Implementing the Aquidneck Island West Side Master Plan PROMOTING GROWTH CENTERS

September 2006 Contents

SECTION ONE: INTRODUCTION DESIGN GUIDELINES FOR SECTION THREE: WEST MAIN AND Charge to the team 4 PORTSMOUTH 40 CODDINGTON HIGHWAY CORRIDORS Aquidneck Island: Our shared vision 5 West Main Road 71 Trends 6 GROWTH CENTER: MIDDLETOWN Guiding Principles 72 New fiscal realities 9 Anchorage and Vanicek 44 • Access, circulation, and corridor design 72 Development in New England 9 Zoning code options 46 • Introduce a system of interconnected • New England’s tradition of vibrant • Anchorage and Vanicek sites 47 roads and parking 72 mixed-use waterfronts 10 • Land uses 48 • Develop and implement a vision for Keys to implementing the Aquidneck • Streets and roads 49 bicyle and pedestrian circulation Island vision 11 • Streetscape 50 in the corridor 73 • Density 11 • Parking 51 • Create sidewalks to support pedestrian- • Design makes the difference 12 • Open space 52 oriented retail and street-oriented Building community requires coordinated • Density 53 housing 73 effort 13 • Building types 54 • Stripe bicycle lanes if sufficient roadway right-of-way is available 74 SECTION TWO DESIGN GUIDELINES FOR • Provide on-street parking 74 GROWTH CENTER: PORTSMOUTH MIDDLETOWN 59 Transportation Management 75 Melville/Weaver Cove area 20 • Develop a transportation demand Zoning code options 22 GROWTH CENTER: NEWPORT management (TDM) plan 75 • Marina Village District 23 North End/Pell Bridge Area 64 • Create a shared-parking and parking- • Land uses 24 Current Draft Guidelines 65 management strategy 75 • Streets and roads 27 Options for Design Guidelines 65 • Interconnect parking and work toward • Streetscape 29 Form-based Zoning 68 a system of rear access lanes 77 • Parking 29 Putting the Pieces Together 77 • Open space 31 • Putting the pieces together (box) 78 • Density 33 Coddington/J.T. Connell Highways 78 • Building types 34 SECTION FOUR: ENVIRONMENTAL IMPLICATIONS OF IMPLEMENTING THE AQUIDNECK ISLAND VISION Protecting water resources 83 Redeveloping brownfield sites 87 Sustainable coastal developement 88

SECTION FIVE: NEXT STEPS Next steps for all three communities 93 Community-speciﬁc next steps 96 • Middletown 96 • Portsmouth 97 • Newport 97

SECTION SIX: APPENDICES The Smart Growth Implementation Assistance Program 101 EPA Team 102 Zoning Toolbox 103 Online Informational Resources 106 Green Building Guidelines 107

Executive Summary n November 28, 2005, the West Main Road; the island’s most important As one of the first steps to begin implement- Aquidneck Island Planning Com- maritime industry site; six miles of undevel- ing the vision laid out in the West Side Master mission released The Aquidneck oped shoreline, a nearly unique undeveloped Plan, the Aquidneck Island Planning Com- Island West Side Master Plan, coastal resource in the state; and agricultural mission and Rhode Island Sea Grant applied Owhich was the result of years of public meet- and conservation land. The Navy is no longer to U.S. Environmental Protection Agency’s ings, discussions, and visioning exercises with actively using several large parcels within the Smart Growth Implementation Assistance all the stakeholders associated with Aquidneck West Side project area, leaving the potential Program to help them develop options and Island’s West Side. The West Side Master Plan for disposition of this land for development. tools for achieving the West Side Master Plan was produced by a broad stakeholder coali- The overarching goals of the plan are to: visions for their communities. The EPA Team tion including the Aquidneck Island Planning • ensure a livable landscape; consisted of representatives from EPA’s Of- Commission, the communities of Portsmouth, • enhance social well-being; fice of Policy, Economics, and Innovation, ICF Middletown and Newport, Rhode Island, Rhode • ensure a strong local economy; Consulting and Goody Clancy. This report Island Sea Grant, Rhode Island State Wide • support multiple modes of transportation summarizes their findings and presents op- Planning Program, Rhode Island Department tions developed for each of the communities. of Transportation, and Newport County Cham- The West Side Master Plan offers a variety of The EPA Team’s discussions with town and ber of Commerce. The purpose of the docu- growth-shaping strategies that reflect many city planning staff, municipal board and comment is to support important, common inter- smart growth principles. Among the hun- mission members and the AIPC staff resulted ests in shaping the future of the West Side. dreds of recommendations are concepts for in a consensus that the most useful assistance promoting high-quality redevelopment for under this project would be zoning options for Stretching from Newport Harbor north to commercial and mixed-use areas, retaining mixed use development and design review. The the Mount Hope Bridge, the West Side of and enhancing open space, and preserving AIPC and the three communities asked the EPA Aquidneck Island on Rhode Island’s Narra- agricultural lands. The West Side Master Plan Team to focus on specific areas in each com- gansett Bay encompasses 5,000 acres in three suggests some regulatory tools that may be munity that were identified in the West Side island communities, including the 1,500-acre adopted to achieve specific goals; it does not, Master Plan as appropriate for development Naval Station Newport; the island’s most im- however, provide the specific language needed into mixed-use centers and provide zoning op- portant arterial road and commercial corridor, for use in new codes and ordinances. tions to assist them in implementing the plan. ii | EXECUTIVE SUMMARY | IMPLEMENTING THE AQUIDNECK ISLAND VISION The EPA Team developed approaches for The West Side of Aquidneck Island is a region mixed use zoning standards, design guide- rich with natural resources, strong communi- lines, and review processes in each of the ties, and an engaged population. In meetings three communities, including some site-spe- with residents, staff and officials it became cific options for future growth in the follow- clear that implementing the visions described ing locations: Melville/Weaver Cove area in in the West Side Master Plan is seen as a key Portsmouth; Anchorage and Vanicek sites in opportunity to enhance the existing island Middletown; and North End/Pell Bridge area character and help the communities to grow in Newport. Strategies to improve West Main in healthy, prosperous ways. Road corridor, shared by all three communities, were also developed. For each of the sites, and for development review in general, the Team emphasized the importance of density, design and a mixture of uses to create the lively compact village centers envisioned by the West Side Master Plan: • Density creates a critical mass to support pedestrian-friendly environments and provide for affordable housing. • Design counts—for function as well as appearance. The secret to creating successful compact centers is to design higher-density uses to create human-scaled, interesting environments that put people first and find functional but unobtrusive solutions to parking and service needs. • Diversity of land uses creates an environment that is more than the sum of its parts because the mixture of uses—housing, shops, service businesses, restaurants, public parks and plazas, offices, and other employment options—all interact to produce a dynamic place where people can accomplish many of their needs in close proximity.

IMPLEMENTING THE AQUIDNECK ISLAND VISION | EXECUTIVE SUMMARY | iii

1 Implementing the Aquidneck Island Vision: 2 Introduction 3 4 5 A new community-based vision for Aquidneck Island, growing out of the West Side Master Plan, sets the stage for the growth of new, livable neighborhoods and walkable streets.

2 | INTRODUCTION | IMPLEMENTING THE AQUIDNECK ISLAND VISION estled in the protected, deep The West Side of Aquidneck Island stretches (AIPC) and its three member municipalities, waters of Narragansett Bay, the from Newport Harbor north to the Mount Rhode Island Sea Grant, and other key three communities of Aquidneck Hope Bridge, encompassing 5,000 acres public and private organizations—launched Island have long been deﬁned by in the three communities, including the a broad-based, participatory process in 1999 Nthe island’s distinctive geography and coastal 1,500-acre Naval Station; the island’s most to establish a common vision for the future environment. Founded in 1639, the City of important arterial road and commercial of the West Side. The result of a six-year

Newport was one of the most successful corridor, West Main Road; Aquidneck Island planning process, the West Side ports in colonial America, sharing the island the island’s most important Master Plan provides strategies with the rural towns of Middletown and maritime industry site; six miles for future development of the Portsmouth. Newport’s exceptional harbor of undeveloped shoreline, nearly West Side and seeks to: attracted the US Navy—which established unique in Rhode Island; and a naval base and, in 1884, the Naval War agricultural and conservation • ensure a livable landscape College—and wealthy summer visitors during land. The Naval Station is by maximizing open space, the Gilded Age of the late nineteenth century. entirely located on the West providing public access to A continuing Navy presence, tourism, a deep Side, accounting for nearly the shoreline, minimizing maritime tradition now most evident in the one-third of the plan area. adverse aesthetic impacts, and yacht-building and -servicing industry, and The Navy is no longer actively minimizing sprawl; the persistence of the horticultural industry using several large parcels continue to deﬁne Aquidneck Island’s within the West Side project • enhance social well-being by economy. While Newport retains much of its area, leaving the potential for providing educational and historic character, Middletown has developed disposition of this land for professional-development into a suburban community, and Portsmouth’s development. Recognizing the opportunities, adequate rural and maritime identity is challenged by opportunities and challenges housing, and a strong sense new upscale development that coexists with facing the island, the Aquidneck of community rooted in an estates and nursery farms. Island Partnership—Aquidneck appreciation of the island’s Island Planning Commission cultural and natural heritage;

IMPLEMENTING THE AQUIDNECK ISLAND VISION | INTRODUCTION | 3 • maintain a strong local economy by start implementation of the West Side Master providing a diversified economic base, Plan. This report is the result of the EPA Team’s Aquidneck Island promoting environmentally work on Aquidneck Island. and the West Side Master Plan Area sensitive development, addressing growing (SOURCES: WEST SIDE demand on municipal services, and CHARGE TO THE TEAM MASTER PLAN AND RHODE ISLAND SEA providing for a diversity of land uses and GRANT) multiple-use development patterns; and The vision described in the West Side Master Plan represents the historic development • support multiple modes of transportation traditions of New England. To help the by emphasizing flexible, safe, efficient islanders achieve their vision, the AIPC and transportation and ensuring consistency Rhode Island Sea Grant asked EPA to suggest with the regional transportation network. options and best practices for implementing this vision. The following options for Formally presented on November 28, 2005, development standards, guidelines, and review Coddington The Aquidneck Island West Side Master Plan processes offer a range of strategies that Highway into received broad support from residents and may be of interest to the local communities more pedestrian- local and state public officials. as they seek to achieve more housing and oriented retail transportation choices while protecting their nodes. In addition, Implementation of the West Side Master Plan environment. the EPA Team will require many different entities to coordi- agreed to prepare nate and adjust their activities to achieve the The EPA Team started by examining informational plan’s goals. For example, each municipality Portsmouth, Middletown, and Newport’s materials (a will continue to regulate land uses within its existing regulatory framework. After initial PowerPoint jurisdiction, and formulating land-use regula- meetings with staff from each of the three presentation tions that further the plan’s goals is one of the communities, it was determined that the and handouts) most important early actions that can be taken. EPA Team would (1) suggest options for to summarize and describe the options AIPC and Rhode Island Sea Grant recognized developing a mixed-use zone for the Melville/ developed. After the EPA Team’s work that assistance to island communities in revis- Weaver Cove area of Portsmouth; (2) suggest is completed, municipal and planning ing critical land-use regulations would be a key options for developing a mixed-use zone commission staffs will use these materials to way to continue the momentum for change for the Anchorage and Vanicek properties inform the public about different development begun by presentation of the plan. They applied in Middletown; (3) review Newport’s draft choices that lie before them and strategies for to the Environmental Protection Agency’s design guidelines and provide options for achieving their vision. Smart Growth Implementation Assistance strengthening them; and (4) outline strategies Program for support in creating a regulatory the three communities could pursue in an framework in each community to help jump- effort to transform West Main Road and

4 | INTRODUCTION | IMPLEMENTING THE AQUIDNECK ISLAND VISION AQUIDNECK ISLAND: The West Side Master Plan provides the three During the West Side Master Plan process OUR SHARED VISION municipalities of Aquidneck Island with policy citizens were asked to envision a future for options, strategies, performance standards, the Melville/Weaver Cove area in Portsmouth. In 1997, members of the Aquidneck Island and other ideas for implementing the stated The result was a vision of the Cove as a prime community realized that open space on the vision. Specifically, the West Side Master Plan location for a mixture of uses including island was disappearing, traffic congestion envisions a balanced and sustainable land- a marina, compact luxury housing and was increasing, residents were not finding use pattern comprising “tracts of preserved mixed-income housing, limited commercial high-skilled employment opportunities, and open space and continued agriculture, large and/or light industrial activities, an outdoor the New England character of the island was well-designed and planned developments, a performance venue, some much needed utility vanishing. If Aquidneck Islanders were to more efficient and consolidated Naval Sta- infrastructure (wastewater treatment plan, sustain their quality of life, they needed to tion Newport, concentrated mixed-use areas wind turbines), a future transit stop, trails and develop a common vision for the future. Nu- along the West Side’s major roadways, and open space, and preservation and expansion merous public meetings and interviews were diverse, smaller-scale clusters of uses whose of marine-dependent economic activities, held, resulting in Aquidneck Island: Our Shared design and development predate the West including the boat-building and yacht-service Vision. This document, published by Rhode Side Master Plan.” Community goals that ap- area at Melville. The plan also calls for Island Sea Grant, captured the ideas, concerns, pear repeatedly throughout the plan include reconfiguration of the Burma Road/Stringham and hopes for the island. The vision shared by minimizing haphazard development and pre- Road hairpin turn. Together, Weaver Cove and the majority of the islanders included: serving open space; reusing and redeveloping the Melville area would constitute a mixed-use former military land; promoting marina and “Marina Village.” • a livable landscape, defined by a network marine-related development to enhance the of open space, access to the coast, and existing marine industry in association with During the West Side Master Plan process new development that complements the public waterfront access; and mixing uses in citizens were asked to envision a future Island’s character; redevelopment and new development projects. for Middletown. The result was a vision of Middletown that includes redevelopment of • social wellbeing that builds a sense of com- former Navy housing at the Anchorage area munity, promotes investment in education, into a mixed-use, mixed-income development; and celebrates the island’s history; development of waterfront access and a new public park; and streetscape improvements • a strong economy that builds on high-tech and redevelopment of strip shopping centers industries, tourism, farming, and marine on West Main Road and Coddington Highway trades; and to promote mixed-use development. Strip commercial development characterizes much • multiple modes of transportation that will of West Main Road in Middletown. The Town aim to reduce congestion and connect bike is interested in combining compact, mixed-use paths and sidewalks. Portsmouth residents want to remain a rural development with open-space preservation community.

IMPLEMENTING THE AQUIDNECK ISLAND VISION | INTRODUCTION | 5 • Developing the Pell Bridge/North End TRENDS area as a mixed-use growth center that will continue the density of Newport’s The first step toward achieving the urban center with potential for mixed-use community’s vision starts with current land development, a waterfront park, a transit use, housing, and economic conditions terminal and water transportation. and trends. Today, the 61,000 residents of Portsmouth, Middletown, and Newport share • Expanding multimodal transportation op- many things: a strikingly beautiful coast, tions at the Gateway Transportation Center an increasingly congested road network, with more regional bus and rail connec- a strained water and sewer system, and a New development in Newport along Connell Highway tions, a water shuttle, and making the cen- complex relationship with Naval Station is helping transform the corridor into a vital, walkable ter the terminus of bicycle and pedestrian Newport. Yet each of the communities has a neighborhood. corridors that extend throughout the plan different character and sense of identity. In if the last significant undeveloped property area. densely built and historic Newport, 60 percent on West Main Road, the Vanicek site, is of the land area is located in historic districts. abandoned for farming uses and sold for • Using Newport’s secondary rail corridor Middletown grew through suburban-style development. (currently reserved for tourist trains) for rail subdivisions and retail development along service and a bike path. West Main Road and has no clear town center. Newport’s commercial districts tend to be In Portsmouth, which relies entirely on septic characterized by the fine mix of uses typical • Redeveloping the Newport Naval Hospital. systems, residential development pressures of historic cities. Residential neighborhoods have mounted recently, the nonresidential also reflect a stable, high- or medium-density • Improving streetscapes on J.T. Connell tax base is very small, and many residents character, with few locations for infill and Highway. still think of themselves as living in a little likelihood of major change in character. rural community, despite the fact that the The North End/Pell Bridge area offers the The visions articulated in the Aquidneck Island: town counts almost as many residents as city’s major opportunity for significant growth Our Shared Vision and The West Side Master Middletown. and redevelopment. Development in this Plan provided the guidance and backdrop area occurred over the last 50 years and does for the EPA Team as it approached the The Naval Station’s population has decreased not have the same character as the city’s requests from the three communities. These since the 1970s, and the Navy does not historic areas. The City has recently focused documents clearly state how the communities actively use some of its land and facilities. on shaping development in this area by want to grow and now they were looking for The potential for the Navy to dispose of the gaining site control and creating guidelines options from the Team on how to achieve their land in the coming years is being considered for redevelopment. An area plan for Newport’s vision. and discussed. Miles of commercial- North End is underway. Additional goals for strip development on West Main Road in Newport include: Middletown serve residents from all over the

6 | INTRODUCTION | IMPLEMENTING THE AQUIDNECK ISLAND VISION the population now remains stable, it Land use trends The 2000 Census found the following is distributed more broadly and among There is high demand for residential property labor force characteristics: more households with fewer people per on Aquidneck Island, especially second and • Labor force living on Aquidneck: household—conforming to national trends. luxury homes. Rental housing is limited in 28,770 people Population composition has also changed with relation to demand and is expensive. The • Labor force working on the island: the arrival of more “empty-nester” households most recent data for building permits show 36,597 people of affluent retirees, particularly in Portsmouth. a modest number of new housing units built • Number of non-island residents who The island’s population experiences daily and each year on the island, almost all of them commuted to jobs on the island: seasonal peaks. As a beach, boating, and resort single-family homes. Portsmouth, the most 12,198 people destination, the island (primarily Newport) is rural of the communities, was responsible for • Number of residents who commuted estimated to carry as many as 100,000 visitors 63 percent of those building permits. While to jobs off the island: 6,923 people on some summer days. Furthermore, the ratio the Navy is privatizing much of its housing of newer residents to longer-term residents stock on the island, some of which it will lease Source: 2000 Census has risen. For example, the island’s public back, it will likely no longer need other sites schools see a 20 percent annual turnover island but also create traffic congestion and for additional housing units. among students due to families’ arrivals unappealing environments. A strong market and departures. Part of this turnover reflects for second homes and resorts has squeezed All three island communities would like changes among Navy personnel. out much of the housing affordable to to diversify their tax bases with more workers in the island’s service and hospitality nonresidential development, but the prospects Economic sectors industries. for substantial change in the overall amount Aquidneck Island’s economy comprises three of nonresidential development are limited. sectors: military and related activities (such as In developing possible options for implement- There is negligible demand for additional the research-and-development sector); marine- office or retail space; office space absorption ing the West Side Master Plan, the EPA Team related activities and boating; and tourism took into account demographic, socio-econom- and hospitality. The Navy remains the largest ic and land-use trends on Aquidneck Island. single employer on Aquidneck, with more than 20 percent of the island’s employees. Yacht Population building and other marine-related activities The island’s population dropped 20 percent are concentrated in the Melville section of between 1970 and 2000, primarily because Portsmouth. Both of these sectors provide a of a decline in military activities at the Naval significant number of high-skilled jobs. While Station and a decrease in household size. tourism has long been important to the island, While overall population has decreased, it remains highly seasonal, attracts many civilian population has risen. Middletown day visitors (who spend less than overnight and Portsmouth each have around 17,000 visitors), and faces capacity limits. Large-lot housing on cul-de-sacs typifies the island’s residents and Newport has 26,475. Although residential development in recent years.

IMPLEMENTING THE AQUIDNECK ISLAND VISION | INTRODUCTION | 7 Strip shopping rents for a two-bedroom apartment in 2004 centers and stores surrounded by parking were about $1,300 in all three communities. lots are the norm on Seventeen percent of Newport’s housing much of Middletown’s stretch of West Main units are permanently affordable to low- and Road. Mixed-use moderate-income households (the highest in development (far right) is replacing the state); the percentage for Middletown is older strip retail in 9 percent, and for Portsmouth it is communities across the country. 2.4 percent, a fi gure mostly accounted for by is estimated at no more than 20,000 square units for elderly and disabled residents. feet a year. In recent years, chain retail has Aff ordable housing increased, especially on West Main Road. A combination of factors has created an The rapid rise in housing prices in all three While the amount of retail space will likely affordable housing crisis on Aquidneck Island. communities mirrors trends seen throughout remain relatively stable, the type of retail will The robust housing market for second homes the Northeast and in many parts of the evolve to accommodate the needs and desires and an infl ux of affl uent retirees have pushed country. While this trend has been relatively of a changing customer base. Small additions housing prices beyond the means of island recent (and dramatic), the sharp upturn in to the tax base may occur with expansion of workers with modest incomes in service and housing values has affected Aquidneck later the yacht-building business, and the relatively marine—industry occupations. According than it affected many other communities rapid rate of redevelopment in retail offers to state data, in the fi ve years between 1999 in New England and across the country. opportunities for improving the appearance and 2004, the median price of a single- One benefi t of this lag is an opportunity to of commercial corridors. Although the family house in Newport rose 270 percent; in understand that higher housing prices unlock second-home and retiree residential market Middletown, 217 percent; and in Portsmouth, opportunities as well as create challenges. puts upward pressure on housing prices 197 percent. In all three communities the for everyone, seasonal and older residents median single-family price was over $340,000 Infrastructure typically cost communities less in services in 2004, requiring a household income of To accommodate new growth, the three because they do not use the schools. over $100,000 to purchase a home. Average island communities must have suffi cient infrastructure—water, wastewater, and Good prices, good neighbors Aff ordable housing can be designed to refl ect local architectural traditions and the layouts and unit sizes the local market needs. These award-winning aff ordable developments have been welcomed by their neighbors.1

8 | INTRODUCTION | IMPLEMENTING THE AQUIDNECK ISLAND VISION projects. While previous planning had DEVELOPMENT IN NEW ENGLAND HOUSING’S IMPACT called almost exclusively for office and other One study estimates that the Minneapolis-St. commercial development on larger sites to Compact and dense forms of residential Paul region loses out on $266 million a year in strengthen the community’s fiscal base, the and commercial development, walkable consumer spending and business-related taxes revised planning permitted development to communities, a strong sense of identity and because it does not have enough housing. be more responsive to market conditions place, and the preservation of open space Source: National Multi-Housing Council and shifted its focus to planning and are not new concepts in New England, as design qualities that new development classic villages and towns throughout the transportation. Particularly within the should embody. This new planning has region exhibit many of these same attributes. Portsmouth area, infrastructure issues will enabled developers to respond to market Historic communities throughout Rhode need to be resolved as the communities plan preferences for housing—and at the same Island have long featured a mixture of land for new growth. time helped the community develop more uses adjacent to one another that allowed new housing to support new and existing people to move easily and quickly from NEW FISCAL REALITIES Main Street retail districts. Organizations home to work, shopping, schools and other such as the Massachusetts Citizens Housing destinations. As with the rest of the country, Smaller households with far fewer children, and Planning Association and the Boston- however, new communities throughout higher densities, and sharply higher housing area Metropolitan Area Planning Council the region departed from this compact and prices have combined to reverse one of the have produced comparable information mixed form of development when the idea long-standing assumptions held by most that demonstrates the far more favorable of segregating land uses from one another communities in New England and many other fiscal impact associated with higher-density, took hold in the early twentieth century. parts of the country—that only commercial multifamily, housing. Continued single use development has led to development can strengthen a community’s what many people experience in most New fiscal health. A recent study conducted by Connery Associates (a nationally known Massachusetts planning firm) in conjunction with Goody Clancy, for the City of Somerville, indicated that by the early 2000s housing prices in that traditionally blue-collar community had risen to such an extent that multifamily housing could produce fiscal benefits roughly comparable to those delivered Well-designed new housing can often by office and research development. yield fiscal benefits similar to those of commercial development—a dramatic This new parity allowed the city to revise shift from previous decades, when its development guidelines for major new commercial development generated the most municipal revenues.

IMPLEMENTING THE AQUIDNECK ISLAND VISION | INTRODUCTION | 9 England communities on a daily basis: traffic waterfronts—devoted to fishing and other mari- congestion, long commutes, and sedentary time industries, tourism, or a mix of both—and lifestyles enforced by reliance on automobiles serene, often pristine rocky shores and beach- as a result of the separation of land uses. Now, es, often just a short distance away. These water- many communities in the region wish to fronts are characterized by high densities—den- return to an updated version of the traditional sities that are similar to those found in the com- New England model of a compact town munities’ downtowns and town centers—and or village center, albeit one that offers the have a surprisingly wide mix of uses. convenience and amenities of modern life. This historic accommodation of density Changing demographics and household and mixed uses, long predating the current The downtown riverfront in Providence. composition in New England have created willingness to explore these qualities, arose a need for a more diverse mix of housing from a sense that waterfront land is scarce New England has no pure industrial types and densities. Accelerated patterns and valuable. The value of waterfront land waterfronts. Fishing ports also accommodate of low density development in the region, led to an assumption that it should be subject restaurants, public walkways, shops, and, however, fall increasingly short of meeting to intensive use, with high expectations of increasingly, housing. Tourist-dominated the housing needs of shrinking household resulting public benefit. Historically, such waterfronts are devoted to marinas, boat tours, sizes. Many people have accepted typical low- activities ranged from maritime industry to stores, hotels, restaurants, and similar uses— density suburban development as the norm supporting tourism to providing local amenities and again increasingly also accommodate and continue to fear density, yet they long for and other values that emerged over time. housing—but at the same time often harbor more traditional mixed-use neighborhoods pockets of fishing, boat repair, and other with a strong sense of community, short trips maritime businesses. to work, and people-friendly streets and parks. Many people fail to recognize that density is WANT MORE INFORMATION? While some communities actively discourage tall buildings near waterfronts, most often the key to achieving the very qualities that The Vermont Forum on Sprawl and the Conser- communities have historically focused on make communities livable. The very streets vation Law Foundation published Community and towns that New Englanders enjoy most are Rules: A New England Guide to Smart Growth other issues, such as preserving views and those within walking distance of large pockets Strategies. The guidebook addresses local plan- protecting unique waterfront features, and of density that support active street life. ners, concerned citizens, and others who want have permitted heights in keeping with those to achieve smart growth in their communities found in nearby downtowns and town centers. through better planning, zoning, and permit- Attitudes toward height near waterfronts NEW ENGLAND’S TRADITION OF ting. Its strategy tips cover planning, regulation, differ within New England and across the VIBRANT, MIXED-USE WATERFRONTS and public investment, and it offers examples from across the region. You can find out more US. For example, in Boston and much of The waterfronts of New England cities and towns about it at http://www.vtsprawl.org/resources/ Massachusetts, newer regulations call for offer distinct contrasts between active, mixed-use publications/communityrules.htm. buildings to step down as they approach the

10 | INTRODUCTION | IMPLEMENTING THE AQUIDNECK ISLAND VISION waterfront. In contrast, the 2004 guidelines • protection of marine-dependent uses, such land-use decisions that promoted single use, for redevelopment of Providence’s Capital as boat yards and marinas from residential low-density development, but it also harbors Center District—the city’s most significant encroachment; important undeveloped or underutilized development initiative—call for heights to rise coastal areas. Through the West Side master- as they approach the two rivers that border the • creation of a new framework of public planning process, the communities and district to insure vitality and to provide visual streets and paths to protect water views and people of Aquidneck Island expressed their markers of the rivers’ importance. Parking and extend access to the water’s edge; confidence that new growth and development other uses that do not benefit directly from • creation of a vibrant new mixed-use district can reverse past trends while preserving open waterfront proximity, access, and views are on the waterfront; space. Successful new development would increasingly discouraged along waterfronts. balance the need for auto access with the • introduction of design guidelines and creation of places that are pedestrian-friendly, While Rhode Island contains a range of water- zoning amendments to ensure that new designed at a human scale, and encourage front types, Newburyport in Massachusetts is development reflects the town’s historic multiple modes of transportation. a typical waterfront community that illustrates character; how a vibrant, mixed-use waterfront, can sup- Three key issues—higher residential densities, • extension of a two-mile Harborwalk to link port the community’s economic, environmen- the role of design, and the fiscal implications neighborhoods to waterfront parks and the tal, and amenity goals. of mixed-density/mixed-use development— downtown; and address the physical, socio-economic, and Defined by its distinctive coastal environment, • expansion and enhancement of an existing fiscal implications of more compact forms Newburyport has long enjoyed success as a waterfront park to engage the water’s edge. of development involving a wider range of highly desirable destination that comprises a housing types and businesses in a coastal rich mix of uses. Among the strategies it has KEYS TO IMPLEMENTING THE setting such as Aquidneck Island. employed: AQUIDNECK ISLAND VISION DENSITY The communities of Portsmouth, Middletown, and Newport participated in developing Density through well-designed compact devel- options for implementing the Aquidneck opments creates lively and attractive places to Island vision and created the West Side live. Newport’s historic community character is Master Plan, which describes a vision of a typical dense New England small city. Classic how they want the island to grow in the face New England villages and towns have compact of development pressures. As a summer civic and retail centers with apartments above resort and tourism destination, the island shops and small-lot residential neighborhoods also contends with the positive and negative radiating from the center. Today, more people impacts of seasonal changes in population. understand that to achieve their communities’ An example of mixed use development in Newburyport, The West Side shows the results of past goals and create vibrant places to live, their Massachusetts.

