7520
7518
7512
7510
7506
7504
7500
1200
7549
7533
7529
7525
7523
7517
7511
7507
7501
7548
7554
7544
7542
7540
7536
7530
7528
7518
7512
7508
7504
7501
7505
7511
7515
7513
7521
7519
7523
7529
7535
7539
7543
7551
7553
1155
11491145
1150
1160
1174
1168
1120
7554
7546
7542
7538
7534
7528
7524
7520
7518
7516
7512
7510
7506
1129
1117
7559
7557
7553
7555
7549
7547
7545
7543
7541
7531
7525
7527
7521
7517
7515
7513
7511
7509
7503
7501
1109
7666
7660
7658
7656
7654
7652
7624
7622
7620
7618
7612
7608
7604
7600
7641
7635
7627
7621
7615
7611
7607
12481242
1240
1236
1263
1261
12591253
12081206
1204
1202
1201
1217
7606
7612
7614
7622
7628
7630
7634
7638
7642
7644
7641
7639
7635
7637
7631
7627
7621
7615
7617
7635
7637
7611
7613
7607
7605
7601
7642
7638
7632
7626
7620
7616
7610
7608
7604
7602
7641
7631
7627
7621
7615
7611
7607
7601
1160
1158
1154 1155
11671169
7640
7638
7636
7628
7624
7620
7620
7622
7616
7612
7606
7604
1121
11171115
1118
7643
7617
7637
7611
7630
7616
7612
-761
4
7610
7604
7602
7600
7626
7624
1248
1250
1246
12361244
7733
7729
7725
7719
7705
7714
7712
7706
7702
1229
7737
7735
7733
7729
7723
7721
7719
7715
7711
7705
7701
7740
7732
7728
7722
7714
1221
1205
1216
12121210
7737
7733
7729
7725
7719
7717
7711
7705
7701
7715
7712
7706
7702
7716
7718
7720
7724
7730
7734
11501148
1146
1155
7732
7728
7726
7738
7718
7722
7714
7712
7711
7710
7708
7706
7702
11181116
1110
1112
1111
7737
7733
7739
7731
7725
7721
7715
7713
7709
7705
7707
7701
7774
7770
7764
7760
77507810
7804
7802
7800
7862
7860
1261
1243
1233
1231
1227
1221
1215
1209
1205
1203
1225
1211
11631165
11551157
1159
1151
1149
11431145
1139
11351137
11311133
11271129
11231125
1119
1117
1111
124412441248
12421240
1236
12301234
12281226
1224
1220
12021200
1160
1154
1146
1140
1136
1134
11281130
11241126
11181122
1102
7781
7771
7767
7765
7763
7761
7755
7751
12401248
12501258
1234
12301232
12261224
1220
1216
1210
1206
12041200
11701166
11601162
11581154
11501152
11381144
1134
1132
1128
11181114
77817827
7829
7823
7825
7819
7807
1253
1247
1231
12491251
1239
1237
1235
1231
12251223
1201
1205
1155
1161
1153
1145
1135
1239
1133
11271125
11231119
1129
1135
11451147
11491163
11651171
1201
12051209
1211
1215
12251221
12271229
1233
1237
1282
12701276
12641268
12501262
12481244
12421240
1236
12301232
1224
12021200
11361140
1134
1130
1116
7877
7881
7853
7865
7494
7496
1056
1039
1037
1035
10311029
1025
1019
1015
1009
1050
1048
10441040
10321030
10241022
1018
1016
1008
1000
1051
1047
10431041
1037
1035
10311027
1021
10191017
10151013
10111009
1001
10541048
1046
1040
10381036
1024
1020
1016
10141010 1012
1006
100010011003
1007
1011
1023
10191017
1027
1031
10351037
1043
1047
1051
7504
7506
7508
-751
0
7512
7518
7530
7542
7546
7548
7550
7564
1048
1044
1040
1030
1026
1020
10161014
10121010
1004
1000
7557
1047
1043
1039
1037
1031
1021
1017
1013
1005
1001
1050
10461044
1042
1036
1030
1024
1020
10181016
1010
1008
1000
7609
7617
7619
7452950
944942
934928
926922
920918
916908
904
900
7463
904
900
908
920
916
924
932
936
940
944
950
7519
7511
7509
951
945943
941939
935
931929
927923
921
917909
907905
901
7506
7508
7516
7520950
948942
928
932
936
924
918914
910
906
941
949
939937
931
933
921
925
917
907911
901
7559
7555
7571
7566
920
904
908
916
924
930
936
940
944
950
920
912
906
951
945
939
929
925
917
905
901
7611
7625
7614951
945943
939
937
929
923
921919
915
909
901
907905
904
900
910
920
926
930
938
948
942
7665
7710
7708
7704
10551049
1047
10431041
10311035
1023
1027
1015
10131005
1001
7705
7711
7715
1010
1004
1000
10181014
10201022
1026
1030
1036
1040
1046
1050
7700
1057
7702
7706
7708
-771
077
12
7716
7718
1041
1047
1051
10391037
10271025
10231021
1017
1013
1005
1001
7728
7736
7722
7738
7740
7742
7744
7746
7748
7750
1022
1026
1036
10321033
1040
1046
1050
1016
1012
10041006
7717
7731
7737
7741
7745
10631061
10601056
7756
7760
7764
-776
677
6877
72
7780
7786
1050
10461044
1026
1036
1040
1024
1020
1016
10081004
1000
10511049
10471045
1043
1037
1027
1021
1017
1013
10051007
10011003
7763
950948
944946
938
934
930928
924
922918
916
912910
908
953949
945
939941
933
931
927
921
915
913911909905
901
7709
7719
7723
7750
7740
7732
7760950 949
947
941
937
929
925
919
915
911909
907905
901900
904908
910
914
920
928
924
934932
944
938
950952
7755
7759
7775
7779
1050
10461044
1042
1036
10261030
1022
1016
1010
1006
1000
1051
1047
1041
1037
1031
1027
1021
1017
1011
1001
780078
14
7822
