Mixed - Income Urban Neighborhoods

8/10/2019 Mixed - Income Urban Neighborhoods

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m i x e d - i n c o m e u r b a n n e i g h b o r h o o d s

u r b a n d e s i g n a s s o c i a t e s


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mi x e d - i n c o m e u r b a n n e i g h b o r h o o d s

u r b a n d e s i g n a s s o c i a t e s

Introduction

First Ward, Charlott e, North Carolina

Westbury, Portsmouth, Virgini a

Park DuVall e, L ouisvill e, Kentucky 1

Crawford Square, Pit tsburgh, Pennsylvania 1

Richmond Neighborhoods, Richmond, Virgini a 1

H eritage Park, M inneapoli s, M innesota 2

Broadway Overlook, Balt imore, M aryland 2

Forest Park Southeast, St. L ouis, M issouri 2

W heeling H OPE VI , W heeling, West Virginia 2

West Rock, New Haven, Connecticut 2

H eritage Crossing, Balt imore, M aryland 3

Gilroy Cannery, Gi lroy, Cali fornia 3

2 0 0 5

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Since its founding in 1964, Urban D esign Associates has beencreati ng innovative M aster Plans, Urban Designs, Patt ernBooks, and Architecture for t raditi onal mixed-income neigh-borhoods. In some cases, these have been part of revitalizingexisting city neighborhoods. In others, these efforts have beenpart of either creating new neighborhoods in existing towns orof building new towns.

In all instances regardless of scope from M aster Plan toArchitecture for the site we use a participatory planningprocess that engages local residents as well as political, reli gious,cultural, and business leaders in the creative process of design.Dynamic, three-dimensional graphics, developed as an integralpart of our part icipatory process, help build the support andconsensus needed to successfully implement each project.

Variety and Sustainability

American traditional neighborhoods have long provided arange of types and cost of housing, all within walking distance

of daily services, schools, and churches. The mix of age andincome in these neighborhoods has ensured the long-termstability of these communit ies by providing l ifelong housingoptions for people: small, inexpensive housing for those begin-ning their careers; larger family houses when children comealong; smaller, more urban housing for empty nesters; andassisted living for the elderly. Studies have demonstrated that,over t ime, the social capital created in such neighborhoods is akey factor in community stabil it y, the health of i ts residents, andin providing role models for success who inspire young people

and, thereby, support the economic and social mobili ty of theneighborhoods citizens.

Development practices in the second half of the twentiethcentury turned away from this traditi on, building isolated, sin-gle-income, car-dependent subdivisions. As the problems of these practices have become more vivid, interest in the tradi-tional patterns has not only returned, it continues to increase.

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M ix ed- I ncome U rban Neighborhoods

Introduction


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UDA pioneered this return to traditional neighborhooddevelopment and remains at the forefront of this developmentactivity.

The UDA Process

For each project, UDAs plan establi shes a framework of streetsand public open space. The plans include architectural designsfor the character and quali ty of the housing.These designsbuild on local architectural traditions so that the new develop-ment fits into and supports the best of the existing housing.The character of each house is based on these traditions ratherthan on its type, size, cost or means of financing. In thi s way, itis possible to create a diverse neighborhood in which the posi-tive qualities shared by all of the buildings are more compellingthan the differences among individual structures. UDA Patt ernBooks, often commissioned by developers as part of a projectsdeliverables, assist builders in creating the desired image for thedevelopment.

In existi ng neighborhoods, our first step in the planningprocess is to assist all participants to gain an understanding of the strengths and weaknesses of t he communi ty. This makes itpossible to identi fy sites that will have maximum positi veimpact. We oft en refer to this process as urban acupunctureduring which we study the structure of the community in orderto find the best place to make small- or large-scale changes forthe overall health of the area. Implementation involves a widerange of organizations and agencies as well as the broader pub-li c. By creati ng a vision for both the overall plan and the char-

acter of the houses, it is possible to provide a shared focus forthese groups to work effectively together.

Diversity of Project Types

In the effort to revitalize cities, many underutilized and decayedareas are being redeveloped as mixed-income neighborhoods.UDAs experience in re-establishing traditional neighborhooddevelopment includes a wide range of project types from

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carefully inserted infill development to complete redevelopmentof large part s of neighborhoods, from brownfield and vacantindustrial sites to new development on previously undevelopedland. Some projects have been developed by private developers,others by Community Development Corporations, and stil lothers through public private partnerships.