IMPLEMENTING THE AQUIDNECK ISLAND VISION | INTRODUCTION | 11 Many people who think they dislike density ﬁnd that the real issue is design Taking a closer look at density quality. As Americans around the country have discovered, housing and mixed- use development can be dense yet very appealing—the key is good design.

15–25 UNITS/ACRE

30–50+ UNITS/ACRE

7–12 UNITS/ACRE communities need different types of density. followed jobs. But these days, jobs often buildings, and parking areas into villages, They cannot thrive over the long term with follow workers, who, in turn, follow housing. neighborhoods, and cities. Good design creates only one development choice. To achieve this New Hampshire estimates that its housing a safe, comfortable, stimulating, and sustain- balance, many communities are concentrating shortage will annually cost up to 2,800 jobs, able environment in which people can live, development in key locations, offering residents $121 million in reduced personal income, and work and play. The public has an interest in the opportunity to live in different types of $33 million in lost state and local revenues.2 design because private design decisions affect neighborhoods, walk, drive or ride transit as the character and experience of public places. they choose, and enjoy great places to live. DESIGN MAKES THE DIFFERENCE That’s why many communities have estab- Executed well, density can: lished design guidelines and standards to shape • create walkable neighborhoods Design is not simply about style or surface. Ur- development and growth in their communities. • support housing choice and affordability ban design is the way we arrange streets, parks, • expand transportation choices Design standards may be written into • support community ﬁscal health WANT MORE INFORMATION? performance standards, incorporated into • improve security; and Check out Creating Great Neighborhoods: special-use permit processes, or created as • protect the environment. Density in Your Community. A joint publica- stand-alone advisory documents. Design tion of the National Association of Realtors guidelines and standards are intended to Compact development can also jump-start and EPA, the publication highlights the provide detailed guidance for developers about local economies. Many communities have importance of design in higher-density neigh- a local government’s desired development borhoods through a series of case studies lost businesses not because of regulations forms. Design standards that support the and practical tips. It’s available free at http:// and high taxes, but because they lack enough www.epa.gov/smartgrowth/pdf/density.pdf. community’s vision for future development housing for their workers. In the past, workers could include the following concepts:

12 | INTRODUCTION | IMPLEMENTING THE AQUIDNECK ISLAND VISION wide variety of community-character types. new housing—often as a level of parking Although many Americans confuse “high- beneath a building—rather than locating it in density” and “high-rise,” design strategies can surface lots. The immediate benefits—which create strikingly different built environments include freeing 50 percent of more of a with the same overall density: site for other uses—can be translated into • single-family detached: 7–12 units/acre dramatic contributions toward more livable • single-family with secondary unit: 17–24 communities, including more open space, a units/acre wider variety of housing options, and a more • multiple units with single-family attractive and pedestrian-friendly public realm. Placing parking beneath new housing—now financially appearance: 8–22 units/acre These features, and others such as the use of feasible due to rising housing values—can free up 50% or more of a site for open space or other uses. • townhouses: 10–40 units/acre high-quality materials, are discussed in greater • multifamily elevator buildings: 21–236 detail in the Design Guidelines. • be written primarily for people, not cars; units/acre • promote connections to—rather than isolation from—adjacent areas; Higher housing values make it possible for BUILDING COMMUNITY REQUIRES • provide visual interest and variety; developers to invest more in the quality and A COORDINATED EFFORT (MIXING • balance higher densities with open-space character of the housing they develop and USES) amenities; thus enable communities to achieve greater • include a variety of housing types; quality in building design and site planning. Historic communities have long had a • mix uses where feasible; and The benefits extend to a greater degree of mixture of land uses adjacent to one another • incorporate architectural elements that amenity—including more open space, more so that people could easily and quickly go reflect the character of the community. mixed-use development, and investment in from home to work, shopping, schools and street trees and other streetscape elements. other destinations. The idea of separating Design guidelines and standards with visual and isolating housing from other land uses examples like drawings or photographs help One of the most striking changes higher developed in the early twentieth century as developers understand what is acceptable and housing values have brought about has a way to protect residential areas from the unacceptable to the community and facilitate been the ability to place parking below smoke, dirt, and smells of manufacturing consistent findings by municipal during the industrial age. This separation of staff and project review boards. They Denver is creating should never be drawn so tightly, a new mixed-use community with however, as to preclude creativity. housing priced for a variety of income levels Compact development and higher- on the site of its former airport, Stapleton Field. density development can be designed to be compatible with a

IMPLEMENTING THE AQUIDNECK ISLAND VISION | INTRODUCTION | 13 uses became the standard, even when there character of a coastal community, so long as to far-flung exurbs for a place they can afford, were no noxious activities to protect against. proponents of new development approach or living in a more convenient location where Today people experience traffic congestion, long their project as a long-term addition to the they don’t feel safe after dark. No one should commutes, and sedentary lifestyles enforced by existing neighborhood. This can mean have to sacrifice safety for convenience. Safe, their isolation from multiple destinations as a working with the neighbors and community affordable housing is a key aspect of diversity result of the separation of land uses. More and officials and staff to explore creative ways in any community. more communities are returning to the vision to protect upland views and blend new of a diversity of land uses blended together in construction into the established vernacular. Communities that want to ensure the compact town or village centers, where people availability of a range of housing choices can live, work, study and play in close proximity. Diversity of land uses also means providing have options. For example, when Denver’s a variety of housing choices. Finding a old Stapleton Airport was being redeveloped As discussed above, design often makes the high-quality home in a safe neighborhood, into a neighborhood with homes, offices, difference in creating compatibility between convenient to jobs, good schools, and other schools, and shops, citizens ensured that higher-density districts and surrounding daily needs, can sometimes be more difficult it include houses for every price range. As areas. Appropriate site planning and design than we expect. Different kinds of homes in a result, nearly every street in Stapleton can maintain views and the overall scale and safe neighborhoods with many amenities, includes a wide variety of housing types at such as public transit, shops, restaurants, different prices, so that everyone from the parks, churches, and schools, may be more receptionist to the CEO of a company can expensive because more people want to live comfortably live in the same neighborhood. there. Those who can’t afford to live in these There are apartments for people with limited neighborhoods may find themselves heading incomes, including retirees. Many residents live close enough to their jobs to walk to work, and many children can walk to one of the development’s several schools.

Soaring housing prices on Aquidneck Island have made affordable housing a pressing concern. As is the case across New England, sharply rising construction costs have combined with the environmental vulnerability of much of the region’s undeveloped land, as well as other factors that Well-designed mixed-use development can be limit the amount of land available for housing achieved through coordinated planning, design development, to drive up housing prices. guidelines, and zoning.

14 | INTRODUCTION | IMPLEMENTING THE AQUIDNECK ISLAND VISION In 2005 the average cost of creating a unit of newly proposed subsidized housing exceeded $300,000 in the Boston region. One way in which Boston and other communities have secured funds to support development of affordable housing is to require that developers use internal subsidies—taking some of the proﬁt from market-rate housing to underwrite the costs of providing more affordable units within the same development. A similar approach involves allowing developers to pay into a housing trust fund from the sale of market-rate units and then using the fund to create new housing affordable to working families. Until recently the number of cities that required internal and cross subsidy, also known as “inclusionary zoning,” was relatively short and included communities like Boston and Cambridge. In recent years a much longer list of New England communities have required developers to provide 10–20 percent of newly developed housing units as affordable housing.

1 Middle photo of Newport Heights from “Newport Heights Replaces Housing of Last Resort” Aﬀordable Housing Finance, August 2005.

IMPLEMENTING THE AQUIDNECK ISLAND VISION | INTRODUCTION | 15 16 | INTRODUCTION | IMPLEMENTING THE AQUIDNECK ISLAND VISION 1 Growth Centers > Portsmouth 2 > Middletown > Newport 3 > West Main and 4 Coddington corridors 5

IMPLEMENTING THE AQUIDNECK ISLAND VISION | GROWTH CENTERS | 17 Implementing the Aquidneck Island Vision: Options for Each Municipality

The EPA Team’s discussions with planning staffs as well

as board and commission members and the AIPC staff

determined that the most useful assistance under this project

would be zoning options for mixed-use development in

Portsmouth and Middletown and review of design guidelines

for Newport. The AIPC and the three communities asked the

EPA Team to focus on speciﬁc areas in each community that

were identiﬁed in the West Side Master Plan as appropriate

for development into mixed-use centers and provide zoning

options to assist them in implementing the plan. This section

responds directly to those requests.

18 | GROWTH CENTERS | IMPLEMENTING THE AQUIDNECK ISLAND VISION P

Planning to create a place means planning for buildings, parking, and transportation, and for how all three will work together for the people using them.

IMPLEMENTING THE AQUIDNECK ISLAND VISION | GROWTH CENTERS | 19 PORTSMOUTH Planning to create a MELVILLE/WEAVER COVE AREA

place means planning The Melville/Weaver Cove area contains the 1. Weaver Cove Village includes land on both existing Melville Marine Center, surrounded by sides of Shoreline Drive south of the most for buildings, parking, large parcels of private undeveloped land and southerly parcel boundary with frontage on abandoned tank farms. Emerging development Maritime Drive and Regatta Road. in this area can be guided to create the kind and transportation, and of well-planned growth center described in Weaver Cove concept illustration the West Side Master Plan: one that combines for how all three will employment, housing, recreation, and public uses while preserving the unique physical assets that make this area so appealing. Portsmouth work together for the residents have emphasized that they want their community to be diverse and walkable with people using them. waterfront access.1 While the West Side Master Plan described a basic vision for the Melville/Weaver Cove area focused on creating a walkable village 2. Melville Marine Center includes the land district with marine uses, it did not describe north of Weaver Cove Village and the area the physical development that supports this identiﬁed as Tank Farm #1 in the West Side Master Plan. goal. The EPA Team, drawing heavily from the sketches, goals, and performance standards 3. Tank Farm #2 includes the area identiﬁed articulated in the West Side Master Plan and in the West Side Master Plan as being from conversations with residents, planners, occupied by the Navy Tank Farm on a hill east of Weaver Cove. and the AIPC during the December 2005 site visit, created a concept vision for this area, which envisions a Marina Village District, The Marina Village District described in this composed of three sub-districts as follows. section builds off and allows for expanding existing neighborhood resources, such as the existing marine industries. The district

20 | GROWTH CENTERS | IMPLEMENTING THE AQUIDNECK ISLAND VISION RENDERING OF ONE VISION FOR THE MARINA VILLAGE DISTRICT

IMPLEMENTING THE AQUIDNECK ISLAND VISION | GROWTH CENTERS | 21 could ultimately become a destination area for tourists, Looking broadly at designing and coding marine workers, and other for a new neighborhood, Portsmouth island residents. Each of the residents and planners should first sub-districts, while functioning consider the fundamental elements of slightly differently from one the sites. another, work together to bring cohesion, identity, and vitality to • What is the circulation plan? Streets, the area. paths, and trails need to be laid out to promote walkability and The following sub-sections access between coast and town. The provide general guidelines and street network needs to be gridded information that Portsmouth with appropriate widths – village planners may want to consider center streets are broader with wide Aerial of the Melville/Weaver Cove area incorporating into any sidewalks, while neighborhood zoning changes for the area. for codes that support the vision for the residential streets are narrower to calm The possible zoning options are organized Melville/Weaver Cove area. This section traffic and create a sense of place. as follows: (1) general characteristics of describes practices that have helped other • How is parking addressed? Is on-street the Marina Village District mixed-use communities achieve visions for lively, neighborhood; (2) land uses; (3) streets and walkable, and successful mixed-use districts. parking allowed in order to provide a roads; (4) parking; (5) open space; (6) density; These provisions are provided as options buffer for the pedestrian? Are parking and (7) building types, including sub-sections for Portsmouth to consider as development lots hidden behind buildings? mixed-used, residential, and industrial moves forward in this area. • How are buildings and houses buildings. The final sub-section describes designed? How do they interface with possible design guidelines for mixed-use and It is helpful to keep in mind some basic the street? Do the buildings invite residential buildings. In reading the following guiding principles as a foundation for pedestrian activity or discourage it? sections keep in mind that together they work realizing the community’s vision for these to create a lively, walkable district connected sites. (See sidebar.) • What is the mix of retail, residential, with vibrant Narragansett Bay. civic, and open space that There are several important elements that Portsmouth residents are looking for? ZONING CODE OPTIONS Portsmouth planners will need to refine What will the market support? when creating the final code for the Marina • Does parking balance summer demand The Portsmouth planners and the Aquidneck Village District. One element is the location with neighborhood character? Does it Island Planning Commission asked the EPA of transition zones—those areas that help Team to provide options to the community the Marina Village District blend seamlessly support boat transport where needed?

22 | GROWTH CENTERS | IMPLEMENTING THE AQUIDNECK ISLAND VISION into surrounding neighborhoods and blend other land uses. Preserving farm the three sub-districts. For example, for the land is a good example of this: Melville Marine Center to blend into the farming may not always be the Weaver Cove Village, the zoning code for the most profitable use for a piece of Marine Center could allow for live-work units land yet the community values its or other type of multi-family housing and farming heritage and therefore flexible retail space at the edge of the Marine includes various zoning barriers in Center district. Conversely, these transition the zoning regulations in order to zones could also be located within Tank Farm preserve farming. The same values 2 and Weaver Cove districts. Each subdistrict may apply to the marine industry. needs to transition into the other subdistricts Clearly, a working waterfront and and into the surrounding neighborhoods. marine-related uses is important to Portsmouth’s character and history. The Marina Village District should contain a variety of active, Another element to consider in developing By not allowing non marine-related pedestrian-oriented uses. a zoning code for the this area is future uses, Portsmouth planners would uses, including residential, retail, marina, market conditions. Some communities have help preserve the marine industry heritage of office, service, civic uses and open space. chosen to allow for more flexible zoning, the area. • Mixed-use areas have a variety of local- e.g., allowing other permitted uses in the serving businesses and other commercial code in order to allow for easier transition 1. MARINA VILLAGE DISTRICT: A TOWN establishments integrated with a variety of to other uses. This often allows for land CENTER MIXED-USE DISTRICT residential housing types and densities. uses that seek the “highest and best” use • Mixed-use areas are organized to allow from a market perspective. For example, The purpose of a mixed-use neighborhood appropriate integration, while protecting if oil prices continue to climb, the marine for the Marina Village is to provide (1) a lower intensity residential neighborhoods industry may begin to lag, while the housing pedestrian-oriented area with a mixture of and allowing easy access from these market or another industry may begin to commercial, retail, residential, and marina neighborhoods. soar. By allowing flexibility in the zoning uses that are integrated in close proximity; and • Land uses generally transition in code, the market will seek efficiencies, and the (2) an innovative and stimulating environment intensity from the commercial center to marine center could then easily transform to that encourages walking and access (physical surrounding lower intensity residential other, higher performing, uses if necessary. and visual) to the Bay. neighborhoods. Variances and other zoning barriers would not • Districts are pedestrian oriented places, be necessary. General Characteristics serving as the focal point and identity Successful mixed-use districts usually include for any current or future surrounding However, some communities place a value many of the characteristics listed below. neighborhoods. on their character, which can often include • Uses located on the ground floor an industry that may not be as profitable as • Mixed-use districts combine a number of

IMPLEMENTING THE AQUIDNECK ISLAND VISION | GROWTH CENTERS | 23 that stimulate pedestrian activity are These ideas could be incorporated into the encouraged. code to encourage these characteristics in the • Large retail uses respect the small scale Marina Village District. pedestrian and block pattern of the mixed- use district. Given the wide range of large 2. LAND USES and small retail uses, Portsmouth planners could define these qualitative adjectives The designation of uses can support with numbers that match their vision for Portsmouth’s vision of a compact, traditional the area. residential marine-focused village. Other New • Large office and institutional uses England and U.S. communities that have are limited and are designed in a way achieved successful mixed-use districts have that enhances the pedestrian oriented a mixture of businesses that are appropriate development pattern of the district and for a range of users including pedestrians and supports the overall vision. cyclists. These communities have frequently • Streets and roads are developed permitted, conditional, and prohibited uses and maintained in a well-designed, like those that follow below. interconnected system that serves all All types of residential uses are allowed in the Marina transportation modes (driving, walking, Village District. Note: While the following permitted, biking) and create multiple mobility conditional, and prohibited land uses could be heavier intensity commercial or light options. applied to the entire Marina Village District, industrial / employment areas. • Neighborhood and district streets are which includes the three sub-districts, • Transition between buildings types are designed as pedestrian-focused with trees, more specific land use designations could mid-block to ensure that complementary pedestrian amenities, and lighting. be considered for each of the sub-districts building heights face each other across • Streets tend to be narrower, designed for to ensure that they maintain their unique streets. slow traffic of moderate speed, balancing attributes and contribute to the vitality of the • The structure of town center mixed-use the needs of auto circulation with the whole district. In general, a successful mixed- districts may vary, yet they are typically one convenience and enjoyment of a walking use zone has zoning elements encourage that of two primary types: community. allowable uses, while distinguishing a few that 1. Nodal: Nodal centers generally focus • Buildings and open space are designed to are conditional or prohibited. on a civic space such as a square, plaza, take advantage of public views to and from village green or commons. the water. Permitted 2. Linear: Linear mixed-use areas generally • Surrounding neighborhoods contain A variety of land uses are appropriate to the feature “main streets”: mixed-use retail moderate densities that form a transition mixed-use district including: streets sometimes ending on a civic and link between surrounding lower • Local-serving retail and restaurants space, such as a park or plaza. density residential neighborhoods and • Service businesses

24 | GROWTH CENTERS | IMPLEMENTING THE AQUIDNECK ISLAND VISION • Small offices and clinics ground floor) as a primary activity center for the area that • Civic uses • Restaurants over 10,000 sf; shared or the EPA Team is calling the Marina Village • Daycares joint parking required (see “Parking” sub- District. Weaver Cove then will be the core • Parks and other small recreation areas section below) of the mixed-use area. Given its coastal and • Marinas, including sale, maintenance, and marine character, Portsmouth residents repair of boats and related supplies Prohibited and planners may want to actively seek the • Stores for sale of marine supplies The following uses are generally not allowed following land uses for this area: • Limited boat storage uses within the mixed-use district: • Stores for sale of marine supplies, limited • Lodging, such as hotels, bed and • Auto Uses (sales, storage, parts or boat storage breakfasts, spas maintenance or car wash) • Small scale, boutique non–marine-related • Drive-throughs retail stores and service businesses Conditional • Self Storage or Long Term Storage • Eating and drinking establishments The following uses are generally allowed under • Kennels (exterior yards) • A range of residential units; such as certain conditions within a mixed-use district: • Food Manufacturing or Processing (except apartments, condos, townhouses, multi- • Marine industrial: boat building, etc. that consumed on site) family housing, house boats; and live-work • Large scale office (second floor and above, • Industrial and other uses not compatible units only) with intent of district • Public, cultural and entertainment • Places of worship and assembly; shared or • Outdoor self-storage except for boats • Civic uses, such as schools, libraries, joint use parking required (see “Parking” municipal buildings sub-section below) • Galleries, museums, theaters • Large scale institutional uses (public Weaver Cove • All types of lodging services uses only allowed) In the West Side Master Plan, Portsmouth • Parks and other small recreation areas • Labs and medical research (not allowed on residents said they envision Weaver Cove Melville Marine Center The Melville Marine Center currently supports a range of marine industry uses. The West Side Master Plan envisions future development that will augment the existing businesses. As such, the primary use will be marine related. Land uses that are particularly well suited to the marina center vision include: • Marine-dependent retail, wholesale or manufacturing uses, such as marinas, Melville Boat Basin marina-related offices, boat storage, boat

IMPLEMENTING THE AQUIDNECK ISLAND VISION | GROWTH CENTERS | 25 building, and water taxi, shuttle, or ferry • A range of residential housing, including: serving the neighborhood services apartments, townhouses, condos, multi- • Limited marine and non-marine related • Heavy industrial including boat building, family housing, limited single-family office space painting, and fiberglassing detached housing on small lots (6 to 10 • Parks and other small recreation areas • Small-scale eating and drinking units per acre and above), live-work units, • Boat storage establishments and accessory dwelling units • Office uses accessory to the marine • Retail stores and service businesses serving 3. STREETS AND ROADS industry use the neighborhood • Eating and drinking establishments Successful neighborhoods have streets and Land uses that probably don’t support the roads that are developed and maintained in vision well include: a well-designed, interconnected system that • Non-marine related/dependent retail and serves all transportation modes (driving, service businesses with footprints of more walking, biking) and creates multiple mobility than 10,000 sf options. Well designed streets and roads are • Single-family detached housing critical to meeting a number of the goals articulated in the West Side Master Plan, such These uses may tend to, over time, drive out as increasing walkability and creating mixed- the marine uses that Portsmouth seeks to use neighborhoods. preserve. The purpose of this section is to help Tank Farm #2 Portsmouth planners and residents create a Once the environmental cleanup has Bike paths can be integrated with roadway design (top) detailed framework of attractive streets that or separated as dedicated pathways (bottom). been completed, the West Side Master foster walkability, are designed to the scale of Plan envisioned the Tank Farm #2 site as pedestrians and accommodate bicyclists as a residential neighborhood with limited well as vehicles for the Marina Village District. retail, office, and light industrial uses that (These characteristics could also apply to the has connections to both the Melville Marine Melville Marine Center if Portsmouth decided Center and the Weaver Cove area. It is to create transition zones and to ensure that common for successful town centers to have any future development in the marine area higher density residential areas that support could be flexible for any future use.) Streets the core retail and employment areas and also that achieve these goals in a village context help transition into surrounding lower density share the following characteristics: neighborhoods. To best achieve this vision, • Mixed-use districts are organized by a grid Portsmouth residents and planners may want of streets. to actively seek the following land uses: • Streets connect to each other to provide

26 | GROWTH CENTERS | IMPLEMENTING THE AQUIDNECK ISLAND VISION Achieving the Vision

through bump-outs, pedestrian crossing signals installed, lanes set at 10-foot widths, and on-street parking introduced. This is a typical model for supporting pedestrian movement while maintaining traffic volumes. An example of this type of transition from a boulevard roadway to a main street orientation can be found in Seattle along Martin Luther King, Jr. Way, which carries a similar average daily trip count as US Route 1.

If the median cannot be removed due to the need to maintain left turn pockets, then the City may allow or require that projects in designated retail nodes dedicate sufficient right of way to allow a parking lane to be added to the roadway. Preferred dimensions would include: � Optional 10’-16’ median with 10’ left turn pockets � 11’ travel lanes � 5’ bike lanes � 8’ parking lanes � �15’ between curb and building

Figure 12, from ITE’s Context Sensitive Solutions for Major Urban Thoroughfares for Walkable Communities, shows most of the elements discussed above, in plan.