7828
7832
7836
7820
7804
944
936
932924
920
904900
7823
7815
945939
929
923919
915
909907
901
953
947
943
937
931
929925
921919
917
911909
905
901
7860
7865
7863
944948
938940
934
928926
920
914
908
900
1010
1006
1000
1018
1026
1022
1030
1042
1038
105410511045
1037
1031
10291023
1019
10111015
1005
1001
10591061
7864
7854
7868
7874
7870
1044 1055
10711065
7904
7900
7914
7906
7922
7916
7930
7924
7936
7932
1032
10261030
1022
1018
1014
10121000
1031
10191017
1015
10111001
7905
7911
7923
7929
954
950946
944940
936934
930924
922920
916914
900
910
7924
7920
7929
7914
7918
7917
7929 79
11
951949
945
941
937
931
927
925923
921919
913
909903
901
1046
1042
1036
1030
1026
1020
1016
1010
10061008
10551049
10451043
10291031
1023
1019
10131009
1001
7949
7958
7950
7960
1056
1050
1046
1036
1040
1030
1026
1020
1016
1012
1006
1051
1045
1041
10371031
1021
1027
1015
1009
8011
7970
7994
7998
7976
7974
7980
7978
7984
7982
7990
-799
2
1051
1047
1041
1037
1031
1023
1027
1017
1011
1007
10561060
10421052
10401038
1036
1030
10261020
1018
10121010
1006
8042
8040
8036
8032
8030
8020
10511057
1047
1041
10371035
1031
10211027
1015
1011
1005
10461044
10421040
1036
10301032
10261028
10241022
10201018
10161014
10101008
1006
1000
8115
8120
8108
8104
8102
8100
954
950
944942
940
916914
908906
900902
918
8116
8116
8120
8200
8208
8206
8212
8210
8216
8214
8226
8218
10441040
10381036
1032
1030
10261024
10221020
10181016
1014
10101008
10061004
10001002
8215
8211
10451043
10411039
10371035
10311033
10271029
10231025
10211019
10171015
10111013
10091007
10011003
950952
946948
942940
936934
930
928926
924922
916914
918
908
902 8165
8161
8159
8218
8214
8206
953955
949947
943941
937
931933
929927
925923
919917
911
809807
903901
10481054
10421046
1040
10381036
1030
10241020
10161014 1012
10121008
10061004
1000
10471045
1043
10411039 1037
10351033
10311029
10231025
10191017
10151013
10111009
10071005
1001
8235
10531055
10471051
8232
8230
8240
8236
8244
8242
8248
8246
8252
8250
952954
950948
942940
936938
934930
926
922920
916
914912
902904
8246
8219
8215 903
901
951
943945
941939
937935
931933
927925
923921
919917
915
907905
8236
8234
10401050
10381026
10241020
10181014
10121002
1051
1047
1045
10371031
10271029
10231021
10171015
10111009
10071005
10011003
8273
8269
8265
8276
8270
8263
8261
8262
8260
8276
8270
8280
8278
8290
8264
953951
949947
943941
937
935933
929927
919
911913
907
903901
946940
938
934
930
928
920
916
912910
906
900
8267
8263
8261
8269
8273
8330
8383
8300
1030
1028
10201010
1000964
950
920
906
914
902 8323
905
911915
925
921
957
1009
1005
1029
1021
1043
8328
8314
8310
855
853
8319
850848
826
818
811813
819
823821
833827
843841
847845
851849
851
833835
825
909915
935921
949
1025
1015
8350
8364
8380
1026
1108
9255
9247
9245
9231
9209
9201 91
7191
65
9163
9157
9155
9151
9125
9121
9115
9111
9109
9101
9145
9131
9119
11119080 9072 9066
92559247
9229
9200
9220
9176
9174
9172
9166
9164
9160
9156
1020
10181016
1012
10081004
1000
10091007
10191011
10431023
9171
9165
10521046
10441038
1036
10321030
10281026
10221020
10181016
1012
1006
1002
9134
9118
9127
9123
9116
9100
1021
1015
999
971969
963
959
9499111
9059
9047
9045
9040
9039
9035
9021
9015
9001
8973
8961
8966
8950
8953
8947
8979
8983
9047
9056
9034
9030
9022
9018
9016
1025
101110221018
1014
1006
1000978
968
962952
1007100190
4190
41
9047
9045
9035
9031
9039
9031
9027
9027
9040
9042
9030
9036
9026
9024
9023
9020
9018
9014
9010
9000 971
9025
9021
9017
967965
9019
9013
9009
9017
9001
9046
9048
9042
9044
9040
9036
9038
9032
9028
9026
9024
9020
9016
9012
9008
9006
9002
9000
946
940938939
931
936
920
914902
929921
919915
913907
9035
9049
934926
914
910
9025
9023
9019
9015
9013
9003
939937
935933
931927
907
8929
8925
8923
8919
8917
8907
8905
8901
8970
8980
10261024
1020
1012
10101004
10231021
1011
1005
8967
8920
8912
8906
8900
8907
8903
8919
10361030
10221020
1018
1016
10121010
1000
1031
10271023
10211017
10151013
10111007
1005
970
955
944
942940
936
934
926900
949945
941939
937
931
923921
917
915913
909
904
8975
8969
8955
8951
8915
890389
65
8963
8957
8917
910912
918916
922920
926
930
938936
942940
946 949951
945941
935
929
927925
923921
915
909
882874
870
866
9046
9040
9036
9032
9026
9022
9018
9000
9049
9043
9039 9033
9029
9023
9019
9003
874
8974
8973
8970
8967 8961
8955
899893
889
8962
8958
9046
9042
9036
9032
9026
9008
9002
9034
9022
9018
9014
9015
9009
9003
9047
9051
9049
9041
9035
