AFSAP AMERICAN FORK STATION AREA PLAN May, 2014 Connectivity Boundary Secondary Influence Zones Pioneer Crossing Connectivity Boundary Secondary Influence Zones Pioneer Crossing TOD Planning Area TOD Planning Area AFSAP Planning AreaAMERICAN Boundary Approx. FORK 385 AcresSTATION AREA PLAN MARCH 20, 2014 Planning Area Boundary Approx. 385 Acres Partnered with: Prepared by: Utah Transit Authority Psomas American Fork City Hales Engineering Mountainland Association of Governments Planning Planning " " Area Boundary September 19, 2013 Area Boundary September 19, 2013 Table of Contents Introduction 1 Planning Context 2 Methodology 3 Site Analysis 4 Land Use 5 Circulation 6 Ownership 7 Districts -TOD Development Zones 8 Scenario 1 10 Scenario 2 11 Scenario 3 12 Transportation 13 AFSAP Block Comparison 14 UTA FrontRunner Station 15 Key Features Map 16 Key Features 1-10 17 Key Features 11-20 18 Recommended Development Scenario 19 Transit Area Core District 20 Transit Area Core District - Residential 21 Transit Area Core District - Retail 22 Transit Area Core District - Office 23 Transit Area Core District - Open Space 24 Transit Area Core District - Parking 25 Transit Supportive District 26 Transit Supportive District - Residential 27 Transit Supportive District - Retail 28 Transit Supportive District - Office 29 Transit Supportive District - Open Space 30 Community Transition District 31 Community Transition District - Residential 32 Community Transition District - Open Space 33 Next Steps 34 3 AMERICAN FORK STATION AREA PLAN AMERICAN FORK STATION Introduction The American Fork Station Area Plan (AFSAP) looks to the fu- ture. The arrival of commuter rail to the Wasatch Front and more specifically to American Fork is a transformative event. Over the past 161 years American Fork has witnessed many transporta- tion innovations that have left their mark on the size, form and feel of the City. The construction of the interstate highway more than 50 years ago brought the winds of change to American Fork, and along with it, increased economic vitality in areas that were once predominantly dry farms and cattle range. Since that time the City has evolved by embracing new types of land use and traffic patterns, while at the same time maintaining its iden- tity and charm. Long-time residents welcomed new residents into their community and helped them understand what it means to hail from American Fork. As our economy and society contin- ues to evolve, the built form must also evolve in order to accom- modate the needs of future generations. Cities stand in jeop- ardy of losing their youth and their wisdom if they don’t provide housing types and environments designed for these younger and older buyer demographics. In this way AFSAP is designed for the future. It will provide a place, in the same community where they grew up, that your children will want to live; as well as an attractive place for seniors who would like to down-size and simplify without having to leave American Fork. Transit-Oriented Development (TOD) According to the Center for Transit-Oriented Development: “Transit-oriented development is often defined as higher-density mixed-use development within walking distance – or a half mile – of transit stations. We use a performance-based definition, and believe that projects should also: • Increase “location efficiency” so people can walk and bike and take transit • Boost transit ridership and minimize traffic • Provide a rich mix of housing, shopping and transportation choices • Generate revenue for the public and private sectors and provide value for both new and existing residents • Create a sense of place We believe that TOD is really about creating attractive, walkable, sustainable communities that allow residents to have housing and transportation choices and to live convenient, affordable, pleasant lives—with places for our kids to play and for our parents to grow old comfortably.” The American Fork Station Area Plan sets in place all of the ingredients that are required to establish a thriving transit-oriented development. 1 Planning Context AFSAP is located immediately south and west of the Pioneer Crossing inter- change with I-15. The FrontRunner commuter rail corridor that traverses the northern edge of the study area creates a very narrow sliver of land between the railroad track and the interstate. Automobile access to this land is difficult due to the lack of at-grade rail crossings from the south and limited ingress/ egress points along Pioneer Crossing. Directly across I-15 in the secondary influence zone there is a significant amount of regional and local serving commercial that has been developed over the past decade. The reconfiguration of the interchange, the construc- tion of Pioneer Crossing, and the completion of the FrontRunner Station has served as a catalyst for this area. Historically the area south of the tracks to the shore of Utah Lake has been prodominantly developed as residential. However, the completion of the American Fork station provides an opportunity to establish a true transit- oriented mixed use development in this area. More intense uses should be located adjacent to large roads, freeways, or the rail corridor. Intensity should decrease as it approaches existing residential development. Connectivity Boundary Secondary Influence Zones AFSAP Pioneer Crossing TOD Planning Area American Fork Station is a mid-system stop along the commuter rail line that extends from Ogden to Provo. Even after the planned Vineyard Station is completed the American Fork Station will provide convenient access to the largest geographic area in Utah County. Located on Pioneer Crossing, the American Fork Station is the near- Planning Area Boundary Approx. 