23 easy circulation within the site and connect Figure 12: A boulevard at a retail node with both a median and on-street parking. to the adjacent streets outside the district to provide the high levels of connectivity between districts in existing and planned neighborhoods. • A well-designed, interconnected system of roads, streets, and paths are developed and serve all transportation modes to create multiple mobility options. • Mixed-use districts have shorter, more frequent blocks to encourage walkability and foster more pedestrian-friendly environments. New blocks have a 8.MAKINGCreate aSTREETS phasing strategy. FRIENDLIER FOR PEDESTRIANS perimeter no greater than 1,500 feet and In spring 2006, the Institute for Transportation Engineers (ITE) released a draft version of guide- many have maximum block sizes of linesIf fundingintended is tonot promote available walkableto reconstruct streets. the Developedentire corridor jointly at once, with then The College Congress Park, for the the County, New Ur - 200-600 feet with any block dimension banism,and SHA Context-Sensitive may wish to phase Solutions reconstruction in Designing of the Major roadway. Urban A phasingThoroughfares strategy for would Walkable include Communi - over 400 feet requiring a mid-block alley. selecting a first segment of the corridor to enhance and develop with the options outlined in this tiesreport. draws This on recentenhancement experience would to include present both new, ro adwaypedestrian-oriented changes and new approaches land use development. to street design Many communities have done successful forCompleting traﬃc engineers, a segment municipalities, of the corridor and and developers. showing what Available is possible on ITE’sin the website, corridor, http://ite.org/for even a short development and redevelopment with these bookstore/rp036.pdf.distance, would likely create momentum for spurring additional growth and would show developers block sizes in part because they help create and other stakeholders how the rest of the corridor could be redeveloped. a more inviting pedestrian environment. • Well-planned, and interconnected walking community. • Neighborhood and district streets are pedestrian and bicycle routes are • Trafﬁc-calming measures—such as

designed with trees, vegetation, grass, 23 maintainedITE, Context Sensitive and expanded Solutions for within Major andUrban Thoroughfarescurbside for Walkable parking Communities and landscaped, 2006, p. 56. “bulb and other pedestrian amenities, such as Illustration:between Community, the new neighborhood Design + Architecture. and outs” at street corners—are used to lighting, that buffer the sidewalk from the surrounding neighborhoods and open maintain appropriate speeds and support a street. Use native, coastal (salt-tolerant) spaces. 25 desirable living environment. vegetation where possible. • The frontage along all four sides of a block Streets and roads play a critical role in carrying • Sidewalks are generally 8 feet in residential are lined with buildings with windows and out a community’s vision for a more walkable areas and 12-16 feet in the retail core area. doors, rather than surface parking lots, to village or town center. Supporting walkability Note that two to three feet or more of make the environment more attractive to and mixed-use activity has implications for these sidewalk widths is generally reserved pedestrians. each street type as detailed below. for trees, benches, and other amenities. • Mixed-use districts have narrower streets, These amenities are important to creating which move trafﬁc efﬁciently, but in a way Primary Street - Collector inviting pedestrian experiences in both that balances needs of auto circulation Primary access to Weaver’s Cove will likely retail and residential areas. with the convenience and enjoyment of a

IMPLEMENTING THE AQUIDNECK ISLAND VISION | GROWTH CENTERS | 27 be provided by a street slightly larger than a environment such as this include: buildings them comfortable for all travelers. Each neighborhood street (a collector). This street built to the sidewalk for at least 80 percent of design element supports a more pleasant will probably be Shoreline Drive and it could be their linear street frontage and sidewalks lined neighborhood street for both driver and designed as the primary retail street within the with trees to shade pedestrians. pedestrian. The narrow lanes and on-street Marina Village. Designing Shoreline Drive as a parking encourage drivers to drive slowly and “complete street,” e.g., a street that provides for Collector streets like the ones in the Marina look out for oncoming cars. The on-street all modes with no one mode interfering with Village generally include two travel lanes and parking and vegetation between the sidewalk the operation of another mode (see the new ITE a left-hand turn lane with on-street parallel and street protect the sidewalk to make bikers guidelines described in box), can help fulfill parking on both sides. Bicycle lanes in each and pedestrians feel more comfortable. walkability and mixed-use goals. The precise direction are encouraged. In mixed-use areas, design of Shoreline Drive, among other things, sidewalks are generally 12 to 16 feet with street On internal streets, sidewalks, benches, is dependent on how much density is placed in trees required and outside seating encouraged. pedestrian-scale lighting, and other streetscape the heart of Weaver’s Cove. amenities create a comfortable and safe Neighborhood Streets (local streets) pedestrian environment. The street could be The collector streets in Weaver’s Cove and, Design of neighborhood streets is critical. 8 feet wider if the town wants to allow parking depending on the final design, parts of the New connecting streets can be narrow on both sides of the street. Melville and Tank Farm #2 areas, are good neighborhood streets, designed for a mostly candidates for the primary retail streets. residential area with low traffic volume at Alleys They are well positioned in terms of having slower speeds. Sidewalks, on-street parking, Alleys play an important role in building a adequate traffic and surrounding density to and strips of grass, trees, or other vegetation pedestrian-friendly environment and are draw in customers. Keys to success in a retail between the sidewalk and the street make encouraged where feasible. Placing parking at the rear of a site and providing vehicle access to it with alleys strengthens residential and mixed-use streetscapes. This arrangement minimizes driveways and curb cuts along the street and increases the space available for community-building features such as porches, stoops, storefronts, and entrances.

3. STREETSCAPE

Successful mixed-use neighborhoods generally Elements such as lighting, signage, seating have the following streetscape design furnishings and awnings make for an attractive streetscape. improvements that enhance the pedestrian

28 | GROWTH CENTERS | IMPLEMENTING THE AQUIDNECK ISLAND VISION environment: the character and function of Lighting any development. This will be Street lights are scaled for particularly true of any effort to lighting the pedestrian way at develop a compact, walkable, approximately 16’ tall and at characteristically New England intervals of 50 feet. Two level waterfront community at Weaver lights are appropriate within Cove. Other communities who commercial areas. Additional P have successfully created a lively, lighting may include building pedestrian-oriented environment and signage lighting as well as did so, in part, by minimizing the accent uplights on buildings or at prominence of parking. landscaping. The blank slate of much of Weaver Street Trees Cove is an opportunity to provide Street trees are placed parking from the beginning that approximately at intervals of 25 strongly supports the community feet within tree wells with grates vision. Detailed parking guidelines or hard pack pervious material. for this development are beyond the (Spacing may vary depending on Shared parking placed at the south end of Tank Farm #2 would be within a ¼-mile scope of this report. The following species; use native coastal trees walk of both the village and the beach, and also much of the housing on the Tank general guidelines for parking at Farm #2 site. where possible.) There are bulb appropriate. Where seating is encouraged a this site are drawn from strategies outs with accent trees at intersections and minimum of 16 feet is desired. Accent paving used in other mixed-use districts. mid- block crossings. such as interlocking pavers, brick in accent bands or scored and sand blasted concrete are • Allow parallel parking in the entire Intersections strongly encouraged along retail/mixed-use district. Use the supply of parallel parking Pedestrian crossings are clearly designated pedestrian walks and crossings. spaces when calculating overall parking with wide striping at a minimum and for needs. Not all parking spaces need to crossings at retail streets accent paving such Signage accommodate all kinds of vehicles and as interlocking pavers, brick in accent bands Street signage is consistent with pedestrian trailers. or scored and sand blasted concrete are lighting and coordinated as part of street • Allow for shared parking facilities. strongly encouraged. furniture. This will likely require regulatory and institutional arrangements to manage and Sidewalk Design 4. PARKING fund a shared parking facility. Sidewalks are a minimum of 8 to 16 feet wide • Allow developments to meet a portion of and wider on retail streets and as deemed Parking plays a central role in determining their parking requirements off site. Off

IMPLEMENTING THE AQUIDNECK ISLAND VISION | GROWTH CENTERS | 29 Further, wrap retail, office, or residential visitors, make trips by other than chaining buildings around surface parking to “hide” single-occupant auto trips, then the access it from pedestrian activity. and circulation plan needs to tailored to that • Surface parking does not front on major vision, and parking needs set accordingly. public streets. Neither parking minimums nor maximums • Divide parking lots into fields of no more per site are necessarily the best tools with than 40 spaces. which to implement this vision; even with a • Use structured parking where appropriate shared parking facility, site-based standards to maximize open space and/or use mix. encourage thinking in site-based terms, rather • Plant parking lots with trees in linear strips than in district-wide terms. Open space systems provide strong edges and natural separations/ and peninsulas that provide sufficient connections between neighborhoods and room for healthy tree growth. Plant Increasingly, communities of the type Weaver can be incorporated throughout Marina sufficient trees to provide shade over 50 Cove would like to become provide and Village District. percent of a lot within 10 years. manage shared facilities whose size is set as • Screen parking lots with either perimeter part of an overall access and circulation plan. landscaping, including shrubs maturing Some of the parking demand typically met site parking needs to paired with good to at least 4 feet, or opaque fencing at least on site continues to be met on-site, some in pedestrian links and drop-off areas and/or 4 feet tall with shrubs or vines planted shared public or private facilities (including shuttles to facilitate access for people and against the fence. on-street), and some is met through other deliveries. • Landscaping should be able to deal with transportation options, including walking, • Provide parking dedicated to public access sea spray and potential saltwater flooding if shuttles, etc. For guidance and resources on i.e. neither residential or commercial. in the floodplain. both form and management of such parking • Avoid placing parking along the waterfront • Provide and designate pedestrian routes solutions, see the recent EPA document edge. Locate parking as far from the from the parking lot to destinations. Parking Spaces/Community Places (http:// waterfront as is feasible to reduce the www.epa.gov/smartgrowth/parking.htm) and impact of stormwater runoff on coastal Whether provided on-site or off, parking the Victoria Transport Policy Institute site resources, and to allow for other uses near requirements need to be carefully set (http://www.vtpi.org). the waterfront. as part of a comprehensive access and • Use pervious pavement for stormwater circulation plan for the village. Traditional Meeting the parking needs at the district level infiltration or vegetated swales to collect requirement formulae such as “x spaces can provide substantial advantages, including: stormwater from surface lots. per restaurant table” are not particularly • Substantially improve design flexibility • Screen parking so that it is not visible from relevant to a community such as that for each parcel, both physically and public access points along the water. envisioned for Weaver’s Cove. If the vision economically (for example, it would allow • If the site has parking, then locate parking is for a community in which a significant much more compact, walkable designs at the rear or rear-side of buildings. number of people, whether residents or without requiring potentially prohibitive

30 | GROWTH CENTERS | IMPLEMENTING THE AQUIDNECK ISLAND VISION underground parking at each parcel); • Accommodate peak-period parking Guidance for specific types of open space may Open Space / Development Edges demands while not over-parking the village include: • Development adjacent to open space itself during off-peak periods; and systems fronts the open space with public • Economically and aesthetically Watershed / Wildlife Corridors access, while protecting the natural accommodate any seasonal vehicle • Natural corridors such as drainage environment as much as feasible. If storage needs. corridors or habitat corridors are used properly designed and protected the to define edges of neighborhoods within land/water interface can provide excellent 5. OPEN SPACE communities and are integrated into habitat for plants and animals. the overall open space structure of the • Edge treatment is a combination of one- Much of the development envisioned in community. These may be natural features, sided street frontage or integration with Portsmouth is on greenfield sites located when defined as sensitive habitat area, or active parks, schools or other open space. near or adjacent to Narragansett Bay. Open may be integrated into active linear parks, • Walking paths and bike paths are included. space can preserve viewsheds, maintain golf courses, or other active recreational • Regional open space systems help link coastal resources, and provide corridors for open space. neighborhoods and provide an opportunity habitat, recreation, and stormwater and flood • Greenways with trails and paths line to define the edge of a neighborhood. plain management. All of these are critical riparian corridors, drainage swales and to Aquidneck Island’s ecosystem, economy, retention areas, connecting natural open Waterfront and quality of life. The West Side Master Plan space with active open space destinations • Public access to and along the coast is addresses this issue through its performance such as parks, schools, recreation fields, included in all path provisions standards for open space preservation, green and open lands. • Other natural open space systems, bike buildings, low-impact development, and paths, and parks are connected to the sustainable site planning. In addition to the performance standards, some zoning options may include the following general ideas:

• Enable/promote developments that reﬂect the natural features of Portsmouth’s landscape and its traditional community patterns. • Pay special attention to environmentally sensitive areas and trail design. • Ensure that trails do not impact wildlife movement corridors, wetlands or regional drainage systems. Weaver Cove

IMPLEMENTING THE AQUIDNECK ISLAND VISION | GROWTH CENTERS | 31 extent possible. • Adjacent development is permeable to ENHANCING COMMUNITY SPACE THROUGH DENSITY BONUSES allow coastal access. That is, there is Many communities use density bonuses the building; inclusion of retail or other perpendicular access at regular intervals so to encourage developers to provide active uses along at least 75 percent of the development does not interfere with access. other amenities for the community. For frontage on a major street; the provision instance, a reasonable program could offer of affordable housing units; a contribution Community Parks developers a 25 percent density bonus for to an open-space fund, regional land • Creative design and use of a wide variety buildings that meet criteria that support trust, or comparable entity. Where firm of community parks for the community’s the vision of the West Side Master Plan. height limits are in place, maximum height residents and visitors are promoted, Some possible conditions could include: may be granted only after filling bonus including smaller neighborhood and provision of residential parking below conditions. pocket parks. • Active community parks contain multiple parking is provided at community parks. network. sports fields, community buildings and Sub-districts • The shoreline has continuous coastal other active play areas. The characteristics for open space in the buffer and public access. • Community parks are easily accessible Marine Village Center District provide a guide from residential neighborhoods while for open space planning in each of the three Melville Marine Center: providing appropriate buffers to adjacent sub-districts. Additional ideas for the sub- • The most important open space in the neighborhoods. districts include the following: Melville Marine Center is the waterfront. • Appropriately located, well designed Public access to the waterfront will be Weaver Cove: sought either through managed access or • The hillside residential village area via adjacent lands. includes small parks, overlooks, and • Land is reserved for a public park on the plazas linked to the street and pedestrian peninsula north of the Bend Boat Basin.

Tank Farm #2 • A public green or common is created to organize the village space and provide a gathering space. • Recreational areas—including a playground, tot lot and athletic ﬁeld—are A well designed village district allows for a wide range of housing types (above) and located near residential units and have easy densities (right) pedestrian and bicycle access.

32 | GROWTH CENTERS | IMPLEMENTING THE AQUIDNECK ISLAND VISION 6. DENSITY

Densities will vary somewhat within the Marine Village Center District. As discussed throughout this report, a certain level of density is required to support the critical massing of uses necessary for a compact, walkable community that embodies the characteristics desired for with Weaver Cove Village. The residents of Portsmouth have clearly laid out Small retail opportunities can also allow for residential units their vision for a compact, walkable, on upper ﬂoors. mixed-use neighborhood in this area mixed-use district is determining densities and to achieve that vision, denser development for the district’s “core,” or primary activity will play a critical role. Other communities center, and then stepping down densities who have successfully created the type of to surrounding neighborhoods. This type Marina Village District that Portsmouth of pattern is often called a “wedding cake,” envisions have found concentration of mixed- since the highest densities are in the center. use development is necessary to support Reducing densities as one travels from businesses, infrastructure, and recreational the center provides blending or transition opportunities. zones into surrounding neighborhoods. For develoment adjacent to the coast, the Creating a mixed-use district will require central area, or the area with the highest new thinking about density. Traditionally, densities, will often be the highest part of planners will zone for density in residential the development and a short distance inland and non-residential buildings. Residential from the coast. This will allow the buildings developments are commonly described as that step down to the coast to have coastal a certain number of houses per acre and views. The result, if done well, is a mixed-use non-residential densities as a minimum or neighborhood that blends into and works well maximum ﬂoor-to-area ratio (FAR). A mixed- with the surrounding uses. use district will sometimes combine these densities in the same building, e.g., buildings Core Densities that have both retail and residential uses. Successful, walkable, mixed-use districts Another way to think about densities in a in other U.S. communities generally have

IMPLEMENTING THE AQUIDNECK ISLAND VISION | GROWTH CENTERS | 33 a residential density in the core of at least 20 units per gross acre and up to 40 units UNDERSTANDING FLOOR AREA RATIO (FAR) an acre. For non-residential uses, FAR will The Floor Area Ratio (FAR) or Floor Space By combining the horizontal and vertical range from 1 to 3.5. These ranges will allow Index (FSI) is the ratio of the total floor area limits into a single figure, some flexibility is developers to build some residential only, of buildings on a certain location to the size permitted in building design, while achieving retail or office only, or a mixed-use building. of the land of that location. Thus, an FSI of a hard limit on at least one measure of The exact percent of different land uses, such 2.0 would indicate that the total floor area of overall size. One advantage to fixing this as residential, retail, office, civic, is dependent a building is two times the gross area of the parameter, as opposed to others such as on the community’s vision for the core and plot on which it is constructed. The Floor height, width, or length, is that floor area prevailing economic trends. Area Ratio can be used in zoning to limit the correlates well with other considerations amount that can be built in a certain area. relevant to zoning regulation, such as total In general, buildings in the core are between A builder can plan for either a single-story parking that would be required for an office two and six stories, depending on their building consuming the entire allowable building, total number of units that might location within the neighborhood. Similar area in one floor, or a multi-story building be available for residential use, total load on to density bonuses, a height bonus (10 to that rises higher above the plane of the municipal services, etc. These amounts tend 25 percent) could be allowed in return for land, but which must consequently result to be constant for a given total floor area, providing such things as: residential parking in a smaller footprint than would a single- regardless of how that area is distributed below the buildings and contributions to a story building of the same total floor area. horizontally and vertically. town open-space fund, affordable units, or a allowing 1-2 additional floors of residential Retail with Office/Residential regional land trust. Where firm height limits above and surface parking behind. units. are in place, maximum height may be granted only after filling bonus conditions. Stepping Down From the Core As development steps down from the Ground floors are reserved for retail and mixed-use center, densities should decrease consider upper levels for residential uses. accordingly as they transition into residential Generally in the core, residential densities can neighborhoods. Communities with successful e.g., multiple uses next to each other. be achieved with a mix of single-family row mixed-use neighborhoods generally find that Accordingly, residential densities step down to houses, some row-house flats, and possibly retail uses decrease significantly to those uses 10-20 units an acre and will see fewer multi- some lower-rise multifamily housing. Having that support neighborhood functions, such as family buildings and more townhomes, live- a maximum of 3.0 FAR, which represents dry cleaners, day cares, or pharmacies. There work units, limited single family detached three fully developed floors of retail or is less vertical mixing, e.g., multiple uses in homes (generally at the very edge of the office, gives Portsmouth planners an option one building, and more horizontal mixing, mixed-use district) and accessory dwelling of limiting building height to 3 stories or units. Non-residential uses are likely to be in the .7 to 1.5 FAR range. The edge of the mixed-use district is primarily lower density

34 | GROWTH CENTERS | IMPLEMENTING THE AQUIDNECK ISLAND VISION residential housing in the range of 6-12 with active uses. Office mixed-use buildings are comprised of ground floor retail or service business uses with units/acre as the mixed-use zone blends Site Planning commercial office space above. into the surrounding single use residential Site planning describes the orientation of the neighborhoods. development to existing and adjacent uses as well as how the structures and space of Density step-downs are easy to envision on the development functions as a place. This flat sites. Incorporating them into hillside includes a discussion of building location sites takes more ingenuity but can still be and context, how the structures will meet the done. It may be that not all buildings will have right-of-way including public sidewalks and streetscapes and clusters of buildings. In water views, which may help create housing the street and transitions and buffering (when addition to the site planning characteristics opportunities at various price levels. necessary) among adjacent uses. Mixed-use discussed above, mixed-use buildings with buildings with surface parking tend to have surface parking located in village settings 7. BUILDING TYPES the following site planning characteristics: share important aspects of building design: • Buildings are located and oriented to the • Buildings have maximum setbacks or build Mixed-Use Buildings street up to the “build to line.” to lines to ensure the continuity of the street • Buildings are located on the corners of fabric. The setbacks are generally 5 feet The purpose of this section is to describe some blocks so as to define intersections. along the retail main street and a maximum common characteristics of building types • Entries are located on street frontage with of 15 feet along residential streets. that other communities have used to develop secondary entries from the parking area. • Retail frontage accounts for approximately successful mixed-use districts in coastal areas. • Parking is located to rear of site and never 90 percent of a building’s ground floor Building types discussed in this section include at primary street corners. facade. mixed-use, residential, and industrial buildings. • Sidewalk widths will vary according to • Retail storefronts are semi-recessed at Design guidelines for mixed-use residential the sub-district and will be guided by the entries. Entries are between 25’ and 50’ buildings are included at the end of the necessity of providing appropriate space apart. Portsmouth sub-section. for pedestrians to contribute to the overall • Retail frontage is approximately 75 percent pedestrian character of the district. transparent storefronts. A. Mixed-use Retail/Office Or Residential With • Facade treatments are consistent with Surface Parking Building Design design guidelines: Particular attention Retail mixed-use buildings are comprised of The location and orientation of buildings is is given to craftsmanship and detailing ground floor retail space with commercial as important to the physical construct of the within the pedestrian zone regarding or residential uses above. Retail mixed-use community as the use of the structure, if not materials and finishes. buildings are required along the primary more so. Depending on the location in the • Retail frontage have entry canopies, pedestrian retail street. The intent of this hierarchy of the community, buildings take awnings, or arcades (where specifically building type is to add intensity to the on different roles to create spaces and orient required) for pedestrian protection and development site and vitality to the street level people in their use and interactions among shading.

IMPLEMENTING THE AQUIDNECK ISLAND VISION | GROWTH CENTERS | 35 Note that the Coastal Management Resources B. Mixed Use Retail/Office Or Residential Center (CRMC) has building setbacks and With Podium Or Structured Parking requirements for undisturbed buffers (Section Office mixed-use buildings are comprised of 140 and 150, Coastal Resources Management ground floor retail or service business uses Program), which are determined by the with commercial office space above. The shoreline, proposed use, and water type. greater intensity of use generally requires Office building with underground parking. either above grade parking structures or below accessed from side streets or alleys. grade podiums or a combination of both. • Parking structures are located behind retail The intent of this building type is to provide or office buildings. substantial intensity of development which supports surrounding uses while maintaining Building Design a pedestrian quality. Numerous communities have successfully developed mixed-use buildings with Site Planning structured parking. Those buildings have the In successful mixed-use village environments, following building design characteristics: mixed-use buildings with structured parking • Buildings have wider sidewalks where tend to be oriented on the site as follows: retail occurs or is landscaped where • Buildings are located and oriented to the business/office uses front the street street at the build to line. (business or office use is prohibited or a Rendering of one possible design for • Buildings are located on the corners of conditional use at ground level). compact single-family residential homes. • Retail and service commercial space is designed to retail storefront standards to

Rendering of one possible design for multi-family residential housing.

blocks so as to deﬁne intersections. • Entries are located on street frontage with secondary entries from the parking area. • Parking is accessed to rear of site and never located at primary street corners. The Good design allows this duplex to ﬁt nicely with subgrade parking podium or structures are surrounding housing types.

36 | GROWTH CENTERS | IMPLEMENTING THE AQUIDNECK ISLAND VISION allow for expansion of retail uses. • These buildings have common open • Parking structures are designed to spaces, such as semi-private secure provide a facade with characteristics courtyards. similar to an office building. • These buildings have maximum setback Residential Housing requirements to keep building form and The EPA Team wanted to provide street pattern consistent. additional detail on various residential • The ground floors of building frontages building types to give Portsmouth on all residential streets are be primarily planners and residents an idea of the occupied by active residential uses such as broad range of options and designs living spaces and unit / building entries. available. By providing a larger range of • Buildings orient facades, and locate access housing types, communities can begin and landscaping so as to reinforce the to use their resources more efficiently, Accessory units can be placed over an attached or detached street as the primary organizing element. garage. Accessory buildings should exhibit the same better accommodate the housing architectural detail and materials as the single family home. • Buildings are sited to take best advantage needs of all residents and help aging of the neighborhood’s amenities – parks, residents remain in their homes—all has approximately 40 to 50 units an acre open spaces, tot lots, and access to retail goals expressed in the West Side Master Plan. either as a rental or homeownership and services. opportunity. In the proper location, this Portsmouth residents said they wanted to Building Design Rendering of multi-family townhomes. increase the supply of affordable housing Pedestrian friendly multi-family residential in their town. Doing so will help ensure the buildings support good siting with design long-term economic sustainability of the elements that often include: Marina Village District, Portsmouth, and even • Ground floor living spaces that are raised Aquidneck Island and will ensure that long- off the level of the street to provide privacy time residents can age with the community, (3 to 4 feet in keeping with regional design that their children can stay in the community, principles) and that newer residents can move to the • Units that range from 600 sq. ft. one island. Other communities in the U.S. seeking prototype could place the urban-oriented bedroom to 1,800 sq. ft. three bedrooms. to increase the availability of affordable person near urban amenities such as • Buildings that are typically accessed housing have benefited from providing a shopping, entertainment and employment through a common entry with an elevator range of housing types and price points to centers, as well as (future) transit access. and stair core to a series of double loaded residents. corridors. A. Multi-Family Residential Site Planning • Primary building entrances that are This type of housing includes 3 to 4 stories Village supportive multi-family housing oriented towards streets, parks or over a secure parking podium and generally generally has the following characteristics: pedestrian plazas.

IMPLEMENTING THE AQUIDNECK ISLAND VISION | GROWTH CENTERS | 37 • Ground ﬂoor units which have individual Building Design house, or in the basement or attached entries directly from the street. Design elements that complement quality directly to the existing house. • Walk up 3-story buildings. siting include: • Parking is handled on site in either the • Parking that is structured either above • The 2-story units range in size from 850 driveway or in the garage. or below ground, oriented behind liner sq. ft. two bedroom units up to 1,800 sq. ft. • Street parking is allowed and is part of the apartments, or shared with other facilities. three bedroom units. calculation of parking needs. Parallel parking spots will be part of the • Building articulation and design is calculation of parking needs. informed by structural elements such Building Design B. Multi-Famliy Townhomes as columns, roof lines and window Accessory dwelling unit design usually: These townhouses emulate a full range of fenestration, as well as functional elements • Exhibits the same architecture detail and amenities comparable to a single family such as locations of entries, circulation materials as the single family home. product in an attached setting at 14-24 units / spaces and special rooms. • Use on-street parking if they are under acre. The townhouses provide for private open • Roof forms and pitches of new residential 500 sq. ft. space usually in the rear yard with a detached structures are similar to forms and pitches or attached two car garage. commonly found in nearby neighborhoods. C. Accessory Dwelling Units Site Planning Allowing accessory buildings can effectively Appropriately scaled townhomes typically double the density of an existing single family include the following site characteristics: lot with little visual effect in an established • Townhome developments usually are residential neighborhood setting. Typical organized around a large semiprivate open units range from 400 sq. ft. studios to 900 space that provides for quality landscaping, sq. ft. two bedroom units. This prototype tot lots and building buffer space. can be placed throughout Portsmouth and • Maximum setbacks keep building form Aquidneck Island in existing single family and street pattern consistent. neighborhoods, especially in residential • Townhomes have attractive entry and neighborhoods with a service alley. porch areas raised above the street level. • Townhomes are sited to take best Site Planning advantage of the neighborhood urban Numerous communities have used accessory amenities – parks, open spaces, tot lots, dwelling units to support vibrant mixed- and access to retail and services. use districts. Site placement of those units • Parking is structured, shared, and/or is important, they are generally situated as wrapped by liner townhomes. follows: • Alleys for parking and service are • These units are placed over an attached or encouraged detached garage, as a stand alone carriage

38 | GROWTH CENTERS | IMPLEMENTING THE AQUIDNECK ISLAND VISION IMPLEMENTING THE AQUIDNECK ISLAND VISION | GROWTH CENTERS | 39 DESIGN GUIDELINES FOR MIXED-USE BUILDINGS

Design guidelines can be an effective tool • Design attractive Differentiate among base, middle, and top. for specifying the context established in buildings that add the zoning and development requirements. richness and variety While zoning refers to the types of the to the district, uses, bulk regulations and setbacks, design including creative guidelines help to provide a consistent feel contemporary and defined sense of place. It provides a set architectural solutions of considerations to help define the character and high-quality of the village. Specific elements could include materials appropriate Interpret references to period architecture in a contemporary manner. the following. to the waterside village setting. • Provide a clear set of building openings; signage influences a street’s character. • Establish a building’s overall appearance use windows and doors to unify a building’s Signs can be compatible with their on a clear and pleasing set of proportions. street wall. building, neighboring buildings, and • In general, differentiate between the base, • Avoid uninterrupted blank walls along all the character of the district as a whole. middle, and top levels of a building. building façades; the use of opaque and Wall signs, projecting building signs, and • Employ simple yet varied masses, and highly reflective glass is also discouraged. suspended arcade signs are encouraged for emphasize deep openings that create To enhance street activity, locate shops, retail and commercial establishments. shadow lines and provide visual relief. restaurants, cafes, consumer services, • Locate utilities, service, and trash away or community uses on the first floor of Melville Boat Basin from residential uses and pedestrian paths, buildings along Burma/Shoreline Drive. and screen these functions from view with • Use design elements such as multiple enclosures which are consistent with the storefronts, display windows, exterior light architectural design of the building. fixtures, awnings, and canopies to add Example sign location interest and give human dimension to street-level building façades. Awnings and canopies extending over the sidewalk are encouraged. • Signage is an integral and very noticeable part of a commercial use. Collectively, Example sign scale

40 | GROWTH CENTERS | IMPLEMENTING THE AQUIDNECK ISLAND VISION DESIGN GUIDELINES FOR WEAVER COVE

The vision for Weaver Cove is a mixed-use • Locate and orient buildings and uses to • Design building volumes to maintain a village. To achieve this vision, Weaver’s Cove provide public access and contribute to a human scale; in general, break down the will need higher density and fairly high continuous pedestrian environment along scale and massing of larger buildings. • Use building height and massing intensity of uses. Portsmouth may want to the water. • An arcade or colonnade techniques that are sensitive to topography establish the maximum height for buildings along the sidewalk edge and to the preservation of views toward the in Melville at 45 feet and a minimum height enhances pedestrian water from upper ﬂoors and nearby public of at least 2 stories to ensure the appropriate comfort, provided street rights-of-way. form for the village center. Neighborhood and/or retail continuity is streets that lead away from the village not unduly interrupted. center typically become narrower the further away from the center they are. Setbacks, lot coverage and height also mirror this scale. Other elements to consider include:

Santorini in Greece (above) and San Remo in Italy (below) exhibit the classic elements of village overlooking a working harbor.