9037
9033
9029
9025
9021
9017
858
856
852
848
847
8972
8968
8964
8960
8956
8952
8948
8944
8975
8969
8965
8961
8957
8953
8949
8945
8941
8935
879
838
9044
9047
9042
9040
9036
9032
9028
9024
9020
9016
9012
9008
9004
9000
8972
8968
8964
8960
8956
8952
8948
8944
8940
8936
8932
8928
9043
9039
9035
9031
9027
9023
9019
9015
9011
9007
9005
9003
9001
8999
8991
8987
8983
8979
8975
8971
8967
8963
8959
8957
8995
8955
8953
849
855857
818
810808
804 9055
9053
9045
9041
9039
9037
9033
9031
9029
9027
9023
9019
9015
9009
9005
9003
9001
8995
8989
8973
8971
8975
8965
8970
9028
9026
9022
9018
9014
9010
9008
9002
8998
8996
8990
8986
8982
8978
8974
764
760
756
752
9057
9047
9051
9043
9039
9035
9031
9029
9025
9023
9019
9015
9009
9001 90
00
9012
9008
9016
9014
9026
9022
9018
9032
9034
9040
9036
9032
9054
9050
9044
896
8924
8920
8918
8914
889
885883
879875
873
869
863
859
853851
849847
845843
841837
835829
827813
876882
868872
860862866
85685
8
85285
4
850848
846
844
842840
838836
834832
828824
80880
6
807
89018905
8915
8917
8919
8878
8874
8872
8866
8860
8850
1029
1025
10221004
1021
9771021
1000
974972
970966
964958
950948
928924
922918
914912
910908
936
944
954
969
963
943957
939
929
917913
911909
907
901
8863
8863
8865
8875
8871
8867
8861
8866
886088588856885488528850
870
864
860864
850
844842
838
834814
815811
808
806
805801
821817
843839
859849
835
829
825
88698865
88618857
88558853
88518952
895689608964896889728976898089848988
8990
9002
9004
9020
9022
899289948998
9006901090149016
89218927
89338937
8947
8949
8935
8979
89838985
8987
8971
89738975
8977
89989
89538955
896189668969
8931
89418939
8957
845847
841843
837839
54 52 2840 36 3250 44 2458744742
8950
899
811
827
817
809
805
892989338935
89398941
89438945
8949
8921
824
8938
89348932
8930
89008910
8914
8916
89 720
720
8840
88008772
715
717719
723725
727729
733
737739
743745
803
807809
811813
815
823829
835
827
837
843
847
8730
714728 719
729
733735732
738
803
807809
8712
8708 739
8709
8712
8712 801
809
823829
807
853855
823829
823829
823829
823829
823829
823829
823829
823829
821
817819
813
843
847
841
833837
825827
859861
863
878
823
829868
8714
8720
8722
8704 87
0087
02
829829
866870
726728
730
738
866
858854
8620
8616
8610 86
0486
06
8600
8602
855
851846
842
840834
826
800
806
812
816
820
8615
8607
8613 801
803
805
813
817819
821
825827
833835
837839
841849
8616
8618
734 8610
722
718
739
733735
719729
738 7388568
8570
8564
8514
8552
8558
732
726730
718720
741701
722
732716
800
804806
808
816820
824
828
834
864
8576
8574
8570 85
6485
66
8558 85
5485
56
883889
877
873
889871
887
859
865
855
849
847823
815
809811
805
8607
8613
866
860
856
852854
846
842840
8555
851
1026
1022
1016
10121010
1006
10021000
8706
8634
8628
8630
8620
8624
8616
8608
10218700
8715
8711
8709
8707
8703
8635
8631
8621
8619
8617
8615 86
1386
09 8601
8722
8714
990
986984
980978
976964
958
944940
954948
930
924
8720
8716
965961
957955
949
943
941931
927923
921907
903
8741
87278719
8715
87138701
948956
940
932930
920
916
8622
8620
8614
8610
8606
8604
935
933931929927925921
919915
911
86158601
86258623
8715
8631
920900
950928
85858569
8578
8570
8588
8558
8552
85488546
8538
85328549
8543
85378531
8578
8576
8574
8570
8564
8558
10241000
8573
8569
8563
8561
8565 85
57
8553
8545
8531
8554
8550
8544
8514
8508
8506
8510
8500
1017
1005
8511
8501
8513
8525
8517
87768788
87688770
87548766
8752
8746
87368730
8755
8749
8743
8737
8733
8731
8729
8665
8623
87208600
8577
8575
8573
8569
8567
8563
8561
8551
11051111
1131
1201
1209
1215
8572
85648556
8747
8741
11081104
1112
1124
8736 87
3287
20
8733 87
21
87118623
8585
8619
8569
8555
85398553
85358537
85218527
85018517
8533
1217
25211209
12051248
1201
1155
1147
11391137
11331127
11231125
11191117
1115
1270
1264
12621260
1214
12121210
12061204
1200
1150
1148
11401134
1124
1120
1114
8873
8863
8849
1111
13141300
1239
12351233
12311229
1223
12211219
12171215
1209
12071149
11351129
1145
11271123
11211115
1244
13041300
12401238
1226
1220
12361234
1218
1210
12081204
1200
11561136
11341132
11301128
1124
11221120
8835
8833
8831
8801
8863
8849
12291225
1221
1217
1211
1207
11571153
11371127
1147
1145
1220
8787
8755
8741
8745
8743
8749
8747
8731
8727
12251219
8768
8766
8776
8782
8770 87
60
1117
1114
8795
8789
8775
8765
8755
8844
8830
8828
8826
8824
8818
8814
8800
1021
10201014
10121008
10061000 88
2788
19
10191011
988984 88
30
8826
8824
8822
8818
8816
8814
8812
8810
8808
982964
