2005 Auburn Research Park Master Plan

AUBURN RESEARCH PARK MASTER PLAN REVISED DRAFT A U B U R N R E S E A R C H PA R K M A S T E R P L A N November 2005 | N O VE MBE R 2005 a table of contents the planning context 1.1 1.2 1.3 1.4 1.5 1.6 MISSION VISION VALUE PROPOSITION PARK FEATURES AND REAL ESTATE DYNAMICS CLUSTERS OF INTEREST GOALS AND OBJECTIVES 4 5 the physical planning background 2.1 2.2 THE SITE CONTEXT THE DEVELOPMENT PROGRAM 10 the master plan .13 3.1 3.2 3.3 3.4 DEVELOPMENT STRATEGY LAND USE ORGANIZATION LANDSCAPE STRUCTURE MASTER PLAN CAPACITY 13 13 16 19 hydrology 21 4.1 4.2 4.3 STORMWATER ANALYSIS 21 EXISTING HYDROLOGICAL CONDITIONS 22 STORMWATER STRATEGY 22 integrated transportation 29 5.1 5.2 5.3 5.4 5.5 PEDESTRIAN CIRCULATION BICYCLE CIRCULATION TRANSIT VEHICULAR CIRCULATION PARKING 30 32 32 33 35 design brief .37 6.1 6.3 6.3 SITE DESIGN GUIDANCE 37 LANDSCAPE GUIDANCE 42 ARCHITECTURAL GUIDANCE 48 sustainable design features 51 GOAL 1: GOAL 2: GOAL 3: GOAL 4: ACHIEVE ENERGY EFFICIENCY PROMOTE TRANSPORTATION OPTIONS PROTECT WATER RESOURCES AND AIR QUALITY CONNECT ECOLOGICAL SYSTEMS 51 53 54 55 acknowledgements 57 The Auburn Research Park (ARP or the Research Park) is envisioned as a vibrant, new district on the Auburn campus It will be a center for interaction and collaboration focusing on the research and academic strengths of the University It will become the locus for Auburn’s private/public partners and affiliates who have a direct interest in the research activities of the University It will be a hub for the social networks that emerge as a result of collaboration on research activities and will serve as a major center in the East Alabama region for the formal exchange of technical information It will support an entrepreneurial culture based on the research and academic strengths of the University The Research Park will be a source of knowledge generation in the region It will play a role in educating the regional work force and providing the scientists, engineers and technicians necessary to support regional economic objectives It will provide support to businesses and industries that may emerge as a result of the research activities in the park The Auburn Research Park master plan sets out a physical design framework for guiding the incremental implementation toward this vision The master plan is supplemented by and coordinated with the master plan for Auburn University campus It should be reviewed in the context of the master plan, which establishes campus-wide goals and objectives A U B U R N R E S E A R C H PA R K M A S T E R P L A N | N O VE MBE R 2005 Illustrative Plan A U B U R N R E S E A R C H PA R K M A S T E R P L A N | N O VE MBE R 0 200 400 600 north the planning context The planning process for the Research Park has evolved under the direction of the Auburn Research Park Task Force and has included several stages Initial studies focused on the selection of the current site and a strategic market analysis The site selection process was carried out in 2003 and involved an assessment of several properties in the Auburn area owned by the University The proposed South Campus location was selected for its proximity to the main core of the campus, visibility and accessibility to the regional road network The process included the development of an accommodation strategy for the potential facility sizes identified in the market analysis completed by Hammer Siler George Subsequent studies include a business plan, which articulates the mission, vision and values for the Research Park, and offers guidance on the desired character for the physical environment The business plan sets out a strategy and timeline for the development of the Research Park over the next twenty years In developing the physical plan for the Research Park, the business plan was reviewed with “place” in mind Specifically, it was reviewed to determine how the mission, vision and values could influence the type of place that the Research Park becomes and to determine how this sense of place could support the mission, vision and values This section summarizes some of the key points of the business plan that influenced the development of the physical master plan A U B U R N R E S E A R C H PA R K M A S T E R P L A N | N O VE MBE R 2005 1.1 MISSION The mission of the Research Park, as defined in the business plan, is to provide an environment that: · stimulates the development of a knowledge-based economy; · enhances University technology transfer and sponsored research, · fosters economic growth; and, · supports the mission of Auburn in research, instruction and outreach through collaboration and entrepreneurial relationships between the University and the business community This mission implies that the Research Park should become a center for interaction among the many players in the regional economy that have a particular interest in the research activities of the University As a center, it will need to facilitate interaction