Building location and orientation help create a continuous pedestrian environment along the water.

IMPLEMENTING THE AQUIDNECK ISLAND VISION | GROWTH CENTERS | 41 DESIGN GUIDELINES FOR TANK FARM #2

This sub-district is envisioned as a higher density mixed-use area characterized by an interconnected street network and clear connections to the Melville Marine Center sub-district. Portsmouth planners may want to establish height limits of 55 ft or 5 stories for both residential and mixed-use structures. Because of massing, townhouse or attached residential may be limited to 35 ft and 3 stories. Other elements include:

• Maximizing views • Designing this area to create a compact, village-like environment of connected streets with buildings oriented toward the streets and not a campus with isolated buildings set within lawns and parking lots. • Connecting streets to provide easy circulation within the site and, if possible, connecting to the street grid outside the mixed-use district. • Providing for connections to adjacent development, rather than isolating buildings or groups of buildings from neighboring development by dead-end streets, gates, parking lots, or inaccessible open space.

Sensitivity to topography, views, and possible shadows Design development to create a compact village.

42 | GROWTH CENTERS | IMPLEMENTING THE AQUIDNECK ISLAND VISION DESIGN GUIDELINES FOR RESIDENTIAL HOUSING • Avoid blank walls along streets or These guidelines for site planning and pedestrian ways. • Encourage individual entries to each unit building massing will contribute to if possible and entrances to apartment achieving the West Side Master Plan by buildings no more than 25 feet apart, helping to create an attractive residential serving a small number of units. • Provide private patios or other open space setting in Melville/Weaver Cove. They for ground-ﬂoor units, with appropriate allow for privacy while encouraging social landscaping and/or fencing to preserve privacy while creating an attractive interaction and respecting nearby, less- appearance to the street. intensive residential areas. Use windows, balconies and bays to provide visual interest. • Locate the entries of residential buildings on pedestrian ways that are part of a network leading to the waterfront or on narrow vehicular streets to create the character of a hillside village. • Orient parking and garage access to the rear of residential buildings in alleys.

Residential units should have individual entries. Provide private space for ground-ﬂoor condo units.

IMPLEMENTING THE AQUIDNECK ISLAND VISION | GROWTH CENTERS | 43 MIDDLETOWN ANCHORAGE AND VANICEK MIXED-USE DISTRICTS

The Anchorage and Middletown serves as the transition between Anchorage illustrative concept plan the urban center of Newport and the rural nature of Portsmouth and now seeks to Vanicek sites can help become a growth center for the island. Middletown residents participated in a Middletown shift visioning process for how and where they want their community to grow and develop.

its civic, residential, The resulting vision included: the West Side Master Plan. Carefully shaped • redeveloping the former Navy housing development on the Anchorage and Vanicek at the Anchorage area into a mixed-use, sites can help fulfill residents’ aspirations for and commercial mixed-income development; the kind of walkable, mixed-use activity center • creating waterfront access and a new that has traditionally served as the heart of public park; communities across the U.S. environment as • implementing streetscape improvements and redevelopment of strip shopping The following sub-sections provide general envisioned in the West centers on West Main Road and guidelines and information that Middletown Coddington Highway to promote mixed- planners may want to consider incorporating Side Master Plan. use development; and, into any zoning changes for the area. The • ensuring that if the Vanicek site, the possible zoning options are organized last significant undeveloped property on as follows: (1) general characteristics of West Main Road is sold for development, the Anchorage and Vanicek mixed-use then compact, mixed-use development is neighborhoods; (2) land uses; (3) streets and pursued in conjunction with open-space roads; (4) parking; (5) open space; (6) density; preservation. and (7) building types, including sub-sections mixed-used and residential buildings. The The EPA Team was asked to develop mixed- final sub-section describes possible design use options for the Anchorage and Vanicek guidelines for mixed-use and residential sites, options that implement what the buildings. Together, these will add up to a Middletown residents said they wanted in lively, walkable district.

44 | GROWTH CENTERS | IMPLEMENTING THE AQUIDNECK ISLAND VISION RENDERING OF A POSSIBLE FUTURE FOR THE ANCHORAGE SITE

IMPLEMENTING THE AQUIDNECK ISLAND VISION | GROWTH CENTERS | 45 ZONING CODE OPTIONS will be consistent with the goals of the West Side Master Plan. These options would help The Middletown planners and the Aquidneck Middletown support a range of transportation Looking broadly at designing and coding Island Planning Commission requested and housing choices and a core of commercial for a new neighborhood, Middletown that the EPA Team provide zoning code and community services while preserving residents and planners should first options to the community on how mixed- important open space. As such, these code consider the fundamental elements of the use development could be permitted in the provision options can provide a guidance for two sites. Anchorage and Vanicek sites. This section revising Middletown’s zoning code. • What is the street layout? The streets provides concepts and language that residents and roads need to be platted and built and the town council of Middletown could use Looking broadly at designing and coding for in a way that promotes walkability to implement its broader vision for this area. a new neighborhood, Middletown residents and neighborhood vitality. The street The following code options are applicable for: and planners should first consider the fundamental elements of the two sites. While network needs to be gridded with • The Anchorage Mixed-Use District would the details of designing the neighborhood widths appropriate to the type of apply to the area occupied by former and will be discussed in more detail in the street – village center streets are current Navy housing off Coddington following sections, it is helpful to keep in broader with wide sidewalks, while Highway; the adjacent parcels abutting mind some basic guiding principles to realize neighborhood residential streets are West Main Road occupied by town- the community’s vision for these sites. (See narrower to help calm traffic and owned athletic fields, the library, and the sidebar.) create a sense of place. elementary school; and the commercial • How is parking addressed? Is on- parcels across West Main Road. Taking a first, broad look at these design elements is critical to the ultimate success of a street parking allowed in order to • The Vanicek District would extend over the mixed-use neighborhood. In building a provide a buffer for the pedestrian? Vanicek site and adjacent parcels that face bookcase or a house, common wisdom is to Are parking lots hidden behind West Main Road from Brown Lane to the measure twice, cut once. The same philosophy buildings? Corporate Place area. applies to building a neighborhood—look at • How are buildings and houses the fundamentals twice, and build once. designed? How do they interface with To encourage development that embodies the street? Do the buildings invite the community-building vision of the West pedestrian activity or discourage it? Side Master Plan, the town will need to detail its requirements for both of these sites in its • What is the mix of retail, residential, zoning code. This section describes possible civic, and open space that zoning code options, which draw from the Middletown residents are looking for? experience of other U.S. communities, that are What will the market support? intended to help ensure that redevelopment

46 | GROWTH CENTERS | IMPLEMENTING THE AQUIDNECK ISLAND VISION 1. ANCHORAGE AND VANICEK SITES: TWO MIXED-USE NEIGHBORHOODS BOTH ANCHORAGE AND VANICEK SITES ARE PERFECTLY SIZED AND LOCATED TO ENABLE THEM TO FULFILL THE VISIONS FOR THESE SITES.

The purpose of mixed-use neighborhoods for The Vanicek site could locate its mixed-use retail center closer to West Main Road, freeing open space and putting the center of the the Anchorage and Vanicek sites is to create: development within a ¼-mile walk of current retail. 1. a pedestrian-oriented area with a mixture of commercial, retail, and residential uses that are integrated in close proximity; and Neighborhood 2. an innovative and stimulating environment Neighborhood Center that encourages walking. Center

Both Anchorage and Vanicek sites are perfectly sized and located to enable them The entire Anchorage site falls within a ¼-mile walk of what to fulfi ll the visions for these sites. Other could be its center. communities who have successfully created mixed-use districts have had the following general characteristics: combination of uses including residential, intensity from the commercial center to retail, offi ce, service, civic, and open space. surrounding lower intensity residential Characteristics • Uses are located on the ground fl oor to neighborhoods. • Mixed-use neighborhoods have a variety stimulate pedestrian activity. • Surrounding neighborhoods contain of local-serving businesses and other • Auto-related uses (gas stations, auto repair moderate densities that form a transition commercial establishments and are and supply, etc.) are allowed only as non- and link between surrounding lower integrated with a variety of residential prominent secondary uses. density residential neighborhoods and housing types and densities. • Large retail uses are limited and, if heavier intensity commercial or light • Mixed-use neighborhoods are organized allowed, required to respect the small scale industrial / employment areas. to allow appropriate integration, while pedestrian and block pattern of the mixed- • Streets and roads are developed and protecting and allowing easy access use district. maintained in a gridded, well-designed, to/from the surrounding residential • Large offi ce and institutional uses are interconnected system that serve all neighborhoods. limited, and if allowed, are located on transportation modes (driving, walking, • The neighborhood is a pedestrian- upper fl oors of buildings, or located away biking) and create multiple mobility oriented place, serving as the focal point from the center of the mixed-use center so options throughout planning areas and and identity for any current or future that centrally-located ground fl oor space is neighborhoods; surrounding neighborhoods. available for more pedestrian-oriented uses. • Mixed-use neighborhoods contain a • Land uses generally transition in

IMPLEMENTING THE AQUIDNECK ISLAND VISION | GROWTH CENTERS | 47 • Neighborhood and district streets are desire to create development that reflects • Residential , including multifamily rental designed as pedestrian-focused with trees, community goals. Other New England housing, apartment condominiums, pedestrian amenities, and lighting. and U.S. communities that have achieved townhouse condominiums, live-work • Streets are narrow and designed for slow successful mixed-use districts have a mixture units, and limited single-family detached moving traffic, balancing the needs of of businesses that are appropriate for a on small lots (6-10 houses/acre) auto circulation with the convenience and range of users including pedestrians and • Stores for sale of marine supplies enjoyment of a walking community. cyclists. These communities frequently have • Building types transition mid-block to permitted, conditional, and prohibited uses Conditional ensure that complimentary building like those that follow below. The following uses are appropriate under heights face each other across streets. certain conditions within a mixed-use district: • The structure of activity center mixed-use Permitted • Large scale office (over 10,000 s.f.; (not districts may vary, yet they are typically one A variety of land uses are appropriate to a allowed on ground floor level) of two primary types: mixed-use district including: • Places of worship and assembly; shared or 1. Nodal: Nodal centers generally focus • Local-serving retail and restaurants joint use parking required. (See “Parking”.) on a civic space such as a square, plaza, • Service businesses • Large scale institutional uses (public village green or commons. • Hotels services uses only allowed; over 10,000 s.f. 2. Linear: Linear mixed-use areas generally • Small offices and clinics, with public not allowed on ground floor) feature “main streets”: mixed-use retail service component (under 5,000 s.f.) • Labs and medical research (not allowed on streets sometimes ending on a civic • Public uses, such as libraries, schools, and ground floor) space, such as a park or plaza. other civic uses such as municipal offices • Restaurants over 10,000 s.f.; shared or • Civic uses; public services uses encouraged joint parking required. (See “Parking”.) 2. LAND USES on ground floor • Other uses which do not add activity to • Daycares, galleries, museums, and similar street front (per zoning official) The permitted uses support and catalyze the cultural uses vision of a compact, walkable, mixed-use • Parks and other small recreation areas Non-permitted district and help to fulfill the goals of the The following uses are not appropriate within Seating areas and cafes are encouraged in West Side Master Plan. While current and the neighborhood centers. a mixed-use district: projected market conditions favor residential • Auto uses (sales, storage, parts or development, the development mix (e.g. maintenance or car wash) the proportion of residential, office, retail • Drive-throughs and other uses) will adjust over time due • Self storage or long term storage to shifting demographics and consumer • Kennels (exterior yards) preferences. As a result, the town should • Food manufacturing or processing (except continue to plan for the site’s development that consumed on site) recognizing future market changes and the • Other types of manufacturing

48 | GROWTH CENTERS | IMPLEMENTING THE AQUIDNECK ISLAND VISION 3. STREETS AND ROADS MAKING STREETS FRIENDLIER FOR PEDESTRIANS Successful neighborhoods have streets and In spring 2006, the Institute of Transportation Engineers (ITE) released a draft version roads that are developed and maintained of guidelines intended to promote walkable streets. Developed jointly with The Congress in a gridded, well-designed, interconnected for the New Urbanism, “Context-Sensitive Solutions in Designing Major Urban system that serve all transportation modes Thoroughfares for Walkable Communities” draws on recent experience to present new, (driving, walking, biking) and create multiple pedestrian-oriented approaches to street design for trafﬁc engineers, municipalities, and mobility options throughout planning areas developers. Available on ITE’s website, http://ite.org/bookstore/rp036.pdf. and neighborhoods. Well designed streets and roads are critical to meeting a number of the goals articulated in the West Side Master Plan, and maintained to serve all transportation shielded by buildings. such as increasing walkability and creating mode and create multiple mobility options • Develop narrower streets, designed for mixed-use neighborhoods. throughout the two neighborhoods; slow moving trafﬁc, balancing the needs of

• New neighborhood access roads take into auto circulation with the convenience and The purpose of this section is to help account existing intersections. enjoyment of a walking community. Middletown create a detailed framework of • Shorter, more frequent blocks encourage • Use traffic-calming measures—such as attractive streets that foster walkability, are walkability and foster more pedestrian- curbside parking and landscaped bulb outs designed to the scale of pedestrians, and, friendly environments. New blocks have at street corners—to maintain appropriate wherever possible, accommodate bicyclists as a perimeter no greater than 1,500 feet. speeds and support a desirable living well as vehicles. Other communities that have Consider maximum block sizes of 300- environment. successfully created neighborhoods with a well 600 feet with any block dimension over designed neighborhood grid that allows traffic 400 feet requiring a mid-block alley. The Anchorage property sits on the corner to flow, encourages pedestrian activity, and • Neighborhood and district streets as of two arterials and the Vanicek property is allows the neighborhood to change as social- designed with trees, pedestrian amenities, framed by an arterial (West Main Rd.) and economic conditions of the town changes have and lighting. two collector streets. The vision for these the following characteristics: • Well-planned and interconnected properties includes a denser activity center • Mixed-use districts are organized by a pedestrian and bicycle routes are developed in the interiors of these properties. Given network of streets. within and between the new neighborhood their locations, a variety of street types will be • Streets connect to each other to provide and surrounding neighborhoods and open necessary. easy circulation within the site and connect spaces. to the adjacent streets outside the district • The frontage along all four sides of a block Primary Street - Collector to provide the highest level of connectivity is lined with buildings with windows and Access to activity centers from the arterials between districts in the planning area. doors to make the environment more is provided by a street slightly larger than a • A well-designed, interconnected system attractive to pedestrians. Surface parking neighborhood street (a collector). This street of roads, streets, and paths is developed lots are located in block interiors and could be a “complete street,” which is a street

IMPLEMENTING THE AQUIDNECK ISLAND VISION | GROWTH CENTERS | 49 that provides for all modes without one mode their linear street frontage to frame the street sidewalk to make bikers and pedestrians interfering with the operation of another and emphasize its public importance. feel more comfortable. Internal streets also mode (see the new ITE guidelines described have sidewalks benches, pedestrian-scale in box on page 27). The precise design of Neighborhood Streets (local streets) lighting, and other streetscape amenities for a this complete street, among other things, is Design of neighborhood streets is critical to comfortable and safe pedestrian environment. dependent on how much density is placed in neighborhood livability: pedestrian and vehicle The street could be 8 feet wider if the town the activity center. traffi c fl ow and access. New connecting wants to allow parking on both sides of the streets could be narrow neighborhood streets, street. The collector streets in both sites will form designed for a mostly residential area with the primary retail streets. Buildings in this low traffi c volume at slower speeds. They Alleys zone are built to the sidewalk for at least 80 could have sidewalks, on-street parking, and Alleys play an important role in building a percent of their linear street frontage, and the strips of grass, trees, or other vegetation pedestrian-friendly environment and are sidewalks are lined with trees. between the sidewalk and the street. Bicycle encouraged wherever feasible. Placing parking lanes in each direction are encouraged. The at the rear of a site and providing vehicle Design of each site’s collector streets could illustration below shows how one of these access to it with alleys strengthens residential include two travel lanes and a left-hand turn streets might look. Each design element and mixed-use streetscapes. This arrangement lane with on-street parallel parking on both supports a more pleasant neighborhood street minimizes driveways and curb cuts along sides. Bicycle lanes in each direction are for both driver and pedestrian. The narrow the street and increases the amount of space encouraged. In mixed-use areas, sidewalks lanes and on-street parking encourage drivers available for community-building features could be 12 to 16 feet with street trees required to drive slowly and look out for oncoming such as porches, stoops, storefronts, and and outside seating encouraged. Buildings are cars. The on-street parking and vegetation entrances. built to the sidewalk for 80 percent or more of between the sidewalk and street protect the 3. STREETSCAPE

Communities that have successful mixed-use neighborhoods have the following streetscape design improvements that help enhance the pedestrian environment:

Lighting Street lights are scaled for lighting the pedestrian way at approximately 16’ tall and at intervals of 50 feet. Two level lights are appropriate within commercial areas. Sample cross-section of a neighborhood street (from Dan Burden et al., Street Design Guidelines for Healthy Neighborhoods, Local Government Commission, 1999) Additional lighting may include building and

50 | GROWTH CENTERS | IMPLEMENTING THE AQUIDNECK ISLAND VISION signage lighting as well as accent uplights on Building signage should be attractive and consistent parking. The following general guidelines for buildings or at landscaping. with the building’s architecture parking at this site are drawn from strategies used in other mixed-use districts. Street Trees • Allow parallel parking throughout both Street trees are placed at intervals of neighborhoods. Use the supply of parallel approximately 25 feet within tree wells (with parking spaces when calculating overall grates or hard pack pervious material). There parking needs. are bulb outs with accent trees at intersections • Allow for shared parking facilities. (For and mid-block pedestrian crossings. example, Middletown Public Library and Intersections JFK Elementary School, both on West Main Pedestrian crossings are clearly designated Road.) This will likely require regulatory with wide striping at a minimum. For retail and institutional arrangements to manage streets, accent paving—such as interlocking and fund a shared parking facility. pavers, brick in accent bands or scored and • Allow developments to meet a portion of sand blasted concrete—is strongly encouraged 4. PARKING their parking requirements off site. to provide a textured surface that cues drivers • If a site has surface parking, then to slow down. Parking plays a central role in determining the locate parking at the rear or rear-side of Sidewalk Design character and function of any development. buildings. Further, wrap retail, ofﬁce, Sidewalks are a minimum of 8 to 16 feet wide This will be particularly true of any effort to or residential buildings around surface and wider on retail streets. Where seating is develop a compact, walkable, characteristically parking to hide it from pedestrian activity. encouraged a minimum of 16 feet is desired. New England waterfront community at • Do not front surface parking on major Accent paving—such as interlocking pavers, the Anchorage and/or Vanicek sites. Other public streets. brick in accent bands or scored and sand communities who have successfully created • Divide parking lots into ﬁelds of no more blasted concrete—are strongly encouraged a lively, pedestrian-oriented environment did than 40 spaces. along retail/mixed-use pedestrian walks and so, in part, by minimizing the prominence of • Plant parking lots with trees in linear strips crossings. Two to three feet or more of these Well designed screening at parking lots minimizes their impact on the sidewalk widths is generally used for trees, benches environment and frames the public realm in a way similar to a building. and other amenities. These amenities are important to creating an inviting pedestrian experience in both retail and residential areas. Signage Street signage is consistent with pedestrian lighting and coordinated as part of street furniture.

IMPLEMENTING THE AQUIDNECK ISLAND VISION | GROWTH CENTERS | 51 and peninsulas that provide sufficient and manage shared facilities Small outdoor seating areas are encouraged throughout room for healthy tree growth. Plant whose size is set as part of an the Anchorage and Vanicek neighborhoods. sufficient trees to provide shade over 50 overall access and circulation percent of a lot within 10 years. plan. Some of the parking demand • Screen parking lots with either perimeter typically met on site continues landscaping, including shrubs maturing to be met on-site, some in to at least 4 feet, or opaque fencing at least shared public or private facilities 4 feet tall with shrubs or vines planted (including on-street), and some is against the fence. met through other transportation • Provide and designate pedestrian routes options, including walking, from the parking lot to destinations. shuttles, etc. For guidance and resources on both form and Whether provided on-site or off, parking management of such parking solutions, see 5. OPEN SPACE requirements need to be carefully set as part the recent EPA document Parking Spaces/ of a comprehensive access and circulation Community Places (http://www.epa.gov/ Preserving natural areas and creating plan for the village. Traditional requirement smartgrowth/parking.htm) and the Victoria recreational opportunities are a key part of formulae such as “x spaces per restaurant Transport Policy Institute site (http://www. enhancing community livability and are table” are not particularly relevant to the vtpi.org). reflected in the vision of the West Side Master neighborhoods envisioned for the Anchorage Plan Vision. These goals can be met on the and Vanicek sites. If the vision is for a Meeting the parking needs at the district level Anchorage and Vanicek sites in Middletown by: community in which a significant number can provide substantial advantages, including: • Including courtyards, public greens of people, whether residents or visitors, • Substantially improve design flexibility or commons for use by neighborhood make trips by other than chaining single- for each parcel, both physically and residents in residential areas. These spaces occupant auto trips, then the access and economically (for example, it would allow are planted with native species, designed circulation plan needs to be tailored to that much more compact, walkable designs as outdoor “rooms” rather than as vision, and parking supply set accordingly. without requiring potentially prohibitive undifferentiated space, and have amenities Neither parking minimums nor maximums underground parking at each parcel); such as benches, pedestrian-scale lighting, per site are necessarily the best tools with • Accommodate peak-period parking and play structures. which to implement this vision; even with a demands while not over-parking the village • Locating neighborhood open space so that shared parking facility, site-based standards itself during off-peak periods; and it is visible from nearby housing units and encourage thinking in site-based terms, rather • Economically and aesthetically public streets in order to provide “eyes on than in district-wide terms. accommodate any seasonal vehicle storage the street” and to convey a sense of being needs. fully public in character. Increasingly, communities of the type Middletown would like to become provide

52 | GROWTH CENTERS | IMPLEMENTING THE AQUIDNECK ISLAND VISION • Locating no housing unit more than a five-minute walk from accessible, green ENHANCING COMMUNITY SPACE THROUGH DENSITY BONUSES open space, inclusive of publicly owned Many communities use density bonuses at least 75 percent of the frontage on a major parks and playgrounds, but not including to encourage developers to provide other street; the provision of affordable housing publicly owned athletic fields. This green amenities for the community. For instance, a units; a contribution to an open-space fund, open space is at least 250 square feet. reasonable program could offer developers regional land trust, or comparable entity. • Requiring pedestrian paths through all a 25 percent density bonus for buildings Density bonuses also work in areas with public open spaces. that meet criteria that support the vision of firm height restrictions. In those cases, a • Providing open spaces and courtyards with the West Side Master Plan. Some possible municipality grants the maximum height maximum sun exposure and attractive conditions could include: provision of only if the developer meets the density views. residential parking below the building; bonus requirements. inclusion of retail or other active uses along 6. DENSITY planners will zone for density in residential Core Densities Densities will vary somewhat within the and non-residential buildings. Residential Successful, walkable, mixed-use districts Anchorage and Vanicek sites. As discussed developments are commonly described as in other U.S. communities generally have throughout this report, a certain level of a certain number of houses per acre and a residential density in the core of at least density is required to support the critical non-residential densities as a minimum or 20 units per gross acre and up to 40 units massing of uses necessary to create a compact, maximum floor-to-area ratio (FAR). A mixed- an acre and for non-residential uses, a FAR walkable community that embodies the use district will sometimes combine these range of 1 to 3.5. These ranges will allow characteristics associated with the vision for densities in the same building, e.g., buildings developers to build some residential only, these two sites. The residents of Middletown that have both retail and residential uses. retail or office only, or a mixed-use building. have clearly laid out their vision for a compact, Another way to think about densities in a The exact percent of different land uses, such walkable, mixed-use neighborhood in this area mixed-use district is determining densities as residential, retail, office, civic, is dependent and to achieve that vision, denser development for the district’s “core,” or primary activity on the community’s vision for the core and will play a critical role. Other communities center, and then stepping down densities prevailing economic trends. who have successfully created the type of to surrounding neighborhoods. This type mixed use neighborhoods Middletown of pattern is often called a “wedding cake,” In general, buildings in the core are between envisions have found concentration of mixed- since the highest densities are in the center. two and six stories, depending on their use development is necessary to support Reducing densities as one travels from the location within the neighborhood. Similar businesses, infrastructure, and recreational center provides blending or transition zones to density bonuses, a height bonus (10 to opportunities. into surrounding neighborhoods. The result, 25 percent) could be allowed in return for if done well, is a mixed-use neighborhood providing such things as: residential parking Creating a mixed-use district will require that acts and looks like it was developed at the below the buildings and contributions to a new thinking about density. Traditionally, same time as the surrounding uses. town open-space fund, affordable units, or

IMPLEMENTING THE AQUIDNECK ISLAND VISION | GROWTH CENTERS | 53 regional land trust. Generally in the core, into the surrounding single use residential buildings with both structured and on-site residential densities can be achieved with a neighborhoods. parking since it is possible that the mixed-use mix of single-family row houses, some row- buildings framing the retail areas will have house flats, and possibly some lower-rise 7. BUILDING TYPES both surface and structured parking. A more multifamily housing. Having a maximum complete discussion on parking is included in of 3.0 FAR, which represents three fully All buildings need to contribute to the mixed- Section 3. developed floors of retail or office, gives use districts in Middletown. A successful Middletown planners an option of limiting mixed-use district will have a wide range of Retail with Office/Residential building height to 3 stories or allowing 1-2 building types—some all residential, some all above and surface parking behind. additional floors of residential units. retail, and some that contain both. Collectively, buildings determine a neighborhood’s Stepping Down From the Core intimacy and spaciousness through their As development steps down from the mixed- location. Their orientation can shape outdoor use center, densities decrease accordingly as space and public access. The point where a they transition into residential neighborhoods. building meets the sidewalk in a commercial Communities with mixed-use neighborhoods, area is a place of interaction. Proper generally find that retail uses decrease articulation of a building’s façade will add to A. Mixed Use Retail/Office Or Residential significantly to those uses that support the richness and variety of the district. All of With Surface Parking neighborhood functions, such as dry cleaners, these dynamics work together to help achieve day cares, or pharmacies. There is less vertical the goals and visions discussed in the West Retail mixed-use buildings are comprised of mixing, e.g., multiple uses in one building, Side Master Plan. ground floor retail space with commercial and more horizontal mixing, e.g., multiple or residential uses above. Retail mixed-use uses next to each other. The purpose of this section is to describe buildings are required along the primary some common characteristics of various pedestrian retail street. The intent of this Accordingly, residential densities step down to buildings types that other communities have building type is to add intensity to the 10-20 units an acre and will see fewer multi- used to develop successful mixed-use districts development site and vitality to the street level family buildings and more townhomes, live- in coastal areas. Building types discussed in with active uses. work units, limited single-family detached this section include mixed-use and residential. homes (generally at the very edge of the Design guidelines for mixed-use and Site Planning mixed-use district) and accessory dwelling residential buildings are included at the end of Site planning describes the orientation of the units. Non-residential uses are likely to be the section. development to existing and adjacent uses in the 0.7 to 1.5 FAR range. The edge of the as well as how the structures and space of mixed-use district is primarily lower density Mixed-Use Buildings the development functions as a place. This residential housing in the range of 6-12 In this section, the EPA Team wanted to includes a discussion of building location and units/acre as the mixed-use zone blends provide additional detail on various mixed-use context, how the structures will meet the right-

54 | GROWTH CENTERS | IMPLEMENTING THE AQUIDNECK ISLAND VISION of-way including public sidewalks and the • Maximum building setbacks are greater intensity of use generally requires street and transitions among adjacent uses. incorporated to ensure the continuity of either above grade parking structures or below Numerous communities have successfully the street fabric. grade podiums or a combination of both. developed mixed-use buildings with surface • Retail frontage is approximately 90 percent The intent of this building type is to provide parking and those buildings had the following of building frontage. substantial intensity of development which site planning characteristics: • Retail storefronts are semi-recessed (at supports surrounding uses while maintaining • Buildings are located and oriented to the entries) and are spaced at approximately a pedestrian quality. street up to the “build to line” (not to the 25’-50’ spacings. rear parking). • Retail frontage is approximately 50 percent Site Planning • Buildings are located on the corners of transparent storefronts. Numerous communities have successfully blocks so as to define intersections. • Facade treatments is consistent with developed mixed-use buildings with • Entries are located on street frontage with design guidelines: Particular attention structured parking and those buildings had secondary entries allowed from the parking is given to craftsmanship and detailing the following site planning characteristics: area. within the pedestrian zone regarding • Buildings are located and oriented to the • Parking is located to rear of site and never materials and finishes. street at the build to line. at primary street corners. • Retail frontage has entry canopies, • Buildings are located on the corners of • Sidewalk widths vary according to the awnings, or arcades (where specifically blocks so as to define intersections. sub-district and will be guided by the required) for pedestrian protection and • Entries are located on street frontage with necessity of providing appropriate space shading. secondary entries allowed from the parking for pedestrians to contribute to the overall area. pedestrian character of the district. Office mixed-use buildings are comprised of • Parking is accessed to rear of site and ground floor retail or service business uses with commercial office space above. never located at primary street corners. The Building Design sub-grade parking podium or structures The location and orientation of buildings can be accessed from side streets or alleys. is as important to the physical construct of • Parking structures are located behind retail the community as the use of the structure. or office buildings. Depending on the location in the hierarchy of the community, buildings take on different roles to create spaces and orient people in their use and interactions among streetscapes B. Mixed Use Retail/Office Or Residential and clusters of buildings. Numerous With Podium Or Structured Parking communities have successfully developed mixed-use buildings with surface parking and Office mixed-use buildings are comprised of those buildings had the following building ground floor retail or service business uses design characteristics: with commercial office space above. The Office Building with underground parking.