Revitalization of Existing Neighborhoods

UDAs experience also includes the transformation of publichousing sites. The HOPE VI program, among others, has made itpossible to redevelop distressed housing projects as mixed-income neighborhoods. For example,Charlottes First Ward,once a depressed area adjacent to downtown has been trans-formed into a vibrant, mixed-income neighborhood with a verywide range of incomes and ages of people. A key to its successhas been i ts design which has the image of a stable, tradit ionalCharlotte neighborhood.

New Mixed-Income NeighborhoodsM ixed-income neighborhoods in new towns especially ingrowth areas with rapidly increasing real estate values canprovide long-term stability for those communiti es. For example,UDA created a plan for the new East Garrison community inM onterey, California which will provide affordable housingunderwrit ten by the market-rate unit s. In Santa Barbara,Cali-fornia, UDA prepared a plan for the University to develophousing for students, faculty, and staff on land currentl y ownedby the University, making it possible for them to provide afford-

able housing to these members of the University community.In all of these efforts, the design and building of housing is

an essential part of the process of building great neighborhoodsand communities.

Recent examples of UDAs work in the design of tradi-tional mixed-income neighborhoods can be found on the pagesthat follow.


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M ix ed- I ncome Ur ban N ei ghborhoods

First Wardc h a r l o t t e n o r t h c a r o l i n a

u r ba n d e s ig n a s so c i a t e s M aster Plan for Char-

lottes First Ward provides the framework for developing adynamic new district that combines mixed-income housing,shops, businesses, and instituti ons.

By capitalizing on and transforming the large inventoryof vacant and publicly-owned property, the Plan creates anew image for First Ward.To achieve this, the Plan defines aseries of new districts with five new public spaces based onCharlottes fine tradition of parks and civic spaces.

First phase construction included a mix of new rentalapartments, townhouses, and for-sale singlefamily houses, as

well as rehabilitated existing public housing buildings. Noarchitectural distinction has been made between houses thatreceive subsidies for public housing residents, moderate incomesubsidies, or those that are rented or sold at market rate.


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M ix ed- I ncome Ur ban N ei ghborhoods First Ward

5LeftThe M aster Plan

represents the consensus

reached in the design

process.

Below LeftA mixedincome

neighborhood w here no

architectural distincti on

is made betw een houses that receive subsidies

and those that are

rented or sold at market

rate is key to the Plan.

Below RightThe mixed- income

Garden D istr ict

neighborhood is

designed to have a

character similar to

histori c Charlotte

neighborhoods.


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RemodeledBuildings andNew HousesAfter renovation, some

of the publi c housing

buildi ngs were

tr ansformed into

mixedincome

townhouses. The Plan

mixes them with new

apart ments and new

for- sale houses. Their

architecture is similar

to the best of Charlottes traditional

neighborhoods.


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Mixing MarketRate and Afford-able HousingThroughout the Fi rst

Ward a mix of single

family houses,

townhouses,

condominiums are

found on almost every

str eet. This diversit y

and integrated patt ern

creates a vi brant,mixed- income

communit y wi thout the

sti gma of affordable

housing as an i solated

building type or

community.


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Westburyp o r t s mo u t h v i r g i n i a

u r ba n d e s ig n a s so c i a t e s completed a M aster

Plan that called for replacing 650 units of publi c housing (IdaBarbour complex) with 424 new houses in the mixed-incomeWestbury neighborhood at the edge of the historic OldeTowne in Portsmouth.

A fresh image was accomplished for the new neighbor-hood by utilizing the UDA Pattern Book which providedguidelines for new houses built in the architectural styles of those found in the adjacent Olde Towne neighborhood. Inaddit ion to this new architectural image, an i nterconnectednetwork of neighborhood streets and open space was created.


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M ix ed- I ncome Ur ban N ei ghborhoods Westbury

9Proposed Plan(top) I da Barbour and

the adjacent vacant

properties are trans-

formed i nt o a series of

tr aditi onal neighbor-

hoods li nked by a con-

ti nuous network of

streets and parks.

NeighborhoodCharacter(middle) H ouses are

posi ti oned on their lots

to take advant age of

views and t o create a

sense of an i nt act

neighborhood that has

a ti meless quali ty.

Westbury Houses(bott om) UD A

designed a seri es of

houses based on t he

inheri ted architectural

vocabulary found in

histori c Olde Towne as

well as surrounding

neighborhoods such as

Scott s Creek and Glen

Sheila.