among University and public / private partners This suggests a mixed-use environment where University and public/private uses share research, office and support facilities It further suggests an environment that facilitates formal and informal interaction among the tenants of the Research Park 1.2 VISION The business plan states that the Research Park should become a destination—an environment that is stimulating and interesting not only to the research participants, but also to the local community, to the University community and to the State The vision is fourfold: Support the mission of Auburn University and confirm Auburn as the leading research force of the East Alabama region; Create new revenue sources for the University; Broaden and strengthen the research industry in East Alabama; and, Produce an economic development engine for Alabama and the region The vision further demonstrates the need for an environment that will foster collaboration among the tenants of the Research Park and an environment that serves as an “information” locus for business and industry in the region A U B U R N R E S E A R C H PA R K M A S T E R P L A N | N O VE MBE R 0 1.3 VALUE PROPOSITION The business plan sets out the value proposition for the Research Park stating that it will sponsor cutting edge interdisciplinary research combined with academic consolidation • ARP will provide, over the long-term, “centers of excellence” for engineering and biological sciences (including agriculture, veterinary medicine and biotechnology) • ARP will distinguish itself by combining cutting edge research, creative problem solving, academic and research collaboration, technology transfer resources, and economic development initiatives, in a comfortable and collaborative research village retreat environment near the main concentration of the University Building on the small-town University community image of Auburn, the value proposition begins to suggest a village-like environment that reflects the community values of the University and Auburn itself 1.4 PARK FEATURES AND REAL ESTATE DYNAMICS The business plan articulates several specific placemaking features envisioned for the Research Park: • ARP will create a sense of community that fosters transfer of information and collaborative uses of resources • ARP will include destination centers that will invite the community to experience the Park • Covenants will allow building designs to fit into an agreed architectural format • Facilities will encourage gathering of faculty, business leaders and graduate while encouraging individuality students • ARP will be tied to the fabric of the University and the Auburn Community The real estate dynamic and placemaking recommendations are stated as follows: • ARP will be a unique, mixed-use, research and academic community that provides a full range of facilities and support to its occupants and visitors • A highly interactive assemblage of University, corporate and government facilities….involved in research and development, teaching and learning, or public service in a multidisciplinary theme • Compact land use patterns will be utilized to emphasize and reinforce a pedestrian scale A U B U R N R E S E A R C H PA R K M A S T E R P L A N | N O VE MBE R 2005 • The parking will incorporate natural topographic features such as wetlands, streams, woods, etc and maintain open areas and green space in keeping with the University’s origins as a land grant institution • ARP will evolve using Clusters of Interest to organize the Park and provide a sense of community • The cluster concept will allow similar disciplines to congregate but also to be part of a larger community Similar to the mission and vision statements, the real estate dynamics articulated in the plan suggest a compact, pedestrian oriented environment integrated with the features of the land 1.5 CLUSTERS OF INTEREST The research strengths of Auburn University are in engineering and biological sciences (including agriculture, veterinary medicine and biotechnology) The business plan suggests a long-term goal of organizing the park in clusters Each cluster would include University, private sector and public sector agencies focusing on the specific “interest” or an aspect of that interest The long-term goal of providing Clusters of Interest is summarized in the business plan as follows: • Clustering buildings with a human scale dimension • Focus around common, landscaped open spaces with varying character • A mixed-use development, including housing, industry and government research activities • Visible outdoor activities • A physical and visual connection with other adjacent neighborhoods • Food services and other gathering spaces • Multi-modal transportation A U B U R N R E S E A R C H PA R K M A S T E R P L A N | N O VE MBE R 0 Parking Lot Landscape The proposed parking at the Research Park is sited and configured to form a serious of “rooms” defined by buildings and landscape The parking areas are defined