IMPLEMENTING THE AQUIDNECK ISLAND VISION | GROWTH CENTERS | 55 Building Design Residential Housing a variety of housing types. These are places Numerous communities have successfully The EPA Team wanted to provide additional that retain their housing values because developed mixed-use buildings with detail on various residential types to give the amenities that exist are accessible to a structured parking and those buildings had Middletown planners and residents an idea variety of residents, not just a segment of the the following building design characteristics: of the broad range of options and designs population. The key is to develop a housing • Buildings are set to “Build to Line” with available when zoning for a range of housing program and community development wider sidewalk where retail occurs or is types. By providing a larger range of housing strategy that promotes housing at all levels. landscaped where business/office uses types, communities can begin to use their front the street (business or office use is resources more efficiently, better accommodate However, within these neighborhoods, prohibited or a conditional use at ground the housing needs of all residents and help there can be a real problem ensuring there level. In places where it is allowed the aging residents remain in their homes—all is available housing for a community’s design of the buildings follows the design goals expressed in the West Side Master Plan. workforce, such as its teachers, firemen, context established by surrounding retail policemen, and other city employees. structure). The supply of affordable housing is a concern Government then can impact the amount and • Retail and service commercial space is in communities across the country. Housing type of housing in a community through its designed to retail storefront standards to price increases are caused by a number of zoning and development regulations. allow for expansion of retail uses. interacting factors, including the supply and • Parking structures are designed to provide demand for housing, the price of inputs One strategy employed by some communities a facade with characteristics similar to an such as labor, materials and land, and the is to provide incentives for affordable housing office building. amount of choice in the housing markets. The units. For example, Middletown could provide supply of affordable housing can be increased a density bonus of 15-percent of all units for Residential buildings should have minimal setbacks with raised through mixed-use developments because developers that provide one affordable unit entries. often these type of developments, or districts, (affordable to households with incomes at offer consumers a wider range of housing <80-120-percent or less of AMI) for every ten types, e.g., single family homes to apartments, market rate units constructed. thereby offering a wider range of price points. A. Multi-Family Residential Communities dedicated to creating vibrant This type of housing includes 3 to 4 stories communities tend to plan for housing that can over a secure parking podium and generally appeal to a broad spectrum of the population. has approximately 30 to 40 units an acre either A range of housing choices can then be part as a rental or homeownership opportunity. of a broader program of community building Placed in the proper location, this prototype that includes access to transportation choices could place the urban-oriented person and nearby services. A well-balanced and near urban amenities such as shopping, desirable community is one that includes entertainment and employment centers.

56 | GROWTH CENTERS | IMPLEMENTING THE AQUIDNECK ISLAND VISION Site Planning and stair core to a series of double loaded Site Planning Numerous communities have successfully corridors. Numerous communities have successfully developed multi-family residential housing • Primary building entrances are oriented developed multi-family townhomes and those and those buildings had the following site towards streets, parks or pedestrian plazas. buildings had the following site planning planning characteristics: • Ground floor units have individual entries characteristics: • These buildings have common open directly from the street. • Townhome developments are organized spaces, such as semi-private secure • Walk ups are allowed for 3-story buildings. around a large semiprivate open space that courtyards. • Parking is structured either above or below provides for quality landscaping, tot lots • Maximum setbacks are required to ground, oriented behind liner apartments, and building buffer space. keep building form and street pattern or shared with other facilities. On street • Townhomes have attractive entry and consistent. parallel parking spots is part of the porch areas at the street level. • The ground floors of building frontages calculation of parking needs. on all residential streets are be primarily • Siting minimizes the impact of automobile Building Design occupied by active residential uses such as parking and driveways on the pedestrian Numerous communities have successfully living spaces and unit / building entries. environment, adjacent properties and developed multi-family townhomes and those • Buildings orient facades, and locate access pedestrian safety. Providing parking below buildings had the following building design and landscaping to the public streets. the building is the preferred method. If this characteristics: • Buildings are sited to take best advantage is not feasible, use techniques to minimize • The 2-story units range in size from 850 of the neighborhood’s amenities – parks, the impacts of driveways and parking areas: sq. ft. two bedroom units up to 1,800 sq. ft. open spaces, tot lots, and access to retail > Locate surface parking at the rear or three bedroom units. and services. side of the lot, with no parking visible • Building articulation and design is from public views. informed by structural elements such Building Design > Break large parking areas into smaller as columns, roof lines and window Numerous communities have successfully ones. fenestration, as well as functional elements developed multi-family residential housing > Minimize the number and width of such as locations of entries, circulation and those buildings had the following driveways and curb cuts spaces and special rooms. building design characteristics: > Share driveways with adjacent sites. • Roof forms and pitches of new residential • Ground floor living spaces is raised off structures are similar to forms and the level of the street to provide privacy (3 B. Multi-Family Townhomes pitches commonly found in nearby to 4 feet in keeping with regional design These townhouses provide a full range of neighborhoods. principles) amenities comparable to a single family • Parking access is provided through mid- • Units range from 600 sq. ft. one bedroom product in an attached setting at 14-24 units / block alleys. Townhome garages open to a to 1,800 sq. ft. three bedrooms. acre. The townhouses provide for private open rear alley, not the neighborhood street. • The buildings are typically accessed space usually in the rear yard with a detached through a common entry with an elevator or attached garage.

IMPLEMENTING THE AQUIDNECK ISLAND VISION | GROWTH CENTERS | 57 C. Single-Family Residential • Alleys are encouraged for parking and Typical units range from 400 sq. ft. studios to Small lots for single family houses are defined service. 900 sq. ft. two bedroom units. This prototype as single lots ranging from approximately can be placed throughout Middletown and 4,000 to 7,000 sq. ft. each producing Building Design Aquidneck Island in existing single family densities from 6 to 10 units an acre. Numerous communities have successfully neighborhoods, especially in residential developed single-family detached housing neighborhoods with a predominant service Middletown planners need to consider in vibrant mixed-use districts and those alley pattern. how the Vanicek property could transition homes had the following building design into surrounding neighborhood uses. A characteristics: Site Planning transition zone would help development on • Parking needs are handled by a maximum Numerous communities have successfully the Vanicek property blend seamlessly into one car garage, accessible through a back allowed accessory dwelling units in vibrant existing neighborhoods. Within this zone, alley. mixed-use districts and those units had the compact, single-family detached housing • Houses have small front yards defining following site planning characteristics: may be appropriate. The town might aim for the street edge with private enclosed back • These units are placed over an attached or approximately ten percent of all residential yards for family activities and minimal side detached garage, as a stand alone carriage units to be single-family detached. yards. house, or in the basement or attached • Entries are emphasized with porches directly to the existing house. In addition, allowing limited single-family which are large enough for seating. • Parking is handled on site in either the housing provides more housing choice, more • Building articulation and design is driveway or in the garage. housing price points, and more flexibility informed by structural elements such • Street parking is allowed and is part of the to developers. Allowing too much detached as columns, roof lines and window calculation of parking needs. housing will impede the development of a fenestration, as well as functional elements vibrant, diverse mixed-use district that is such as locations of entries, circulation Building Design envisioned in the West Side Master Plan. spaces and special rooms. Numerous communities have successfully • Front setback is a maximum of 15 feet allowed accessory dwelling units in vibrant Site Planning along any street. Front setbacks are mixed-use districts and those units had the Numerous communities have successfully consistent. Stoops, porches, and bay following building design characteristics: developed single-family detached housing in windows may extend up to 5 feet into the • Accessory buildings exhibit the same vibrant mixed-use districts and those homes setback. architecture detail and materials as the had the following site planning characteristics: single-family home. • Maximum setback are required to D. Accessory Dwelling Units • Accessory units under 500 sq. ft. may use keep building form and street pattern Allowing accessory buildings effectively on-street parking consistent. doubles the density of an existing single • Parking is on street or in driveways. family lot with little visual effect in an Garages to the rear. established residential neighborhood setting.

58 | GROWTH CENTERS | IMPLEMENTING THE AQUIDNECK ISLAND VISION Design guidelines are an DESIGN GUIDELINES FOR MIXED-USE BUILDINGS effective tool for specifying the ANCHORAGE AND context established in the zoning VANICEK DISTRICTS and development requirements. These guidelines for mixed-use buildings— covering site planning, building massing, While zoning refers to the types and design—will contribute to creation of the attractive, cohesive pedestrian of the uses, bulk regulations environment envisioned in the West Side and setbacks, design guidelines Master Plan. They draw on the experience of other communities that have succeeded in direct development as parcels creating such neighborhoods.

and building relate to one A. SITE PLANNING AND MASSING The taller building mass should be at and another and provide a consistent The life of an active mixed-use district is near the West Main/Coddington intersection. feel and defined sense of place. It closely tied to the character of its public public space. The point at which a building space. Collectively through their location meets the sidewalk in a commercial area is a provides a set of considerations and orientation, buildings shape outdoor place of intense interaction. Consistent build-to to help define the character space, determining its intimacy, spaciousness, lines insure that adjacent buildings reinforce and enclosure. It is especially important to the importance of public streets and establish of the village. Guiding the acknowledge the importance of streets as a sense of connection and continuity among individual buildings. The goal is to reinforce principles of architecture, how a sense that these buildings represent more than individual developments; they represent the pedestrian and automobiles building blocks that work together to form a access sites, and establishing community. Specific elements include: elements of style will formalize 1. Development massing reinforces the desired street wall, and the taller buildings the identity created by the are located at and near the intersection of character of this community. A continuous building street wall West Main Road and Coddington Highway

IMPLEMENTING THE AQUIDNECK ISLAND VISION | GROWTH CENTERS | 59 DESIGN GUIDELINES FOR MIXED-USE BUILDINGS ANCHORAGE AND VANICEK DISTRICTS

and elsewhere along West Main Road and 3. Building heights and massing in the rest the boulevard. These locations represent of a site is sensitive to topography, to the most appropriate locations for buildings preservation of views toward the water that reach the maximum height of 65 feet. from upper ﬂoors and to the potential 2. Strong building forms are employed. For for shadows on adjacent residential example, towers are used to demarcate development. Where appropriate, heights important gateways and street corners and step down at a site’s edge to be compatible strong corner massing can function as a with lower-scaled existing development. New development should provide connections to, visual anchor for the block. By meeting the Meeting the intent of these guidelines will and be visually compatible with adjacent buildings. overall expectation of high-quality building generate a variety of heights and massing 7. Buildings or groups of buildings are not design and maintaining height, bulk and that convey the district’s emerging vitality isolated from neighboring development scale compatibility with surrounding while reinforcing its overall relationship to with dead-end streets, gates, parking lots, areas, new mixed-use development in the surrounding context—generally scaling or inaccessible open space. these locations will serve as focal points up toward mixed-use development along 8. Restaurants and cafes are encouraged for activity while not overwhelming the the major roadways and down toward to provide outdoor seating by permitting sidewalk and surrounding residential areas. adjacent existing neighborhoods, while additional setbacks from the build-to line Strong corner maintaining views to the bay. for outdoor dining. massing 9. An arcade or colonnade may be integrated can act as a 4. Buildings are located and oriented in a visual anchor way that augments public streets and civic along the sidewalk edge, provided that for the block. spaces. street and/or retail continuity is not unduly 5. Main building or shop entrances are interrupted. located on street frontages, with secondary 10. Design building volumes to maintain a entrances allowed from the parking area. human scale; in general, break down the Entrances are inviting and do not interrupt scale and massing of larger buildings. street and/or retail continuity. 11. Any publicly owned athletic ﬁelds or 6. Clear pedestrian connections are created recreational open space redeveloped as part and are well-marked and gracious. Clearly of the overall design of this area is placed marked pedestrian routes are provided from contiguous to the school while the frontage surface or structured parking to buildings, of West Main Road is reserved for mixed- streets and public spaces. use activity.

60 | GROWTH CENTERS | IMPLEMENTING THE AQUIDNECK ISLAND VISION DESIGN GUIDELINES FOR MIXED-USE BUILDINGS ANCHORAGE AND VANICEK DISTRICTS

12. Utilities, service and trash are located away Maintain a high by using clear glass windows and doors. transparency along from residential uses and pedestrian paths the street; at least Locate storefront windowsills or the top of and screen these functions from view by 60% of storefronts bulkheads no higher than 30” above the and façades should enclosures that are consistent with the be clear glass sidewalk. windows or doors. architectural design of the building. 7. Use design elements such as multiple storefronts, display windows, exterior light B. BUILDING DESIGN fixtures, awnings, and canopies to add interest and give human dimension to street- All buildings need to make a contribution to level building façades. the mixed-use district. Thoughtful proportions 8. Signage is compatible with buildings, will contribute to coherent mixed-use building dimensional quality. Encourage the use of neighboring buildings, and the character of design and promote architectural unity within recessed windows that create shadow lines the district as a whole. Wall signs, projecting the retail/commercial core. A building’s design and suggest solidity. building signs, and suspended arcade signs will add to the richness and variety of each 5. Avoid blank walls along all building façades are encouraged for retail and commercial district. The following elements can contribute facing a street; the use of opaque and highly establishments. Sign bands are integrated to building design’s influence on both reflective glass is prohibited along public into the design of the building façade. neighborhoods: streets. Flashing or internally illuminated box signs 1. A building exhibits a sense of order. For 6. Promote active, pedestrian-oriented uses are strongly discouraged. example, differentiate among the base, with a high degree of transparency along middle, and top levels of a building. the street. Keep 60 percent of the storefront 2. Employ simple, yet varied masses, and or other street-level façade visually open emphasize deep openings that create shadow lines and provide visual relief. 3. Consider each building a high-quality, long- term addition to the district; exterior design and building materials exhibit permanence and quality appropriate to a activity center. 4. Provide a clear set of building openings;

fenestration uniﬁes a building’s street wall Storefront elements and add considerably to a façade’s three-

IMPLEMENTING THE AQUIDNECK ISLAND VISION | GROWTH CENTERS | 61 DESIGN GUIDELINES FOR RESIDENTIAL BUILDINGS ANCHORAGE AND VANICEK DISTRICTS These design guidelines for residential • Deeper residential setback: buildings • Provide entry enhancement such as housing types will contribute to achieving set back farther from the sidewalk landscaping along public streets. the West Side Master Plan by helping to (maximum 15 feet) provide sufficient • Locate and design decks, balconies and create an attractive residential setting privacy to permit more open porches, upper-level terraces to minimize the in the Anchorage and Vanicek districts. courtyards and garden space for ground- disruption of privacy. They allow for privacy while encouraging floor residential units. Fences can further • Locate outdoor spaces to take social interaction and respecting adjacent strengthen a sense of separation from advantage of sunlight. neighborhoods. the sidewalk. • Provide play areas for children. 4. Site residential projects to maximize 5. In a successful mixed-use neighborhood, A. SITE PLANNING AND MASSING opportunities for creating usable, attractive, residential buildings are compatible well-integrated open space. Such elements with the scale of development for the 1. Good building siting responds to specific include: surrounding area. Many communities have site conditions and opportunities, such • Site outdoor spaces such as courtyards in used residential buildings to help provide as location on prominent intersections, accordance with the location and scale a sensitive transition to nearby residential unusual topography, significant vegetation, of adjacent streets and buildings; for neighborhoods. The following techniques and views or other natural features. instance, define and contain courtyards can help achieve this goal: 2. The experience of traveling along streets for residents through a combination • Articulate a building’s façades vertically often defines a neighborhood’s character. of building, landscape, and other site or horizontally in intervals that relate to How residential buildings line or step amenities such as benches and lighting. the scale of the pedestrian. back from the street helps determine the • Reduce the bulk of a building’s upper level of privacy for residents, as well as the Topography, vegetation, and views may all offer site-specific opportunities. floors. amount of social interaction that occurs • Limit the length of unarticulated between residents and neighbors. Critical façades. Building modulation and characteristics include: architectural features such as bay • Shallow residential street front: buildings windows help reduce the apparent bulk set back a small amount from the of a building, creating shadow lines sidewalk (maximum five feet) provide and providing visual relief. Varying roof sufficient area to include site features pitches also aids in the reduction of bulk. such as stoops, and porches, which allow privacy while encouraging visual interaction with the street.

62 | GROWTH CENTERS | IMPLEMENTING THE AQUIDNECK ISLAND VISION DESIGN GUIDELINES FOR RESIDENTIAL BUILDINGS ANCHORAGE AND VANICEK DISTRICTS

B. BUILDING DESIGN and design review based on the guidelines contained in this document and more The residential architectural heritage of detailed guidelines the town may develop Aquidneck Island is notable, and new buildings in the future. Office and other commercial contribute to this buildings are subject to comparable height tradition. Other limits and be able to take advantage of communities who have comparable height bonuses. built similar mixed- 2. Treat each building as a high-quality, long- use neighborhoods term addition to the district; exterior design had design guidelines and building materials exhibit permanence Articulation, building features, and varied rooflines help confer human scale. with the following and quality appropriate to a activity center. 6. In buildings that incorporate parking characteristics: 3. Use materials, colors, and details to below the structure, use stoops, porches 1. Residential buildings are up to five stories unify a building’s appearance; buildings and landscaping to shield the parking and 55 feet tall at the western edge of the are built of compatible materials on from street view and to convey a sense of site where the land slopes down toward all sides. Consider taking cues from the traditional character (urban housing has the bay. Other residential buildings could surrounding Aquidneck Island residential traditionally been located one-half level vary between 35 and 45 feet in height, context, such as wood/board-and-batten or more above adjacent public streets). To with heights above 35 feet approved in and wood clapboards and shingles as accent provide handicapped access, raise portions return for provision of parking below the materials. of the rear elevation to the first-floor level. building; contributions to an open-space 4. Design architectural features that are an fund, regional land trust, or similar entity; integral part of the building, and discourage

Use buildings, landscaping, and other amenities to deﬁne courtyards. ornamentation and features that appear “tacked on”; this applies to balconies, moldings, rafters, porches and bay windows. 5. Express roofs in a visually interesting manner that complements the composition of the building and the surrounding area. Employ high-quality rooﬁng materials and give consideration to potential views of a Use stoops, porches, and landscaping to shield rooftop from adjacent buildings. parking built below a building from the street

IMPLEMENTING THE AQUIDNECK ISLAND VISION | GROWTH CENTERS | 63 NEWPORT NORTH END/PELL BRIDGE AREA

Redevelopment could create a walkable area that offers residents and visitors new housing, shopping, employment, and transit choices.

NEWPORT: NORTH END/ This sub-section provides that review. Before major opportunity for significant growth PELL BRIDGE AREA doing so however, it is useful to first review and development. In the West Side Master the vision for development in the North End Plan, participants envisioned the North End Newport has a long tradition of respecting and Pell Bridge area—it is this vision that the area as home to a new mixed-use compact its historic roots while accommodating design guidelines seek to realize. development center, transit facility, and modern advances. As one walks through the waterfront redevelopment that will house city’s narrow streets, rich in American and RESIDENTS’ VISION IN THE WEST military-related and commercial uses. The architectural history, its easy to understand SIDE MASTER PLAN West Side Master Plan participants envisioned why the City wants to continue its strong the North End to include: tradition as the redevelopment of the North Newport’s commercial districts tend to be • Developing the Pell Bridge/North End End and the Pell Bridge Area begins. The characterized by the fine mix of uses typical area as a mixed-use growth center that EPA Team understands that the City has of historic cities. Residential neighborhoods will extend the density of Newport’s urban already hired a design firm to help them with also have a stable, high- or medium-density center with potential for a mixed-use the redevelopment of this area. The City of character, with few locations for infill and lifestyle center, a waterfront park, a transit Newport requested that the EPA Team review little likelihood of significant change. The terminal, and water transportation. their design guidelines for the North End. North End/Pell Bridge area offers the • Expanding multimodal transportation

64 | GROWTH CENTERS | IMPLEMENTING THE AQUIDNECK ISLAND VISION options at the Gateway Transportation architectural diversity. Rather than insisting 1. OPTIONS FOR DESIGN GUIDELINES Center with more regional bus and that new development in the North End be FOR THE NORTH END rail connections, harbor shuttle, and “reflective of the aforementioned styles,” making the center the terminus of bicycle Newport could encourage new development This section presents options for the and pedestrian corridors that extend and redevelopment in the North End to aspire Newport to consider as they further develop throughout the plan area. to architectural excellence of its own time their Design Guidelines. It is arranged by • Using the Newport’s secondary rail that complements the historic urban fabric Design Guideline topic area. Each topic corridor (currently reserved for tourist of the rest of the city. In other communities contains content that has been useful in trains) for rail service, and a bike path. successful design guidelines have been other Guidelines. The City can compare the • Redeveloping the Newport Naval Hospital. written more as performance standards than elements provided below with their existing • Improving streetscape and vitality of J.T. as prescriptions. They provide clarity about the Guidelines and use those elements which are Connell Highway. kind of environment desired as an outcome, deemed to add value. but do not tell a designer precisely how to THE CURRENT DRAFT GUIDELINES design a building. With this thought in mind Purpose the EPA Team offers the following options for The City of Newport may want to consider The compact and pedestrian-friendly Newport’s consideration. establishing a specific purpose statement for character of historic Newport’s traditional city the guidelines, such as, the purpose of these environment are the same qualities and sense design guidelines is to: of place that the city would like to bring to the • Provide a set of guiding design principles North End. The guidelines however tend to do for public officials, developers, designers this by replicating or mirroring certain aspects and the community with which to of the historic design character found in older anticipate, evaluate and encourage Newport districts. appropriate development; • Give the City of Newport tools to evaluate Although Newport’s historic resources and affect project design; provide a great source of pride for the city, • Provide developers with clear direction as it is may be desirable to allow more flexible to what type and quality of development development in the North End. The emphasis the city desires, anticipates and will on specific historic architectural details in approve; the draft guidelines in many ways conflicts • Give the community a better with the very diversity of architectural styles understanding as to what type and quality cited as part of Newport’s unique architectural of development the city and community heritage at the beginning of the document. should anticipate and expect Newport’s With styles ranging from Federalist to Gothic Implementing design guidelines for the North End North End and Pell Bridge. in Newport can improve the quality and character of Revival to Beaux Arts, the city is a museum of developments along Connell Highway.