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M ix ed- I ncome Ur ban N ei ghborhoods Westbury

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Westbury Today


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Park D uVallel o u i s v i l l e k e n t u c k y

t h is n e ig h bor h oo d, once dominated by 1100 public

housing units, vacant land, and abandoned houses, hasbecome a stable, mixed-income neighborhood. A total of 513units of mixed-income/mixed-finance rental unit s and 341homeownership units have been built or are under construc-ti on.The UDA M aster Plan was developed in an inclusiveprocess that has made the implementation possible.

The new development has attracted a wide range of income levels. M arket-rate units are immediately adjacent torental houses with a high percentage of low-and very low-income families.

M ost importantly, the development has changed theimage of the larger area in which it is located, from one of abandonment and decay to that of a vital and desirable neigh-borhood. As a result , adjacent neighborhoods are experiencingrevitalization and, for the first time in generations, new retailand community services are being attracted to the area.


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M ix ed- I ncome Ur ban N ei ghborhoods Park D uValle

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Master Plan(top)

Park D uValle has been

transformed into a

series of traditi onal

Louisvill e neighborhoods

li nked by a cont inuous

network of streets and

parkways.

Town Center(bottom)

Park DuValle town

center


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M ix ed- I ncome Ur ban N ei ghborhoods Park D uValle

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A New ParkwayAddressThe fi rst new houses

li ne the new curv ing

parkw ay wi th front

lawns and porches.

M ixed-income rental

houses, rowhouses, and

small apartments line a

new street l eading to

the rehabili tated, re-

instated neighborhood

school.


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Crawford Squarep i t t s b u r g h p e n n s y l v a n i a

c r a wf o r d s q ua r e i s a landmark event in the

process of rebuilding Pittsburghs L ower H il l District. I t hassuccessfully rebuilt a residential neighborhood and stimulatedfurther revitalization in the rest of the Hil l District. TheUrban D esign Plan creates a series of streets and publicspaces which serve not only the development itself, but alsoprovide new linkages for the rest of the H il l t o the cit y.

Over f if ty percent of the unit s are subsidized, but no dis-tinction is apparent in either the architecture or the characterof the neighborhood. A total of 500 units of mixed-incomehousing have been built including a mix of rental and for-sale

units, with a wide range of prices.


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M ix ed- I ncome Ur ban N ei ghborhoods Crawford Square

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LeftFor years, the L ower H i ll was a vacant w aste-

land at the edge of downtown.

BelowToday, Crawford Square i s a thr ivi ng, mixed-

income neighborhood adjacent to downtown

Pittsburgh.


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M ix ed- I ncome Ur ban N ei ghborhoods Crawford Square

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A

A

A

A A

A

B

B

B B

BB B

A

LeftCrawford Square has a

mix of rental and

ownership uni ts. Rental

buildings ( A ) include

townhouses and

apartment houses. For-

sale houses ( B ) include

both single- family

detached houses and

townhouses.

Below LeftCrawford Square

provides a new fr ont

door t o the downtown.

Below RightThe new resident ial

units provide views of

downtown landmarks.


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Richmond Neighborhoodsr i c h mo n d v i r g i n i a

a f t e r ye a r s o f d ec l i n e and the ravages of urban

renewal, some of Richmonds tradit ional neighborhoods hadall but disappeared.

Urban Design Associates first work in Richmond waswith the Richmond Redevelopment and H ousing Authorityto design a new Randolph neighborhood where only thechurches remained.

The Randolph M aster Plan created an interconnectednetwork of streets and three parks, all lined with houses thatcontinue the architectural t raditi ons of old Randolph. Newconstruction includes public housing, subsidized rental, eld-

erly housing, and a range of market-rate, for-sale houses.Three blocks of Cary Street at the edge of the historic

Fan District had been deteriorating for a number of years.M any buildings were owned by absentee landlords and drugtrafficking and violence were increasingly associated with thearea.

Yet there were still residents who wanted to reclaim thisarea as a residential neighborhood. With support from theRichmond Better Housing Coali tion, the residents took theini tiative, created Your Neighbors , a community development

corporation,and commissioned Urban Design Associates todevelop an urban design and architectural concept for amulti-phase development of rental and for-sale housing.


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M ix ed- I ncome U rban Neighborhoods Richmond Neighborhoods

18RandolphMaster Plan

The Randolph M aster

Plan establi shed the

pattern of streets,

setbacks for houses, and

the design of public

spaces including three

parks.

