Springfield 2040: Housing Diversity Vision by Blake Solberg

SPRINGFIELD2040 HOUSING DIVERSITY VISION

SPRINGFIELD CENTER FOR COMMUNITY STUDIES

HAMMONS SCHOOL OF ARCHITECTURE

2040 DRURY UNIVERSITY

FALL 2014

INTRODUCTION

INTRODUCTION: ACKNOWLEDGMENTS

PREPARED BY Center for Community Studies (CCS) Hammons School of Architecture Drury University Springfield, Missouri FALL 2014

FUNDING PROVIDED BY City of Springfield, Department of Planning and Development Center for Community Studies, Drury University Community Foundation of the Ozarks Rountree Neighborhood Association

CCS COORDINATOR/ADMINISTRATOR Mr. Jay G. Garrott, Architect Project Facilitator Professor and Director Center for Community Studies Hammons School of Architecture Drury University

COMMUNITY ADVOCATE/CONSULTANT Mr. Jeff Barber, Architect, LEED+AP State Housing and Environmental Design Specialist University of Missouri-Extension

CENTER FOR COMMUNITY STUDIES (CCS) TEAM MEMBERS Jessica Caudill Eric Foster Olivia Freese Stacie Good Julia Hartman Madison Miles Andrew Newman Blake Solberg Lauren Southard Tasha Symonds Brian Vanne Paula Vives

HAMMONS SCHOOL OF ARCHITECTURE FACULTY ADVISORS Mr. David Beach Dr. Maurizio Sabini Dr. Robert Weddle

DRURY UNIVERSITY FACULTY ADVISOR Dr. David Derossett, Urban Sociology

INTRODUCTION acknowledgments table of contents preface EXECUTIVE SUMMARY PRECEDENT STUDIES CONTEXTUAL ANALYSIS COMMUNITY MEETINGS NORTH BOONVILLE WEST MEADOWS SILVER SPRINGS ROUNTREE CONCLUSION RESOURCES AND REFERENCES

CONSULTANTS Mr. Ralph Rognstad, Director Springfield Planning and Development Mr. Brendan Griesemer, Planner Springfield Planning and Development Ms. Hannah Grubbs, Planner Springfield Planning and Development Ms. Olivia Hough, Brownfield Specialist, Springfield Planning and Development Mr. David Hutchinson, Traffic Engineer, Springfield Public Works Mr. Todd Wagner, Stormwater Engineer, Springfield Public Works Mr. Terry Whaley, Director, Ozark Greenways Mr. Trent Sims, Director Community Collaborative Initiatives

SPECIAL THANKS The Springfield City Center Housing Diversity Visioning team wish to thank the numerous community members and city staff who have provided guidance and feedback throughout the preparation of this study. Your assistance in the development of this document and ARCH 417 course learning experience has been invaluable. We would also like to thank Mr. Jeff Hoener, Director of IT Services at the Hammons School of Architecture for his technical assistance. Your support has been greatly appreciated. Finally, we would like to thank Danny and Cheryl Correll of First Impressions Printing for their mentorship and collaboration in the printing of this document.

INTRODUCTION: TABLE OF CONTENTS

Introduction...............................................................................7 acknowledgments table of contents.....................................................10 preface.....................................................................12 Executive Summary...............................................................15 springfield 2040 north boonville.........................................................18 west meadows........................................................22 silver springs..............................................................28 rountree....................................................................32 Precedents Studies.................................................................37 housing types social types...............................................................62 Contextual Analysis...............................................................87 research maps site selection.............................................................96 Community Meetings...........................................................103

North Boonville.......................................................................111 general information proposal: university-based retirement village.....116 proposal: a social destination in midtown..........132 proposal: city center socioeconomic and cultural activator..................................150 West Meadows.......................................................................169 general information proposal: art + innovation community................176 proposal: silo station.............................................. 192 Silver Springs.........................................................................213 general information proposal: empowerment......................................220 proposal: village center........................................ 230 proposal: social redevelopment.......................... 246 Rountree................................................................................261 general information proposal: flex housing............................................272 proposal: bridging the gap.................................. 288 proposal: activity node......................................... 304

Conclusion.............................................................................319 Resources and References..................................................323 Bibliography..........................................................................339

INTRODUCTION: PREFACE

TASK

APPROACH

In the fall of 2014, the Center for Community Studies (CCS) was tasked to look at current housing conditions in Springfield, Missouri and determine what steps should be taken in order to create a better quality of life and remedy current and developing problems within the city. Urban planning and overall urban fabric improvements were addressed.

We have created a 25 year visioning tool-kit to introduce and promote new housing types in Springfieldâ&#x20AC;&#x2122;s city center. The city center is defined as approximately 1 mile from Park Central Square, including relevant adjacent areas. This study is grounded in thorough analysis of the existing characteristics in the city center, as well as research of urban housing and organizational precedents that are appropriate to the conditions found in Springfield. By organizing and investigating the physical, socio-cultural, economic, and perceptual characteristics of the area, the CCS can anticipate and recommend a broad scope of housing types that can be introduced in the city center, as well as suggest specific strategies for implementation over the 25 year timeframe. Four different neighborhood areas have been chosen and examined in depth: the area near Silver Springs Park, the industrial northern border of West Meadows, the connection between institutions at North Boonville, and the border condition between MSU and Rountree. The differences between the sites show a broad range of issues present within Springfield. With these differences come several solutions unique to each siteâ&#x20AC;&#x2122;s challenges and potentials. While these solutions are site-specific, such methodology can be applied to other areas within the city, and the approaches shown here demonstrate how Springfield can start incorporating a greater amount of housing diversity.

Fig. 1.1 Center for Community Studies (CCS) Team Members Front Row (l-r) Stacie Good, Eric Foster, Julia Hartman, Puala Vives, Jessica Caudill, Tasha Symonds Back Row (l-r) Olivia Freese, Madison Miles, Blake Solberg, Lauren Southard, Brian Vanne, Andrew Newman

EXECUTIVE SUMMARY

EXECUTIVE SUMMARY: SPRINGFIELD 2040

MISSION STATEMENT

TRANSPORTATION

The purpose of this document is to create a 25 year visioning tool kit for the city center of Springfield, Missouri. This city center is defined as a one mile radius around Park Central Square from Grand to Commercial, and Fort to National. Drury University has partnered with University of Missouri-Extension to produce this comprehensive plan, meant to produce and promote new housing types. With the help of the Springfield community, issues were identified, and solutions were recommended to address the current and future issues within Springfieldâ&#x20AC;&#x2122;s city center. By organizing and investigating the physical, social/cultural, economic, and perceptual characteristics of the area, proposals were created that address the lack of housing diversity among the area. It is the purpose of this project to present proposals for the development of four individual sites within this one mile radius from Park Central Square. These areas were determined through a thorough analysis of Springfieldâ&#x20AC;&#x2122;s city center. Within these sites, individual proposals were created that will address the existing site conditions and issues, while proposing creative and inventive strategies and housing options for the sites. Each site has individual issues that will be addressed. The following are issues that are relevant to all four sites.

Within the city center, public transportation such as bus stops are concentrated near downtown and the universities. Public transportation is an issue due to the lack of necessary bus stops near important areas, creating disconnections within the city center. Many of the studied areas lack adequate bus stops in or near the proposed sites.

WALKABILITY

TRANSITIONS

Among the sites, walkability is a concern due to the lack of sidewalks or the deplorable condition of the sidewalk. Walkability is important to the areas because this is meant to be a city center in which pedestrian access is vital

Each site must deal with creating a transition into the individually proposed sites that will address the surrounding context. Many of the proposals are located around established areas that must be taken into account.

PARKING Insufficient parking is a concern among many of the proposed sites, and with proposals meant to address an increase in housing density, parking may continue to be an issue.

AMENITIES Many of the areas lack adequate amenities to make the area suitable for housing. It will become necessary to propose housing options that will address both the housing density and lack of necessary amenities with the proximity of the proposed areas.

INTRODUCTION EXECUTIVE SUMMARY springfield 2040 north boonville west meadows silver springs rountree PRECEDENT STUDIES CONTEXTUAL ANALYSIS COMMUNITY MEETINGS NORTH BOONVILLE WEST MEADOWS SILVER SPRINGS ROUNTREE CONCLUSION RESOURCES AND REFERENCES

Fig. 2.1 Ariel View of the City of Springfield

EXECUTIVE SUMMARY: NORTH BOONVILLE

SUMMARY

HOUSING

The site along North Boonville provides many opportunities for community enhancement and expansion. This particular location in the Midtown neighborhood provides a multifaceted context to our site that will be tremendously influential to the design proposals. The proposed University of Missouri branch medical school that is to occupy the existing North Cox Hospital campus, borders our desired site to the north and north east. The Drury University fraternity houses run along the east edge of the project site, and the growing government campus is beginning to infringe on the southern border. The Pipkin Middle School campus and the Assemblies of God religious campus align just to the west. The site is currently an undeveloped parking lot and the options for solution proposals are numerous.