on the periphery by consistent rows of trees and internally by trees and plant materials in the vegetated swales The parking swales are to be a minimum of 10 feet wide Paving Materials Paving materials should include both pervious and impervious surfaces Pervious paving materials are proposed along the pedestrian spine, all major pedestrian routes and in the parking stalls In the parking areas, travel lanes should be paved with concrete or traditional asphalt materials and the parking stalls should be paved with pervious concrete or other materials that will assist in decreasing runoff from the site Grading and Erosion Control A conceptual grading plan is provided for general guidance and will need to be reviewed as the Research Park is developed The grading plan suggests future building finished floor levels which will need to be reviewed relative to program and phasing issues In general slopes should be limited to 3:1 or less and transitions from existing grading to proposed grading should mimic natural conditions rather than a continuous uniform slope Retaining walls should be avoided but, if required, should be a maximum of five (5) feet in height Riparian Zone The water bodies south of the hilltop clusters in the Research Park are to remain as part of a park foreground landscape The water bodies are central features in the landscape concept and are maintained in the master plan The following recommendations apply to riparian zone: · Plant water edges with riparian plants, if possible · Waterway edges are to remain in their current state; no walkways or · No building or grading will be permitted that extensively alters the existing alterations should be made to the water edge water edge · Tree planting is encouraged provided that it does not block views from the hilltop buildings to the ponds 44 A U B U R N R E S E A R C H PA R K M A S T E R P L A N | N O VE MBE R 0 Riparian Zone Maintenance of plant materials in the riparian zone should be limited to general clean-up Additional plant materials may be added provided that they are located to enhance views and provide shading along pedestrian routes Irrigation and Maintenance The master plan divides the Research Park into irrigation and maintenance categories Category 1: areas along major pedestrian routes, in the arrival courts, terraces and other gathering spaces Landscape treatment in Category areas will require a higher level of maintenance Irrigation will be permitted to maintain the proposed plant materials Category 2: will occur along the continuous landscape areas proposed along the roadways In Category areas, irrigation will be permitted in the initial stages to establish the proposed street trees Grasses and ground cover are proposed along the verges Category 3: will occur in the landscape corridors proposed between the hilltop development clusters and will consist of meadows and plant materials that can tolerant periodic flooding as set out in the stormwater plan for the site Category 4: includes the riparian zone, where the existing vegetation is to be maintained and supplemented with indigenous trees and plant materials Areas where irrigation will be permitted include the major roadway corridors, pedestrian routes and arrival courts set out in the plan Other areas of the site will not be irrigated The utilization of native plant materials is encouraged throughout the Research Park A U B U R N R E S E A R C H PA R K M A S T E R P L A N | N O VE MBE R 2005 45 Signage and Wayfinding Signage in the Research Park has been conceived along with the wayfinding issues The arrival sequence is proposed beginning with a university gateway sign at the corner of Shug Jordan and South College The sign is envisioned as a to foot high wall announcing Auburn University The sign will incorporate brick and limestone The second feature in the sequence includes a flag display located along high ground adjacent to S College Avenue The third feature is the bridge and signage walls proposed at the main entrance to the Research Park The fourth feature includes the entry gateway pillars proposed for the intersection of Loop Road and Camp Auburn Road Similar signage pillars are proposed for the west entrance (Shug Jordan and Camp Auburn Road) and the east entrance (Loop Road and S Donahue) Lighting The campus lighting standard for pedestrian, bicycle, parking lot and street lighting should be adopted and utilized in the Research Park Gateway signage at S College and Shug Jordan Parkway 46 A U B U R N R E S E A R C H PA R K M A S T E R P L A N | N O VE MBE R 0 Flag Display Entry to the Research Park on South College A U B U R N R E S E A R C H PA R K M A S T E R P L A N | N O VE MBE R 2005 47 6.3 ARCHITECTURAL GUIDANCE Architectural Expression The architecture of the Research Park campus should be a contemporary interpretation of the character and image qualities that define buildings on the Auburn campus The buildings should be responsive to the topography of the South Campus, responsive