BelowNew houses continue

the tradit ions of the

Randolph neighborhood

for both subsidized and

market- rate housing.


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New Houses

(left)

Home bui lders used a

UD A Pattern Book

to construct t he

Randolph houses.

(below)

A group of narrow

apart ment buildings

was converted to

townhouse unit s. The

once identical facades

were rebuilt in a

variety of styles based

on local precedents.


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Carey StreetPhase One

The first phase focused

on a highly v isible

corner where exi sting

townhouses were

renovated. The design

created an address on

the street and an

interior garden space as

an ameni ty.

Phase Two

A row of apartments was restored di rectly

across the street fr om

the fi rst phase. T he

new block of Cary

Street has been

reclaimed as a stable

resident ial area.


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Heritage Parkmi n n e a p o l i s mi n n e s o t a

t h e h e r i t a g e pa r k ma s t e r p l a n creates an

attractive and sustainable urban neighborhood in the NearNorthside, on the doorstep of M inneapolis downtown area.The goal of the Plan is to rebuild a mixed-income, mixed-density, culturall y diverse, amenity-rich neighborhood basedon the best M inneapolis neighborhood traditi ons.

The Master Plan, developed in a public design processand based on principles for traditional neighborhood design,focuses on existing neighborhood assets as the starting pointfor neighborhood revitalization.

The Plan calls for 900 new mixed-income residences

built along a series of parks and tree-lined streets.


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M ix ed- I ncome Ur ban N ei ghborhoods H eritage Park

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Left

The M aster Plan

creates a street netw ork

that li nks the site to adjacent neighborhoods

and complements the

new parks and open

space system.

Below

View of the Acti on Plan

Area neighborhood with

a mix of house types

and styles


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Broadway Overlookb a l t i mo r e m a r y l a n d

br o a d wa y ove r l o o k r e pl a c e s a distressed public

housing project wi th a mixed-income development. The areawas an isolated project separated from the adjacent Washing-ton H il l neighborhood by its site plan and it s architecture. I tis now an integral part of the neighborhood. Located imme-diately south of Johns H opkins Hospital, at the top of the hillthat rises from the waterfront at Fells Point , it is the sit e of the former Church Home Hospital. The most hi storic part of the hospital was converted into apartments and a new wingwas added. This landmark has spectacular views of the cityand a mix of subsidized and market-rate units.

The small scale network of streets around i t are linedwith townhouses which continue the architectural tradit ionsof Washington H il l. They are a mixture of rental and home-ownership units as well as a mix of subsidized and market-rate homes. A pre-existing parking garage is now screenedfrom the neighborhood by a row of t ownhouses, and a smallpark provides an amenity for the larger neighborhood as wellas this development.

Broadway Overlook has reclaimed an underutilizedpart of the city and is a key element in the revitalization of

East Balt imore.


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M ix ed- I ncome Ur ban N ei ghborhoods Broadway Overlook

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Above Left

Broadway Overlook

M aster Plan

Above

Residents and v isitors

will be welcomed into

the neighborhood on

Fairmount Street by a

row of traditional

Balt imore t ownhouses

li ning the front of the

exi sting parki ng garage.

Left

Bui lt Townhouses


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Forest Park Southeasts t l o u i s m i s s o u r i

f o r e s t pa r k so u t h e a s t , a traditional neighbor-

hood in the middle of the city of St. L ouis, is immediatelyadjacent to a host of remarkable cultural, recreational, educa-ti onal, and employment opportunit ies, but it has suffereddeterioration in recent years.

Urban Design Associates conducted a public process todevelop a M aster Plan that will reinforce and revitalize ForestPark Southeast into a stable, mixed-income St. L ouis neigh-borhood. The neighborhood will have a variety of housingtypes and prices ranging from subsidized rental to homeownership along the continuum from low income to market

rate. Initiatives have been developed which wil l establi sheffective focal points for community li fe in key neighborhoodbuildings, parks and recreational amenities.


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M ix ed- I ncome Ur ban N ei ghborhoods Forest Park Southeast

2LeftThe Strategic

Revi talizati on Plan

buil ds on strengths and

elimi nat es weaknesses.

Left

Exi sti ng vacant Adams

School site

Below

Pr oposed Adams

School site

Left

M anchester Park site

occupi ed by vacant

buildings

Below

Pr oposed M anchester

Park si te


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Wheeling h ope viw h e e l i n g w e s t v i r g i n i a

The H ope VI M aster Plan for W heeling involved the project

areas of Lincoln H omes and Grandview M anor.The revital-ization involved the demolition of existi ng housing andreplacment of public housing with 150 units of new housingin the form of single-family detached and attached units andapartments.