Issue: Lack of housing diversity.

STREETS Issue: Boonville is too wide.

Concern: Safety within the area is lowered because of the lack of sufficient lighting. Without appropriate lighting, the area is not a pronounced space along the busy avenue.

Concern: Boonville is currently a multi-lane roadway consisting of two parking lanes, two driving lanes, a turn lane, and two bike lanes. The two parking lanes are underutilized and the driving lanes are not heavily trafficked.

Recommendations: Additional lighting should be added to the site in way of supplementary street lights, complementary signage lighting, and corresponding accent lighting along pathways and gathering spaces.

Recommendations: The two parking lanes could be eliminated in exchange for the implementation of a trolley car to create a connection between Park Central Square and Commercial Street, wider pedestrian sidewalks, and/or safer bike lanes.

Concern: The housing in the immediate vicinity does not cater to the future generational preferences. Recommendations: New housing options should be implemented on the site. Multiple unit arrangements are a possibility, including alumni neighborhoods, townhouse units, and mixed use residential buildings.

LIGHTING Issue: Lighting is inadequate.

LANDSCAPING

Issue: Vegetation is minimal. Concern: Minimal greenery in the area can create an eye sore, introducing an inhospitable environment preventing any successful future development. Recommendations: An implementation of additional trees, shrubbery, and flowers should be done. Greenery and vegetation in the area will offer a positive effect on the surrounding landscape.

PARKING Issue: Parking is too abundant. Concern: The overabundance of parking results in over-paving and the creation of the heat island effect. The runoff created by the nonporous paved surface is not diverted properly to the storm drains. Recommendations: The hospital users of the existing parking lot can be relocated to the north and north-east lots surrounding the hospital. Alternate parking can be rearranged into a sub-grade garage, smaller lots, and private spaces. Parking surface should be limited and sustainable options should be considered.

AMENITIES Issues: Social amenities are absent. Concern: Due to the lack of necessary amenities, the community cannot properly grow into a more economically, socially successful environment. Recommendations: Restaurants, a community center, a gathering space, a grocery store, activities, and/or a bistro should be considered for the site in order to fully satisfy the needs of Midtown.

CODE Issue: Zoning can limit development possibilities. Concern: With zoning restrictions, it may not be possible to implement necessary amenities. Recommendations: A planned development overlay district should be sought to allow the implementation of a m,mixed-use development scheme with small bars and shops that would benefit the local community.

TRANSPORTATION Issue: Public transit stops are insufficient. Concern: Minimal public transportation opportunities can limit the reach of the neighborhood to only the immediate vicinity. Recommendations: A bus/trolley stop could be added to the site and a designed shelter could emphasize its presence and purpose. The reimplementation of the street car could be made to provide additional transportation options to the users of the area.

WALKABILITY Issue: Accessibility around the neighborhood is difficult. Concern: A lack of adequate walking and biking trails limits the sustainable traffic within the area. Recommendations: Walkability should be emphasized. Sidewalks should be widened for safety, access to surrounding amenities should be direct, designated street crossings should be emphasized and more frequent, and paths through sites should be purposeful.

OWNERSHIP Issue: Obtaining this site from current property owners may present difficulties. Concern: Most of the site is property of the Assemblies of God, and the parking is sometimes used as overflow for church services or yearly events.

Recommendations: A proposition can be composed for the Assemblies of God, offering access to the site in portions of the residential development. Extended stay facilities could be implemented to cater to their yearly on site retreat.

TRANSITION Issue: Transition between building heights is not smooth. Concern: With no visual rhythm between the surrounding buildings and the parking lot, the space appears unused and unsafe. Recommendations: Transitions should be considered when suggesting building height and location in the site. Issue: The various surrounding densities lack cohesion. Concern: No transition into the surrounding residential, educational, religious, and governmental communities results in an awkward social environment. Recommendations: The proposed density for the site should transition efficiently when considering all the influential establishments surrounding the site.

SITE CONTEXT Issue: Some existing houses in the area are in substandard condition. Concern: Substandard housing around the site can lower property value, divert interested developer, and prevent the installation of a flourishing environment. Recommendations: A portion or all of the existing houses could be removed from the site in hope that the space could be better utilized for a new social plan. If the decision is made to keep the houses, they will be repaired and renovated to match the new surrounding site proposal. Issue: The government campus is continuing to expand towards the north.

Concern: The growing government campus may continue to expand without complete thought and planning; overrunning surroundings.

Recommendations: The government campus needs to be blocked from additional sprawling growth. The introduction of a new development would provide a buffer allowing the government buildings to blend but not grow into the site.

EXECUTIVE SUMMARY: WEST MEADOWS

SUMMARY

TRANSPORTATION

Our teamâ&#x20AC;&#x2122;s study area is located between the West Meadows and Chestnut Expressway and North Missouri Avenue and North Campbell Avenue. This portion of Springfieldâ&#x20AC;&#x2122;s city center has great potential for becoming the new housing, entertainment, and shopping destination in Springfield over the next 30 years. This site does have a number of design challenges that will need to be resolved by developers and architects: the Jordan Creek floodplain, railroad and industrial brownfields, the remaining active rail lines, and the adaptability of the existing industrial structures. Jordan Valley Park abuts this development area to the south and will create a major downtown amenity as it matures over the next 30 years and significantly increase the property value, desirability of the area, and development activities.

Issue: Unsafe biking conditions

PARKING Issue: Limited parking. Concern: Parking near the two developmental sites that the team has chosen is limited and inconveniently located. This could raise the developmental cost of the proposals. Recommendation: The City of Springfield and developers should establish parking strategies that looks at the issues of parking in the city center in a more comprehensive manner. Collaborative efforts to establish parking areas, parking structures and area trolleys and shuttle buses need to be explored.

Concern: The greenway trails and bike routes planned for the city center have not been developed. Recommendation: The city center greenways and bike routes should be implemented as soon as possible to help stimulate city development. Issue: Lack of bus stops Concern: The bus routes and stops in the West Meadows area needs to be developed carefully to encourage use of this amenity and development of the area. Recommendation: The development of the new bus transfer center just to the south of the West Meadows on Main Avenue is a positive catalyst for development in the area. Bus access throughout the West Meadows area should grow in tandem with the development in the area. Incentives to encourage pedestrian, bike and public transit in the city need to be developed. Convenient and well designed bus routes and stops is an important start.

TRANSITION Issue: Intrusion of the active railroad tracks.

Concern: The active rail line and railroad switching area in the West Meadow area blocks the smooth and easy transition between the industrial area to the north and the park . Recommendation: Until such time that the railroad abandons these tracks and this switching area, this transition will remain very problematic. Other than using the Grant Avenue Viaduct to travel over the tracks, there is no way to move from the industrial area north of the park to the West Meadows area without crossing rail lines. Clearly, very carefully designed and marked pedestrian crossings need to be developed at the rail line.

CODE Issue: Restrictive zoning codes. Concern: Current zoning codes need to be reviewed to remove redevelopment hindrances related to the industrial sites in the city center area. Recommendations: Encourage the development of planned developments and special overlay districts for mixed-use housing districts in the city center industrial area.

PROFITABILITY Issue: Profitability Concern: The constraints of the site will make development costly: floodplain, brownfield, industrial sites, etc. Recommendations: To redevelop many of the industrial properties in the city center it will require a city/developer collaboration to share some of the cost. It is important for the city to have this portion of the city center renewed. Yet, the cost to remove or to adapt some of these large mill structures and industrial complexes may be prohibitive. For change to occur in this section of town, city incentives are needed.

OWNERSHIP Issue: Acquisition of land. Concern: Some of the parcels of land in the team’s design area are large industrial complexes; several of these complexes are shut down and others are in full operations. Additionally, there are numerous small property that will require a great deal of effort to assemble. Recommendations: The city should consider acquiring blocks of this redevelopment area, which would then be sold to developers, This would relieve the strain on the developers pertaining to land acquisition over an extended period of time and increase developer interest in the area.