962952
950946
938932
940
928
8839
8835
8831
8827
8823
8819
8815
8838
8834
8830
8826
8824
8818
8814
8822
914908
8839
8837
8833
8823
8815
917905
925923
933931
927
943937
951949945
981953
8766
8758
8756
8752
8750
8748
8742
8740
8736
8734
8730
1022 1022
1010
10201016 1027
1017
1013
1003
995
989
10111007
1000
990
988980
978976
970
960954
950946
940938
944
936930
926924920918
916852
850846
842
838832
830
8797 9775
8759
950
901
937935
939
955
951943
959
963
977969
979
987
965
981
985
864862 88
3288
18
866
840
820
816
815
963
814
88118809
88078801
803
8491
8477
8465
8461
8490
8474
8470
8460
8450
8448
8440
8432 84
28
8424
8418 84
00
980
1011
1020
10311033
1035
10361040
1051
8624
8612
884880
8610
8612
8590
8582
8578
-858
0 8576
8572
-857
4 8568
8560
8550
8583
925921
911905
8555
8559
8557
8563
8561
8569
8567
8571
8577
8587
8605
8603
8611 8609
8619
8617
8623
8621
8613
8625
8629
8500
8512
8520
8530
8526
934
924
918
914
912
910
920
916
906
902900
898894
890880
876
862
868
864
903
852856
858
820840
814816
804806
808
802
8523
7926
7920 1281
1271
1265
1246
1282
1264
1234
1276
7934
7928
7862
7860
7948
7936
1260
12741270
1222
12371233
12311227
12251223
12191215
7929
7927
7925
7923
12031201
7911
7921
1206
7916
1241
7958
7950
1279
12751274
1234
1280
1266
1263
7968
7960
7883
7881
7973
7969
1226
12691267
1245
7959
1253
7953
1260
12521248
12251223
12061200
1218
1227
1215
1205
1235
7979
7961
7951
12461242
8010
8000
1281
12751280
1242
1266
1261
8022
8012
1224
1267
1216
1245
125312541248
12331227
12231213
12401234
12081204
8031
8029
8027
8023
8021
8017
8011
8009
8036
8024
8001
8115
128912831284
1252
1274
1269
8117
8121
1273
12631267
12661260
1234
1227
12481238
8127
8135
8109
8107
12121202
12201214
12231217
12491239
12351233
12611251
1226
1201
1270
1425
1401
1428
1416
1354
13321338
13241330
14141400
1305
13461340
1351
1308
1341
13221316
1350
1427
1411
1424
1412
1345
1340
1400
1360
13171311
1361
1355
1343
142814211417
14071401
1350
1342
1330
1318
1300
1327
1321
1305
1346
1420 1433
1426
1412
1423
1350
14061400
1411
1346
1417
1430 14491441
14291425
1360
1334
1300
1338
13451403
13111317
13211323
13251333
13261330
13201324
13121316
7965
7963
7961
7959
7957
7955
7953
7951
1421
1400
14251423
1411
1350
1417
13351342
1304
1346
1401B1403
13091311
13171319
132113271326
1314
13161320
14101414
7915
7909
14161418
14201430
14401450
14291431
1435
1445
1307
1301
8209
1283
1287
1282
1274
1260
8219
8223
1275
12631267
1264
1256
1248
1227
12361246
8229
8203
8215
8213
12201218
1226
1222
12251223
12411237
1217
1235
12611253
1234
1209
1280
12641254
8226
8228
8224
8210
8227
12161206
8257
12791282
1274
1262
8267
8271
1275
1255
12651264
1217
1246
8281
8269
8261
12301216
1219
1227
12351233
1215
1241
12531251
1236
1280
12581256
8273
12121200
8266
8262
8250
8264
8276
82721288
1282
1330
8218
8214
8210
8206
8226
8222
13101302
13091301
13271323
8275
8267
8265
8259
8251
8277
8261
8202
8200
143714331454
1428
1421
14011407
1355
1436
1331
1301
14131409
1429
1312
1423
1345
1417
1327
1319
1414
1404
1354
1330
13381352
13361334
13081300
13241320
8237
8225
8240
82288226
8222
1351
8031
1270
1276
1266
1260
1265
1236
1274
1262
1255
1240
12521248
12261224
1263
1247
12321230
1210
12591257
1228
1268
12581254
8315
8325
8321
8307
8328
8320
12851275
8327
12311221
12391233
1211
12191215
12441240
1256
11191113
11251121
1120
1114
12201215
1200
1110
1108
1112
8301
1127
8267
8277
8279
8287
8265
8273
8271
8281
8258
8270
8252
8276
8262
8250
8268
8264
8229
8293
8289
11281114
11101108 1107
8253 8267 81
71
8102
8231
8265
8221 82
05
8229
8208 8106
8110
8220
8212
8200
8218
8214
8235 79
85
1114
11171116
1112
1111
8201
7977
8003
8005
8008
7959
7969
7965
8006 7962
7974
8009
7970
7952
7978
7976
8032
8028
11201110
11181114
1117
7955
7916
7927
7929
7935
7914
7925
7909
7933
7922
7924
7920
7926
7961
7918
7968
7964
7958
7956
11261122
11091105
1111
7963
8026
8120
8124
8153
8022
8116
8118
8151
8014
8015
8018
8036
8010
8016
8130
8126
8165
8161
11281122
11331125
1105
8025
11231121
1125
11191111
11271119
1255
1264
1210
1242
1251
1263
1250
1223
1260
1236 1233
1229
1241
1216
1232
1226
8356
8352
12691267
11551222
1203
1124
1221
1161
12061131
1121
1114
1123
12011207
1160
1111
1120
8367 8351
1211
1115
11111112
1245
1255
1116
1240
12141236
1128
1235
1204
1225
1124
1147
12091221
1208
8403
8401
1223
1107
1125
8402
8400
8420
8418
8428
8410
8431
1146
1229
1235
1172
11521158
8451
1221
1116
11211205
1130
