Sustainable Farm Pond Report

8/7/2019 Sustainable Farm Pond Report

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Farm Pond Urban Sustainability - Daniella FeContext

3 miles

Farm Pond

Uptown

Charlotte

Farm Pond Statistics

Statistics from 2008 AmericanCommunity Survey (Census.gov)and 2010 Quality of Life Survey:

Neighborhood Size (2010): 786 acres

Population (2010): 5807

Primary Dwellings (2010): 2,707

Occupied Dwellings: 2520

Owner-Occupied: 30%

Accessory Dwellings: 0

Net Residential Density: 3.44 DU/ac

Single Family Detached: 29%

Rowhouses/Duplexes: 11%

Apartment 5-9 units: 20%



Apartment 50+ units: 11%

Commercial Use: 150,000 sq.ft. approx.

Area devoted to center: 0%

Summary of ProposedInterventions Divide Farm Pond into a north halfand a southern half. Farm Pond does nothave strong neighborhood identify, so thismove would not be disruptive.

Improve connectivity by adding newroads.

Increase densityby permittingaccessory units in back yards and by

adding row houses at street frontage

Add a community center. Farm Pond

South already has Four Seasons ClubHouse at 5050 Farm Pond Lane. Theapartment complexes have club houses,too.

Improve the level oftransit servicealong Albemarle Road.

Overview

FarmPondisaNeighborhoodStatisticalAreadenedbytheCityofCharlotte.TheneighborhoodisboundedbyHickoryGroveRoadtothenorth,EastW.T.HarrisBoulevardtotheeast(Highway24),AlbemarleRoaSouth, and Farm Pond Lane to the west. Farm Pond is a 15 minute drive and 30 minute bus ride from Uptown Charlotte.

According to the 2000 Census, households in Farm Pond are smaller than households in the rest of Charlotte. Farm Pond also has a higher proportion of single-person and single-parent households compared to whole. Almost three-quarters of people in Farm Pond are renters, having moved into the neighborhood relatively recently. Residents who are homeowners are likely to have lived in Farm Pond for at least 15 to 20


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Farm Pond Urban Sustainability - Daniella Fe

Application in Farm Pond At 786 acres, Farm Pond is the

equivalent of 4+ ideal neighborhoods.

FarmPondhaswell-denededges:

HickoryGroveRoad,W.T.HarrisBoulevard,andAlbemarleRoadareallarterialswithamedian.Thenaledgeon the west is a Duke Power easement.

Only the Albemarle Road edge offerscommercial activity.

Farm Pond is served by express busesto downtown on Albemarle Road andlocalbusesonW.T.HarrisBoulevardandHickoryGroveRoad.

Farm Pond does not have aneighborhood center. Civic uses, like banksandpostofces,areonAlbemarleRd.

Farm Pond has single family homes,town homes, and apartments.

The local roads in Farm Pond are 20two-lane roads within a 60 right of way

One park exists in Farm Pond,Campbell Creek Park. A greenway connects

Campbell Creek Park and the Four SeasonsHomeowners Association club house, butthe trails are overgrown and underutilized.HickoryGroveBaptistChurchhasa

number of outdoor recreational spaces,but they are not open and available to thegeneral public in Farm Pond.

Farm Pond has approximately5,800 residents, according to the 2010Neighborhood Quality of Life Survey.

Densities along Albemarle Road may besufcienttosupportdistrictenergy.Thelocation of a steam user, such as a hospital

or another institutional use, would makedistrict energy more feasible.

Neighborhood DiagramsTheory

Sustainable Urbanism describes Clarence Perrys neighborhood unit, having been improved by Duany Plater-Zyberk and Farr and Associates, as an area that meets the following characteristics (Farr 2008, 125-6

160 acres to create a 1/4 mile ped-shed

Clearlydenededgeswithcommercialusesattheedges

Transitaccessononeedge,suchasBusRapidTransit,Trolley,orLightRail

Neighborhood center surrounded by civic buildings

Variety of housing densities that include car-free housing and enough people to

support a third place

Network of narrow streets

Small parks in each quadrant of the ped-shed with habitat and infrgreenways that give the neighborhood distinct edges