HOUSING Issue: Affordable housing Concern: Development of the industrial property in the city center area could be costly and, consequently, makes it difficult to provide low cost/affordable housing options for families, young professionals, and students. Recommendations: We recommend that developers and architects explore a more creative and diverse palette of housing options in the city center. Merely catering to the more affluent will create a community context that lacks diversity, excitement, and cultural richness. We recommend the development of a diverse socioeconomic community of young families, young professionals, students, middle-aged couples, empty nester’s, and retirees. To support such a cross-section of the population there needs to be as diverse a cross-section of housing options available. We encourage the development of high end condo apartments, lofts, micro housing units, rowhouses and townhouses, mixed-use housing, and live-work housing options. One size fits all developments should be avoided.

AMENITIES Issue: Lack of community amenities Concern: At the current time the West Meadow’s site has no community amenities near the project site other than the developing Jordan Valley Park.

Recommendations: To promote the development of housing communities in the area north of the West Meadows, the developer will have to include many of the early community amenities in the housing complex and work with the city to improve the pedestrian and bicycle accessibility throughout the city center area to allow residents to move around downtown more freely. In time, the area will develop a number of shops, taverns, restaurants, entertainment venues, and cultural activities to accommodate the needs of the city center residents. Until then mobility of the residents and inclusive development amenities will be crucial to attract renters and buyers,

SITE CONTEXT Issue: Brownfield sites Concern: The former Railroad and industrial sites must be cleaned up prior to developing these sites. Meeting the brownfield standards will be costly and may make the renewal of these properties prohibitive. Recommendations: Unless the city wishes to see this area of the city languish and lag behind other city center area developments, a creative partnership will need to be established between the city and future developers to clean up the land and buildings for renewal. These structures, especially the mills, are important reminders of the city’s past and should be retained and reused. As our study shows, the reuse of these structures has great potential. However, one of the largest handicaps for their renewal is the brownfield condition. Issue: Industrial context safety Concern: The current infrastructure of the many industrial sites in the area is not conducive to allow pedestrian and cyclist circulation and safety in the area. Recommendations: Although in some ways the industrial setting of the area adds to its allure, it also will be a negative factor for many people. The area will be perceived as dangerous due to the movement of large trucks among the large crowds. The area currently is poorly illuminated and creates a dangerous environment to move through at night and for some, even during the daytime hours. For the area to develop as a cofunctioning area (industrial and retail/housing) improvements have to be made physically and perceptually. The area must be provided with wise, comfortable sidewalks and bike paths that are well marked and

well illuminated. The streets need to be improved to allow for the safe transit of trucks, buses, and cars at the same time. The area must, in time, become populated with a resident population that actively assumes ownership of the area. The blank walls of the old and abandoned buildings need to be renewed with signage and storefronts. Only then will the stigma of the unsafe industrial section of town be overcome and the vibrant new working city center will emerge that people will want to be a part of, both day and night.

TRANSITION Issue: Floodplain Concern: The structures along the north boundary of Jordan Valley Park are located at the very edge of the 100 year floodplain. Many of these buildings first floors could be subject to flooding and high flood insurance cost. Recommendations: With the engineering modifications to Jordan Creek and the development of Jordan Valley Park the floodplain maps will be modified. Therefore, some of these structures may be removed from the floodplain at a later date. Until then, we recommend that the development of these structures progress following strategy: moving all inhabitable spaces out of the floodplain and only locating areas such as plazas, parking, and waterproof activities there. Issue: The Grant Avenue Viaduct Concern: The Grant Street Viaduct is visually unattractive and creates an atmosphere that is dark and feels unsafe. This will hinder the sale of housing units. Recommendations: Although the viaduct currently appears unattractive and uninviting underneath, the viaduct does possess many good characteristics. The space below the viaduct creates a very unique space and an intriguing perspective of Jordan Valley Park, the railroad tracks and the towering mills adjacent. With careful consideration, the negative qualities of the viaduct that exist current can be overcome. We recommend the addition of new pedestrian and bicycle paths on the outside of the bridge rail along with new lighting for both motorist and pedestrians. We further recommend that the underside of the bridge also be illuminated and used as a sculptural element in the downtown

and Jordan Valley Park. And, finally, we recommend that park and city activities be programmed under the viaduct so that citizens can experience the spatial qualities of the viaduct. Issue: Railroad Concern: Running through the West Meadow portion of Jordan Valley Park is an active railroad line. Plans that have been worked out between the city and the railroad companies call for the construction of a train staging area on the north edge of the West Meadows west of the Grant Avenue Viaduct. This active line and train staging area occur in front of the team’s proposed housing development sites and separates the housing developments physically from the park. Recommendations: The movement of people between the industrial and proposed housing area north of Jordan Valley Park and the West Meadows is necessary and inevitable. The placement of the train facilities between the two locations make it hazardous and difficult to move freely between the two locations. The addition of the improved pedestrian and bicycle paths along the outside of the Grant Avenue Viaduct will allow people to walk, bike and drive over the railroad, but it takes the person significantly out of their way. It is workable, just inconvenient. We recommend that several grade level pedestrian and bicycle crossing of the railroad be established between the West Meadows and the future housing area to the north. These crossings must be very carefully planned to accommodate all people and capabilities. Additionally, we recommend that to the west of the Grant Avenue Viaduct that a pedestrian bridge be built over the railroad staging area between the West Meadows and the housing developments to the north. This bridge shall also accommodate bicycles. Issue: Not a community destination Concern: This section north of the West Meadows is not considered a destination by anyone in Springfield other than the people who currently work there. For the area north of the West Meadows to become a financially successful development, the perception of this area as an important destination in the regional community must change. Recommendations: To establish the team’s housing development sites as regional community destinations, it is recommended that a series of seasonal community events be promoted in the new facilities and in the adjacent West meadow area. As the general area is developed

in the years ahead, we recommend that the property and store owners organize and create a promotional campaign selling the area as “the” destination in downtown Springfield. If this is to happen, then unique restaurants, clubs, sport and entertainment venues, and accommodations must be developed. For those reasons, the visioning team has proposed the development of scuba diving instruction opportunities in the complexes silos, rock climbing both inside and outside of the silos, youth hostel accommodations within the silos, and an upscale market place and event plaza.

EXECUTIVE SUMMARY: SILVER SPRINGS

SUMMARY

LANDSCAPING

Silver Springs Park is located in close proximity to Drury University, Evangel University, and Ozark Technical Community College along North National Avenue between Chestnut Expressway and Division Street. The Silver Spring neighborhood, which is one of the Springfield’s most racially and economically diverse neighborhoods, is located immediately to the west of the park. The vision team has selected the areas at the south west and southeast corners of the North National and Division Street to explore the development of new housing typologies. These sites have both numerous design opportunities and challenges that must be considered in the development of housing at this location. Opportunities: • Adjacency of Silver Springs Park and the Ozark Greenway Trail • Proximity to the three Institutions of higher learning • Convenient access to major north-south and east-west arterials Challenges: • Heavily trafficked arterials adjacent create noise • BNSF railroad line separates neighborhood from park • Noise associated with the BNSF railroad • Vehicular and train traffic causes congestion at the intersection • Other than park, there is a lack of neighborhood amenities • These area no, close, shopping areas • Neighborhood context encourages driving over walking/biking • Lot and house upkeep varies from excellent to poor

Issue: The lack of maintained landscaping

Concern: Other than the trees in the neighborhood, there is an inconsistency in the amount, quality, and maintenance of the landscaping throughout the neighborhood. This adds to the tired/ rundown image of much of the neighborhood. Recommendation: Landscaping should be developed in the high traffic area to instill more community pride, create areas that people want to occupy, and improve the image of the neighborhood.

WALKABILITY Issue: The neighborhood lacks walkable areas Concern: Currently, the narrow sidewalks inhibit comfortable walking and biking in the neighborhood and promotes car use. Where sidewalks do exist, and residents do not have to walk in the street, their poor condition means that residents are only slightly safer. Having a community so dependent on vehicle transportation is not good for health, economy, or environment. Recommendation: Properly designed sidewalks should be installed on both sides of the street with a vegetation buffer between the sidewalk and the street. Additionally, designated bicycle paths should be installed throughout the neighborhood. We also recommend an extension of the greenway trail from Silver Springs Park to Grant Beach Park.

SITE CONTEXT Issue: The BNSF separates the neighborhood from Silver Springs Park. Concern: The railroad alignment disrupts the flow of pedestrians between the neighborhood and the park and the traffic in the intersection at National and Division. Recommendation: Although the realignment of the rail line is economically and politically prohibited, we recommend the addition of pedestrian and bicycle underpasses to allow people to flow between the neighborhood, park and greenway trail more easily.

