Did the City study how much development could occur in the Bridge Street District, and how the development would impact the City’s roadway infrastructure?
The City studied the amount of development that could physically be built in the Bridge Street District and factored this information into a series of conservative infrastructure, transportation network, and fiscal models.
Build-Out Capacity Study
Immediately after City Council’s adoption of the Bridge Street District Vision in October 2010, the City undertook a series of implementation studies to understand the potential impact of the vision’s key concepts (dense, mixed-use development) on the City’s infrastructure.
City staff ensured that the infrastructure modeling was conservative in terms of potential impacts. For example, the models were set up to assume the most amount of development that could physically happen, if market conditions supported it.
With the assistance of a team of consultants, the City produced a diagrammatic capacity study to serve as a highly detailed physical build-out analysis to illustrate how much development could physically occur throughout the study area. The capacity analysis was based on a series of assumptions about land use and development scale/intensity, consistent with the key concepts of the Bridge Street District Vision. This information was used to study the city’s water, sewer and stormwater infrastructure capacities, in addition to the transportation network and the City’s fiscal model.
Water, Sewer, Stormwater Infrastructure Modeling
Much of the necessary main infrastructure is in place and sized to adequately accommodate development (with some improvements and extensions) since the area is already partially developed. Because the compact development pattern envisioned in the Bridge Street District requires fewer resources than more spread-out patterns, utility infrastructure is used more efficiently, with more development per acre to help pay for incremental infrastructure improvements.
Transportation Network Modeling
The City’s transportation consultant, Nelson/Nygaard (with transportation modeling assistance by Smart Mobility, Inc.) incorporated the physical build-out projections into the City of Dublin’s larger transportation demand model, which used a year 2030 horizon to coordinate with MORPC’s regional model.
The City assumes, however, that physical build-out of the Bridge Street District will occur after 2030, with an uncertain build-out timeframe. This is another way that the modeling is conservative, because it assumes development happens at a faster pace than is likely over the long run. This is also a limitation of the model, because it does not account for the incremental effects on the transportation network as development occurs in different areas and different times over many years, with new street connections made to enhance the grid street network.
To address the question of the incremental effects, the City has engaged transportation modeling consultant LJB, Inc. to prepare a Transportation Phasing Plan for the Bridge Street District. The purpose of this plan is to identify the scope and timing of infrastructure needs based on anticipated patterns and phasing of development.
This effort focuses specifically on key intersections, primarily along Bridge Street/SR 161, Dublin Road/High Street, and Riverside Drive – these are essentially the intersections that will serve as an interface between the surrounding suburban transportation system and the more urban street network planned for the Bridge Street District. This work has been ongoing over the past year and is nearing completion. Preliminary information from this work has already been incorporated into the design planning for the Riverside Drive improvements, and integrated into the conceptual Bridge Park mixed-use development plans.
How will stormwater be managed in the Bridge Street District?
The City of Dublin has always taken an innovative and environmentally sensitive approach to managing stormwater, and will continue to do so in the Bridge Street District.
Stormwater management in the Bridge Street District is unique for two important reasons:
- Managing stormwater in denser, walkable urban environments is very different than managing stormwater in suburban environments where there is more space on individual development sites to collect and treat stormwater. The intensity of development necessary to create a vital, walkable urban core in the Bridge Street District means that Dublin’s traditional stormwater management strategies are not consistent with the key principles of the vision for this area.
- The Bridge Street District is located along the Scioto River at the convergence of the Indian Run tributary. Allowing stormwater to be effectively treated for quality and quickly releasing it back to its source (in this case the Scioto River) is an important consideration.
The City tasked a consultant team from CDM to explore more sustainable, nontraditional best management practices that still meet applicable Ohio Environmental Protection Agency (OEPA) requirements for water quality and the City’s requirements for water quantity control (where applicable).
CDM’s analysis concluded that stormwater management can be fully integrated throughout the Bridge Street District at build-out, but depending on construction phasing and the location of the stormwater management facilities, temporary facilities may be required.
As part of the numerous implementation studies, analyses, and other planning efforts for the Bridge Street District, the City prepared an updated Stormwater Management Design Manual in 2013 with the assistance of Tetra Tech. The updated manual includes an entire chapter dedicated to the special stormwater management considerations for the Bridge Street District.
Effective stormwater management in the Bridge Street District is best accomplished through well-integrated on-site stormwater management techniques including permeable pavement that allows water to filter through; green roofs; bioretention swales; rain barrels; etc. in lieu of large retention ponds that take up too much space to be appropriate for denser, walkable, urban environments. The Stormwater Management Design Manual includes standards that are designed to respond directly to the Bridge Street District zoning regulations to ensure seamless, well-integrated site development.
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