Tag: Prefurbia

How “Flow” enters into Development Desgin

Original: http://eponline.com/articles/2010/10/01/part-2-prefurbia-incorporates-flow.aspx?admgarea=Features

This article was written by the planner of The Village of San Buenas.

Part 2: Prefurbia Incorporates Flow

  • By Rick Harrison
  • Oct 01, 2010

For the past four decades, the automotive industry has invested billions in fuel efficiency and reducing drag and, at the same time, significantly added to the average engine horsepower. While government has focused on the vehicle, no steps have been taken to make neighborhood streets more efficient.

The management of a new era of design dedicated to reducing time and energy while transiting through a neighborhood is called “flow.” In Prefurbia, flow is essential to neighborhood sustainability.

Prefurbia segment cycle

Getting a vehicle in motion (Phase 1), cruising (Phase 2) and stopping or slowing (Phase 3) are the three phases of a “segment cycle.” A segment begins upon entry to a street and ends when a driver stops or slows down to turn or enter another street. Phase 1 involves the time and energy needed to get a one- to two-ton (or more) vehicle moving from a stop to a target residential speed. In some areas, this could be from 20 miles per hour to 30 mph. Phase 1 consumes the most energy and typically the most time. Phase 2 uses the least time and less energy than Phase 1. Phase 3 consumes almost as much time as Phase 1, but with new braking technology, this phase can actually generate energy. Reducing the number of Phase 1 segments lowers the amount of energy consumed. Similarly, reducing the number of Phase 1 and 3 segments also shortens the time needed to travel.

 

At 30 mph, the distance needed to accelerate and then stop comfortably is about 400 feet.

In traditional planning processes, designers give little (if any) attention to the flow of traffic. Very few homes are located on an entry street, requiring 90 percent of the residents to travel a minimum of two segment cycles. About half the residents have to use three segment cycles to reach their homes. In Prefurbia, most residents can get home with just one segment cycle, and only a few others have two segment cycles.

Prefurbia neighborhood drivers use one turn or less to get home

The length of Phase 2 is critical. In the conventional subdivision, for the most part, the distance along each segment cycle is quite short with some so small that Phase 2 is never reached. This design may be so inconvenient from a flow standpoint that the driver is “encouraged” to accelerate to make up for the time. Segment cycles within the Prefurbia neighborhood are long, enabling a driver more time in Phase 2.

Note the cul-de-sac on the right in Figure 3. Why didn’t the designer reverse the street to loop the cul-de-sac the other way, reducing the segment length from the entry to the end of the cul-de-sac? Prefurbia is a balance of economics, environment, and existence so the designer must weigh each benefit and derive a design that serves each of the three “Es” well. In this case, the geometry of the area better achieves efficiency with the current configuration. Also, having an intersection serving 30 homes as soon as a driver enters the neighborhood is not the best for safety. On the other side of the site, there is such an intersection but it serves fewer lots. Finally, the cul-de-sac provides a nice entrance void of street intersections. The homes pulled away from the street give the impression of low density. If a street was placed at this point, entering the neighborhood would not have this welcome feel.

In Prefurbia, designers use [www.performanceplanningsystem.com/trafficdiffuers] traffic diffusers, which maintain flow on the primary traffic street while providing the functionality of a roundabout.

From a pollution standpoint – addressing the auto industry without addressing planning is like requiring frosting to have no calories yet use the frosting on a high fat, sugar laden cake

Reducing environmental impacts
Prefurbia reduces waste and employs more efficient forms of design. The method represents a reversal of how technology in land development is used, replacing lots per minute (LPM) automation with the art of neighborhood design. It’s time for technology to be used to construct great neighborhoods for families to thrive. By exceeding the minimums, designers can deliver economic and environmental advantages.

There are only a few situations in which a tight grid pattern designed to minimums is the optimum solution from a geometric perspective. Such a site must closely conform to the dimensions needed to stack lots, with a fairly flat topography and long blocks that have few cross streets.

Here are a few examples that demonstrate better efficiency gains through design.

Figure 1 shows two cul-de-sac’s side by side. Both use the following minimums:

  • 25-foot front yard setback,
  • 5-foot side yard setback,
  • 80-foot lot width at the setback, and
  • 60-foot cul-de-sac minimum radii.

 

See What Our Guests Are Saying!

Amazing house! Be prepared for 4X4 Driving!

George R. (review from Vrbo)
4star rating
March 7, 2018
Gema Escondida is a truly amazing luxury villa to spend our vacation on. Everything looks exactly as it did in the listing. The house is very new and so there were a couple of kinks in the kitchen , but it sounded like they were going to work on...

Amazing Experience at the Best Place

Bryon B., Saint Charles (review from Vrbo)
5star rating
January 19, 2023
This property is amazing! We had a great experience with the property management company as well - they made sure that everything was working properly and were very pleasant. The pool and the view were top notch. We saw many birds, an Agouti, and ...