EXISTING CONDITION Issue: Existing business Concern: The commercial areas are unsightly and lack appropriate physical and visual buffers between the commercial and residential zones. Recommendations: The commercial areas should be properly buffered from the residential areas or converted into commercial activities that are more supportive of the day-to-day activities of the neighborhood, i.e. a corner stores, daycare or community center.

STREETS Issue: Houses facing directly onto Division and National Concern: The traffic along National and Division makes it unsafe for residents living along the street to back out of their driveways. Additionally, the traffic makes the front porches and front yards unpleasant and unsafe to occupy. Recommendation: Where alleyways exist or can be constructed, they should be used to access the houses facing National and Division. Traffic calming devices such as narrower lanes, wider sidewalks with vegetated buffers, and improved pedestrian and vehicular street lighting should be added.

CODE Issue: Neighborhood character and continuity

scattered throughout the neighborhood so that it is convenient to walk or bike to these â&#x20AC;&#x153;mini villageâ&#x20AC;? areas. These areas might provide a corner tavern and deli, mini convenient store, a few locate commercial shops.

Concern: Instead of the current traditional zoning code practices that dictate functionally what you can and cannot do in a particular area. We believe that form-based codes that establish aesthetic guidelines that describe what the character of the neighborhood or site should be is a better choice.

Issue: There is a lack of housing options and amenities in the area.

Recommendations: We recommend the development and implementation of form-based code for the Silver Springs study area.

Recommendation: We encourage the city to develop strategies for the increasing the single-family housing unit options throughout the Silver Springs neighborhood. We would encourage a reduction of multi-family dwellings and encourage the development of cohousing, pocket neighborhoods, mixed-use, rowhouses, and micro-housing units.

TRANSPORTATION Issue: Improve public transportation Concern: Public transportation options need to be convenient located and timed to encourage ridership throughout the Silver Springs neighborhood. Recommendation: We recommend that bus stops be added along National Avenue on both sides of the street where the greenway path at Silver Springs Park passes under the roadway. Stops along Division should be examined and added if required. The Link bus route that passes through the neighborhood should be promoted to encourage more people to ride their bikes and bus on their daily excursions. Since this neighborhood is ideal for college students due to the proximity of institutions, we believe the city should further develop greenway pedestrian/bike trails through this neighborhood and the city center to connect Drury University, Evangel University, Ozark Technical Community College, and Missouri State University with this section of town.

COMMERCIAL DEVELOPMENT Issue: There are insufficient amenities in the neighborhood. Concern: The lack of amenities within the Silver Springs neighborhood requires residents to drive long distances to acquire goods and services. Recommendation: Small neighborhood areas should be promoted that cater to the needs of the neighborhood. These areas should be

Concern: There are predominately single-family residences in the Silver Springs area and a lack of neighborhood parks/playgrounds and shopping opportunities.

RESIDENTIAL DEVELOPMENT Issue: Quality of existing housing Concern: The existing housing is older and many exhibit signs of deferred maintenance. Recommendation: This current housing needs to be preserved to avoid the neighborhoods gentrification and/or transition to a neighborhood predominately of multi-family complexes. The city needs to promote a housing upgrade program to preserve the housing stock and expand the number of affordable houses in the area. Help the home owners improve and protect their investment. Issue: Poor neighborhood aesthetic Concern: Many homes within the Silver Springs area are in need of renovation and simple upkeep to improve the image. Simple fixes like improving streetscapes can change the overall feel of an environment. Improving neighborhood aesthetics can make the area a destination, encourage others to relocate here, and cause businesses to invest in the area. Recommendation: Improving homes within the neighborhood will strengthen neighborhood pride and establish an overall standard for the Silver Springs area. We recommend that the city assist the neighborhood

in creating a community group that will focus on improving the overall aesthetic of Silver Springs by helping people fix up their homes, starting neighborhood gardens, encouraging people to take care of their yards and plant some maintenance free landscaping, and establishing neighborhood parks and playgrounds.

LIGHTING Issue: Lack of neighborhood street lighting Concern: Most of the lighting in the area is designed for vehicular not pedestrians and cyclists. This creates an unsafe situation at night. Recommendation: We recommend that the city do a lighting study to improve the street light in the neighborhood. Streets and pedestrian areas should have ample lighting at a pedestrian scale to improve comfort and safety. The style of lighting should fit with the development of the Silver Springs area.

EXECUTIVE SUMMARY: ROUNTREE

SUMMARY

WALKABILITY

The Rountree neighborhood is an established neighborhood in Springfield. It has a distinctive character and an active and engaged community. It is located to the east of Missouri State University, the largest university in Springfield. The Rountree teamâ&#x20AC;&#x2122;s redevelopment site is located along the National Avenue corridor between National and Kickapoo Avenues. The National Avenue corridor is currently composed of a few fraternity houses, multifamily homes, and apartment buildings that contrast with the single-family neighborhood to the east. The area lacks an essential transition between MSUâ&#x20AC;&#x2122;s campus and Rountree neighborhood. This housing study explores this transition and how the area along National Avenue might evolve during the next 25 years to allow for the economic development of the National Avenue corridor while protecting the integrity of the Rountree neighborhood from functional, aesthetic, traffic, and social conflicts.

Issue: Sidewalks along National Avenue

ACCESSIBILITY Issue: The number of access points into the neighborhood from National Avenue. Concern: The neighborhood has become a cut-through for vehicular traffic seeking to avoid congestion on National Avenue. Recommendation: Limit access into the Rountree neighborhood off of National Avenue. Convert Page and Madison Streets into one-ways that only allow traffic to flow out of the Rountree neighborhood.

Concern: The sidewalk along National Avenue perceptually feel unsafe and narrow next to the high volume of traffic along the street. Recommendation: Develop a pedestrian alleyway between National and McCann Avenues that supports the further diversification of the National Avenue corridor with multi-use buildings, creates a safe and interesting pedestrian zone, and points of interest to stimulate socialization and walkability. Also, widen the sidewalk along National Avenue and place a larger landscaped buffer next to the street.

EXISTING CONDITIONS Issue: Fraternity houses on National Avenue Concern: The activities and behaviors of the occupants of the fraternity houses along National Avenue has a negative effect on the neighborhood, decreasing the property value, and diminishing the perceived character and safety of the area. Recommendations: These fraternity houses should be encouraged to relocate to Cherry Street with the other Greek organizations. Once they are gone, the area should be developed into a medium-dense mixed use housing area.

CODE

Issue: Zoning Concern: Current zoning codes only allow Accessory Dwelling Units (ADU) that are located within the house. Recommendation: We recommend that Accessory Dwelling Unit (ADU) be allowed both integral within the house and separate from the house.

STREETS Issue: A lack of marked entry points and boundaries Concern: The Rountree neighborhood does not have any defined/ perceived gateway entries or boundaries to designate when you enter or leave the district. Recommendation: We recommend that the Rountree neighborhood construct iconic gateway entry points along its boundaries of Grand, and Cherry Streets and National Avenue. Further we recommend that Neighborhood signs and/or banners be installed along these perimeter streets and within the neighborhood to mark the district, inform the passersby, and perceptually portray a unified image.

LIGHTING Issue: Lighting is sparse. Concern: Off of the National Avenue corridor, the area lacks good street lighting and seems unwelcoming at night. Recommendation: Add street/pedestrian lights in the neighborhood and illuminated pathways in gathering spaces. Recommendation: Illuminate the neighborhood entry gateways.

PARKING Issue: Not enough parking for new housing developments. Concern: New housing complexes do not have enough parking and overflow onto limited street-parking space in the neighborhood. Recommendation: Establish and adhere to parking requirements that stipulate the parking per unit and/or if more appropriate parking per number of beds in the unit. Consider permit parking on the MSU campus for students living in nearby neighborhood residences.

Avenues. The increase in building, traffic, and people density should be confined here. McCann Avenue should be extended north to Cherry and south to Grand to allow the increased local traffic to exit the area without having to enter the Rountree Neighborhood. East of McCann Avenue, the Rountree neighborhood should remain as unchanged as possible.

SITE CONTEXT Issue: Existing high-rise structures

Recommendation: Establish and enforce neighborhood on-street permit parking for local residence.

Concern: High-rise structures are out of scale for the context and disrupts the physical and visual character of the Rountree neighborhood.

HOUSING

Recommendation: We recommend that no structures be constructed along the National Avenue corridor that exceed four-stories or that does not have adequate on site parking.