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M ix ed- I ncome Ur ban N ei ghborhoods W heeling h ope vi

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Far Left

Aeri al vi ew of the sit e

Left

Vi ews of proposed

resident ial streets

Below

Photographs of new

residential streets with

the newly- buil t houses


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West Rockn e w h a v e n c o n n e c t i c u t

w i t h t h e w e st r o c k Redevelopment Plan, UDA

sought to transform four existing public housing propert iesinto one mixed-income neighborhood. The West Rock areais one of the few remaining development opportunitieswithin the City of New H aven, and it s proximity to WestRock State Park, Southern Connecticut State University andlocal navigable streams make the site extremely marketable.

In order to capitali ze on these natural and educationalassets, the elements of the Master Plan support a system of public addresses that feed into a larger network of parks andopen spaces, ultimately connecting this site to downtown

New H aven. These parks will not only serve a recreationalpurpose, but will also provide environmentally responsiblestormwater management as well as sufficient area for wetlandand stream restoration.

The proposed housing provides opportunities for peopleof a range of incomes to lease or purchase houses in a mix of housing types developed from local and regional precedents.


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M ix ed- I ncome Ur ban N ei ghborhoods West Rock

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Left

View of main publi c

green i n Phase I with

surroundi ng new residential buildi ngs

Above

Typical str eet section

Far Left

Phase I M aster Plan

Left

Framework of Phase I

parks and open space

Below

El evati on showing the

range of unit t ypes


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Heritage Crossingb a l t i mo r e m a r y l a n d

u r ba n d e s ig n a s so c i a t e s developed an urban

design plan and architectural designs for the redevelopmentof M urphy Homes and Julian Gardens, a 793-unit publichousing project in West Baltimore. The Heri tage CrossingUrban Design Plan calls for the development of a traditionalmixed-income neighborhood with single-family detachedhouses and townhouses that include both rental andhomownership units.

This transformation will create a new front door forWest Baltimore neighborhoods, with a recreated historic parkserving as the shared focal point for the entire community.

Closed streets will be reopened and new streets created thatencircle the park and provide a strong image and characterfor all of the surrounding neighborhoods.


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M ix ed- I ncome Ur ban N ei ghborhoods H eritage Crossing

32Far LeftIn the M aster Plan, the

park becomes a focal

point and serves as a

new f ront door. New

streets reconnect the

neighborhood.

The Park and

Fremont TodayThe neighborhood park

is now surrounded by

the front yards, porches,

and wi ndows of

adjacent houses.

In the center of the

development , houses

around t he park create

a new image for t he

community.

BelowEl evati on study for

the new houses at

H eritage Crossing


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Gilroy Canneryg i l r o y c a l i f o r n i a

u r ba n d e s ig n a s s oc i a t e s i s working with South

County Housing in Gilroy, Californi a to design and developa new mixed-use, mixed-income neighborhood in the citysDowntown. A new light rail station connects Gi lroy to SanFrancisco and Silicon Valley. South County bought a formercannery site adjacent to the rail lines and three blocks fromthe commuter rail station to redevelop for a mix of market-rate, workforce housing and off ice and commercial uses. Thesite is designed as part of a new Cannery District which com-plements the historic main street retail district along Mon-terey Street.

In this initi ati ve, UDA developed a series of buildingtypes on an i nterconnected network of parks, streets and openspaces connected to the surrounding neighborhoods and thedowntown precinct. The plan call s for 200 units in a varietyof loft buildings, stacked flats, attached live/ work, and smallsingle-family detached units on 12 acres.


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M ix ed- I ncome Ur ban N ei ghborhoods Gilroy Cannery

34LeftWhere the exi sting

Cannery site creates

a barrier to the

revi tali zati on of

D ownt own Gil roy,

redevelopment opti ons

focus on connecting

the neighborhoods to

the downtown.

BelowVi ew of the new park address adj acent to the exi sti ng si ngle- family neighborhood


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M ix ed- I ncome Ur ban N ei ghborhoods Gilroy Cannery

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AboveView of the new Gi lroy

Rail L ofts wi th

commercial ground floor and loft housing above

RightVi ew of the proposed

paseo address with

li ve/ work and loft

housing fronti ng

the walk

Mixed - Income Urban Neighborhoods

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