Enoughresidentstosupportanelementaryschool

Renewable energy, such as a district energy system

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Current Conditions

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Application to Farm Pond

LegendSites with 1/4 mile radii

Hickory Grove Baptist Church

Campbell Creek Park

Wallace Creek Playground

Four Seasons Club House

Eagle Woods Club House

Regal Oaks Club House

Four Season Shopping Plaza

Bus Stops

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Application in Farm Pond

Currently, Farm Pond has 8 identi-ableneighborhoods,orsubdivi-sions.ExceptforFourSeasons,allofthesubdivisionshaveidenti-able edges (most are fenced-in)and are a walkable size. The apart-ment complexes and Four Seasonsneighborhood have club houses (oratleastleasingofces)thatfunc -tion as common space, but not asanidentiablecommunitycenter.WallaceCreekdoesnothaveacom -munal area.

Four Seasons neighborhood has

townhomes and single familyhomes. The homes covered by thehomeowners association is indis-tinguishable in aesthetics from thesingle family homes to the north,andthusdoesnothaveidentiableedges.

Proposed Interventions Divide Farm Pond into a north halfand a southern half. Farm Pond does not

have strong neighborhood identify, so thismove would not be disruptive.

Improve connectivity by adding newroads.

Increase densityby permittingaccessory units in back yards and byadding row houses at street frontage

Add a community center in FarmPond North. Farm Pond South already hasFour Seasons Club House at 5050 FarmPond Lane. The apartment complexes have

club houses, too.

Improve the level oftransit servicealong Albemarle Road.

Neighborhood DefnitionTheory

ThecharteroftheCongressforNewUrbanismdenesaneighborhoodascompact,pedestrian-friendly,andmixed-use(Farr2008,127).Greatneighborhoodshave5characteristics( ibid, 127-131):

1. Identiable center and edges:Thecenterisapublicspacethatfunctionsasanoutdoorroomfortheneighborhood,suchasaplaza. Centers tend to have mixed uses and a higher density compared to the edges.

2. Walkable size of between 40 and 200 acres : People tend to fee comfortable walking a quarter mile or ten minutes.

3. Mix of land uses and housing types: Appropriate mix includes at least three housing types and places where pbeentertained,exercise,shop,andmeetdailyneedswithinwalkingdistance.Walkablecommunitiesreducetrafcimprove residents health, and enliven communities during all times of the day.

4. Integrated network of walkable streets: For a community to have an appropriate street network, the block per1,500 feet, with streets at 450 to 600 foot intervals. Small block sizes and frequent intersections make the walking e

enjoyable.Aminimumbuilding-height-to-street-widthratioof1:3slowsdowntrafcanddenestreetsaspublicsp

5. Special sites for civic uses:Signicantgeographicalareasshouldbereservedforcivicuses.Civicusesinclude

playgrounds,andcommunitybuildings.Squaresandplazas,typicallyoneacre,haveedgesdenedbythesurround

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Legend

1 Four Seasons Homeowners

2 Wallace Creek Homeowners

3 Delta Crossing Apartments

4 Somerstone Apartments

5 Regal Oaks Apartments

6 Eagle Woods Apartments

7 Farm Lane Apartments

8 Forest Hills Apartments

Current Conditions

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Farm Pond North1/2 Mile Radius

Farm 1/2

Proposed Intervention

Legend

Greenways

New Streets


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Farm Pond has a high level ofneighborhood completeness, withmany of the amenities listed in Sus-tainable Urbanism.

Most of the uses are concentratedon Albemarle Road, which is notaccessible to people in the center ofFarm Pond.

Missing uses include:

Hardware Store / Tool Library

Live-work housing

Medicalanddentalofces

Pocket prks that are overlooked byhomes and businesses

Coffee Shops

Car sharing program

Proposed Interventions

As the Neighborhood RevitalizationGroupimplementsfacadeimprove -ments in Four Seasons Plaza, thecompany could consider attractingthe missing amenities listed above.

Priority should be placed on child-care facilities, medical and dentalofces,coffeeshopsorasimilar

local food establishment, and acar sharing program. Attractiveoutdoor space that encouragesresidents to congregate would beanother welcome addition to FourSeasons Plaza.