385 Acres est facility to the majority of residents in Saratoga Springs, Eagle Mountain, American Fork, Pleasant Grove, Cedar Hills, Highland, and much of Lehi. 2 Planning " Area Boundary September 19, 2013 AMERICAN FORK STATION AREA PLAN AMERICAN FORK STATION Methodology The American Fork Station Area Plan presented an opportunity to define development across an area of more than 380 acres. This area was, for the most part, undeveloped at the time the transit station was planned and constructed. The existing land uses are predominantly agricultural with a small number of single family residences on lots in excess of one-half acre. The planning area has significant constraints related to accessibility due to the existing Interstate highway and the railroad tracks. Vehicular and pedestrian access corridors from the eastern developed areas of American Fork are severely limited with new access corridors viewed as cost prohibitive except where nec- essary. Development of this area has also been constrained by the aggressive development patterns on more easily accessed parcels within surrounding cities. These attractive parcels represented lower barriers to entry into the real estate market and therefore absorbed much of the recent market demand. Market Demands Community An additional consideration in formulating this plan is the fact that the intended demographic of users that and Compatibility Needs and Values are drawn to the transit connectivity and higher density aspects of the area do not currently exist within the community of American Fork. With these factors in mind, the following process was utilized in preparing the Station Area Plan: 1. Data collection and stakeholder interviews 2. Review of student studies from the University of Utah. 3. Field reconnaissance of the property. 4. Community Open House forum and input with explanations of Transit Oriented Development prin- ciples. 5. Joint work session with the City Council, Planning Commission and city staff. 6. Preparation of preliminary market responsive concepts. 7. Charrette exercise with two teams looking at alternative land use patterns based on different access Transit Station solutions. 8. Preparation of Land Use Plan alternatives based on Charrette outcomes. Functionality 9. Preparation of the Special Area Plan report. 10. Internal and stakeholder review of the report . 11. Incorporation of comments into a final Station Area Plan for adoption and publication. The next stage of the process will be for the City of American Fork to prepare a comprehensive develop- ment ordinance to support and guide the plans presented in the study document. It is anticipated that the result of the ordinance development will be a “Form Based Code” that will guide the type, density and physical expression of the development over the next decade. Finding the “Sweet Spot” for Site Appropriate Forms of Transit Oriented Development 3 Site Analysis Physiography: The AFSAP study area is predominantly flat and has been used for farming since the pioneers settled the valley. In this area there is the potential of high water table and wetlands. Site specific testing will be required to determine the presence of wet- lands and bearing capacity of the soil. The site tour revealed that this area is currently predominantly ag- ricultural. Looking to the future the combination of Pioneer Cross- ing, I-15, and the railroad tracks creates a truncated service area. The traditional market/service radii used to quantify the amount of commercial uses that are sustainable, based upon population, is compromised by these major transportation facilities. A detailed economic analysis should be completed to adequately understand the level of services and commercial for this site. A focus on residential uses and marketing the area for business expansion should be the initial priority as these uses will support the expansion of commercial services. AFSAP 4 AMERICAN FORK STATION AREA PLAN AMERICAN FORK STATION Land Use The American Fork City Land Use Map to the right indentifies the uses within the AFSAP study area as low density residential, a small area of high density residential, major transportation facilities, and an area of transit-oriented development surrounding the UTA Front- Runner station. The American Fork City Zone Map below indentifies the uses within the AFSAP study area as Residential Agriculture 1 and 5 acre lots, Public Facilities, Planned Industrial, and Residential with 15,000 s.f.