IMPLEMENTING THE AQUIDNECK ISLAND VISION | GROWTH CENTERS | 65 Use Under Item 4.a, “Triggered Conformance,” generally investment properties, review of The design guidelines could be used by the draft guidelines call for design review if these structures is consistent with review of the Historic District Commission, the the cost of renovation exceeds 50 percent of commercial properties. Planning Board and the City Council. Design the assessed value of an existing structure. guidelines are intended to direct the project This threshold could allow potentially Density and Dimensional Requirements design process toward solutions that, given undesirable renovations to go forward. The zoning for the area—and not the design site conditions and the requirements of the Another approach the City may consider is to guidelines—should set minimum lot area, development program, best meet city goals set the threshold based on the likelihood of FAR, and other dimensional requirements. and community values and expectations. renovation’s having an impact on the public Because the North End represents Newport’s realm and adjacent properties. Using the cost most important opportunity for signiﬁcant The ultimate regulatory force of the design of work as the trigger mechanism establishes new development, redevelopment, and guidelines should be determined and stated an incentive for avoiding design review by expansion of the tax base, greater densities explicitly. If written well, design guidelines making small, incremental changes or doing and taller buildings than are common offer an excellent presentation of the type cheap work. Instead, the guidelines should elsewhere in the city can be considered, and quality of development the city desires, present developers with the opportunity to subject to infrastructure constraints. The anticipates and will approve. improve their projects through the design design guidelines will help the city ensure review process. The Newport Planning Board that new development is compatible with the Applicability and City staff may want to consult with local historic fabric of Newport without requiring a A map of the area covered by the guidelines developers to incorporate incentives into the reproduction of the historic fabric. should be provided, as it is in the draft design review process. guidelines. A list of the kinds of projects Relationships Between Buildings, covered should also be provided and might Mixed-use projects are recommended and Other Buildings, and the Street read as follows: anticipated as part of the West Side Master The relationship of one building to another • All new commercial and mixed-use Plan and the design guidelines. The draft and to the street is key to creating a City center development. document states that “Any mixed-use structure that is functional, lively, and hospitable—one • All multifamily housing development of incorporating a commercial use is required that complements the street life of downtown more than four units. to conform to these standards only for that Newport. Other communities in New England • Renovations involving 50 percent or more part of the structure to be used commercially.” that have design guidelines that support a of a structure. This is may well prove to be an unworkable similar mixed-use, walkable vision have the • Renovations that expand a main or premise, since the design of a mixed-use following characteristics: accessory structure by 1,000 square feet or structure is more easily and constructively • New development or redevelopment more. reviewed as a whole. Other communities contributes to the achievement of the • Expansion of or change in parking lots, have found that it is also important to include citizens’ vision for the North End especially with the exception of striping and other design review of multifamily buildings over with regard to development: activities that do not require construction. a certain number of units. As these are > heights and setbacks

66 | GROWTH CENTERS | IMPLEMENTING THE AQUIDNECK ISLAND VISION > transitions to nearby neighborhoods the front property line, unless provision other treatments. > orientation on the lot or within mixed- is made for a publicly accessible plaza, • Building materials and finishes are high use projects colonnade, café seating area, or similar quality and context sensitive. > nearby presence of any historic public spaces. Buildings come to the • Chain commercial building types are buildings. property line on major streets to create a discouraged (chain commercial is not • Development is pedestrian- and consistent line of buildings along the street. discouraged). bicycle-friendly and makes provisions • The ensemble of buildings includes a • Blank walls are not allowed at street level to accommodate existing or planned variety of roof shapes. pedestrian and bicycle networks. Parking • Building entrances are located to promote Building guidelines • Structure or put parking underground pedestrian safety and reinforce pedestrian Building design guidelines are not an attempt where possible. connections to sidewalks, paths, and public to design buildings. Their goal is to create • Line parking structures with retail, transportation stops. a built environment: of excellent design; commercial, or other uses on the ground • Ground-floor spaces facing streets are compatible with Newport’s historic and floor. dedicated to uses activated by people. regional character; that functions well; and • Plan for and design for parallel parking on • Service areas such as mechanical that provides a framework for an attractive the street. equipment (including rooftop and lively public realm. Buildings that achieve • Use supply of parallel parking to calculate mechanicals), trash handling, and loading these goals in an urban context share the district wide parking supply. docks are screened from neighbors and following characteristics: • Minimize the size of entrances to parking from public view. • Large-scale development avoids the garages or lots to allow for safe and • Buildings are designed to minimize appearance of very large, undifferentiated attractive pedestrian travel. shadow impacts on neighboring lots or structures or box-like buildings • Reduce parking needs and impervious open space, with setbacks in upper floors surrounded by lawn or parking lots. surfaces by creating shared parking as needed. • Architectural elements such as bays, for uses with complementary parking • Building and site lighting are designed to porches, arcades, dormers and so on demands. minimize light impacts on neighboring are proportional to a building’s size to • Do not place parking lots (surface or lots. avoid giving the building a cartoon-like structured) in front of buildings or fronting • Large projects provide usable, public open appearance. important public streets. spaces in the form of landscaped areas or • Façades are articulated and detailed to • Divide parking lots into fields of no more plazas. create variety and interest. than 40 spaces. • Parking is accommodated at the rear of • Ground-floor spaces facing public streets • Plant parking lots with trees in linear strips buildings, underground, or in structures. and areas are transparent, with 50–70 and peninsulas that provide sufficient Structured parking should be lined with percent windows. room for healthy growth. other uses. • Building entrances are at least every 75 feet • Plant sufficient trees to provide shade over • Buildings are built to the sidewalk or near and distinguished by canopies, porches, or 50 percent of a lot within 10 years.

IMPLEMENTING THE AQUIDNECK ISLAND VISION | GROWTH CENTERS | 67 • Screen parking lots with either perimeter 2 CONSIDER FORM-BASED ZONING FOR landscaping, including shrubs maturing THE NORTH END to at least 4 feet, or opaque fencing at least 4 feet tall with shrubs or vines planted Conditions in the North End—vacant and against the fence. underutilized land and detailed master planning under way—make it a potential • Provide designated pedestrian routes from parking lots to destinations. appropriate location to establish form- based zoning. Form-based zoning focuses • A more detailed discussion on parking can be found in the following Section 3. less on uses and more on the physical types and relationships of buildings and Open space streets. Form-based zoning derived from the North End Master Plan would require • Provide plazas and parks as part of a building development. Include both replacing the zoning for the North End with a landscaped and hardscape elements. regulating plan for streets and lots, building- envelope standards for façades and building • Design open spaces as outdoor rooms rather than as undifferentiated space. relationships, and if desired, architectural standards. • Design takes into account: > preference for native plants in This would entail a far more detailed approach landscaping; to shaping the design character of the North > both permanent and movable seating; End than a design-review process with design > maximizing sun exposure in cooler guidelines. A form based code would also months; allow future development to incorporate the > provision of shade in warmer months; urban design elements that make Newport > provision of areas with shelter from wind; the quality place that it is without stiﬂing > provision of view corridors; architectural innovation and diversity that is > provision of easy access to cafés or food also a part of its storied past. If established, carts; and however, a form-based approach could also > provision of amenities such as bike expedite permitting and reduce the need for racks, drinking fountains, rest rooms, special review. and trash receptacles.

68 | GROWTH CENTERS | IMPLEMENTING THE AQUIDNECK ISLAND VISION The 1 West Main Road and Coddington Highway 2 Corridors 3 4 5

IMPLEMENTING THE AQUIDNECK ISLAND VISION | WEST MAIN & CODDINGTON CORRIDORS | 69 RENDERING OF ONE VISION FOR THE WEST MAIN ROAD

70 | WEST MAIN & CODDINGTON CORRIDORS | IMPLEMENTING THE AQUIDNECK ISLAND VISION CORRIDORS WEST MAIN ROAD AND CODDINGTON HIGHWAY

Refashioning this s described in Section 2, community the corridor. This section discusses options for character is jointly defined by transportation and land-use actions that would shared corridor as a buildings and roads. In the West help achieve the vision both at growth centers Side Master Plan, the residents and between them along West Main Road and suburban Main Street Aof Aquidneck Island said they wanted to the Coddington-J.T. Connell Highways. “coordinate transportation strategies as a way with streetscape to increase safety, reduce congestion, and The majority of strategies discussed in this amenities and provide better options for transit, bicyclists, section are transportation-related. However, in and pedestrians.” Central to achieving this addition to such improvements, both corridors pedestrian-focused goal is changing the character of the West would also benefit from land-use changes, Main Road and Coddington-J.T. Connell as it is the synergies between transportation commercial centers Highways. As portions of the West Side and land use that create vital corridors. Those will reinforce the Master Plan are implemented, there will be strategies are discussed in more depth in opportunities to achieve these transportation Section 2. commercial function goals. For example, if the Anchorage and Vanicek properties can be developed in of this corridor while ways consistent with the options presented WEST MAIN ROAD in Section 2, then the portions of the West improving its aesthetic Main-Coddington corridor on which those West Main Road has several different characteris- quality and character. properties front will change to increase tics: in places it passes through open agricultural walkability and improve traffic flows. land and in places is dominated by strip commer- Such focused redevelopment at nodes, or cial development. Although the current character growth centers, is anticipated in the West Side of development in many places along the corridor Master Plan, and concentrates limited economic is inconsistent with the island’s goals, the retail and municipal energies rather than spreading concentrations also provide an opportunity, as them throughout the corridor. Nonetheless, retail redevelops in more rapid cycles than most successful implementation of the West Side other land uses. As properties turn over and are Master Plan will require Aquidneck Island redeveloped, and as the remaining greenfield sites communities to address growth throughout along the corridor fill in, the communities along

IMPLEMENTING THE AQUIDNECK ISLAND VISION | WEST MAIN & CODDINGTON CORRIDORS | 71 • create centers of commercial activity rather than GUIDING PRINCIPLES1 the strip development that serves as a barrier between activities on each side of the street. ACCESS, CIRCULATION, AND CORRIDOR DESIGN Below, we discuss options and principles that the Aquidneck Island municipalities could A majority of the businesses along West Main use to implement the West Side Master Plan Road have their own curb cuts, contributing in this corridor, in a way that would help to congestion as vehicles enter and exit. A achieve its broader vision. These options median would substantially smooth traffic flow would help achieve the vision through a two- and improve safety by consolidating left-hand The relatively rapid redevelopment cycle for retail uses creates an opportunity to guide redevelopment in more level approach to the corridor as both a shared turns and access. In the long run a median functional and attractive ways. asset for the west side of the island and as a would be worth examining for portions of the series of places with distinct character and corridor. In the shorter run, entrance and exit West Main Road have an opportunity to guide conditions. It is likely that redevelopment moves can be better managed using several redevelopment toward more functional and at- in the corridor will occur incrementally. less expensive tools. tractive commercial design, and to preserve the Strategies discussed below can be used to character of residential and rural parts of the road. guide improvement in either an incremental Placing common access curb cuts at intervals Doing so could over time produce both significant or, should funds or should the opportunity of between 200 and 600 feet, as in a traditional improvements in the function of this corridor, and become available, wholesale, manner. street network pattern, is one such method. encourage development more consistent with the This policy can be mandatory for new goals of the West Side Master Plan. Specifically, It is worth noting that the Institute of development at least. The location of these the corridor represents an excellent opportunity to: Transportation Engineers (ITE) recently cuts should be identified as soon as possible, released Context Sensitive Solutions for Major and well in advance of development, so that • create an aesthetically attractive corridor Urban Thoroughfares for Walkable Communities. development plans for and builds to them. that projects a positive image for the The publication provides substantial detail individual communities and for the west on design for major arterials such as this INTRODUCE A SYSTEM OF side of Aquidneck Island as a whole; corridor. To ensure that investment in the INTERCONNECTED ROADS AND PARKING corridor supports its community’s vision, each • create a fully multimodal thoroughfare that community will need an access and circulation Access/service roads have been discussed improves vehicular access and circulation, plan that integrates road improvements with for portions of the corridor. Any such plans maintains mobility, and improves access, its land use vision. Guidance from ITE can help should be examined closely because they may safety, and convenience for transit users, each community add the necessary specificity be inconsistent with the broader goals for, and pedestrians and bicyclists; and to their existing comprehensive plans. conditions in, the corridor. In addition, given the current setback of much of the existing

72 | WEST MAIN & CODDINGTON CORRIDORS | IMPLEMENTING THE AQUIDNECK ISLAND VISION development, the right-of-way for such a plan benefits of improved access will be obvious. As illustrated, each requires very different may be difficult to assemble. Others may require financial incentives and/ kinds of facilities and surrounding land uses. or construction assistance to tip the scales in National experience suggests that a vision of While frontage lanes and multiway favor of additional access. pedestrian-friendliness is unlikely to produce boulevards are useful tools for creating high substantial numbers of pedestrians unless the residential property values along high-volume DEVELOP AND IMPLEMENT A VISION FOR specific type of pedestrian activity envisioned arterials. In this case, however, pulling back BICYCLE AND PEDESTRIAN CIRCULATION is designed and provided for. Given limited development to accommodate another traffic IN THE CORRIDOR. funds, the island communities may wish to lane would likely interfere with efforts to consider tiering pedestrian-support efforts, create an attractive, walkable, multifunction Given the goal of more walking and bicycling focusing first on the places that they designate corridor. Additional development can mean in the corridor, island communities will need nodes or growth centers. more traffic, but most of the goals for access to develop a vision for what types of walking lanes can be better accomplished through and cycling they want to see in the corridor, CREATE SIDEWALKS TO SUPPORT other means. For instance, additional access and then focus limited resources on the places PEDESTRIAN-ORIENTED RETAIL AND and connection between parcels can be and facilities most important to that vision. STREET-ORIENTED HOUSING. provided via rear and side connections. Interconnectivity would allow for auto and For example, the current understanding of The first step in providing both utilitarian truck movement between parcels without walking and bicycling establishes three kinds and strolling environments is good sidewalk putting trips on West Main Road. Further, of walking which are likely to be important design. Access management through reducing a gridded street pattern often reduces the in the vision for the corridor: rambling, curb cuts will also benefit pedestrians by impact of additional traffic as it provides more utilitarian walking, and strolling/lingering.2 choices for travel between places. Each kind of walking likely to occur in the corridor calls Three kinds of walking for different physical accommodation. In order to fulfill A specific study (most likely part of a the vision of pedestrian-friendliness, island communities larger access and circulation study) would will need to require that re/development provide facili- be necessary to determine the most ties and settings that support walking’s different forms. effective locations for such connections. For new development projects, access easements could be required, and site plans could be required to accommodate desired circulation patterns. For existing properties, securing rear and side connections would require negotiations with existing businesses and property Rambling Utilitarian walking Strolling and lingering owners. For some property owners, the

IMPLEMENTING THE AQUIDNECK ISLAND VISION | WEST MAIN & CODDINGTON CORRIDORS | 73 reducing potential conflicts with autos, and by • The Throughway Zone is for pedestrian improving sidewalk continuity. travel and must be entirely clear of obstacles, including utility poles and driveway To ensure that a pedestrian-supportive corridor aprons. A minimum of 4 feet is required (or nodes) develops over time, development for accessibility. To accommodate more needs to allow space for the four pedestrian- intensive and pedestrian-oriented develop- area elements:3 ment in nodes, 6-8 feet would be preferred. Example of how different transportation modes can co-exist. • The Edge Zone and Furnishings Zone • The Frontage Zone is adjacent to the are necessary to allow for curb cuts and property line that in the future of the PROVIDE ON-STREET PARKING AT RETAIL driveway ramps that will continue to be a West Main Road corridor (and/or nodes) NODES feature of the street for many years. These will generally be defined by a building zones are also the location for street trees, façade, landscaping, or a fence. Pedestrians While on-street parking in a corridor such as planting strips, utility poles, fire hydrants, generally do not feel comfortable moving this is seen as a difficult proposition, it is and bike racks, etc. The typical dimension for immediately alongside a wall, so a important part of creating the kinds of mixed- this zone is 5 feet. minimum of 1ʹ6ʹʹ is a necessary buffer. use/retail nodes sought at intervals along the This is also the zone where pedestrians corridor. will stop to look in store windows, and it provides space for sidewalk café tables and For certain areas of the corridor, especially limited storefront displays. where nodes are planned or where a transition occurs to higher density development, the STRIPE BICYCLE LANES IF SUFFICIENT road could be designed like a traditional ROADWAY RIGHT-OF-WAY IS AVAILABLE. “Main Street.” For this option, traffic could be calmed through bump-outs, pedestrian Current island planning documents recognize crossing signals, lanes set at 10-foot widths, that the West Main Road corridor is not safely and on-street parking. This is a typical model bikeable. To achieve the goal of increasing bi- for supporting pedestrian movement while cycling, it is important to provide a dedicated maintaining traffic volumes. facility, which in this corridor almost certainly means striping bicycle lanes. The National The diagram on the facing page comes from Bicycling and Walking Study and other sources ITE’s Context Sensitive Solutions for Major Urban have found a strong correlation between the Thoroughfares for Walkable Communities. It EDGE FURNISHINGS THROUGHWAY FRONTAGE presence of dedicated bicycle facilities and the shows most of the elements discussed above. ZONE ZONE ZONE ZONE use of bicycles for everyday trips.4 All four pedestrian-area elements must be provided.

74 | WEST MAIN & CODDINGTON CORRIDORS | IMPLEMENTING THE AQUIDNECK ISLAND VISION TRANSPORTATION MANAGEMENT transportation-demand management options, CREATE A SHARED-PARKING AND from bus service to federally recognized “Best PARKING-MANAGEMENT STRATEGY. New development does not have to mean Workplaces for Commuters” employers. The increased trafﬁc and congestion, particularly next step would be to establish a corridor- or Currently along the corridor each office, in a corridor context. A mix of land uses, West-Side-wide TDM plan. Such a program residence, business or retail establishment well connected by diverse transportation could substantially reduce the amount of provides its own parking. This system inter- choices, can create opportunities for people to automobile trafﬁc by accurately predicting feres with several of the West Side Master accomplish trips without an automobile. travel demand and meeting it through a Plan’s goals: complete set of options such as transit, Techniques for achieving this goal in the shuttles, car-sharing, and biking and walking. • Parking is almost always between the side- corridor include the following options. walk and the store, affecting the aesthetics An enormous amount of work has been and walkability of the corridor. DEVELOP A TRANSPORTATION DEMAND done on TDM; one useful resource, with case MANAGEMENT (TDM) PLAN. studies, evaluations of TDM, TDM handbooks • Parking requirements substantially affect and manuals, questions and answers, is the the economic viability of new and redevelop- An important part of getting the largest National Transportation Demand Management ment, both by constraining potential build- return on public investment (past and future) and Telework Clearinghouse at www.nctr.usf. ing footprints, and by increasing the cost of in the corridor is managing transportation edu/clearinghouse/index.htm. development. demand. The island has in place a variety of • Because even surface parking is increasingly expensive to provide, there is no incentive to allow or to help drivers to park once in one store’s lot, and then walk to a different store—because in essence one store paid for the parking and now it is being used by a potential com- petitor. Instead, people drive very short distances and park at each store separately. This increases the number of short auto trips, with at- tendant turns and congestion. A boulevard at a retail node with both a median and on-street parking.

IMPLEMENTING THE AQUIDNECK ISLAND VISION | WEST MAIN & CODDINGTON CORRIDORS | 75 • Although parking does not necessarily Steps toward shared-parking and “park once” require multiple curb cuts, its current strategies include: implementation in the corridor has • Create a business improvement district or other produced many curb cuts, to the detriment third-party incorporated entity to negotiate of traffic flow and sidewalk use.6 for shared parking, manage parking, and hold liability. Making shared parking work Many communities around the country—par- requires a forum for addressing disputes ticularly those trying to improve the character or concerns among various property own- of their commercial districts—are realizing ers and ensuring consistent management that it makes sense to meet parking needs Shared parking means managing parking for joint practices. A third-party entity may also lease goals, rather than requiring every use to fend for itself. through a shared parking strategy. Shared parking lots from individual property owners parking can mean sharing it between uses or shared garages. But shared parking always and manage them so that motorists perceive with different peak demand times, such as a means managing parking for joint goals, rath- all the parking in the district as a common church and a movie theater, or office and resi- er than requiring each use to provide a fixed pool. More important, by leasing the park- dential. Shared parking can mean on-street amount on-site. Sharing parking reduces the ing lots, the third-party entity can assume all cost of providing parking, and frees up addi- liability for incidents that occur in the park- tional land for development. This is critical for ing lots, relieving individual businesses and WANT MORE INFORMATION? achieving high-quality development. property owners from that burden. EPA recently released Parking Spaces/Commu- nity Places: Finding the Balance through Smart Best practices in parking for corridors Require that new parking facilities be shared. Growth Solutions. Research and reports from • and nodes such as West Main Road have EPA and others show that the way we develop Shared parking cannot be required in a zon- our communities has a major impact on the substantially evolved over the past few years, ing code, but it can be required as part of quality of the natural environment. Regions and cannot be fully covered here. Useful any type of conditional-use permit or negoti- with walkable, mixed use, compact neighbor- resources include: ated plan-approval process. At a minimum, hoods, towns, and cities, knit together by a ro- • Todd Litman, Parking Management Best shared parking needs to be allowed as a way bust network of transportation choices, protect Practices, American Planning Association, of meeting parking requirements. human health and the natural environment. 2006. Parking policies and requirements can have a strong influence on both the built and natural • Donald Shoup, The High Cost of Free Parking, • Adjust parking requirements. Communities can environment in a community. A better under- American Planning Association, 2006. adopt an ordinance that allows for a signifi- standing of the influence of parking policies • Parking Spaces/Community Places: Finding cant reduction or elimination of minimum is an important step toward smarter growth. the Balance through Smart Growth Solutions, parking requirements in exchange for sharing Available at: www.epa.gov/smartgrowth/pdf/EPA- EPA, 2006. parking or contributing an in-lieu fee. ParkingSpaces06.pdf

76 | WEST MAIN & CODDINGTON CORRIDORS | IMPLEMENTING THE AQUIDNECK ISLAND VISION • Manage an in-lieu fee. Successful in-lieu-of- parking fees are set low enough to encourage their use, but not so low as to make it impossible to construct shared garages.

• Consider impact fees. Automobile trip generation varies more strongly with the provision of parking than with square footage of development. The island communities could consider establishing development-impact fees that relate not to type of use and developed area, but Redesigning just one intersection can kick-start a broader redevelopment process. Towson, Maryland, rather to type and number of parking enhanced walkability, reduced congestion, and improved safety with the redesign of this intersection. spaces. It is straightforward to complete a nexus between shared and non-shared of many relatively short trips, and frequent PUTTING THE PIECES TOGETHER parking spaces and auto trip generation. turns out of and into parking lots, can These impact fees could then generate substantially worsen traffic in the corridor. Strategies for implementing the visions revenue for mitigating the traffic impacts The resulting congestion is a direct effect of articulated in the West Side Master Plan of new development and at the same time single-use parcels with individual curb cuts need to be tailored by each municipality to encourage the sharing of parking. It would and no interconnectivity. As discussed above, existing conditions and desired outcomes. be important to ensure that the impact fees rather than treat each parcel as a stand-alone Acting together and over time, the strategies could be spent on all types of projects that development, connections between parcels discussed here can make a significant cost-effectively mitigate traffic, including can be required or facilitated so that some difference in the West Main Road corridor. For transit improvements and transportation trips can be made by walking and others example, the graphic vision sequence on page demand management, along with roadway can be made by short car trips through 66, created by Urban Advantage, suggests the auto capacity increases. interconnected parking lots. difference that just a few, incremental changes can make in the character of a corridor. INTERCONNECT PARKING AND Developing and supporting a park-once Getting from the first picture to the last will WORK TOWARD A SYSTEM OF REAR strategy can help to reduce the number of short require incremental changes that employ a ACCESS LANES. trips taken up and down the corridor. When phased approach. A single mixed-use block done well, shared parking, reduced distance brought to the street can fundamentally The corridor is typical of many retail corridors between destinations, and interconnected reshape what’s possible at an intersection.7 in that people will often stop and park at parking lots can accomplish many of the one business, then drive a little ways and functional goals of frontage lanes with fewer park at a second or third stop. This pattern unwanted urban design and cost impacts.

IMPLEMENTING THE AQUIDNECK ISLAND VISION | WEST MAIN & CODDINGTON CORRIDORS | 77 CODDINGTON / J.T. CONNELL HIGHWAYS Putting the Pieces The potential for this corridor is deﬁned Together largely by the surrounding current and planned land uses. At the intersection with A series of West Main Road is the existing Naval property incremental changes can dramatically and the Anchorage sites. A little over a mile change the character down the road is a major retail center. Directly of a corridor. A single across or adjacent to this center is Newport’s mixed-use block brought to the street BEFORE can fundamentally reshape what’s possible at an intersection.7

AFTER

With this relatively short reconstruction, the city of University Place (outside of Tacoma, Washington) created corridor conditions necessary to start developing a node. In addition to substantially improving the aesthetics, the improvements produced a 7% speed reduction and a 60% crash reduction.8

78 | WEST MAIN & CODDINGTON CORRIDORS | IMPLEMENTING THE AQUIDNECK ISLAND VISION North End, for which redevelopment retail areas. Since it’s a two–lane highway, plans are currently being developed. ANCHORAGE this should be doable at relatively low cost. Between the Anchorage sites and the retail center sits the newly redesigned • Given redevelopment at a) Anchorage, b) Newport Heights, a community Newport Heights, c) the planned Newport college/center, and a day care. Directly Bank development, and d) near the West adjacent to this cluster is the site of a Main Road/Connell Highway rotary, newly approved development for a bank street, streetscape, and pedestrian and bike with interior parking and small stores improvements could be justifi ed along the facing a feeder street. Together, these whole corridor, to serve those ¼-mile walk clusters make the foundation for a great circles. neighborhood. • Future road improvements should include Better linking these existing clusters will considerations for aesthetics, landscaping, serve two purposes: 1) increasing activity and bike/ped connectivity with landscaped and vitality on the street, which is a goal Low-cost and incremental strategies could tie together new medians and/or road treatment of the West Side Master Plan; and 2) and existing nodes of development along Coddington and J.T. applications. Connell highways, moving the corridor toward the pedestrian- helping to frame the new development friendly vision of the West Side Master Plan. that is poised to come to the North End • Pedestrian access to the mall is going to be and to the Coddington Highway Corridor. The • Ensure that the bike/walk connections much more likely from the rear. Although accompanying illustration and discussion throughout this area of the neighborhood there is a fence behind the mall now, there shows some relatively low-cost, incremental work. Walking from the redeveloped is already a desire line down the hill to possibilities that the Newport and Middletown Anchorage site is roughly a mile by either east. Removing the fence and putting in a municipalities could consider. of the two paths illustrated. That can be an real path down the hill and to the mall’s easy bike trip or a moderate walk—and it door would be a very low-cost fi rst step to This one-mile square (see photo) contains could be an especially a nice walk through connecting this neighborhood. a broad mix of uses: housing, a park, and the park. A low-cost fi rst step would be retail/services, with substantial mixed-use to conduct a walking/biking inventory of NOTES development planned for the Anchorage these neighborhoods to identify walking 1 These general strategies were developed with West site. Walking from Anchorage to the mall is routes and any problem spots that could be Main Road in mind, although some could also be about one mile, 20 minutes, or four quarter- addressed as a priority. applied to Coddington Highway redevelopment. mile walks. Within this area, Newport and 2 Photos and typology by Charlier Associates. Middletown could consider the following • Examine strategies for increasing bicycle 3 ITE, Context Sensitive Solutions for Major Urban strategies. safety on Coddington Highway to link the Thoroughfares for Walkable Communities, 2006, p. 96. residential areas with the commercial and Illustration: Community, Design + Architecture.

IMPLEMENTING THE AQUIDNECK ISLAND VISION | WEST MAIN & CODDINGTON CORRIDORS | 79 4 The National Bicycling and Walking Study — Transportation Choices for a Changing America; Final Report, FHWA, 1994, FHWA-PD-94-023. See also “Case Study Number 1: Reasons Why Bicycling And Walking Are And Are Not Being Used More Extensively As Travel Modes,” 1994, FHWA-PD-92- 041. www.bikewalk.org/assets/pdf/CASE1.pdf. The National Center for Bicycling and Walking has not updated this report in full, but the publication lists numerous assessment tools and case examples of states and localities that have analyzed the usage of bike lanes. For other information and resources about pedestrian and bicycle information, visit: www. pedbikeinfo.org, and/or www.bicyclinginfo.org. 5 ITE, Context Sensitive Solutions for Major Urban Thoroughfares for Walkable Communities, 2006, p. 56. Illustration: Community, Design + Architecture.