to the climate and the environment They should be constructed according to LEED and other criteria that minimize the environmental impact of the buildings Building Form and Massing As the Research Park buildings will be constructed in phases, each building should respond to and anticipate future buildings as illustrated in the plan Fenestrations, entrances and service areas should acknowledge the possibility of future buildings Building Heights In order to ensure that a compact, pedestrian-scale environment emerges over time, buildings should be three-to-four stories in height Facades and Fenestration The facades of all buildings should respond to the orientation Fenestrations on the east and west should be designed in response to the glare and excessive heat gain that can occur Fenestrations on the west should incorporate external shading devices to limit heat gain and minimize air conditioning loads Daylighting should be considered in the design of all buildings to minimize energy use Particular focus should be placed on the proportion of window to wall area on proposed buildings Windows that appear too small relative to the faỗade not provide a sense of scale Arcades, Covered Walkways, Trellises – Buildings which front the hilltop pedestrian spine and other pedestrian routes should be designed to incorporate arcades or external covered walkways / trellis structures The aim is to provide pleasant, shaded and sheltered pedestrian routes Arcades can be incorporated into the footprint of buildings or constructed externally 48 A U B U R N R E S E A R C H PA R K M A S T E R P L A N | N O VE MBE R 0 Roof Treatment Roofs may be sloped or flat depending on the program and design requirements Sloped roofs are considered to be appropriate in that they are consistent with the image of many of the character defining features of the core campus buildings They are also appropriate climatically in that they shade interior spaces from the direct transmission of solar radiation to interior spaces Building Materials and Color The primary building material should be brick of a color and proportion reminiscent of that found on the main campus Limestone, precast or white trim details should also be considered Reflective glass that generates glare is not acceptable The master plan for the Research Park is based on four primary sustainable design goals: 1) Achieve energy efficiency; 2) Promote transportation options; 3) Protect water resources and air quality; and 4) connect ecological systems This section summarizes the sustainable design features of the plan It should be noted that the content of this section has been covered elsewhere in this document but is repeated here to provide an overview of the sustainable aspects of the plan The content primarily addresses planning level sustainable urban design, site planning and landscape design related goals and objectives, although some specific sustainable architectural design recommendations are provided There are a wide variety of specific building design issues addressed in the LEED guidance offered by the United States Green Building Council It is recommended that all buildings in the Research Park be constructed according to LEED criteria A U B U R N R E S E A R C H PA R K M A S T E R P L A N | N O VE MBE R 2005 49 Illustrative Plan 50 A U B U R N R E S E A R C H PA R K M A S T E R P L A N | N O VE MBE R 0 200 400 600 north sustainable design features GOAL 1: ACHIEVE ENERGY EFFICIENCY Energy-efficient planning and urban design can reduce the overall dependency on non-renewable and waste-generating energy sources The master plan addresses energy efficiency by promoting a compact land use pattern and pedestrian environment; through building orientation and siting recommendations; building faỗade articulation; and by promoting the use of landscape to create shaded microclimates for buildings and outdoor spaces This section summarizes the energy efficiency aspects of the land use and urban design recommendations of the plan Transportation options will also impact energy efficiency and are covered in the discussion of Goal 3, Promote Transportation Options Compact Development The master plan sets out a compact pedestrian-oriented land use pattern A majority of the parking is located on the periphery of the pedestrian core with convenient links to the internal pedestrian circulation routes Building Siting A key objective is to minimize heat gain in Research Park buildings and in outdoor spaces during the warm months A number buildings have been elongated on the east/west axis, the optimal orientation for the region, to minimize solar heat gain Long expanses of facades on the east and west of buildings receive low and direct sunlight in the summer months and, if not shaded, can result in excessive heat gain Where buildings have been elongated on the north / south axis in the interest of compact development, these facades are required to incorporate external shading devices to limit heat