Issue: Lack of housing diversity Concern: The housing diversity within the Rountree neighborhood should be increased to encourage a more diverse sociocultural mix of residents in the area. This will help to maintain the resident population and keep a younger families moving into enrich the neighborhood and school.

TRANSPORTATION

Recommendation: We recommend the development of new housing types that increase density and diversity within the neighborhood: mixuse, live-work-play, townhouse/rowhouse, and accessory dwelling units.

Recommendation: The public transit system needs a strong presence along the National Avenue corridor. We recommend that bus pull off areas be added, distinctive and iconic bus shelters be constructed, and that improved pedestrian street lighting be added to create an area that is supportive of the bus system. These buses should all be equipped to handle riders who are also using bikes.

TRANSITIONAL Issue: Abrupt transition Concern: The commercial and apartment complexes along National Avenue and the unbalanced and unprotected transition to the single family homes in Rountree is allowing the MSU student population that shops, lives, and parks in this area to become a disruptive force in the neighborhood. Recommendation: The transition from National Avenue corridor eastward into the Rountree neighborhood must be controlled, gradual, and sympathetic to the concerns of the Rountree residents. The transition should occur in the one-block strip between National and McCann

Issue: Bus shelters Concern: The public bus system is underutilized.

AMENITIES Issue: Amenities in and around the neighborhood Concern: The amenities near the Rountree neighborhood need to be diversified. Their is an abundance of fast food establishments along the National Avenue corridor and at Pickwick Place, but there is a lack of retail areas, good restaurants, and parks. MSU does provide a number of cultural events that are open to the public, but access across National Avenue is unsafe.

Recommendation: We recommend that the Sectional of the National Avenue corridor between Cherry and Grant Streets be developed as a shopping and entertainment destination for people in Springfield. We envision the area developing an upscale evening scene with nice restaurants, taverns, entertainment venues, and boutiques. Specifically, we envision these amenities developing near the National Avenue and Grand Street Intersect around the underpass connector to MSU. And, a second amenity development area near the National Avenue and Cherry Street intersection south to the Madison entrance to MSU.

PRECEDENT STUDIES

PRECEDENT STUDIES: ANCILLARY HOUSING

DESCRIPTION

SPRINGFIELD UTILIZATION

An accessory dwelling unit (ADU) is a second, usually smaller, living space on the same grounds as the primary housing unit. It can be above a garage, an attic apartment, a basement apartment, a detached house in the back yard, or even a separate wing of the primary dwelling. They are also often called granny flats, lane-way houses, in-law units, alley flats, and accessory houses. These are homes and apartments that are used to shelter aging family members, older children that move back home, friends, and even unrelated homerenters solely for extra income.

Accessory dwelling units have a lot of potential to become popular in the Springfield, Missouri city center. Neighborhoods like Rountree and West Central could benefit greatly from the extra options an ADU can provide. These beautiful, old, often nonhandicap-accessible houses on large lots currently do not provide for the needs of an aging parent or child that may move back home. A back yard detached living space in these neighborhoods would allow for parents, children, or simply a little extra income.

Fig. 3.1 Above Garage ADU

TRENDS

Fig. 3.2 Detached in-Law Cottage

ADUs are trending in the Pacific Northwest. Oregon and Washington are at the forefront, but Austin, Texas, Columbia, Missouri, and Minneapolis, Minnesota are playing a part as well. In general, cities across the United States are looking toward re-zoning and allowing for accessory units. They are at all stages of development, from early zonechanging stages to full-fledged ADU construction throughout the city. Portland, Oregon provides ADU classes and home tours, and provides abundant support for the development of ADUs. They are extremely encouraging of the idea and want to transform their city into one with generous housing diversity. Austin, Texas is working through the AlleyFlat Initiative to provide housing models for the short term and generous opportunities and active assistance for long term ADU development.

SPRINGFIELD CODES The Springfield, Missouri Zoning Ordinance states that an accessory structure can be a guest house, servant’s quarter or series of rooms for guests only if it is used for “the occasional housing of guests or servants of the occupants of the principal structure, not used as rental units or for permanent occupancy as housekeeping units, and is on a lot which exceeds 10,000 square feet in area.” Springfield building codes do not allow for detached ADUs in the sense that would be beneficial for rental units. Apartments that are attached to the house are legal, but detached dwellings are not. There are a few exceptions in the city when it comes to preexisting dwellings. Existing carriage houses are acceptable as ADUs if they are on a historic site and were constructed before January 1, 1940.

POSITIVES

NEGATIVES

• Handicap-accessible • Back yard and neighbor friendly • Provides a sense of ownership and separation from primary dwellers • Private • Interior maximization of space • Aging parent-friendly

• A two-story ADU is not plausible in Springfield, Missouri because of zoning ordinances. (Max height for a gabled roof: 16 feet, max height for a flat roof: 12 feet.) • This house is not accessible and conducive to multigenerational living, which would primarily be the Springing city center focus. • Very close to the primary dwelling

INTRODUCTION EXECUTIVE SUMMARY PRECEDENT STUDIES housing types social types CONTEXTUAL ANALYSIS COMMUNITY MEETINGS NORTH BOONVILLE WEST MEADOWS SILVER SPRINGS ROUNTREE CONCLUSION RESOURCES AND REFERENCES

Fig. 3.3 Detached In-Law Cottage

Fig. 3.4 Detached Suite

Fig. 3.5 Detached Suite

PRECEDENT STUDIES: APARTMENT COMPLEX

DESCRIPTION

SPRINGFIELD UTILIZATION

The apartment unit is also known as the studio flat or tenement. This unit consists of a group of rooms, or a single room, which are occupied or intended as separate living quarters. Occupants live and eat separately from other residents in the building and have direct access from the building exterior or through a common hallway.

Apartment complexes in Springfield are a great option for students. Provided the complex is placed in an easily assessable area near the universities. These complexes can house more people per acre than other housing options, which helps to preserve the nature environment. Such complexes are good for residents who do not plan to buy or is not ready to buy a house yet. Apartment complexes should be developed with the needs of the emerging generation in mind. All buildings should be built environmentally-conscious, they should be well designed with efficient compact living in mind, and noise separation and visual privacy should be of primary concern.

Fig. 1.6 Moderately Sized Apartment

TRENDS As the population increases and land become more expensive and hard to access, people will seek the convenience of apartment living. An increasing amount of the population continue to move from rural to metro areas for job opportunities. The tendency in the past was for home owners to see their homes expand in size as their career moves forward. However, the new generation of Millennials are discovering it is not necessary to have that large a home and, therefore, the current trend is towards living in small homes and apartments.

Fig. 1.7 Thick Walls Reduce Noise Pollution

SPRINGFIELD CODES Apartments with in the city of Springfield must follow these regulations. Units zoned as medium density multi family can have a maximum density of twenty nine dwelling units per acre. Units zoned as high density can have a maximum density of forty dwelling units per acre.

Fig. 3.8 Design Fits with Downtown Springfield

POSITIVES

NEGATIVES

• Less expensive than owning a home • Landlords may pay for some utilities • Landlords take care of maintenance and lawn work • Amenities, such as a gym, laundry services, tennis court, and pool may be provided • Appliances are provided

• Lack of privacy compared to owning a home • Noise pollution • Living in close quarters to neighbors • Decorating restrictions

Fig. 3.9 Dated Design will Deter Residents

Fig. 3.10 Bedrooms Placed Next to Each Other

PRECEDENT STUDIES: DUPLEX

Place a descriptive photograph in context in this square. Make sure that the image is at proper resolution to reproduce well both at large scale and small scale.

DESCRIPTION

SPRINGFIELD UTILIZATION

A duplex is a single building consisting of two residences placed either one over the other or side by side. Duplexes are often the size of a normal two story house. Some duplexes share a common entry point, which branches into separate living units, which promotes socialization between tenants. However, most have two separate entrances. Duplexes provide affordable and flexible housing opportunities within the community. Although duplexes may be owner occupied, most often they are rented. Besides duplexes, there are also triplexes and quad units, which consist of three or four housing units within one building.

The duplex is an adaptable and flexible housing unit type and is ideal for urban and suburban environments. The Springfield community benefits from utilizing duplex units in both the downtown area and older neighborhoods of the city. Springfield’s downtown fabric is an intimate one with most buildings being relatively medium in height. Two-story duplex units could be seamlessly inserted among shops and restaurants without creating any uncomfortable feeling do to their presence. They would provide affordable family living within walking distance of most necessary amenities. Duplex units could be utilized in existing neighborhoods to diversify housing options. Many units are designed to appear similar to the traditional neighborhood family home and visually blend with such neighborhoods.