1211
8440 84
30
8456 84
50
8490
8468
1132
11201124
1126
8455
8447
1140
1107
8457
8445
1141
1137
11241130
1142
1146
1136
11631159
1152
8465
1110
1139
1127
1133
11001102
1131
1119
11061112
1116
1101
1111
1115
1433
1425
1422
1400
14171415
1411
8207
8221
8215
8209
8250
8260
8280
8282
8288
8268
8254
8272
8286
1401
8231
8221
8226
82668267
8265
82958275
830183058307
83358336
8300
8346
1333
13101308
8361
8319 83
13
8363
1323
1317
8401
8426 84
00
8397
1310
1326 1311
8430
8375 8369
8450
1305
13051301
1315
84778481
8473
1326
1235
84268420
8491
83008310
8307
8341
84198433
8358
8441
84048372
8445
83558351
8363
8439
8383
8363
84338425
8423 84
01
8490
84998497
8481
8459
1320
8484 8480
8474
8440
13231341
1234
1228
84628456
8487 8435
12161224
8423 84
15
8433 8425
8499 8491
1213
1221
1227
1137
1155
1207
1140
1214
1200
12321230
1222
1169
1131
11521146
1119
10001120
1134
1111
1107
85058517
8529
8530
8524
8544
85168518
85008512
CC
10321032
1034
7636
1033 1032
935935935
1034
1034
935
10341034
1155 1155 1155
1208
908912
12221208
1226
10351034
10341034
1034
7258
7630
Norma Triangle
West Hollywood West
R3B
CC
R2R2
CN
CC
R1B
R3B
R3C
R3B
R2
R2R2
R2
CN
R3C
R2
PDCSP
R3B
R3BR3BR3B R3B
R3B R3BR3B
R3B
CN
CN
CNCN
CC
R1B
R1B
R1B
R1B
R1B
R1B
R1B
R1B
R1B
R1B
R1BR1B
R1BR1B
R1B
R1B
R1B
R1B
R1B
R1B
R1B
R1BR1B
CC
CC
CC
CC
CC
CCCCCCCCCC
CC
CC CC
CC
R3B
R3B
R3CR3C
CN
R4B
CN
CN
CNCN CN
CN CN
CC
CC
CCR2 R2R2
CN
CNCN
CN
CN
CNCNCN
PFCC
CC
CC
CCCN
CN
CN
CN
R1B R1B
CC
CCCC
CN
R2
CN
CN
CNCN
CN
CC
R2 PF
W. ROSEWOOD AVE
BONNER DR
W. BEVERLY BLVD
N.DO
HENY
DR
MELROSE AVE
MELROSE AVE
W. SANTA MONICA BLVD
MELROSE AVE
SANVICENTE BLVD
ROBERTSONBLVD
RAMAGE ST
N.AL
MON
TDR
ASHCROFT AVE
CLAR
KDR
DORRINGTON AVE
HARLAND AVE
HUNT
LEY
DR
HUNTL E Y
DR
KEITH AVE
N.LA
CIEN
EGA
BLVD
N.LA
PEER
DRN.
LAPE
ERDR
WIL
LEY
LN
RANGELY AVE
N.RO
BER
TSON
BLVD
BEVE
RLY
PL
ROSEWOOD AVE
SHERBO
URNE
DR
NORWIC
HDR
N.SW
ALL
DR
WES
TKN
OLL
DR
WES
TBOU
RNE
DR
WESTBOURNE
DR
WES
TMOU
NTDR
WESTM
OUNTDR
WET
HERL
YDR
NEMO ST
EL TOVAR PL
N.SW
EETZ
ERAV
E
W. ROSEWOOD AVE
CLINTON ST
N.KI
NGS
RD
N.OR
LAND
OAV
E
N.FL
ORES
ST
N.AL
FRED
ST
N.CR
OFT
AVE
2 91993
89978999
900590079009
9011
9015
9001
8995
752750748
9 9 99 9 99 9 99
742
736734
732
728
9061
9049
9047
9037 90
3390
25
714
712710708
704
660
646
638634
628626624616
614612
632
648
652
9056
9052
9048
9044
9046
9028
9040
9036
9032
9024
9073
9067
9069
9065
9061
9057
9051
9053
9045
9049
9041
9065
9061
9057
9053
9049
9069
907190
7390
75
9041
9043
9056
9052
9048
9044
9040
9072
9068
9064
9060
90859089
90799083
9075
9077
9045
9057
90719065
9061
9091
9093
9068
9072
9064
9066
9062
092
8951
8985
89948996
726722
720718
714712
708 89958997
901290149018
900890159017
90099013
902390259027
9031
9001
727725
723719
717715
711
730722
714712
9033
892889308932
8934893689348940
894489468948
696694
715
647
686
684674
666
662
656
652650
642638
636634
626
646
8760
8752
618616
614
610608
600
87598755
8751
8747
87398737
87358731
87298727
8725
87158711
8723
8661
8687
8687
8687
9035
9098
9080
90629060
9048
90449040
9021
9013
9001
633
629
625623
619617
615607
603
616614
622620
636634
606
612
626
632
642
646
9016
8925
8917
8907
8901
609607
623611
639635
647641
653651
657
663
633
627
8825
8811
8807
612624
634
638
642
646
668648
672
623
627
641
631
645
653655
661661
697
681
8954
8960
8970
8980
508
9056
9038 9026
9020
9014
9012
9010
9006
9000
8920
8914
8910
8908
8906
8904
8900
8830
8900
8830
8826
8822
8818
8816
8810
8808
8802
8800
8868
8813500
9038
9037
9035
9033 90
25
9011
9015
9021
9009
9007
9003
9001
8937
8935
8931
8929
8927
8925
8923
8921
8917
8915
8913
8911
8909
8907
8903
8901
8 8837
8835
8833
8831
8825
8823
8819
8817
501517
470466
464460
458
452450
408
400
416
412
9040
9038
9036
9034
9030
9028
9024
9020
9016
9014
9018
9039
9035
9012
9010
9008
9004
9002
9000
9031
9025
9019
9015
9011
9005
9001
8934
8932
8930
8926
8924
8922
8920
8916
8914
8912
8910
8906
8904
8902
8900
8838
8834
8832
8830
8824
8822
8818
8816
8812
461471
8808
8806
8811
8809
8815
8819
8825
8823
8827
8831
8835
8843
8839
8901
8907
8905
8909
8913
8917
8923
8921
8925
8929
8933
8937
8941
449455
460462
454
8811
8815
8819
8847
8827
8831
8835
8839
8843
8823
8808
8812
8840
8820
8824
8828
8832
8836
8816
8851
8855
8921
8901
8905
8909
8913
8917
8859
8844
8848
8920
8900
8906
8908
8912
8916
8852
8944
8940
8936
8932
8928
8924
8937
8925
8929
8933
8949
8941
8945
9004
9000
9038
9034
9030
9024
9018
9010
9014
9001
9005