6 A useful brief discussion of these issues is Mott Smith, “Onsite Parking: The Scourge of America’s Commercial Districts,” Planetizen, March 31, 2006, www.planetizen.com/node/19246. 7 Steve Price images, Urban Advantage. 8 Photos courtesy University Park and Reid Ewing.

80 | WEST MAIN & CODDINGTON CORRIDORS | IMPLEMENTING THE AQUIDNECK ISLAND VISION 1 Environmental Implications of 2 Implementing the Aquidneck Island 3 Vision 4 5 New England communities are stewards of a rich tradition of community building that balances man and nature, land and sea.

82 | ENVIRONMENTAL IMPLICATIONS | IMPLEMENTING THE AQUIDNECK ISLAND VISION quidneck Island has significant systems) are a major reason that some water improvements in previously developed areas, upland and coastal natural resources. bodies cannot meet Clean Water Act (CWA) significantly reducing new land conversion Important efforts at land manage- standards. Every acre of woodland, meadow- and corresponding stormwater runoff. An ment, conservation, and resource land, and wetland that we convert to imper- abandoned or underutilized shopping center Aprotection are under way to help maintain that meable surface in development, every vehicle is often completely impervious and is already the delicate balance among environmental we drive and park on impermeable road sur- producing high volumes of runoff. If this health, economic vitality, and quality of life. As faces, adds to the difficulty of protecting the property is redeveloped, the net increase in noted in Section 1, the rapid pace of low-density quality and quantity of our water supplies. runoff will likely be zero. In many cases, rede- development—primarily residential—has raised velopment of these properties can break up or challenges for preserving quality of the island’s remove some portion of the impervious cover, natural environment. PROTECTING WATER RESOURCES converting it to green areas or pervious road surface, which allows for some stormwater Research has shown that inappropriate growth As destinations grow farther apart, increased infiltration (return to the soil). Redevelopment and development can have profound effects on driving can raise tailpipe emissions, which have of these properties can produce a net improve- water resources.1 Storm sewer overflows and negative impacts on air quality and water quality. ment in regional water quality by decreasing polluted runoff from “nonpoint sources” (such For example, one-third of the nitrogen found in total runoff. as roads, agriculture, golf courses, and septic Chesapeake Bay originated in mobile sources. The recent redevelopment of a former shop- WANT MORE INFORMATION? Recognizing these and other environmental ping mall, Mizner Park in Boca Raton, Florida, implications of recent development patterns, provides an example of this type of opportu- EPA recently released Protecting Water Resources the West Side Master Plan suggests imple- nity. Redesigned from its original pattern—a with Higher Density Development. This study helps guide communities through the density menting different land-use approaches from large retail structure surrounded by surface debate to better understand the impacts of recent history that will allow the island to ac- parking lots—the 29-acre site now includes high- and low-density development on water commodate new growth while minimizing its 272 apartments and townhouses, 103,000 resources. Check it out at http://www.epa.gov/ environmental impacts. One approach, for ex- SF of office space, and 156,000 SF of retail smartgrowth/pdf/protect_water_higher_density.pdf. ample, is to focus new retail development and space. Most parking is accommodated in four

IMPLEMENTING THE AQUIDNECK ISLAND VISION | ENVIRONMENTAL IMPLICATIONS | 83 Redevelopment of the parking. This shift can free up as much as Mizner Park mall in Boca Raton, Florida— half of a site for a variety of uses that can in- with site amenities clude natural surfaces and other approaches such as public open spaces and landscape to retaining and treating water run-off. design features like planters—helped reduce the site’s • Integrate low -impact development (LID) overall impervious surface while practices where possible and practicable. significantly LID is an approach to site design increasing downtown property values. that protects water resources through stormwater management practices that reduce peak stormwater flows and increase on-site infiltration, thus reducing pollutant multistory parking garages. Designed as a help broaden transportation choices on the loadings to surface waters. LID customizes village within a city, the project has a density island and can protect environmental quality natural landscaping features for each site’s five times higher than the rest of the city and much better than single-use development. By needs. LID tools such as permeable paves, a mix of large and small retailers, restaurants, bringing jobs and housing closer together, and soil restoration, or vegetated roofs, can be 2 and entertainment venues. Most significantly, designing street networks to accommodate integrated into many aspects of the built the final build-out of Mizner Park decreased bikes and pedestrians, such development environment. overall impervious surface by 15 percent by introduce real opportunities to increase • Integrate site-level water management replacing asphalt with a central park/plaza, walking and bicycling while reducing a into project design. Numerous techniques flower and tree planters, and a large amphithe- development’s impact on air and water quality. are available for improving the quality of ater. The redevelopment also had tremendous However, while increasing densities can stormwater runoff, and thoughtful site impact on the city’s tax base. In 1990, the better protect water resources at a regional, or planning and building design can easily abandoned mall had a value of $26.8 million island, scale, a poorly planned development integrate them into development proposals. while the rest of downtown Boca Raton had with higher density can increase site-level When combined with concentrating a value of $83 million. When the project was impervious cover, which magnifies water- development—particularly if it substitutes completed in 2001, the mall—which accounts quality problems. structured for surface parking—these for 42 percent of downtown—had had a value techniques can prevent, treat, and store of over $68 million whereas the rest of down- Three steps in particular can help ensure runoff and associated pollutants. Many town was worth over $229 million. that higher-density development achieves its of these practices incorporate low-impact potential for enhancing environmental quality: The West Side Master Plan also discusses The Low Impact Development Center offers concentrating new development in growth • Take advantage of the higher values generally technical information, resources, and tools at centers, particularly ones with a mix of achieved by denser, mixed-use, developments http://www.ci.emeryville.ca.us/planning/pdf/storm- uses. Higher-density, mixed-use districts to replace surface parking with structured water_guidelines.pdf.

84 | ENVIRONMENTAL IMPLICATIONS | IMPLEMENTING THE AQUIDNECK ISLAND VISION Portland, Oregon, rewards developers with a density bonus for installing green roofs (left), which reduce the volume of stormwater runoff that reaches the city’s sewers. This program also suggests the advantages of site-specific strategies over traditional engineered solutions. In addition to reducing runoff, green roof treatments can extend roof life, lower operating costs, and significantly improve rooftop appearance.

the city has constructed numerous vegetative systems that are integrated with urban design as a way to minimize runoff.

As an example, city officials estimate that development techniques (rain gardens, on sites with land constraints. Portland has 25 square miles of rooftops. To bioretention areas, and grass swales). eliminate some of the runoff generated from Others go further by altering site-design Nontraditional approaches work best in this amount of impervious surface, the city practices—for example, by reducing dense urban areas because they take the developed an eco-roof program. The program parking spaces, narrowing streets, and existing elements of a neighborhood—such offers developers graduated density bonuses eliminating cul-de-sacs. as roads, roofs, abandoned shopping malls, based on the size and relative scale of the eco- or courtyards— and add some engineering to roof. Developers can earn as much as three Overall, we know that to fully protect water landscaping elements, to help retain, detain, square feet of additional floor area for each resources, communities must employ a wide and treat stormwater on site. When applied square foot of eco-roof area. The city estimates range of land-use strategies based on local correctly, these approaches address stormwater that an eco-roof extends roof life by at least factors. The West Side Master Pan discussed and add value to a community to help to make 20 years. It estimates its own operational/ many of these strategies: building in a range of the neighborhood a more desirable place to live. maintenance savings at $0.003 annually development densities, incorporating adequate per gallon of stormwater removed from the open space, preserving critical ecological and The city of Portland, Oregon, has been a combined sewer system. If one of the city’s buffer areas, and minimizing land disturbance. pioneer in developing site-specific stormwater industrial districts were to cover its 330 acres Some site-specific strategies have spin-off strategies to reduce stormwater runoff, of rooftops with eco-roofs, the annual savings benefits. They can enhance a neighborhood’s enhance community character, and save would be $480,000. sense of place, increase community character, money. Portland is required, under various and perform better financially. The strategies provisions of the Clean Water Act, to reduce To further reduce stormwater flow, city that meet multiple community objectives pollutants in its stormwater discharges and engineers and landscape architects have are generally not the traditional engineered reduce combined sewer overflows. In addition installed vegetated landscape stormwater approaches, such as detention ponds, which to installing traditional engineered systems, systems as integral elements of streets, are often difficult to install in urban areas or

IMPLEMENTING THE AQUIDNECK ISLAND VISION | ENVIRONMENTAL IMPLICATIONS | 85 parking lots, playgrounds, and buildings. Housing district now serves as a public housing Trees and other planted areas These systems have helped create distinctive community of 855 units. Redevelopment will increase the neighborhood features, and many community increase densities to allow 1,270 housing units amount of pervious surface members have approached the city to ask if (public housing, affordable and market-rate that can absorb they could pay to have similar stormwater rentals, and ownership units), local retail, precipitation, slowing the elements installed along their own street, a senior housing facility, a health clinic, an release of stormwater, parking lot, school, or store. Both the city and education-technology center, and an expanded and adding to property owners can save money. When the community center. An important priority of the neighborhood appeal at the Oregon Museum of Science and Industry project is restoration of water quality in the T- same time. installed bioswales in its parking lot in 1992, Street Gulch, which feeds into Swan Creek and, the museum documented savings of $78,000 ultimately, the Puyallup River. in construction costs alone. If the museum qualifies for the city’s stormwater-fee discount, The redevelopment seeks to reduce it could save close to another $13,000 annually impervious surface area, treat runoff on site, the city has earned a national reputation as because most of its runoff is retained and and provide areas for run-off infiltration. a pioneer in reclaiming, remediating, and treated on site instead of being piped to a In addition, the developer has restored and redeveloping its decaying industrial lands. municipal facility for treatment. enhanced wetlands and buffer areas along the gulch using native vegetation, and pedestrian Emeryville’s massive brownfield pilot program A development in Tacoma, Washington, shows paths have been integrated into swale and succeeded in attracting new business and the effectiveness of addressing stormwater at buffer areas. Planners estimate that when the residents to the city over the past decade. Its the site level by increasing densities. Built on redevelopment is finished, 91 percent of site next challenge was to meet new standards for the city’s eastern edge in the 1940s as temporary runoff will be treated and filtered through water quality and improve the environmental housing for ship workers, the Salishan bioswales located next to streets and along the sustainability of continued revitalization T-Street Gulch, and that water flowing into the efforts. To address this issue, the city’s gulch from the development will be clean. Planning and Building Department hired Community, Design + Architecture, Inc., to A downtown, first-ring suburb, or other land- write Stormwater Guidelines for Green, Dense constrained community may find it difficult to Redevelopment: Stormwater Quality Solutions for push for higher-density or infill redevelopment the City of Emeryville. in the face of strict stormwater regulations. This was the issue that confronted Emeryville, an WANT MORE INFORMATION? industrial city between Oakland and Berkeley, The City of Emeryville’s Green Dense Guide- The design of Salishan redevelopment reduces California, on the east shore of San Francisco impervious surface area, allows treatment of runoff lines are available at http://www.ci.emeryville. on site, and restores and enhances wetlands with Bay. In finding a way to balance various needs, ca.us/planning/pdf/stormwater_guidelines.pdf. pedestrian paths—all while meeting density goals.

86 | ENVIRONMENTAL IMPLICATIONS | IMPLEMENTING THE AQUIDNECK ISLAND VISION These guidelines, issued earlier this year, increase walking and biking, reduce congestion their transportation goals in concert with provide a vision for integrating green on the island’s roads, and reduce development’s community and environmental goals. ISTEA stormwater treatment into the site planning impact on air and water quality. and its successor programs have opened up and building design of new development. opportunities to coordinate transportation Pedestrian-friendly parking strategies are planning and community land-use planning. part of the package. Solutions range from REDEVELOPING BROWNFIELD SITES shared district-parking facilities to green roofs Transportation funding under ISTEA and its to containerized bio-retention gardens. All The West Side Master Plan estimates that successor programs have supported a variety are tailored to Emeryville’s unique situation: the Naval Station Newport occupies close of activities from transit-oriented development heavily urbanized sites, compacted or even to 1,500 acres of land on the West Side. to design of new bicycle ways, as will be contaminated soils, and a high water table. About 10 percent of this land is thought to initiated on the West Side by the Rhode Island be brownfields—notably the four tank farms Department of Transportation. Transportation More and more state and local governments and the abandoned naval hospital. The plan funding has also supported projects linking are considering the environmental proposed options for future development transportation efficiency, brownfield cleanup, implications of development patterns. on these sites once these are cleaned to and economic development. Brownfield- Increasing development densities is one way appropriate standards and released from revitalization projects that could be significantly that communities can minimize regional Navy ownership. Brownfield redevelopment enhanced by transportation improvements are impacts on water quality. In addition, there are reduces risks to communities by cleaning eligible for this funding, as are transportation many ways to reduce local stormwater runoff up contaminated sites in compliance with projects that encounter obstacles related and achieve other community goals, such as national and state standards and processes. to brownfields contamination. Eligible enhanced neighborhood character and quality As outlined in the West Side Master Plan, transportation projects include highways, roads, of life. By developing densely in appropriate some resources and assistance are available to and bridges; public transit; rail; pedestrian and areas and employing a wide range of site- help communities clean up brownfield sites bicycle access; and recreational trails. specific stormwater strategies, communities and implement the visions and strategies create a win-win situation for their water described in the report. Effectively linking brownfield redevelopment, resources—and for their residents. transportation, and better development One often overlooked resource in brownfields approaches constitutes a triple win, and Numerous recommendations within the West redevelopment is that of transportation often results in a synergy that can achieve Side Master Plan call for creating mixed-use investments. Over a decade ago, passage of the districts and increasing the walkability of the Intermodal Surface Transportation Efficiency WANT MORE INFORMATION? island through the use of greenways, bike paths, Act of 1991 (ISTEA) marked a turning point in EPA and the Association of Metropolitan Plan- and other pedestrian amenities. By designing transportation policy. ISTEA gave states and ning Organizations produced Redeveloping street networks to accommodate bikes and metropolitan areas much-needed flexibility Brownfields with Federal Transportation Funds. pedestrians, as well as bringing jobs and housing to set their own transportation funding Check it out at http://smartgrowth.org/pdf/brown- closer together, there are real opportunities to priorities; it also encouraged them to pursue fields_tea21.pdf.

IMPLEMENTING THE AQUIDNECK ISLAND VISION | ENVIRONMENTAL IMPLICATIONS | 87 multiple goals. Because of the combined can the island accommodate new development shore, which can incorporate well-designed economic, community, and environmental while protecting those resources? The West passive recreational features and flood- benefits expected to result, many of these Side Master Plan addresses this issue through plain-management and habitat elements. projects attract additional public and private its performance standards for open space partners, and leverage additional funding. preservation, green buildings, low-impact • Shoreline habitat. Similarly, many shores There is significant history for this. For development, and sustainable site planning. will require shoreline stabilization. Such example, according to the 2001 report, in While many of these performance standards structures present an opportunity to create Lawrence, Massachusetts, transportation can easily be applied to any development— an additional amenity, such as a raised funds will pay for a new vehicle bridge and coastal or inland—this section addresses boardwalk, for the community while help to clean up a downtown brownfield; particular site characteristics that are critical taking advantage of possible restoration a new park and pedestrian bridge will also elements for a smart coastal development. opportunities. be created. To complete the revitalization, the city received funding from EPA’s These coastal elements were selected to meet • Landscaping for multiple purposes. Brownfields Cleanup Revolving Loan Fund multiple objectives, and to serve numerous A sustainable coastal development Pilot Program, local banks, a neighboring purposes, such as creating a more distinctive adjacent to the coast will have significant business, the U.S. Department of Housing sense of place and protecting natural landscaping. Developers could implement and Urban Development’s Community resources. Like the smart growth principles, a context-sensitive design that reinforces Development Block Grant program, and the these are elements for a community to the community’s sense of place and Massachusetts Land Bank Grant Fund. The consider implementing as many places have incorporates elements for managing flood city will achieve several important goals: found they achieve better neighborhood plain conditions, reducing stormwater improving transportation access to downtown, outcomes by incorporating the elements below. runoff, controlling shoreline erosion, supporting economic development, improving protecting native/coastal species resilient the pedestrian environment, and cleaning up • Public access. Coastal communities need to the saltwater habitat restoration, and environmental contamination. to ensure that there is adequate public introducing public access greenways where access to the coast, a natural resource that appropriate. residents of all income levels have the right SUSTAINABLE COASTAL to use and enjoy. • Promote alternatives that support water- DEVELOPMENT borne transportation. A sustainable coastal • Shoreline buffers. To help protect a development promotes multiple transporta- Much of the new development envisioned development from wave and storm-surge tion choices. On a coastal site, this can entail within the West Side Master Plan is located inundation and maintain habitat and assessing possible enhancements of linked adjacent to Narragansett Bay. Coastal dynamic shoreline functions, buffers land- and water-based transportation and resources are critical to Aquidneck Island’s should include a no-build setback from the seeking opportunities to promote intermo- ecosystem, economy, and quality of life. How dal transportation.

88 | ENVIRONMENTAL IMPLICATIONS | IMPLEMENTING THE AQUIDNECK ISLAND VISION encouraged to protect historic piers and NOTES bottomland structures that are locally valued 1 The National Water Quality Inventory: 2000 Report to as part of the landscape and determine Congress identified urban runoff as one of the leading options for retrofitting historic structures sources of water-quality impairment in surface waters. Of the seven pollution source categories that do not meet floodplain standards. listed in the report, “urban runoff/storm sewers” was ranked as the fourth leading source of impairment • Plan seasonal and year-round uses to in rivers, third in lakes, and second in estuaries. See achieve mutual benefits. The waterfront U.S. EPA. National Water Quality Inventory: 2000 could be developed both to provide year- Report to Congress. www.epa.gov/305b. In addition, round opportunities for local residents to see Beach, D. 2002. Coastal Sprawl: The Effects of Urban Design on Aquatic Ecosystems in the United accommodate the needs of seasonal users. States. Pew Oceans Commission, Arlington, VA. In addition, developers need to recognize The backside of Main Street in Skaneateles, New York, 2 Projects. Cooper Carry. July 30, 2003. http://www. a small resort town that has turned its back to the and prepare for the seasonal spike in water. coopercarry.com/4/4e1c.html. Also, City of Boca demand for housing, transportation, and Raton Downtown Development website, http://www. ci.boca-raton.fl.us/econ/downtown.cfm. • Consider the aesthetics of the development water access created by non-residents. viewed from the water. Viewsheds to and from the water are equally important. • Use blue belting to enhance working Developers could be encouraged to prepare waterfronts and place priority on graphics that show how the development water-dependent uses. Communities will look from a boat on the water. For seeking new waterfront development example, the adjacent photo demonstrates could conduct an audit of existing a poor water-to-land viewshed. The photo water-dependent uses in the coastal on the facing page shows the backside blue belt, enhance opportunities for of Main Street, Skaneateles, New York, a priority uses identified, and identify small resort town known for its walkable opportunities for enhancement of working and distinctive community, but one waterfronts. Furthermore, developers that has turned its back to the water of and municipalities could apply the model Skaneateles Lake. of inclusionary-zoning requirements for affordable housing to boat-slip fees, • Preserve and build upon highly valued requiring lower fees on a set ratio of slips coastal community character. Building as a means of addressing equity issues. scale, lighting designs, walkway details, and landscape architecture should promote and enhance the coastal nature of any development. Developers could be

IMPLEMENTING THE AQUIDNECK ISLAND VISION | ENVIRONMENTAL IMPLICATIONS | 89

90 | ENVIRONMENTAL IMPLICATIONS | IMPLEMENTING THE AQUIDNECK ISLAND VISION 1 Next Steps 2 3 4 5 92 | NEXT STEPS | IMPLEMENTING THE AQUIDNECK ISLAND VISION his report presents options and • Many other people—including municipal In exchange for participating in this type of strategies intended to advance the agencies, planners, developers, architects, review, responding to the intent of relevant conversation within each municipality building trades people, and others who will design guidelines, and providing desired on how to achieve the vision for the play a central role in implementing the neighborhood amenities such as public Tcommunity described in the West Side Master West Side Master Plan—may also find this open space or streetscape improvements, Plan. The options described in Sections 2 document useful. In addition to assisting developers can receive incentives. In other and 3 provide a good starting point for those in framing new zoning, design guidelines, communities incentives have included density conversations. This document addresses and other tools, it can also help planning bonuses for exceptionally well-designed and implementation at several scales—community- staff and public officials in the review and context-sensitive proposals; streamlined wide, neighborhood, development, and build- approval process for planning efforts and permit review for projects meeting the ing—and in a manner that integrates planning development proposals. intent of the guidelines and standards; and and design of streets, parks, and other public departures from certain zoning requirements spaces with the design of private development NEXT STEPS FOR ALL THREE when community benefits are provided. As an and individual buildings. The EPA Team COMMUNITIES example, a development providing a much- believes that these options and strategies can needed public plaza in a mixed-use district function as both a guide for citizens and a set There are many examples of performance- might be granted a reduction in required of tools for planners and developers. based development regulations and review private open space because the plaza provides processes that have been implemented the open space in a manner that contributes to • For citizens, the guidelines and standards successfully in communities throughout the a more active street life. are designed to serve as a primer on the country. In a departure from conventional fundamentals of urban design and a foun- “one size-fits-all” zoning, these regulatory Specific next steps that all communities dation for a conversation on how to begin approaches recognize the value of context- could implement reflect lessons learned implementing the vision laid out the West sensitive design based on fundamental from communities across America that Side Master Plan. They also suggest a set of principles of urban design; peer review; and have implemented specific community methods and techniques for applying these the idea that developers working with the visions. However, it is worth noting that principles to the conditions and issues fac- community can result in projects that fit in they could represent additional costs for the ing Aquidneck Island’s three municipalities. well with the surrounding neighborhood. three communities in terms of planning

IMPLEMENTING THE AQUIDNECK ISLAND VISION | NEXT STEPS | 93 staff, more extensive community outreach, 1. Develop specific area plans support for design review boards, and other Before establishing new, detailed zoning for steps. Communities that have made these the focus areas in the communities, a good investments have found that they have next step could be to create a specific plan recovered these extra costs in the form of for each focus area. In some cases developer more attractive, livable, sustainable and interest may already exist or could arise. valuable development and communities. Practices that the communities might 2. Modify underlying comprehensive plans consider include: In order to change zoning designations, the communities must first make sure that the proposed new zoning is compatible with their Design makes all the difference. These duplexes comprehensive plans and if not, amend the enhance the neighborhood fabric in Tacoma, plans. Washington. The Navy could follow a similar design pattern when rehabilitating existing housing stock. 3. Improve military housing The Village at NTC redevelops a 50-acre parcel In addition to land that the Navy may release of the historic facility under a larger city-led for development, the Aquidneck Island Base Reuse Plan. Designed using principles of communities can work with the Navy to New Urbanism and shaped by extensive public encourage it to rehabilitate existing housing. comment, the Village contains 500 affordable Working with the Navy to improve its existing housing units, a seven-acre site for a future neighborhoods will augment and support the elementary school, a community center, recre- new compact, mix-use development outlined ational space, and the existing Navy Exchange, in the West Side Master Plan. In many ways, which functions as an corner grocery store. it would help spur implementation of many With well-designed public spaces, pedestrian- plan aspects. The Navy’s rehabilitation of friendly streetscapes, and regional architectural existing housing stock at the San Diego styles, the Village integrates smoothly into the Naval Training Center (NTC), for example, residential and commercial context around it. spun off many benefits for the nearby Point The Village embodies a range of smart-growth Loma community. In partnership with techniques. Not only is it located within three private developers, financiers, and property miles of downtown on an underutilized site, management teams, the Navy built a new but it connects seamlessly to the existing urban neighborhood of high-quality, affordable fabric, and provides access to alternative trans- military housing on the former base. portation options and a public school site. Fol- Experience has helped identify principles of urban design that help create walkable communities with a lowing traditional neighborhood design, auto- strong sense of place and broad choices in housing, services, and transportation.

94 | NEXT STEPS | IMPLEMENTING THE AQUIDNECK ISLAND VISION mobile access to the housing is from rear alleys, stage, before significant time and effort have leaving the building fronts available for features been spent preparing construction drawings. such as porches and landscaping. Photographs, site and vicinity analyses, conceptual site plans and drawings should all Through the public/private partnership, the be submitted to show the relationship between Village at NTC has provided quality, affordable the proposed development and adjacent housing units for military families based in properties and the surrounding neighborhood. San Diego. Navy publications have featured In smaller communities like Portsmouth it as an example of high-quality, pedestrian- and Middletown, a pre-proposal conference The Navy has redeveloped several properties in friendly, traditional neighborhood design San Diego based on smart growth principles. They for any project that meets a minimum size for military family housing. Two sister suggest how the Navy can support the master threshold can provide valuable information to plan even before naval land is released for private neighborhoods based on the design of the development. both developers and communities. In more Village are planned for other redevelopment housing units, a community center, recreational urban Newport, review and consultation sites in San Diego. The Village at NTC provides space, a new daycare facility, and a Navy Exchange requirements may be more elaborate for a worthy model for design and process for the functioning as a neighborhood grocery store. major projects. redevelopment of military family housing— making these attractive military neighborhoods 4. Create a clearly delineated process For example, the Capital Center District a welcome addition to existing communities. To create a common understanding of how Commission in Providence—which the planning and approval process works, shares design-review and project-approval The Navy has also used smart growth principles in guidelines should indicate at what points responsibility for projects within the district redeveloping 812 aging military houses into The a development team should consult with with the City—has a clearly articulated review Village at Serra Mesa, elsewhere in San Diego. The town officials; present concepts to the process. It requires development teams to 144-acre site now accommodates 900 affordable larger community and regional planning hold initial brainstorming sessions with the or other agencies; and seek specific zoning commission’s design-review committee to WANT MORE INFORMATION? and regulatory approvals. Developers want foster a shared understanding of the design and use goals, unique project challenges, and EPA recently published Turning Bases Into certainty and will be more inclined to work Great Places: New Life for Closed Military Facili- toward community goals if the steps they need other issues that will shape the planning and ties. This guidebook discusses how to create to follow are clearly set out. design process. These early discussions not a vision for former installations that yields 5. Create an ongoing review process only help the development team understand housing and transportation choices, creates a Applicants should coordinate with the town the commission’s goals, but also have proven mix of jobs and housing, and makes the most equally valuable in helping the commission’s of such assets. Case studies throughout the planning staff early in the planning and document illustrate how bases closed in pre- design process to discuss issues particular to members understand the market and other vious BRAC rounds have redeveloped using a development site. Modifications suggested issues that shape development decisions. smart-growth principles. Check it out at www. by staff review and public comments can In more than one instance, commission epa.gov/smartgrowth/military.htm. most easily be incorporated at the conceptual members have been able to work with the

IMPLEMENTING THE AQUIDNECK ISLAND VISION | NEXT STEPS | 95 development team to resolve problems that and the spirit of guidelines and advise regula- COMMUNITY-SPECIFIC NEXT STEPS might otherwise stand in the way of desirable tory bodies on the appropriateness of potential design elements. incentive bonuses or variances. In addition to the general suggestions for following up on the options presented in this 6. Develop and adopt design guidelines 7. Maintain an ongoing dialogue with the public report, there are specific next steps that each Guidelines represent a particularly valuable Ongoing community-wide education and dis- island community could implement. way of conveying the underlying intent and cussion will continue the process—inaugurated objectives of zoning and other regulatory during development of the master plan—of MIDDLETOWN requirements. At the same time, they offer building a strong and articulate constituency for assurance to investors and developers that the smart-growth and community-building prin- Middletown is currently considering future projects will be held to the same ciples that shaped the West Side Master Plan. commercial design guidelines. The town high standards as those currently under could review the draft guidelines in light review. Guidelines that reflect the findings Community education should be supplemented of the approaches and options in this of a planning process, such as the West Side by a clear and mandatory process of consultation document, making changes as needed. In Master Plan, can provide the basis for granting with developers, including community addition, Middletown could consider adopting incentive-based height review, to build a common understanding of zoning overlay districts for the Vanicek and and density bonuses the opportunities and challenges that each Anchorage sites. An overlay zone would or other benefits. project presents. These consultations should provide consistency in applying the town Guidelines can take be conducted in the spirit of mutual problem center concept described in the West Side many forms, from solving and with a clear understanding that Master Plan to sites that would be suitable highly conceptual to every development carries civic responsibilities for this type of development. Corresponding highly detailed site- that, in turn, will benefit developers and design guidelines would provide the planning and building everyone else in the communities. contextual considerations needed for the documents, and from a listing of mandatory project to relate well to the surrounding area. elements of a zoning code to an advisory document that serves as the basis for informal review.