Fig. 3.11 Traditional Duplex Home

TRENDS Today’s younger generation have very different aspirations from previous generations when it come to what the American dream means to them. Millennials aspire to live in areas where everything is at their fingertips and living space is significantly smaller and more efficient than in a large house. Diverse housing options, in both cities and suburban areas, are and will be in high demand for these Millennials as they mature. Although the most popular housing trend for Millennials is apartment-style complexes, the duplex will also be appealing. The duplexes’ flexibility, affordability and efficiency make it a viable candidate for Millennials and the reasons why this housing type is predicted to increase in popularity in the near future. Fig. 3.12 Mixed Duplex- Positive Plan

SPRINGFIELD CODES

Springfield code does not possess any rules that would limit the possibility of building duplex units within city limits. Duplex units require a permit to be built, just as any other 1-2 family dwellings and it is required that the type of fire separation wall is specified on the permit request form. Duplex lots must be a minimum of 4,500 square feet and have buffer zones between separate units.

Fig. 3.13 Positive Community Context

POSITIVES

NEGATIVES

• One story and two story options • Diverse housing option • Two-story plan could be more appealing to younger generations because it is a smaller more efficient space but allows residents to have private spaces on separate levels when needed • One-story option is beneficial for the elderly and handicapped • Spaces are more open allowing for easier circulation and easy access to all areas • Entrances are distinctive and provides personalization, but also neighborly interactions • The unit does not appear to be any different than a traditional two level house • One story duplexes works best to provide accessibility for all users,

• Multi-story duplexes are not a good choice for elderly tenants • Clarity in the layout of the site is needed to avoid spatial and “ownership” misunderstandings when using the yards • The firewall separation needs to also provide good sound separation between units • Clusters of duplexes along a street has the tendency to appear like “cookie cutter” designs and “cheapen” the appearance of the neighborhood • Front doors should always face the street, when the are placed on the sides of the units it destroys the relationship of the dwelling to the street

Fig. 3.14 Negative Community Context

Fig. 3.15 Negative Plans

PRECEDENT STUDIES: LIVE-WORK HOUSING

DESCRIPTION

SPRINGFIELD UTILIZATION

In the past 30 years, the rise of the Internet, telecommuting, and the entrepreneurial spirit of workers across generations have led to many people choosing to work from home. This may be their main business or it may be a part-time business that they run out of their home to make extra money. The idea of Live-work housing is not new. Prior to World War II many people in cities across the country lived over or near their shops and businesses. Many factors are contributing to this renewed interest in Livework housing: rapid advancements in information technology and telecommunication have made both home-based businesses (HBB) more feasible in recent years.

Within Springfield, LiveWork units would be ideal for entrepreneurial families. Those with a niche business that would promote a culturally diverse, well supported neighborhood. It could also be incredibly important in developing the small business neighborhood center environment of downtown. It would be possible to appropriate some of the existing commercial buildings that are already present downtown and convert them into diverse living spaces for young professionals looking to place roots in Springfield as well as empty-nesterâ&#x20AC;&#x2122;s looking for a new home and way of life.

Figure 3.16 Urban Live-Work Housing

TRENDS

Figure 3.17 Live-Work Interior Diagram

The current trend in live-work housing opportunities is growing steadily and will accelerate as more Millennials reach the home buying age. The flexibility to having extra in home space that might be used for an in home business or creative activities or rental property or multi-generational household arrangements is attractive to a lot of people. These live-work housing units will continue to occur as loft spaces in adaptive reuse developments, in new construction units such as Maisonettes or mixed-use housing, and in single-famly homes with accessory living units included or detached. This housing type allows for greater flexibility of spatial use, opportunities for multi-generational households which is becoming more prevalent, and options for augmenting the families income.

SPRINGFIELD CODES

LWO - Live/Work Overlay District. Section 4-2800 of our zoning ordinance indicates the areas currently available for this type of housing unit. This district is only in use on College Street right now, however we hope it will soon be used in the Moon City Creative district sometime next spring.

Fig. 3.18 L-W Fitted for Springfield Scale

POSITIVES

NEGATIVES

• Promotes economic growth and small businesses development at the neighborhood level • Economic stimuli for those who are able to provide simple services for their community • Enriches and diversifies community life • Increases the resident population in commercial areas

• Could create situations in neighborhoods where the businesses operated are intrusive and disruptive to neighbors • Some neighborhood residents will not want mixed use activities in their neighborhood, for they would see it as lowering their property value Fig. 3.19 High Density Live-Work Complexes

Fig. 3.20 High Density Live-Work Complex

PRECEDENT STUDIES: LOFT HOUSING

DESCRIPTION

SPRINGFIELD UTILIZATION

Lofts are housing units are typically located in the converted upper floors of commercial and industrial buildings in an urban setting. New construction loft apartments seek to capture the ambiance of the large, open and expansive, exposed finish environments of the traditional loft units. The open floor plans allow for flexible spatial zone and subdivision of the unit. This housing type is usually located in a denser city center setting in close proximity to shops, nightclubs, restaurants, places of employment, and public transportation. People who live in Loft housing typically are actively engaged in the social scene of the city and thrive on the excitement and buzz of ever-changing city life.

The utilization of loft housing is already present in downtown Springfield. As an area of higher density with a wide variety of multilevel buildings containing entertainment and businesses, this area is the prime location for this housing type. University students and young adults already flock to the loft housing. With the development of an even greater variety of loft accommodations in the Springfield city center that will lower the rental or purchase cost of these units, even more people will flow into the city and enrich the downtown that much more.

Fig. 3.21 Example of Loft Interior

TRENDS Interest in the loft housing types within major cities in America and Europe has been high for many years. In recent years, the interest in loft living has come to Springfield just like many of the other medium to smaller cities across the country. With the growing influence of the Millennial generation, the national shift from the suburbs back to the city centers, the rising commuting costs, and the redefinition of the â&#x20AC;&#x153;American Dreamâ&#x20AC;?, more and more people are looking at the flexibility of loft living in the city. Not only are professional and students moving to the city center, but so are families and retirees.

Fig. 3.22 Positive Plan.

SPRINGFIELD CODES

The specified zoning regulation allows the existence of loft housing (high density residential housing) as long as the minimum lot area of 15,000 square feet. With the location along a downtown street, the building much have a required yard setback from right-of-way line. The site plan, plot plan, landscaping plan, parking lots, storage areas, and lighting should meet the specified requirements within the Springfield Zoning Ordinance. Other specifications from this zoning section can be overlooked with loft housing due to Section 3-3300 | Conditional Use Permits.

Fig. 3.23 Park Foundry Lofts - Jersey City, NJ

POSITIVES

NEGATIVES

• Close in proximity to entertainment, food, commercial, and educational needs • Desirable open floor plan layout; ideally - with many windows • Often preserves historic buildings, repurposing structure for new use • Alternative to single family housing, utilizes otherwise unused building square footage. • Popular industrial interior theme; ideally - high ceilings, exposed structure and duct work above • Promotes live-work-play neighborhoods

• Can have a high monthly rental fee • Noise from public activity at street level can often interfere with activity within the loft space

Fig. 3.24 Ivory House Lofts - Fort Smith, AR

Fig. 3.25 Negative Plan.

PRECEDENT STUDIES: MAISONETTE

DESCRIPTION

SPRINGFIELD UTILIZATION

Maisonette means “little house” in French. These are multistoried and multi-family residence. The distinguishing feature about this housing type is that one (or more) of the residential units are multistoried and has a completely private internal staircase. Each unit within the structure has its own separate entrance. In some designs, these entrances may share a common vestibule. The most typical layout of the Maisonette is with one two-floor unit and one one-floor unit. These units may be arranged with the onefloor unit either above or below the two-floor unit. In some cases, both of the units may be two-floor units. Two one-floor units, one over the other, would never be considered a Maisonette.

This housing type would be an excellent choice for Springfield’s city center area. Its rowhouse configuration would blend into the current downtown neighborhood context. The two unit configuration would increase density, and the configuration provides multiple lifestyle arrangements from multigenerational settings to live-work settings. Stylistically, it can also match surrounding buildings fairly easily, as maisonettes tend to look just like larger homes. Depending on the ownerowner or ownership-renter configuration, tenants, landlords, and neighbors can have closer, more symbiotic relationships. It also provides flexibility in unit size and pricing for a particular residential area due to the different units within the structure, which can drive diversity within a community.

