Conventional Development Synthesized Concept

CONVENTIONAL DEVELOPMENT SYNTHESIZED CONCEPT

The conventional development is predicated on information the Tejido Group obtained from industry professionals, who indicated that roughly sixty percent of the tract would need to be developed in order to generate the returns that would attract a developer. This option would thus conserve the least amount of open space of the three scenarios. The overall idea behind this concept is a mixed-use kernel that draws on the Walnut Creek node proposed by Tejido during the summer 2006 project. This core area, which lies perpendicular to 260, is embraced by residential development to the south, keeping busier and denser sections away from the lake area. As much as possible, this concept seeks to protect the valuable areas of the lake, Walnut Creek, and Big Springs. The creek has been given a generous buffer of 300 feet on either side. Both recreational areas are allotted a larger amount of space than is currently given with the special use permits. The concept also pushes multi-faceted development rather than a purely residential subdivision. Commercial, mixed-use, and resort areas are included that would provide additional amenities to existing residents of Pinetop-Lakeside.

The main entry is perpendicular off of 260, creating an axial connection to the Safeway shopping plaza. A park which encompasses Adair Spring creates an entry sequence for the development. The low-speed main road passes through the commercial core of the development and through a roundabout, creating a main street experience that runs down to Walnut Creek. On either side of the main street would be retail and dining opportunities. Small side streets create a slightly skewed grid that is easy to navigate but creates visual interest through incorporating curves. Toward the outer edges of the commercial core are blocks of mixed-use development. Adjacent to these are linear areas of higher-density housing, which are connected by a series of greenway trails. The large residential area on the eastern side of the creek would match existing housing densities outside the tract. The larger residential area to the west would generally have a slightly higher density, and incorporates several neighborhood parks. The main street bridges the creek and traverses the tract to connect to the proposed Big Springs Environmental Center. Two more roundabouts in this section of the road help to calm and direct traffic as it passes through the other mixed-use area of the development. At the center of this portion of the main street is a lodge-style resort with approximately 100 rooms. The resort abuts a strip of commercial development that can provide services to guests as well as provide a pleasant pedestrian experience along the creek buffer frontage. On the western side of the lodge is an area of condominiums/time shares that could also be managed by the resort operator.

STRENGTHS

Adds additional acreage to Big Springs Environmental Study Area and to Woodland Lake Park
Creates a desirable ratio of development to non-development to attract possible investors
Meets the needs of residents and visitors by creating open space, sales tax, added amenities and a recreation destination
Expands connections through the tract both vehicular and pedestrian

WEAKNESSES

Creates a strong separation between visitors and residents
Lots of development along creek, high land use
Lots of additional infrastructure needed (roads, utilities)
Puts a lot of pressure on the resort to succeed

Phasing Suggestions

The heart of this concept is the main street, which should be established first, from the entrance diagonally across from Safeway through to the outlet on Woodland Road. The resort and associated timeshares could then come in, creating a draw. Commercial fronting on the main street and the southern sections of the housing areas could then go in. Finally, commercial, mixed-use, and housing could fill in the center.

SECTIONS (click to enlarge images)

Section A - A1

Section B - B1