gain The use of trees is also recommended to provide additional shade and thermal comfort at the ground level A U B U R N R E S E A R C H PA R K M A S T E R P L A N | N O VE MBE R 2005 51 Building configuration The urban design and landscape framework of the plan define shaded pedestrian routes by the configuration of proposed buildings The pedestrian routes are intended to: provide shaded areas for outdoor activities; and, to create shaded micro-climates that reduce heat gain in adjacent buildings Roof Forms Sloped roofs are a signature character-defining feature of Auburn campus buildings and are suggested for the Research Park for aesthetic and environmental reasons Aesthetically, sloped roofs provide visual interest and respond the Auburn image and character Environmentally, sloped roofs provide ventilated attic space, which will serve to “shade” interior spaces from the direct transmission of solar radiation Shading In order to decrease heat gain in parking areas and along major pedestrian routes, all such areas are to include shade trees In parking areas, the master plan specifies that trees be planted in swales between parking bays and along pedestrian routes In addition to shade trees, guidance is provided for the use of covered walkways, arcades and trellises wherever shade is needed to decrease heat gain and to provide for a pleasant pedestrian environment Alternative Energy Sources The use of alternative energy sources such as wind turbines, solar panels, and geothermal may be appropriate for campus buildings and should be explored on a case-by-case basis Solar and wind energy, in particular, may be viable options as the Research Park is developed over the next 10 to 20 years GOAL 2: PROMOTE TRANSPORTATION OPTIONS Coordinated and integrated transportation options can promote public health, reduce the energy used by single-occupancy vehicle transportation and generally reduce emissions associated with transportation Cars are significant generators of carbon dioxide in the United States Public transportation is considerably more efficient in terms of carbon dioxide production per person transported The master plan provides an integrated approach to transportation The pedestrian, bicycle, transit and roadway network are viewed comprehensively with the aim of reducing the number of daily private vehicle trips on and to/from the Research Park and to provide campus users with a variety of transportation options The master plan addresses transportation issues as follows: 52 A U B U R N R E S E A R C H PA R K M A S T E R P L A N | N O VE MBE R 0 Pedestrian and Bicycle Circulation A key objective is to facilitate and encourage pedestrian movement within the Research Park and to points beyond including surrounding residential, retail, and commercial areas Pedestrian and bicycle circulation are given priority over other transportation modes, followed by the Tiger Transit services Pedestrian and bicycle circulation is encouraged through the compact land use pattern and physical design strategies that make these modes of movement safe, pleasant and more convenient Design recommendations include shaded pedestrian routes and traffic calming along Camp Auburn Road Bicycle use is facilitated through the designation of a route system, by providing bike parking facilities and by linking to the broader campus and city network The plan includes a number of strategies to facilitate pedestrian and bicycle use: · Vehicular traffic is prohibited along the hilltop pedestrian spine with the · Traffic calming features, including speed tables and differentiation in cross walk exception of emergency and service vehicles materials, are proposed along Camp Auburn Road to reinforce a 20 mph speed limit Convenient and attractive pedestrian routes The landscape and urban design concepts include recommendations for creating a convenient and attractive pedestrian circulation network The plan sets out a system of shaded routes along which major destinations and activities will be organized The landscape guidelines include recommendations for shade trees and other plant materials, which will provide shade and reduce solar heat gain GOAL 3: PROTECT WATER RESOURCES AND AIR QUALITY Sustainable planning and design strategies can protect and enhance water quality by addressing stormwater management, water conservation, the protection of water resources and natural drainage patterns Sustainable practices can enhance air quality through landscape and transportation design strategies The ways in which the plan addresses water and air quality are summarized in this section: Existing and native vegetation Existing trees and vegetation are preserved and supplemented in the master plan to assist in the control of stormwater runoff, and to improve air quality An extensive area of existing vegetation is maintained in two areas of the south campus: the Campus Forest to the north and the riparian zone to the south The existing trees and vegetation in these areas