Neighborhood Completeness

Bank

Childcare facility

Community center

Convenience Store

Hair care

Hardware store

Health club or indoor recreation center

Laundromat / Dry cleaner

Library

Live-work housing

Medical/Dentalofce

Park

Pharmacy

PlaceofWorship

Police / Fire station

PostOfce

Restaurant

School

Senior care facility

Shared cars

Supermarket

Third Place

Transit stop

Theory

Forresidentstomeettheirdailyneedsonfoot,amenitiesshouldbeclusteredtogetherandofsufcientvariety. Sustainable Urbanism suggests the following businesses form a complete neighborhood (Farr 200

Current Conditions Legend:

Police Department

USPostOfce

Fire Department

Library

GroceryStore

Bank

Childcare

School

Senior Center

Recreation Center

Cleaning and Laundry

Convenience Store

Restaurant

HairandBeautySalon

Medical Clinic

PlaceofWorship

Pharmacy

Community Center

BikeLane

Complete list:

Charlotte Police Department

USPostOfce

Charlotte Fire Department

Charlotte Mecklenburg Library

Food Lion: Store Number 1365

Save-A-Lot

Aldi

EuropeFoodStore

Bi- Lo

IslandGrocery

BankofAmerica

StateEmployeesCreditUnion

Wachovi aBank

BB&T-AlbemarleRd

BB&T-HickoryGrove

KinderCare Learning Center

Tutor Time

Ashford Academy

Childcare Network

Albemarle Road Middle School

AlbemarleRoadElementary

HickoryGroveBaptistSchool

Amity Presbyterian Pre-School

Community School of the Arts:EastMusicSatellite

IdlewildElementarySchool

Deaf and Hard of HearingResource Center

PottersWheelCommunityDevelopment and Outreach Center

Muslim American Society

Comprehensive Community Care

BrianCenterHealth&Retirement

YMCA

Albemarle Road Rec Center

BallyTotalFitness

Liberty Coin Laundry

C P Cleaners

Sno-WhiteLaundery+DryCleaners

Super Coin Laundry

Circle K: Store Number 4522

Family Dollar Store

PetroExpress

Q A Food Stores Inc

Sams Mart

Family Dollar Store

Pop Shoppe

Dunkin Donuts

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Farm Pond residents include retir-ees, younger singles and couples,and families. So, the neighborhoodneeds a variety of housing types.

Of 2520 occupied units in FarmPond (American Fact Finder 2008):

70% were renter occupied

Single Family Detached: 29%

Townhomes/Duplexes: 11%

Apartment with 5-9 units: 20%



Apartment with 50+ units: 11%

Saving $30-40,000 per house bybuilding car-free homes could makehouses affordable in Farm Pond.

The 2010 Quality of Life Surveyreports that median householdincome in Farm Pond is $33,850($52,150 in Charlotte). The aver-age home in Farm Pond is valuedat $83,340, which is declining asthe number of foreclosures and rateof unemployment increases. Ac-cording to the 2000 Census, overa quarter of Farm Pond residentspaid more than 35% of their house-hold income to rent.

Proposed Interventions Increase number of Rowhouses,Townhomes, and Duplexes.

Buildcondosorconvertsomeapartmentstocondos.Generallyincreasehome ownership.

Increase density by adding new homes

Neighborhood + Car-Free HousingTheory

ThecoincidenceofretiringBabyBoomersandMillennialscomingofageiscreatingademandforurbanresi -dences. According toSustainable Urbanism , the number of people desiring walkable communities is unprec-edented. All new housing in Farm Pond should be designed to be car-free. Car-free housing is the provisionof homes that do not have off-street parking and are exempt from minimum parking requirements in zoning.Car-free housing makes housing more affordable, encourages transit use, and allows for greater density. Carsharing can be used in conjunction with car-free housing, with one shared car replacing 5-8 private vehicles.