Fig. 3.26 Typical Maisonette

TRENDS

Fig. 3.27 Good Maisonette Floor plan

As the name implies, this housing type first started in Europe and came to America later. This housing type was developed to respond to the housing needs in the denser city centers of Europe and the east coast. This variation of the rowhouse is now quite common in the larger to medium cities of the East Coast, upper Midwest, and West Coast. This housing type lends itself very well to situations where a person might wish to own the two-story rowhouse and rent out the one story unit to help pay for the home. It also is a good solution for multigenerational households. It can also be considered by people who are interested in having a live-work housing unit, where the single floor unit serves as their office or business. The flexibility of this unit makes it very attractive, especially in the city center.

SPRINGFIELD CODES Currently, buildings in residential areas could be converted to this while retaining their current designation since it could be considered one unit, and the rented spaces would be able to be named as accessory apartment. Larger developments may have to be situated under the apartment designation depending on the acreage per dwelling unit, but the term for “maisonette” is not addressed within the code. The rules for townhouses are the most transferable to maisonettes, and the rowhouse configuration is the most common in the US. For Springfield, this comes with minimum lot widths, as well as square footage requirements for lawns in front of and between units that end a row of townhouses. Fig. 3.28 Affordable Suburban Maisonette

POSITIVES

NEGATIVES

• Larger spaces than traditional apartments • Separate entrances for more autonomy and privacy • More dynamic spaces based on multi-story nature • Age in Place opportunities • Can have several different configurations of tenants and have flexible housing solutions for changing tenants/neighborhoods • Allows dynamic pricing to bolster economic diversity within relatively contained developments

• Problems in making the entire unit handicap accessible • Shared ceiling, floor, and/or walls depending on the unit arrangement which can lead to noise problems. • Large amount of stairs and distance to walk within the building for relatively small spaces • Higher parking density • Private outdoor entrances may create situations where tenants do not interact

Fig. 3.29 Higher Urban Density than Springfield

Fig. 3.30 Poor Maisonette Floor Plan

PRECEDENT STUDIES: MICRO-APARTMENTS

Fig. 3.31 Positive Precedent

DESCRIPTION

SPRINGFIELD UTILIZATION

Micro apartments, or SROâ&#x20AC;&#x2122;s are self-contained, one-room living spaces that are carefully designed to accommodate a range of uses, spatial arrangements, and living conditions. They may include a bathroom space, kitchen, sitting space, sleeping space and more, all within a relatively small footprint ranging from 40 to 110 square feet. These units can be arranged with communal areas, such as shared bathrooms, patios, kitchens, echoing a dorm layout. The small size demands careful consideration of storage and adaptable, multi-use spaces and furniture. These may include beds that pull down from the wall, fold-able couches or futons, folding desks, folding tables, and small or hidden appliances. Also, the spaces can make use of partitions to convert the unit into different configurations.

Beyond the existing dorm typology, micro apartments could easily be built for college students, where spatial needs are low and the units could be relatively cheap to rent. This is applicable to the Springfield City Center, where the units could be used for students from MSU, Drury University, and OTC. Micro apartment units can also be for single graduates or a couple working and living in the downtown area. The Millennial demographic is slower to marry, increasing the number of people living alone. Looking towards these trends, urban density will continue to be a priority in cities like Springfield and micro units are a great way to help maximize the density. This is seen in the adAPT NYC Micro-Unit Dwellings that are being built in New York City, who, like Springfield, needs more housing and needs to increase the density of living.

TRENDS

Fig. 3.32 Positive Plan

A variety of trends will be effecting micro-housing during the next 20-30 years, especially with the move to urban, high-density living models. The 2010 census found 80.7% of the US population living in an urban setting, a 12.1% increase from 2000. America is mostly urbanized. As more Americans move to cities, increasing the density in the already crowded cities, innovative new housing units need to be found. These cities will be promoting high density living through Smart Growth, advocating healthy, sustainable choices through Active Living, and directly promoting better lifestyle models. In efforts to minimize our carbon footprints and maximize available rent-able area in buildings, Micro-Apartments promotes a cost-effective and more sustainable housing model.

SPRINGFIELD CODES

Springfield currently operates under the Springfield MO Zoning Ordinance. The R-MD District is intended to accommodate multi-family dwelling units (apartments) up to approximately twenty-nine (29) units per acre. Permitted uses include apartments, indoor and outdoor recreational facilities, and community centers. The size of the lot is required to be fifteen thousand (15,000) square feet. The maximum structure height is seventy-five feet with setback. Above seventy-five feet, no additional setback is required.

Fig. 3.33 Positive Precedent

POSITIVES

NEGATIVES

• Living space of the micro• The unit actually wastes apartment unit is adaptable space by forcing the and changeable. This provides bedroom and other space to a variety of living arrangements a second floor, which could and allows the residents to feel actually be another entire as though their unit is actually micro-apartment unit many units in one • The small, compacted • This micro-apartment plan design of the unit will limit the maximizes storage and floor number of people willing to space, thus allowing better rent the unit organization and occupant • Flexibility of the spatial area use while still allowing a clear also requires that the resident separation between bathroom, be willing to also accept eating, and living space changing the interior daily as • The adAPT NYC Micro-Unit needs dictate takes into consideration different living conditions during different parts of the occupant’s day

Fig. 3.34 Negative Precedent

Fig. 3.35 Negative Plan

PRECEDENT STUDIES: MICRO-HOUSES

DESCRIPTION

SPRINGFIELD UTILIZATION

A micro house is a small house that is more energy-efficient and designed strategically to maximize usable space while minimizing the home’s footprint. This type of house can be one’s primary living space or an add-on to an existing home; such as an accessory unit. Many versions of the micro house feature a loft space for a bedroom, a living space, a kitchen, and a small bathroom. Since the home is so small, heating/cooling and electrical costs are usually quite minimal.

Micro-houses in Springfield could be useful in a several ways. It could help with the issue of homelessness by providing an easy, inexpensive, and manageable way to give the homeless a place to sleep. With the low price and potential of creating a community inside of Springfield it could become attractive for the use of student housing. It could also be utilized by the nature lovers of Springfield’s. The population of nature loving residents is growing more and more and with a micro-house you could be more in touch with nature.

Fig. 3.36 Exterior of Micro-House

TRENDS This trend encourages people to live their lives in such a way as to leave less of an impact on the ecosystem. Living in a microhouse would use up less space, less energy, and make it cheaper for renewable energy. The houses also help make for a simpler life, which is a major trend in modern design. Simplifying life and along with that the places where we live will help us become more organized and less wasteful consumers. Simplifying can me done with multi-purpose items Items that serve multi-purposes allow for less space and, thus, save people money.

Fig. 3.37 Plan of Micro-House

SPRINGFIELD CODES

A new code subsection will specify allowable configurations of interior spaces. Groups of sleeping rooms with a shared kitchen within a single dwelling unit (a previous model for micro-housing) will no longer be allowed. Instead, developers may construct small efficiency dwelling units, which are complete dwelling units containing a full kitchen / kitchenette. Small efficiency dwelling units will be required to have a minimum size of 220 square feet.

Fig. 3.38 Micro-House Community

POSITIVES

NEGATIVES

• Less Expensive in terms of taxes, construction, heating, maintenance, and repair cost • Encourages a less cluttered and simpler life style • Reduces ecological impacts • Increases residential density without overcrowding

• People interested in building a small home can encounter institutional “discrimination” when building codes require minimum size well above the size of a small home • There is an absence of current legal statutes providing these houses the status of “dwellings” Fig. 3.39 Negative Exterior of Micro-House

Fig. 3.40 Negative Plan of Micro-House

PRECEDENT STUDIES: PORTABLE HOUSES

DESCRIPTION

SPRINGFIELD UTILIZATION

The current concept of a portable home is a factory manufactured home that is delivered and setup on site. For many people, the image of both of these housing delivery type bring to mind inexpensive, ill-built, and “unsightly” neighborhoods. However, with advancements in material and assembly, manufactured home specifications, and designs the choice of a manufactured home is more appealing. Modular, factory built components have been commonplace in high rise construction to single-family residences for generations. Only recently are architects seriously exploring the potential of this delivery approach to residential housing.

Currently, Springfield has numerous portable housing units in the form of mobile homes and RV’s. It also has numerous manufactured homes that affixed to their sites permanently. In all of these case, these housing units do not make up the majority of Springfield’s housing stock and, typically, are located in clusters towards the outskirts of the community. There is a potential for the manufactured (factory built) home market to see significant growth in the years ahead as the economy and flexibility of computer assisted assembly line manufacturing is realized. The benefit of manufacturing the house indoors under controlled conditions could speed up the construction time and assure better quality control. The volume of sales and distance from the factory to site are the biggest drawback to this becoming even more popular in the Ozarks.