Hospedaje perfecto, pasamos una estadia muy agradable!

Olman (review from Airbnb)
5star rating
January 27, 2024
Hospedaje perfecto, pasamos una estadia muy agradable!

Paradise Villa

Josh & Liss (review from Revyoos)
5star rating
May 6, 2023
Casa Rana Verde in Ojochal is a slice of paradise that left us in awe. The highlight was undoubtedly the personal infinity pool with its breathtaking ocean views. It provided the perfect spot to unwind and soak in the beauty of the lush tropical l...

Amazing

Darilyn Espradron (review from Revyoos)
5star rating
February 2, 2024
I enjoyed my stay at Villa Peace. The manager team were amazing.

Our stay here was fantastic and unforgettable!

Megan J. (review from Vrbo)
5star rating
October 4, 2017
Our stay at this house was magical. The view was unbeatable and so relaxing. We loved the privacy being up on the mountain, but also enjoyed being very close two towns where we could grab dinner or participate in activities, such as whale watching...

Paradise found!

Melanie M. (review from Vrbo)
5star rating
January 19, 2017
This place was absolutely perfect! The over look of the ocean from the pool side is such a calm setting & the sounds from nature is relaxing. The house is so beautiful and luxurious, I will be coming back here again for my next vacation. I would ...

The initial setup was confusing, but OSA made it up…

George (review from Airbnb)
5star rating
May 31, 2023
The initial setup was confusing, but OSA made it up by upgrading us to a biger a nicer home for the late cancelation of the original property we had reserved. The overall experience was very good and responsive. We would stay at this property agi...

Excellent

Clint L. (review from Vrbo)
5star rating
January 10, 2023
The house and the whole experience was great.

Amazing

Darilyn Espradron (review from Revyoos)
5star rating
February 2, 2024
I enjoyed my stay at Villa Peace. The manager team were amazing.

See What Our Guests Are Saying!
Krzysztof (review from Vrbo)
4star rating
April 30, 2022

Tres villas

Sarah Kay M. (review from Vrbo)
4star rating
January 8, 2023
The house was awesome! So freaking gorgeous it was unbelievable. Although check in time was at three. We got there five minutes before three and the maids and the property manager didn’t leave until 3:30 or 4:00. Also on the way out check out time...

The heaven

Leonardo S. (review from Vrbo)
5star rating
December 5, 2023
This place is unique. My family loved it. We will not hesitate to come back. Highly recommended.

Never wanted to leave.

Reginald H
5star rating
August 29, 2022
Magnificent contemporary home in an equally beautiful location. The top floor where I stayed has a breathtaking view, a large room with luxurious bed, a rainhead shower, a large terrace and it's own private plunge pool. The furnishings and art i...

Love it!

Eric B. (review from Vrbo)
5star rating
June 23, 2023
We had an amazing time at Villa Mariposa in Ojochal! Our kids loved the pool and we loved this well appointed home that had everything that we needed. The listing is on point besides the parrots in the almond tree. We were there for 10 days and ne...

Esta casa es realmente hermosa, tiene todas las facilidades y…

Nicol (review from Airbnb)
5star rating
December 13, 2023
Esta casa es realmente hermosa, tiene todas las facilidades y comodidades que uno puede desear. Cada detalle está muy bien pensado. Ojochal un lugar muy bonito y tranquilo.Los anfitriones siempre en contacto para lo que uno necesite. Muy recomendado.

Amazing views and villa

ElisaMarie R. (review from Vrbo)
5star rating
January 28, 2021
Amazing villa: beautiful and clean, kitchen stocked for someone who wants to cook, just as shown in pictures Location: best views in area, road to villa from main road is typical of Costa Rica but a little rough

Loved it

Tim L. (review from Vrbo)
5star rating
February 14, 2023
We loved most everything about this place, it was a great place to just get away and relax. It is very private and beautiful. The kitchen had everything we needed as well as a BBQ. It was also great to be able to wash and dry our clothes. We also ...

Casita Quetzal

YolandaL (review from Vrbo)
5star rating
December 31, 2022
We had a wonderful stay at casita Quetzal. The location is great, close to the supermarket and the beach. The house is brand new and everything worked. We enjoyed our stay a lot and would definitely come back

My two months at King Fisher

MarkS (review from Vrbo)
5star rating
September 3, 2021
I love the community and always felt incredibly safe. I think we had a little difficulty getting the cable hooked up properly but I really did not watch TV. Everyone including pool service and yard service workers were tip top. I only had two issu...

Amazing 🤩

Mieka (review from Revyoos)
5star rating
November 13, 2023
My first time and I can’t wait to go again!

© Osa Property Management, SRL 2010 – , All Rights Reserved.
Website by Hudson Creative Studio Hudson Creative Studio.