Zimmerman / Volk Associates estimates that the optimum residential mix for downtown and in-borhoods, based on market studies in 30 communities, has the following proportions (Farr 2008

Rental Apartments: 37%

For Sale Condos: 25%

For Sale Rowhouses / Townhomes / Duplexes: 20%

For Sale Urban Detached Homes: 18%

Proposed Intervention - Existing homes as accessory units to new homes

FarmP

ond

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Homes in Farm Pond

Farm Pond homes ar

Sears homes are sm

... in front, behind, or

Inll: Floor Plans and construction documents from Sears homes are still available (searsarchiv

Cheaptobuild,thesesmallhomestonlots30wideby40deeporlessandareperfectfcan be tripled by adding units in between existing homes, in the 45 front yard setback, or in

Withporchesandcharacter,thehomeswouldaddtothesinglefamilynatureofFarmPoimprovingthepublicrealm.Especiallywhenplacedinfrontyards,theporcheswoulddirect

the street and create a street frontage that does not currently exist in Farm Pond.

Or, the Sears homes could become the face of the street, with existing homes becoming ac

Theinllwouldhavetobecar-freehousingtoavoidcongestionandsurfaceparkinglots.

Implementation: Homeowners can sell property to recoup lost property value losses fromdevelopers could purchase foreclosed properties.

Proposed Intervention

Legend

Existing Homes

New Homes

Comm

onAre

aorA

ccessory

Unit

sAre

a

with

Alle

yA

ccess


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BusinessesinFarmPondareamixof local and chain businesses. The2010 Quality of Life Survey reportsthat 38% of Farm Pond residentshave access to basic retail.

The most popular places to spendtimeinFarmPondareTaylorsBar -

bershop, McDonalds, and Sunrise.People do not spend much time inCampbell Creek Park, because peo-ple think it is dangerous.

It is unclear how well the neigh-borhood club houses function as

third places. In some apartmentcomplexes,suchasEagleWoods,Somerstone, and Farm Lane Apart-ments, the common area appearsto function primarily as a leasingofce.

Teens hang out on street cornersand lack a space, like a coffee shop,to hang out.

Proposed Interventions Buildmultifamilyhousing,suchas

townhomes, around Campbell Creek Parkto give the park a feeling of enclosure andsafety. A mixed-use residential building

with a convenience store or a coffee shopwould also help to enclose Campbell CreekPark. Improving Campbell Creek Parkas a Third Place gives Farm Pond Northresidents a place to congregate.

Improve pedestrian crossings overHickoryGroveRoad.Currently,togettothe library, Farm Pond residents have to

jaywalkorcrossHickoryGroveRoadatW.T.Harris.

Locally Owned Stores + Third PlacesTheory

Ineconomicbasetheory,moneyowsintoalocaleconomywhenmanufacturedgoodsareexportedorwhentouristsvisit.Moneyleaksfromaregionaleconomywhenlocalsimportgoodsandservicesorspendmonenesses that are owned by outsiders. So, local businesses ensure that more money earned locally circulates locally, leading to more employment, regional supply chains, increased charity, and an overall better pla

Third places are informal gathering points in a neighborhood. Sustainable Urbanism draws from work by Robert Oldenburg that describes third places as having the following qualities:

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Current Conditions Proposed Intervention

Easilyaccessibleforallpeople

Comfortable temperature and seating appropriate for hanging out

Open 16+ hours a day, 5+ days a week

Goodplaceforsociallynetworking

Ownership and management who take an interest in the local comm

Coffee shops, bus stops, parks, pubs, alleys, libraries, laundromats

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LegendLibrary

Hair Harmony

Hickory Grove Baptist Church

Campbell Creek Park

Delta Crossing Cllub House

Wallace Creek Playground

Four Seasons Club House

Eagle Woods Club House

Regal Oaks Club House

Somerstone Club House

Taylors Barbershop

Sno-White Cleaners

McDonalds

Launrdomat

Sunrise Restaurant

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Multifamily Housingaround Park Perimeter

Improved Pedestrian

Crossings

Multifamily Housingover existing retail


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Since 2008, Farm Pond has beenpart of a Charlotte NeighborhoodImprovement Program.

The Current Conditions diagramshows current curbs, gutters, andsidewalks in Farm Pond and identi-eswheretheNeighborhoodIm-provement Program will install newsidewalks, curbs, and gutters.

The most important street to im-prove is Albemarle Road, as manyneighborhood amenities are in FourSeasons Plaza and the principle

buses that go downtown leave fromAlbemarle Road.

Proposed Interventions Complete sidewalks improvements inFarm Pond. Plant street trees and installpedestrian-level lighting. Continue to add

curbs, gutters.