9011
9015
9035
9019
9025
9031
9039
364360
358356
350
9050
8815
8815
363
355363359
8802
8907
373367
321309
301
8804
8814
8818
8844
8828
8830
8834
8838
8842
8822 88
108944
8955
8943
8935
8933
8929
8917
8911
8899
8849
8841
8837
8831
8829
8827
8823
8821
8811
9001
9009
9011
9013
9015
9023
9049
308
312
306
310
9001
9039
9035
9031
9027
9019
9011
9015
9025
9007
411
9000
9038
9034
9024
9032
9018
9010
9014
9030
9004
8909
8853
8913
8917
8921
8935
8933
8929
8925
8937
8941
8945
8940
8936
8932
8928
8924
8920
8916
8912
8908
8904
8902
8842
8838
8834
8830
8826
8822
412
8818
8814
8810
8808
8905
8817
8837
8841
8845
8849
8901
8825
8829
8833
8821
8813
8807
8802
425417
409401
8762
87488746
87448742 8740
87388736
8734
8750
8732
8710
555
555871387118719
8723
8727
873187398741
874587538755
87518748
8735
8717
8709
515
511
87058707
87098711
87088710
87128714
8716
8720
87248726
87288730
873287348736
8744
87468748
8752
8758 87138717
87238729
8731
8735
8741
8745
87498755
87578761
8753
8727
510
474472
468466
464462
460458
454
450
87658767
87648768
418414
8760
412400
8756
8736
8740
8744
87488752
87348732
87308738
8726
8722
8716
87128710
8708
8700
8704
8703
87058707
8711
87138715
8719
87238725
87298731
87478749
87378739
8733
87518759
8743
87558757
372362
356352
8760
87568754
87528748
87468744
87388736
87348732
8724
8728
87228720
87188716
8712
8700
8704
8708
8763
87598755
87538751
87498745
87418739
87378733
87318727
8723
8705
8709
8713
8719
8701
415
409
312314
87978793
87838777
8765
8761
8735
8739
87438747
8751
8755
8731
87278729
8715
8719
8723
8725
8711
87078709
8701
8703
367361
87428740
87368732
87288726
87228720
8718
8704
8708
8714
8702
872487308738
87268720
87188716
87148712
870287008706
870487108708
872687208726
8775
8769
8763
8761
8759
8751
8747
8737
8733
8735
8701
8721
8711
8713
8725
8715
8727
327
321
8700
8659
8655
321
328332
336338340
344348
350352
354364
366368370
400404406408410
412
417
365
160156
155147
9030
9040 158
156
152
148
144
9012
9016
9018
9024
9000
149143
155152
148142
8950
8936
147
145
152
148
142
8912
8920
8900
147145
153
141
152
148
142
8840
8850
147145
141146
154 8844
8850
143
152
146
142
88068826
149147
145
8816
8800
157
8772
8782
158
142
8770
8764
8756
8750
8627
8623
8611
8609
8609
8607
8585
8581
8573
8565
8541
8533
8527
8521
8507 603
601
607601601
607
611
617
621
629625
653
649
657
635
645
639
651
659
701703
705
711
713
602
622620
616
607
612
617615
613
623621
626624 625
623
630628
634
636638
642
648
629
656
652
635
700
704
708
715
709711
657
701
705
645653
639
620618
616
612
624622
630628
634
638
642644
658648
700
704
708
714
709715
657705
643645
653655
635
629
627625
623621
617619
606
613
632
606
714716
708
656704
655659
626624
632628
634
642
648652
638
622620
618616614612
608606
653
639
643
649
635
629
627625
621619
617615
613
606
613607
617615
619623
629631633637
612
616
618620
624
630
632634
638
642648
652656
700710
714
630
624
600
84838481
84798475
84718467
84658463
84618459
8457
844384418445
84398435
84518449
8478
8474
84708466
84628460
84548452
84488444
84428438
619
8449
8447
8437
609
601
605
8443
8498
8490
8494
663
548
544546
542540538536534532530
526
524522
533
555539
518
514
500
529527
523521
519509
505
5018475
63784058410
84118409
8412
8413
842284208428
842484308428
629627
625621
616
612
606
600
611
8421
8407
638
634
630
628
618
616610
602600 83
7783
73
635
631
625
621
617
613611
605
601
632
626
622
612606
600
8337
8333
633
625
615
611
607
636
632626
616
604
600 8315
633
627
623
617
613611
607605
601
560
8421
556
550
548
540
536
532
524510
500
506
561
551557
547
541
531
537
521523
527
517
509
507
501
8415
8419
560
556550
540
536
530
526520
510
500
561
557
551
547
541
537
531
525
523
515
511
501
507
521
8393
8360 560
556
550
546
540510
508506
8339
8355
8345
8338
8334
557
553
547
541
537
531
519521
526
515
511
560
556
550
546
540
536
528
522
520
514
510
506
500
561
557
551
547
545
537
533
526
521
517
515
511
503
540
530
528
524
512
516520
508
504
500
868886868684
86828680
8678
86708664
553551
545
537541
535
531
527
521
519
513
511509
503505
437
435
429
421417
557555
8674
533
529
433
427
86548646
548552
544
540
536
534532
528
526524
522
516
512
508510
504
502
436438
434
430428
424
420
414412
416
408
400
8611
86058603
8642
86368638
86328634
86268630
165955
555
551
547
545543
537
533
529
525
521
515
511
505
503
419
415
407
401
501
8618
8620
8612
8614
8600
455
548550
544
540538
536534
532