While standards include quantitative measures, design guidelines require qualitative interpretation. Every project is unique and requires individualized review. This process beneﬁts from reviewers with strong design backgrounds who can interpret both the letter Maintaining an ongoing dialogue creates citizen champions for implementing community-based visions.

96 | NEXT STEPS | IMPLEMENTING THE AQUIDNECK ISLAND VISION PORTSMOUTH

To ensure that new growth helps to achieve the vision articulated by the town and the Island’s citizens, Portsmouth can explore certain issues more fully.

• Determine what infrastructure is needed. A first step to assuring suitable growth and development will be to assess infrastructure needs. What will be needed Active dialogue can often lead to innovative design solutions. to support the growth policies and goals with the West Side Master Plan’s goal of • Examine the possibility of expanding the scope listed in the West Side Master Plan? creating a mixed-use growth center in the of the new redevelopment agency to include Weaver Cove/Melville area, there appear to the entire area, not just the tank farms. • Examine the possibility of transfer of de- be several areas in Portsmouth suitable for velopment rights. TDR is a market-based sending and receiving development rights. NEWPORT technique that encourages the voluntary transfer of growth from places where a • Examine possible financing strategies. As Newport continues to develop and refine its community would like to see less devel- Tax-increment financing (TIF) is a useful design standards and guidelines Newport may opment (called sending areas) to places tool for redevelopment and community- want to take a second look at its guidelines to where a community would like to see improvement projects. As federal and state ensure that it is striking the right balance be- more development (called receiving areas). funding for redevelopment has become tween design and style. An important consid- The sending areas typically are environ- more scarce, many municipalities have eration when developing such regulations is to mentally sensitive properties, open space, turned to this mechanism to underwrite avoid overly prescriptive language that favors agricultural land, wildlife habitat, historic development initiatives. TIF captures certain architectural styles while focusing on landmarks or other places that are impor- the future tax benefits of real estate fundamental principles of good urban de- tant to a community. The receiving areas improvements in a designated area to pay sign, such as creating sensitive transitions in should be places that the general public the cost of making those improvements height, bulk and scale, and carefully arranging has agreed are appropriate for extra de- in the present. Aquidneck Island’s buildings, parking and open spaces on a site. velopment because they are close to jobs, communities could use TIF funding to shopping, schools, transportation, and encourage desired mixed-use development other existing infrastructure and services. in the growth centers identified by the Based on the abundance of environmental- master plan and along West Main Road. ly sensitive land in Portsmouth, combined

IMPLEMENTING THE AQUIDNECK ISLAND VISION | NEXT STEPS | 97 98 | NEXT STEPS | IMPLEMENTING THE AQUIDNECK ISLAND VISION Appendices d e a c b Assistance Program The Smart Growth Implementation Green Building Guidelines Online Informational Resources Zoning Toolbox The EPA Team 100 | APPENDICES | IMPLEMENTING THE AQUIDNECK ISLAND VISION The Smart Growth Implementation a Assistance Program

ommunities around the country The Smart Growth Implementation Assistance Smart growth strategies create new neighbor- want to foster economic growth, Program is designed to help communities hoods and maintain existing ones that are protect environmental resources, achieve growth that supports economic, com- attractive, convenient, safe, and healthy. They and plan for development. In munity, and environmental goals. People in foster design that encourages social, civic, and Cmany cases they need additional tools, communities around the country are frustrated physical activity. They protect the environ- resources or information to achieve by development that ment while stimulat- these goals. In response to this need, gives them no choice SMART GROWTH PRINCIPLES ing economic growth. the Environmental Protection Agency’s about driving long 1 Mix land uses. Most of all, they cre- Development, Community, and Environment distances between 2 Take advantage of compact building ate more choices for Division (DCED) launched the Smart Growth where they work, live design. residents, workers, Implementation Assistance Program in 2005 and shop; that requires 3 Create housing opportunities and visitors, children, fami- choices. to provide technical assistance—through costly public expendi- lies, single people, and 4 Create walkable communities. contractor services—to selected communities. tures to extend sewers, older adults—choices 5 Foster distinctive, attractive communi- With its contractor ICF Consulting, EPA roads and public ser- ties with a strong sense of place. in where to live, how to assembles teams whose members have vices to support new 6 Preserve open space, farmland, natural get around, and how to expertise that meets a particular community’s development; that uses beauty, and critical environmental areas. interact with the people needs. While working with community up natural areas and 7 Strengthen and direct development around them. When participants to understand their aspirations farmland for develop- toward existing communities. communities undertake for development, the teams bring experience ment while land and 8 Provide a variety of transportation choices. this kind of planning, from working in other parts of the country to buildings lie empty 9 Make development decisions they preserve the best of provide best practices for consideration by the in already developed predictable, fair, and cost-eﬀ ective. their past while creating assisted community. The goal of the program areas; and that makes 10 Encourage community and stakeholder a bright future for gen- collaboration in development decisions. is to help participating communities attain it difﬁ cult for working erations to come. their goals while producing a report that can people to rent or buy Source: The Smart Growth Network. www.smartgrowth.org be useful to a broad range of communities a home because of de- facing similar challenges. velopment that focuses only on one or two costly housing types.

IMPLEMENTING THE AQUIDNECK ISLAND VISION | APPENDICES | 101 b EPA Team

ICF CONSULTING AQUIDNECK ISLAND PLANNING EPA STAFF 4316 UPTON AVE. S #304 COMMISSION STAFF • Lynn Richards, Project Manager, MINNEAPOLIS, MN 55410 • Tina Dolen, Executive Director Development, Community and 612-928-0788 • Teresa Crean, Senior Planner Environment Division • Will Schroeer, Vice President TOWN OF PORTSMOUTH STAFF CONSULTANT GOODY, CLANCY & ASSOCIATES • Robert Gilstein, Town Planner • Geoﬀ rey Anderson, Director, Development, 334 BOYLSTON STREET Community and Environment Division BOSTON, MA 02116 TOWN OF MIDDLETOWN STAFF 617-262-2760 • Ronald M. Wolanski, AICP, Town Planner RHODE ISLAND SEA GRANT • David Dixon FAIA, Principal in Charge of • Pam Rubinoﬀ Planning and Urban Design CITY OF NEWPORT STAFF • Michael Kimelberg, AICP, LEED, Senior • Paige Bronk, AICP, Director of Planning, Site Visit #1: December 9 and 9, 2005 Planner/Urban Designer Zoning, Development and Inspections Site Visit #2: March 6 and 7, 2006 • Steve Wolf, Senior Graphic Designer • Larissa Brown, AICP, Chief Planner

102 | APPENDICES | IMPLEMENTING THE AQUIDNECK ISLAND VISION c Zoning Toolbox

he zoning ordinance regulates permit options and performance standards in markets where demand is strong and the physical development of a (see below). Careful attention is often given incentives are meaningful. It is a way for community. A variety of tools are to buffering between uses that may pose a communities to secure benefi ts for which available to towns and cities to help nuisance to one another. there is little or no market incentive by trading Tthem shape development and growth. Land off somewhat more of what is in demand. use regulatory approaches include: Incentive Zoning Development incentives may be contained Performance Zoning Conventional, By-Right (Euclidean) Zoning in a permit process or may stand alone as a Performance zoning differs from traditional Conventional, by-right zoning separates land separate zoning provision. The purpose of zoning in that it requires a certain outcome uses fosters piecemeal development. The incentives is to achieve a particular outcome; but allows fl exibility in how to arrive at this focus of conventional zoning is to proscribe therefore, a local government will determine outcome. Performance standards have long development that is not wanted rather than to what benefi t it wishes to receive in a particular been used for industrial zoning districts provide guidance on the kind of development area. This has to be a broad public benefi t, to set limits on the allowable impacts of that is desired. It provides neither the such as streetscape improvements, open noise, dust, vibration and similar effects of incentives nor the fl exibility to encourage spaces, or the creation of more affordable industrial activities. Today, standards are also creative development and gives a municipality housing units. Tradeoffs will be evaluated, and applied to design, traffi c impacts, impervious little leverage with which to shape how an area the local government will offer something in surfaces, open space, parks, buffers, lighting, develops or its design character. Conventional, exchange for the improvement. For example, and so on. Standards are associated with by-right zoning is not an effective tool for the zoning code for a particular type of capacity and refl ect concern with a project’s creating or enhancing a mixed-use district. commercial district may provide that a certain impact on surrounding properties and future increase in height or density will be allowed development goals. Multi-Use Zoning in a project that creates public open space A municipality may establish zoning districts in a desired location. Incentives should be Project review involves negotiation over how in which multiple uses are encouraged, evaluated for their systemic impacts beyond a developer will meet these performance often envisioned as adjacent uses rather than the project benefi ts. The value of the public standards. Often, a local government may multi-use structures. Codes for such zones benefi t achieved through incentive zoning offer tradeoffs during review in order to identify the range of allowed and prohibited must be greater than any negative impacts it more closely achieve a desired outcome. If uses, often in conjunction with special will generate. This type of zoning is valuable a developer exceeds some standards, other

IMPLEMENTING THE AQUIDNECK ISLAND VISION | APPENDICES | 103 standards may be relaxed (if they are deemed most interest to developers, to encourage IPOD (Interim Planning Overlay District) to be of lesser importance to the outcome). certain uses or development characteristics. Interim Planning Overlay District (IPOD) For example, if a project exceeds the required Special permits and performance standards zoning is used by communities to regulate percentage of open space or affordable units, provide developers with flexibility while giving development in an area where existing zoning height or density caps may be relaxed. This municipalities a voice in shaping development. may no longer be appropriate while the kind of tradeoff would eliminate the need for This kind of regulatory option can be useful community prepares studies and plans that a developer to apply for a zoning variance and in creating a mixed-use environment that will result in new zoning. The purpose of an could streamline the review process. meets local goals. It is most successful in IPOD is to ensure that any development that circumstances where there is strong market occurs during the planning period will not be One of the drawbacks to performance demand and developers easily accept the cost of incompatible with the new planning goals. zoning is the amount of technical expertise a special permit process. An IPOD could be used to promote a mixed- that may be required to establish specific use environment while base zoning that performance standards. In a pure system of Overlay District encourages a mix of uses is developed. performance zoning, allowed impacts are Overlay districts, as the name implies, are analyzed and standards are entirely numerical. superimposed on the existing underlying PUD (Planned Unit Development) Developers receive points based on potential zoning, adding requirements because of the with Design Guidelines impacts and have their projects approved or sensitivity or other special characteristics of Planned Unit Developments (sometimes disapproved based on numeric scores arrive the area. A zoning overlay imposes additional known as Planned Development Districts) at through administrative evaluation. For this requirements on the base zoning of a allow owners who meet a property size to work, all parties need to have confidence property. All standard requirements for the threshold to develop their property according in the interpretations of the regulations by zoning district apply, but further regulations to a master plan. The master plan is created the people who evaluate the projects. Most are added to achieve a desired outcome in an through a negotiated process with the communities, however, have found it more important or sensitive area. Overlays often are property owner, the municipality, and the practical to integrate performance standards used in historic districts, downtown areas, or community. The master plan typically differs with traditional zoning regulations. properties that have special environmental significantly from underlying conventional features. Overlays may also encompass zoning in density, mixture of uses, and Special Permit Options properties that have different underlying other characteristics. The master plan often with Performance Standards zoning categories. An overlay generally does contains detailed performance standards and Conventional zoning can be combined with not alter basic zoning standards, such as use, design guidelines to shape the development special permit options that require developers minimum lot size, and setbacks; however, it over time. PUDs can be confined to certain seeking certain uses, amounts, or types of will add design requirements or performance geographic areas or they can be “floating” development to apply for a special permit and standards that give the local government zones that apply anywhere based on the to meet performance and design standards. greater control over the character of properties minimum threshold requirements. A PUD The special permits can also include incentives, within the overlay. can be a very successful tool in encouraging of which density bonuses are typically of a desired mixed-use environment within a

104 | APPENDICES | IMPLEMENTING THE AQUIDNECK ISLAND VISION given district. However, a PUD can result in • The Regulating Plan takes the place of homogenous development throughout an area a traditional zoning map. It typically and requires a high investment in detailed shows the type of building permitted on a master planning from both developers and particular site, street types, the location of municipal staff. public spaces, the alignment of buildings, and trees along streets. The types of Form-Based Zoning buildings result from the desired design of While conventional, Euclidean zoning focuses the area as developed in the vision plan. on the predictability of land uses, density, and • Building Envelope Standards are prepared dimensions, form-based zoning focuses on in the form of diagrammatic elevations and regulating the form of private development cross-sections for each of the building types as it relates to the design of streets and public and permitted variations. The standards spaces—the public realm. This regulatory regulate the form of the building types approach is therefore compatible with efforts in terms of siting on a parcel and streets, to create a mixed-use environment: as long arrangement of entrances, parking, and so the form of the development meets certain on; the range of permissible dimensions; standards, a variety of different uses can be elements of a building such as windows, accommodated. It is important that sufficient doors, porches, and balconies and detail and guidance is included in the code requirements for quantity, configuration itself in order to avoid the need for complex and size. Uses are also part of the building review processes and special permits. The standards, either in the designation of goal is to provide sufficient clarity so that the type of building (e.g., multifamily, community and developers can feel confident single-family, workplace) or in mixed-use that buildings that meet the code will be structures (e.g., ground-floor retail and acceptable. upper-story office or residential uses). • The Definitions explain all of the design Pure form-based zoning codes require the elements in the code and are customized development of a vision plan for the physical based on the vision plan and design character of an area and include the following plan in order to make the desired project components: a Regulating Plan, Building characteristics as clear as possible. Envelope Standards, and Definitions. In some cases, the codes also include Architectural A fact sheet on form-based codes is available at http://www.lgc.org/freepub/pdf/land_use/ Standards that closely regulate building design. fact_sheets/form_based_codes.pdf

IMPLEMENTING THE AQUIDNECK ISLAND VISION | APPENDICES | 105 Online Informational d Resources

For more information about smart growth tools and techniques, please visit the following websites.

> EPA’s Smart Growth Program www.epa.gov/smartgrowth

> Smart Growth Network online smartgrowth.org

> Smart Growth America smartgrowthamerica.org

> Smart Growth Leadership Institute www.sgli.org

> Grow Smart Rhode Island www.growsmartri.com

> Rhode Island State Planning Ofﬁ ce www.planningri.gov

> Rhode Island State Growth Planning Council www.planning.ri.gov/gpc/default/htm

> American Planning Association—Rhode Island Chapter www.riapa.org

106 | APPENDICES | IMPLEMENTING THE AQUIDNECK ISLAND VISION Green Building e Guidelines

he purpose of these “green • The site should be designed to conserve homeowners, businesses, and institutions design” standards is to protect energy, deal with water and drainage, and in choosing and purchasing clean energy and maintain natural resources create a sustainable environment. systems such as wind turbines and solar throughout the area covered by the • The building should be designed for photovoltaic (PV). TWest Side Master Plan. Green design and comfort and value while using natural construction practices significantly reduce ventilation and conserving energy Clean Energy Rhode Island the negative impact of buildings on the through a variety of strategies described Now available for residents of Rhode Island, environment and on their occupants. in the green standards. this program allows you to choose a clean- energy product for your home or small RHODE ISLAND SUSTAINABILITY businesses without having to leave your CHARACTERISTICS POLICIES AND INITIATIVES current utility. Visit www.cleanenergyri.com for more information. • Policies and initiatives: Educational Policies and initiative intended to promote programs and government initiatives a “green” future for Aquidneck and Rhode EnergyStar developed to provide the basis for a Island include: more sustainable way of life, one that EnergyStar is a program launched by the federal government to help businesses and safeguards and enhances local resources, The Rhode Island Renewable Energy Fund individuals protect the environment by prevents harm to the natural environment The Rhode Island Renewable Energy Fund is purchasing products with superior energy and human health, and strengthens the dedicated to increasing the role of renewable effi ciency. With the help of EnergyStar, community and local economy. energy in Rhode Island’s electricity supply. Re- Americans reduced energy use suffi ciently just • Green streets should be designed to newable-energy technologies harness the en- in 2005 to avoid greenhouse gas emissions incorporate a system of stormwater ergy in sunlight, wind, biomass, fl owing water, equivalent to those from 23 million cars—all treatment and urban beautifi cation. or the heat of the earth to make electricity in while saving $12 billion on utility bills. Look a cleaner and more sustainable manner than for household and commercial products that These guidelines have been adapted from sources on which we have traditionally relied. a code developed for the Environmental have earned the EnergyStar label. They meet Protection Agency by Van Meter Williams strict energy-effi ciency guidelines set by the The fund, administered by the Rhode Island Pollack LLP, architects and planners. EPA and the Department of Energy. State Energy Offi ce, has programs to help

IMPLEMENTING THE AQUIDNECK ISLAND VISION | APPENDICES | 107 US Green Building Council • Trees should be planted at least 2 feet from The Leadership in Energy and Environmental the curb. Design (LEED) Green Building rating system • Trees limbs should be pruned above the represents the U.S. Green Building Council’s vehicle travel lane to a height of 11 feet on effort to establish a national standard residential streets and 15 feet on highways for what constitutes a “green building.” and commercial streets. Through its use as a design guideline and third-party-certification tool, the program Permeable pavement is any load-bearing works to improve occupant well-being, surface that can allow rain and snow runoff Green streets help control stormwater while creating a environmental performance, and economic to filter through its underlying base layers visible green infrastructure. returns of buildings by employing established and into the soil below. Using permeable and innovative practices, standards, and paving represents an effective way to reduce technologies. impervious surface without limiting use. • Permeable pavement is not suitable for Education all areas; it should be limited to low-traffic Current and prospective island residents areas such as local streets, parking strips, should be educated on the positive impacts of shoulders and sidewalks. green design on their homes, their communities, Aquidneck itself, and Narragansett Bay. Curbs provide a formal separation between ve- Many developers have discovered that green hicular and pedestrian traffic. They also simplify Permeable pavement: typical porous asphalt treatment design makes an effective marketing tool. New street cleaning by providing an edge to push England home buyers have shown themselves debris against for collection while concentrating eager to purchase sustainable homes when runoff and directing it into the storm system. given that option. Filter strips and swales provide a proven GREEN STREETS method of bioremediation that protects the quality of both groundwater and—if outfall is Green Streets are designed to incorporate a into a stream—runoff. Filter strips are gently system of stormwater treatment and urban sloped grassy areas that are designed to catch beautification. and treat small quantities of sheet-flow runoff. Swales look more like channels and can Street trees provide shade, improve air accommodate water flows as deep as 3 inches. Curbs: an example of a double invisible curb with quality, conserve energy and water, prevent • An effective length for a swale is 200–250 sediment trench soil erosion, and help create an aesthetically feet, a size that achieves an optimal nine- pleasing public realm. minute residence time for runoff.

108 | APPENDICES | IMPLEMENTING THE AQUIDNECK ISLAND VISION Linear detention basins provide temporary storage in areas with higher rates of runoff. In areas with suitable soils they can serve as infiltration basins, provided that adequate filtration can be introduced to prevent clogging and ensure good water quality prior to infiltration. • These basins should only be used on low- volume, low-velocity roadways. Typical infiltration trench

THE SITE

Swale: typical treatment Site design should emphasize green standards • Swale slopes should be at least 1% (so in order to conserve energy, accommodate that water will move across the swale) water and drainage, and contribute to a but no steeper than 6%; slopes in this sustainable environment. range assure maximum contact between water and vegetation, and the upper limit Airflow. Building sites should be situated to prevents scouring. improve cross ventilation in warmer months. Typical linear detention basin • Filter strips and swales function best when Streets should run perpendicular to prevailing the water they treat is no more than 3 wind patterns. inches deep. • Landscape elements should be used to improve air flow around a structure. Infiltration trenches perform the function of ubiquitous infiltration by collecting runoff and Solar orientation: Situate building sites slowing its discharge rate. to maximize wintertime solar heat gain. • Trenches must be combined with filter Streets grids should be oriented on an east- strips, swales, or other engineered west axis in order to increase low sun-angle pollutant-removal solutions to protect exposure in winter and to provide the best them from clogging, shading opportunities in warmer months. • Existing or new landscape elements should shade building and paved areas. Airflow: Building sites should be situated to improve ventilation.

IMPLEMENTING THE AQUIDNECK ISLAND VISION | APPENDICES | 109 • Light-colored outdoor surfaces can reduce cooling energy use between 30% �� and 50% when compared to the same �� amount of dark colored surfaces. ��

Site imperviousness: No more than 15% of the site, (excluding the house and garage) should be impervious to rainwater and Solar orientation: Landscape elements should shade snow melt. buildings and paved areas. • Porous pavers are a good substitute for Water fl ow: The site should be sloped so that water collects in ponds or detention basins. standard concrete or asphalt paving. They reduce impermeability without Water fl ow: Manage surface water with decreasing drivable area. detention ponds, grassy swales, or dry wells. • Increased use of trees and shrubs • Grade impervious areas of site create instead of lawn can also reduce a gradual slope away from buildings, imperviousness on-site. encouraging runoff to accumulate in ponds or detention basins. Parking lots: Landscaping should provide • Site grading should be limited to 20 feet summertime shade over 80% of a parking outside the building footprint. area, based on anticipated tree sizes after ten years of growth. Landscaping: Drought-resistant, native plants Site imperviousness: No more than 15% of the site, • An overall strategy for reducing parking should cover 50% of landscaped area. excluding the house and garage, should be impervious. lot runoff entails decreasing the size • Use mulch in landscaping to minimize of parking areas by sharing facilities evaporation and reduce the need for (particularly among uses whose peak summertime watering. Mulch has the demands occur at different times) and added benefi t of protecting many plants building structured parking. from damage caused by hard frosts. • Stormwater bio-retention areas, vegetated • When an irrigation system is used, it should swales, and fi lter strips can be integrated employ water-saving features such as drip into landscape areas and traffi c islands. irrigation, electronic timer, valves with manual • Using porous pavements can also increase fl ow control, and rain shut-off devices. the permeability of parking lots.

Parking lots: At ten years, landscaping should provide summertime shade over 80% of the parking area.

110 | APPENDICES | IMPLEMENTING THE AQUIDNECK ISLAND VISION THE BUILDING capable of providing a permanent connection between the electric panel and Building design: Design buildings for comfort future solar panels. and value while using natural ventilation and • All residential apartment buildings should conserving energy through the use of green provide a conduit for future wiring at standards. house meters to photovoltaic panels. • Provide a thermally comfortable environment that supports the productivity Interior layout: Design floor plans to provide and well-being of building occupants. effective cross ventilation and air flow at body • Provide a connection between indoor level Also: Energy: EnergyStar-qualified compact spaces and the outdoors through the • Layout should be designed so that activities fluorescent lightbulbs (CFL) emit introduction of daylight and views into the with the highest illumination needs are the same level of light as traditional bulbs but use 2/3 less energy and last regularly occupied areas of a building daylit where possible. six to ten times longer. • Light-colored interior finishes should be ENERGY STAR Certification used to enhance daylight (but avoid glare). At minimum, all homes should be built to the one-star level. Openings: Should be oriented to minimize heat build-up. Also: Energy/Water: Buildings should exceed base • Operable opening should equal at least energy requirement by a minimum of 20%. 12% of floor area with at least two located The strategies can help: in each space. • Use reflectors in light fixtures to maximize • Inlet openings should be slightly larger available light. than outlet openings. • Add dimmers in spaces where low-level • Windows should be recessed. lighting is appropriate. • High performance (low-E) glazing should • Install compact florescent lightbulbs in be used on exposed windows. high-use locations. • Operable opening should equal at least • Install a timer for each water heater. 12% of floor area with at least two located • Locate water heaters within a 20-foot pipe in each space. length of bathroom fixtures. • Exterior horizontal shading should be Openings: Windows should be recessed, operable, and coated with low-E glazing. • Insulate hot water lines to a minimum of R-3. installed on all windows. • Photovoltaic panels are encouraged. All residences should incorporate a conduit

IMPLEMENTING THE AQUIDNECK ISLAND VISION | APPENDICES | 111 Shell: The following steps should be taken to • Use resource-efficient roofing such as encourage natural ventilation and cooling. metal panels or composite shingles with • Attic or roof cavities should be vented with recycled content. continuous ridge and eave vents. • Use materials with recycled content • Sill vents and floor vents should be used for fences, benches, decking, docks, to allow hot air to escape the building by retaining walls, picnic tables and thermal convection. landscape borders. • Shading is required on at least 50% of east and west wall surfaces. Construction recycling: A comprehensive • Insulation should be installed in ceilings approach to green construction includes and attic spaces and exposed walls beyond creation of a jobsite waste-management applicable local codes and ordinances. plan (including reduce, reuse, recycle goals/ • Roofing and exterior wall surfaces should actions). be light-colored. • Recycling areas or containers should be well-marked. Materials: 80% of buildings should be • Use recyclable supplies—for example, constructed of recyclable or recycled materials. construction fences and tarps. • Carpet should be certified with the Indoor • Donate excess materials should be Air Quality (IAQ) label. donated to a nonprofit organization (for • Use low-toxicity, low-solvent mastics, example, The Boston Building Materials sealants, and adhesives to install flooring. Cooperative). • Use low-VOC interior paints and finishes • Builder should recycle cardboard, metal on walls. scraps, clean wood, packaging, drywall • Use engineered-wood products for beams, and concrete/asphalt. Materials: Batt insulation headers, floor systems, and roof systems. • Any demolition of an existing building • Use galvanized steel framing used for wall should result in the recycling of all systems. reusable materials. • Use recycled aggregate containing crushed • Grind existing concrete foundation, concrete, brick, concrete block, asphalt, glass paths and walks for aggregate and cullet, or fly ash for foundation base and fill. recycle the unless it is determined they • Use formaldehyde-free, CFC-free, HCFC- do not meet required structural design free insulation. standards. • Use “sustainably produced” or reclaimed wood flooring—usually carrying a “certified” stamp—for finished floors. Materials: Certified lumber

112 | APPENDICES | IMPLEMENTING THE AQUIDNECK ISLAND VISION