Add streets to improve connectivity and

walkability

Allow on-street parking on one side of

the street rather than widening the road toaccommodate on-street parking. This willhelpslowdowntrafc.

Improve sidewalks, add street trees,and create a buffer between pedestrians

and cars on Albemarle Road, HickoryGroveRoad,andW.T.HarrisBoulevard.

Improve bus stops to create attractivebus shelters along Albemarle Road,

HickoryGroveRoad,andW.T.HarrisBoulevard.

Add cycle lanes on Albemarle Road,HickoryGroveRoad,andW.T.HarrisBoulevard.

Complete StreetsTheory

Small blocks (1,300 intersections per square mile or 300 ft. blocks) encourage walkability. Also, sidewalks,curbs,andbikelanesshouldbepresent,withpedestriansseparatedfromfast-movingtrafcbytreesandplant -ers.

According toSustainable Urbanism, Complete streets are streets that (Farr 2008, 154):

Support compact neighborhoods

Promote walkability in neighborhoods and mixed-use areas

Allow multi-modal transportation choices

Complement adjacent land uses

Provide high quality public spaces

Enhancethequalityoflife

Protect the environment

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Current Conditions Sidewalks in Wallace Creek

LegendExisting Curb & Gutter

New Curb & Gutter

Existing Sidewalk

New Sidewalk

Sidewalks in Four Seasons

Sidewalks and Bus Stop on Albemarle

Intersection on Albemarle Road AboUtil

3 Tr

Sidwith

SurFron


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Many homes in Farm Pond aresplit-level homes, which are not ac-cessiblydesignedatall.Evensomeranch-style homes in Farm Pondhave steps from the driveway to thefront door. Also, as the photographsshow most of the apartment build-ings are accessed by staircases.

Whilethe2008AmericanCommu -nity Survey reports that the averageage of residents in Farm Pond is 30

years old, interactions with resi-dents reveal that many homeown-ers have lived in the neighborhood

since purchasing their homes inthe 1970s or 1980s. In other words,a proportion of residents in FarmPond are choosing to age in place.The 2010 Neighborhood Qualityof Life Survey reports that 5.3% ofFarm Pond residents are over theage of 64, compared to 8.6% in theCity of Charlotte.


As density increases in Farm Pond,new buildings should incorporateuniversal design standards.

Universal Basic Home AccessTheory

AccessibilityisbecomingincreasinglyimportantasBabyBoomersretireandchoosetoageinplace.Tobeaccessible, homes should have one zero-step entrance from the street, doors that are wide enough to accom-modate wheelchairs and other mobility assistance devices, and bathrooms that are designed for people withmobilitychallenges.Rampsshouldbeata1:12gradeoratter.Theadvantageofhavinghomesthatprovideuniversalaccessisthatneighborhoodsarepreparedfordemographicchanges-theretiringofBabyBoomers.

Also, universal access homes let people with mobility challenges visit friends with ease.

Accessible homes should have the following characteristics:

At least one entrance with no steps

Widerdoorwaysandhallways(32clearpassage),withdoorshavingalowthreshold

Oneaccessiblebathroomontherstoor

Four Seasons: Split Level Four Seasons: Ranch Four Seasons: Ranch

Wallace Creek Ou ts ide of Fo ur Seasons Outside of Fo ur Se asons

Forest Hills Regal Oaks Somerstone

IowaCity,

Iowa

WinchesterHomes

GreaterHomeServices

No Step Entr

Wide porch a

Gentle sloped

Handles and

Roll-in Show

Comfort heig

Roll-under s

Raised Electand Lowered

Accessible CaAppliances

Roll-under c

36 Wide are



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Farm Pond is well-served by tran-sit, with the 2010 NeighborhoodQuality of Life Survey stating thatover 76% of Farm Pond residentshave access to transit.

Increasing the level of transit ser-vicefrombustoBusRapidTransitor trolley would encourage morepeople to use transit, because peo-ple are willing to walk further (20minutes, or 1/2 mile) to shelteredtransit stops with frequent and reli-able service.

Proposed Interventions Increase level of transit service alongAlbemarleRoadtoBusRapidTransit.This involves building a substantial transitstation, like a light rail stop.