will assist in controlling run-off and improving air quality A U B U R N R E S E A R C H PA R K M A S T E R P L A N | N O VE MBE R 2005 53 Native plant materials are proposed for all future landscape projects in order to decrease irrigation requirements and to ensure that the campus landscape is in character with the native landscape of the region Utilize the landscape to filter runoff and improve water quality The master plan is organized around and enhances the existing drainage patterns of the site The landscape corridors and the South Campus Park encompass the existing natural drainage corridors and are coordinated with a manmade system of swales and drainage patterns that collectively reduce the need for stormwater detention and engineered systems of stormwater management Drainage throughout the campus environment is directed to a series of swales in the parking areas The swales will be utilized to detain water and to support the tree cover proposed in these areas Stormwater is treated on-site, the benefits of which are: · Removal of pollutants · Reduction in volumes and velocity of runoff · Reduction in watercourse erosion, sediment suspension and loss of aquatic habitats · Conversion of runoff to evapotranspiration via the use of vegetated infiltration systems which cools the air in summer and provides oxygen (the total amount of water vapor released to the atmosphere by evaporation from land and water surfaces and water vapor returned to the atmosphere by plants as they “breathe” Water Conservation The landscape structure for the master plan sets out several landscape zones, all of which have varying requirements for irrigation The lush areas of the campus are proposed for the d pedestrian corridors Lawn areas have been minimized and include the ROW along Camp Auburn Road and the Loop Road Other open areas, such as the Landscape Corridor will consist of natural grassland landscape with informal tree groups Irrigation in these areas will be limited to the initial stages of establishing new plant materials Plant trees to offset carbon emissions Trees can have a positive effect on air quality The master plan maintains existing trees in the Campus Forest and includes recommendations for planting trees along streets, the pedestrian corridors, and the parking areas Collectively, these trees can assist in improving air quality by partially offsetting the carbon emitted from activities in the Research Park and will help reduce the air conditioning load on campus buildings by providing a shaded environment 54 A U B U R N R E S E A R C H PA R K M A S T E R P L A N | N O VE MBE R 0 The benefits include: · Cooling – trees provide shade for natural cooling of buildings, and horizontal surfaces · Wind break or noise barriers – trees can screen the site from seasonal wind impacts or absorb noise · Carbon sequestration / transformation of pollutants – through the process of photosynthesis, trees absorb and break down carbon dioxide and other air pollutants and produce oxygen GOAL 4: CONNECT ECOLOGICAL SYSTEMS Providing connections in the ecological systems within and beyond the boundaries of the campus can have a positive affect on the health of the regional ecosystem The master plan maintains the ecological systems along the natural streams and vegetated areas of the site and the tree cover in the Campus Forest These, in turn, link with the broader system of the Parkerson Mill Creek The compact development pattern will enable the University to set aside the natural landscapes proposed in the central open space and Nature Area These areas are important in that they preserve habitats, assist in stormwater management, and can be considered as outdoor labs for University science programs Future studies should be carried out in conjunction with Forestry and Wildlife Studies and other schools, colleges and departments that could contribute to an understanding of the uniqueness of the south campus environment A U B U R N R E S E A R C H PA R K M A S T E R P L A N | N O VE MBE R 2005 55 56 A U B U R N R E S E A R C H PA R K M A S T E R P L A N | N O VE MBE R 0 acknowledgements The master plan was developed under the direction of the Auburn University Research Park Task Force: Dr Michael Moriarty Dr Syd Spain Jon Waggoner Niki Johnson Henry Burdg Mitch Emmons Thomas Tillman A U B U R N R E S E A R C H PA R K M A S T E R P L A N | N O VE MBE R 2005 57 ... of the research activities in the park The Auburn Research Park master plan sets out a physical design framework for guiding the incremental implementation toward this vision The master plan is... 57 The Auburn Research Park (ARP or the Research Park) is envisioned as a vibrant, new district on the Auburn campus It will be a center for interaction and collaboration focusing on the research. .. mission and values set out in the business plan This section describes the key elements of the master plan 3.1 DEVELOPMENT STRATEGY The Research Park master plan will guide the development of a new