528526
524522
518
514
510
506504
500
418
414
410
402400
375
569
563561
565
555
549
547545
541
535
531529
527
521
517515
509
505
665
525
8586
8590
8568
8576
8580
8564
865
562
075
554560
550
546
540
534
530
526
520
514
532
522
508
500
165557
553551
547
543
539
535
529
525
519521
515517
509
503505
8546
8550
865065
8540
8532
552
546
540
534
530
524526
5 51
8531
8533
745545
935
535
725
925
325
55 0
8516
8500
945
445045
635
035615
015
605
745145
537 5- 39535335
135725
525523
125513
115105
386
8618
384
380
376
372374
370
364
360358
354
352350
348346
344
340326
3 8113 6
13 0
603
86278633
8601
8611
399
395
391
385
381
375377
371
367
363
359
355353
351345
341
335
133923
323
321
13 7
311
342
398
8590
451449
445
394
390392
386
382
378
374
370
366
362
358
354
352350
348
340
344342
338
433
33 0
23 8326
322
320318
4133 61
310
8561
441
435
431
427
423
419
411409
415
407
403
369367
361
357
351
345
143
3 73
923
325
323
319317315313309
355
450
446
440
442
432434
428430
424
418
414
410
408
402
366
364362
358
354
352350
348342
833
633
330
328
324316
8511
8560
465
463
457
461
449451
441
445
425431
435
421423
433
460
454
446
444
438440
432
424
CC
CN
NC NC
NC
CN
CN
9014
9010
9004
900090
4690
18
8948
8940
8946
8944
NC
8757
CN
695706
702
658
642
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
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
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
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
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.
Urban Design Qualities
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
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
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
A-62
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
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.
Urban Design Qualities
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.
Appendix 3
A-63
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
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.
Appendix 3
A-64
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
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.
Appendix 3
A-65
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
Urban Design Qualities
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.
Appendix 3
A-66
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
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.
Urban Design Qualities
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����@������
Appendix 3
A-67
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
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
Appendix 3
A-68
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
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.
Urban Design Qualities
]�����&������������������������������������"�������������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
Appendix 3
A-69
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
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
Appendix 3
A-70
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
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.
Urban Design Qualities
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.
Appendix 3
A-71
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
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.
Appendix 3
A-72
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
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.
Urban Design Qualities
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
Appendix 3
A-73
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
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.
Appendix 3
A-74
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
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.
Urban Design Qualities
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
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
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
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
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.
Urban Design Qualities
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
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
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
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
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.