Increase residential density inFarm Pond, especially in areas close toAlbemarleRoad,W.T.HarrisBoulevard,

andHickoryGroveRoad.

Improve walkability along Albemarle

Road by adding planting strips and streettrees between the road and the sidewalks.

Improve greenways to create directwalking/bike paths from the center ofFarm Pond to the transit corridor.

EncouragetheHomeowners

Associations and apartment complexesnear Albemarle Road to provide free

transitpassestoresidentstoreducetrafc,attract residents, and encourage walking.

Managing Travel DemandTheory

Transportation Demand Management is a term used to describe managing what modes of transportation people use. Residential density, mixed land uses, and design factors that promote walkability all help reduber of trips that people choose to make by car. Having good quality regional transit and charging for parking also encourage people to walk more.

Sustainable Urbanism reports that increasing density to 16 DU/acre would generate 28% fewer trips than homes at 3 DU/acre (Farr 2008, 163).

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LegendExpress Bus: 40X to Downtown

Bus: 23 to Downtown

Bus: 9 to Downtown

Local Bus: 221 and 222 to Eastland

Community Transit Center

Bus Stops with 10 minute walking

radius

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Legend1. Four Seasons Greenway and Campbell

Creek Park

2. Hickory Grove Baptist Church


radius


radius



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In 2008 according to the AmericanCommunity Survey, Farm Pondhad:

At least 38.6% of households weresingle-person households

No data is available regarding howpeople travel to work

Out of homeowners, 40% have one orno vehicles available. Out of renters, 70%have one or no vehicles available.

The neighborhood is approximately 3.5DU/acre

As a result, Farm Pond can supporta car-share program with 2-4 cars.


Attract a national car sharing busi-nesstoCharlotteorstartaMadeinCharlottecarsharingprogram.

National car sharing programs likeZipCar or UCarShare already havedeveloped infrastructure like paymentplans and car reserving and unlocking

systems that are necessary for car sharingnetworks. Also, members of national carsharing programs can reserve cars in othercities when they visit.

Locally designed car sharing programskeep money circulating in the localeconomy, and sometimes can offer

the product for cheaper. Often locally-based car sharing programs do not havereserving and unlocking technologiesthat are as convenient (ie. smart cards)

or as high tech (ie. cellphone apps) asthe national competitors. Local car shareprograms,likeCityCarShareintheBay

Area have usage agreements with otherlocal programs and co-ops. (http://www.

citycarshare.org/roaming.do)

Car Sharing

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Theory

Car sharing is a membership service where people can reserve a car for short-term use, only paying for thecosts of car ownership (like insurance) proportional to how much they use the cars. Shared cars are oftenparked in convenient and reserved parking spots within a neighborhood. The parking spots and mix of carsoffered at the spots may change according to member demand. As car sharing programs alleviate consumersfromthehighxedcostsofcarownership,whichdonotchangewhetherapersondrivesalittlebitoralot.In -stead, car sharing programs charge members proportional to use, so consumers have an incentive to drive less.

According to Sustainable Urbanism, car sharing programs are more likely to succeed when (Farr

At least 30% of households are single-person households

At least 55% of people drive alone to work or 5% walk to work

At least 50% of households have only one or have no vehicle

The neighborhood is at least 5 DU/acre


How Car Sharing Programs 1. Join: People who are 21+ with a drivergood driving record can join a car sharing programs cost between $20 and $50 to johave higher joining fees, because you tech

purchasing ownership shares in the compahavenot-for-protcarsharingprograms,

2. Reserve: Call the company or go onlintype of car you want to reserve. Having accof cars means that you can use different cadifferent types of errands.

3. Unlock: Most car sharing programs givcard that only unlocks the car you reserved

that no one else drives off with the car you

4. Drive: Driving shared cars is the same car,butwithaddedbenets.Thecostofginsurance are covered by the membershipcost charges. So, your cost of driving is dirto how much you drive. Usually, you have to the same spot you picked it up from.

5. Cost:A 4 hour trip, or 25 miles, can co$20to$50,dependingonthecarsharing

carsharing.net/where.html).

Legend

Owner

Renter

Car Sharing Site with 1/4 mile

radius (10 minute walk)

Sustainable Farm Pond Report

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Transcript of Sustainable Farm Pond Report