Urban Design Qualities
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
Madera County Avenue 12 Corridor Redesign
Madera County Avenue 12 Corridor Redesign
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 Plan
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
recorded multiplier x
step value multiplier recorded value
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
AVENUE 12 - Measuring Urban Design Qualities - Score sheet Side: North ___ South ___
Team: 3 Researcher: Date: 4/10 time:
recorded multiplier x
step value multiplier recorded value
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
enclosure score 1,46
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
transparency score 2,79
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
complexity score 9,28
Avenue 12 Concept Plan
AppendicesAvenue 12 Concept Plan
85
AVENUE 12 - Measuring Urban Design Qualities - Score sheetTeam: 5 Researcher: Benjamin Matlock
recorded multiplier x
step value multiplier recorded value
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
enclosure score 3,20
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
transparency score 4,91
complexity1. number of buildings (both sides, beyond study area) 2 0,05 0,092a. number of basic building colors (both sides, beyond study area) 2 0,23 0,452b. number of accent colors (both sides, beyond study area) 2 0,12 0,233. 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) 1 0,29 0,295. number of people (your side, within study area) 30 0,03 0,93
add constant 2,61
complexity score 5,85
AVENUE 12 - Measuring Urban Design Qualities - Score sheet Side: North _X_ South ___
Team: 4 Site: Park Development Date: 6/2 time:
recorded multiplier x
step value multiplier recorded value
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) 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) 5 0,11 0,555. number of buildings with non-rectangular shapes (both sides, within study area) 1 0,08 0,086. presence of outdoor dining (your side, within study area) 0 0,64 0,007. number of people (your side, within study area) 0 0,02 0,008. noise level (both sides, within study area) 3 -0,18 -0,54
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
human scale1. number of long sight lines (both sides, beyond study area) 3 -0,74 -2,222. proportion windows at street level (your side, within study area) 0,5 1,10 0,553. average building heights (your side, within study area) 45 -0,003 -0,144. number of small planters (your side, within study area) 26 0,05 1,225. number of pieces of street furniture and other street items (your side, within study area) 18 0,04 0,72
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
transparency score 2,43
complexity1. number of buildings (both sides, beyond study area) 9 0,05 0,412a. number of basic building colors (both sides, beyond study area) 8 0,23 1,802b. number of accent colors (both sides, beyond study area) 6 0,12 0,693. presence of outdoor dining (your side, within study area) 12 0,42 5,024. 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 0,03 0,00
add constant 2,61
complexity score 10,81
Avenue 12 Concept Plan
Avenue 12 Concept PlanAppendices
86
AVENUE 12 - Measuring Urban Design Qualities - Score sheetTeam: 5 Researcher: Benjamin Matlock
recorded multiplier x
step value multiplier recorded value
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
enclosure score 3,20
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
transparency score 4,91
complexity1. number of buildings (both sides, beyond study area) 2 0,05 0,092a. number of basic building colors (both sides, beyond study area) 2 0,23 0,452b. number of accent colors (both sides, beyond study area) 2 0,12 0,233. 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) 1 0,29 0,295. number of people (your side, within study area) 30 0,03 0,93
add constant 2,61
complexity score 5,85
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
recorded multiplier x
step value multiplier recorded value
imageability1. number of courtyards, plazas, and parks (both sides, within study area) 8 0,41 3,282. number of major landscape features (both sides, beyond study area) 8 0,72 5,763. 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) 4 0,08 0,326. presence of outdoor dining (your side, within study area) 1 0,64 0,647. number of people (your side, within study area) 0 0,02 0,008. noise level (both sides, within study area) 5 -0,18 -0,90
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!
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) 0,6 1,10 0,663. average building heights (your side, within study area) 24 -0,003 -0,074. number of small planters (your side, within study area) 0 0,05 0,005. number of pieces of street furniture and other street items (your side, within study area) 47 0,04 1,88
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
transparency score 3,15
complexity1. number of buildings (both sides, beyond study area) 28 0,05 1,282a. number of basic building colors (both sides, beyond study area) 4 0,23 0,902b. number of accent colors (both sides, beyond study area) 3 0,12 0,353. 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) 0 0,29 0,005. number of people (your side, within study area) 0 0,03 0,00
add constant +2.61
complexity score #VALUE!
Avenue 12 Concept Plan
AppendicesAvenue 12 Concept Plan
87
AVENUE 12 - Measuring Urban Design Qualities - Score sheet Side: NorthEast CommeColumn1
Team: 8 Researcher:
Katie Villela, Stephanie Terrazas,Brittany Lambert recorded multiplier x
step value multiplier recorded value
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!
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) 7 1,10 7,703. average building heights (your side, within study area) 19 -0,003 -0,064. 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) 15 0,04 0,60
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:
recorded multiplier x
step value multiplier recorded value
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
enclosure score -0,20
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
transparency score 1,73
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
complexity score 2,11
Avenue 12 Concept Plan
Avenue 12 Concept PlanAppendices
88
AVENUE 12 - Measuring Urban Design Qualities - Score sheet Side: North ___ South ___
Team: 11 Researcher: Brynae Emerzian, Marc Abdelsayed, Kaila Kobo Date: 6/2 time:
recorded multiplier x
step value multiplier recorded value
imageability1. number of courtyards, plazas, and parks (both sides, within study area) 1 0,41 0,412. number of major landscape features (both sides, beyond study area) 1 0,72 0,723. proportion historic building frontage (both sides, within study area) 0 0,97 0,004. number of buildings with identifiers (both sides, within study area) 25 0,11 2,755. 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) 1 0,64 0,647. number of people (your side, within study area) 50 0,02 1,008. noise level (both sides, within study area) 3 -0,18 -0,54
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
enclosure score 3,17
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
transparency score 3,58
complexity1. number of buildings (both sides, beyond study area) 28 0,05 1,282a. number of basic building colors (both sides, beyond study area) 7 0,23 1,582b. number of accent colors (both sides, beyond study area) 4 0,12 0,463. 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) 0 0,29 0,005. number of people (your side, within study area) 0 0,03 0,00
add constant 2,61
complexity score 6,35
AVENUE 12 - Measuring Urban Design Qualities - Score sheet Side: North ___ Sout PUD
Team:12 Researcher: Coons and Barkley Date: 6/2 time: 03:30
recorded multiplier x
step value multiplier recorded value
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) 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) 1 0,11 0,115. 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) 0 0,64 0,007. number of people (your side, within study area) 30 0,02 0,608. noise level (both sides, within study area) 3 -0,18 -0,54
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
enclosure score -1,74
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) 0,1 1,10 0,113. average building heights (your side, within study area) 24 -0,003 -0,074. number of small planters (your side, within study area) 10 0,05 0,475. number of pieces of street furniture and other street items (your side, within study area) 15 0,04 0,60
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
transparency score 2,23
complexity1. number of buildings (both sides, beyond study area) 6 0,05 0,272a. number of basic building colors (both sides, beyond study area) 3 0,23 0,682b. number of accent colors (both sides, beyond study area) 2 0,12 0,233. presence of outdoor dining (your side, within study area) 0 0,42 0,004. number of pieces of public art (both sdies, within study area) 0 0,29 0,005. number of people (your side, within study area) 30 0,03 0,93
add constant +2.61
complexity score 4,72