Fig. 3.41 Manufactured Home in Transport

TRENDS

Fig. 3.42 Typical Plan for Mobile Community

Research shows that members of the Millennial generation trending to have a more alternative, wandering lifestyle. This generation tends to travel from place to place based on economic conditions and personal needs. With the globalization of society requires adaptability in lifestyles, jobs and housing in order meet the needs of both family and self. Furthermore, research illustrates that Americans are moving out of the suburbs and back into the city center. There is a trend in modular/portable homes to explore more creative options for housing using recycled shipping containers, WikiHouse, manufacture/assembly line construction techniques, and the small house/ micro house movement. The new technologies and design ideas will become more commonplace nationwide in the coming 25-30 years.

SPRINGFIELD CODES

Specific Springfield zoning regulations on R-MHC can be found online below, under section 4-1500. The current regulations are comprehensive, but adaptable such as Senate Bill 630 (passed by the General Assembly during the 2010 legislative session) allows a manufactured home to be converted to real property through a process of fixation. Additional provisions of this law allow manufactured homes previously affixed and converted to real property to be converted back to personal property and issued a certificate of title. This allows for some room to maneuver and adapt code to suit needs on an individual basis. Fig. 3.43 Pre-Manufactured Example

POSITIVES

NEGATIVES

• Portable homes are highly versatile, and adaptable • Fits in a number of contextual environments, such as singular suburban applications and multiple grouped urban units • Can adapt to changing economic conditions based solely on the need of the user • Portability • Typically portable units are prefabricated, allowing for lower construction costs and simple installation • May be converted to real property through fixation

• Currently manufacturing of these units can be costly due to low demand • Transportation regulations require special permits for deliverables • Some state and local regulations may not allow use of such a unit • May not be as safe in severe weather conditions Fig. 3.44 Unkempt Mobile Unit

Fig. 3.45 Typical Mobile Community Plan

PRECEDENT STUDIES: SINGLE-FAMILY DETACHED HOUSING

DESCRIPTION

SPRINGFIELD UTILIZATION

A single-family detached home is a free-standing residential building occupied by one household or family, in one dwelling unit. In various regions, some single-family detached homes may include basement suites without changing the definition of a single-family. The characterization for a single-family dwelling does exclude any short term accommodation of a tenant or large scale accommodation of tenants. Single-family homes are typically constructed at the center of lots, creating an area around the building known as a yard or lawn. Garages, driveways and alleys are located in or link to the surrounding lawn.

Springfield is a large sprawling community of low density single-family residential neighborhoods. It supports the single-family housing typology and its associated socioeconomic and live-work separation. The single-family house is the most common housing type built in the region since the majority of the home buyers are non-millennial or limited in their housing options. There is an obvious trend in the market when you include the cityâ&#x20AC;&#x2122;s efforts to promote greenway, pedestrian, and bicycle trails throughout the city to encourage people to shift from being so dependent upon the car for their day to day needs and the reality that house values increase by approximately 15% when they are located next to one of those trails. As millennial home buyers enter the market city center single-family home options will be needed.

Fig. 3.46 Typical Single-Family Home

TRENDS

Fig. 3.47 Single-Family Home Floor Plan

Until recently, the size of single-family homes have been increasing. However, as family sizes have dropped, house sizes have as well. Since the end of World War II, when the suburbs began to flourish, the iconic American Dream was a single-family home on your own lot in the country. Today, this vision of the American Dream is still strongly entrenched within the ethos of the born before 1980. Generation Y or the Millennials, those born since 1980, do not have as strong an attachment to the American Dream as their parents. The Millennials do not have a strong attachment to single-family homes in the suburbs and would rather live in or closer to the city center to be more socially integrated into the community. This generation is more concerned about convenience and the reduction of their carbon footprint that living in the city provides.

SPRINGFIELD CODES

Springfield supports and promotes single-family residential lifestyle. According to Springfield Missouri Zoning Ordinance Section 4-1000 the single-family residential district is intended primarily for singlefamily-detached dwellings at low residential densities of approximately seven (7) units per acre. Minimum lot requirements include: Area: Six thousand (6,000) square feet. Width: Fifty (50) feet. Depth: Eighty (80) feet.

Fig. 3.48 Rountree Neighborhood Home

POSITIVES

NEGATIVES

• Supports the American Dream • Owners can make additions to their home • Separate lot for each family results in low density • Private backyard space for family • Large lawn space to express owner’s identity • Neighboring noise is limited or uncommon because houses are separated • Privacy

• Unit is set back from the street, creating porch areas that are ineffectual for socialization • Require more energy to cool and heat than other housing types • Promotes higher energy use and carbon-intensive lifestyle • Units promote low density and result in urban sprawl • Lawn care • Promotes a suburban lifestyle, which separates work, from shopping, from home

Fig. 3.49 Secluded McMansion Home

Fig. 3.50 McMansion Floor Plan

PRECEDENT STUDIES: SINGLE FAMILY RESIDENCE WITH ACCESSORY DWELLING UNIT DESCRIPTION

SPRINGFIELD UTILIZATION

A Single-Family Residence with Accessory Dwelling Unit (ADU) is a single-family residence with a supplementary housing unit that has been added onto the residence, created within the residence, or on the property but detached from the residence. These supplementary housing units are used to provide housing for another member of the family, an extended family member, or a renter. These are also called: granny-flats, in-law flats, cottage houses, and carriage houses. The development of accessory dwelling units in a neighborhood helps to increase the economic vitality of the homeowners, increase the neighborhood resident density without changing the street appearance, and creates a stronger social bond in multi-generational family settings.

As the population of Springfield continues to age and household sizes continue to decrease, new affordable housing options will need to be provided, especially for those on fixed incomes. Accessory dwellings help to effectively improve the affordability of housing for both homeowners and renters at all stages in their lives. Accessory dwelling unit programs help to promote the rehabilitation of housing and increase the supply of rental housing for people with a wider range of physical abilities, stages in life, and income level. As available city center land begins to decline housing options that use existing infrastructure will need to be implemented. Accessory dwelling units help to maximize the use of existing public infrastructure and services.

Fig. 3.51 Types of Accessory Dwellings

TRENDS

Fig. 3.52 Background Cottage - Site Plan

Over the past 30 years, the average people per household has dropped in the US. This has left many aging homeowners with homes that are too large and costly. This is especially had for empty-nesters on fixed incomes. The lack of good affordable housing options, the desire to remain in the home and neighborhood where you have lived for years, and the need for extra income makes the development of accessory dwelling units very attractive. Many cities are promoting the development of accessory dwelling units as a means to address these issues of an aging community. Accessory dwelling units allow the homeowner to move to the smaller unit and either have one of their children and their family or a renter move into the larger house. This multi-generational setting allows for the elderly to age with dignity in place.

SPRINGFIELD CODES An accessory apartment may be created only in a single-family dwelling or in an existing carriage house if the carriage house was constructed prior to January 1, 1940 and the lot on which the carriage house is located is designated a historic site, landmark, or district. If the accessory apartment is located in a dwelling, no more than thirty (30) percent of the single-family-detached dwelling shall be used for the accessory apartment. Other than historic carriage houses, no accessory buildings shall be used for an accessory apartment. If the accessory apartment is to be located in a dwelling, any additional entrance resulting from the creation of an accessory dwelling unit may face the side of the lot fronting on the street only if such entrance is adequately and appropriately screened.

POSITIVES

NEGATIVES

• They help to increase a town’s supply of affordable housing and enhance the social stability and mix of neighborhoods with little or no negative impact on the physical character of the neighborhood • Accessory units also help to maximize use of existing public infrastructure and services and reduce the pressure on open space and farmlands from sprawling development • Accessory units help to concentrate development and, thus, use land, energy, water and materials more efficiently

• There are size regulations for how large the accessory dwelling unit can be on a property • In order to integrate an accessory housing unit into a single family detached home it requires that there be sufficient room or preexisting infrastructure that would allow for the inclusion of an accessory unit • Preconceived notion of the impacts of accessory dwelling units with respect to such issues as property values, density, changes in neighborhood appearance, and increased parking and traffic congestion • Some ordinances contain restrictions on who may live in an accessory dwelling unit • Current Springfield codes does not allow detached Accessory Dwelling Units

Fig. 3.53 Example of Accessory Unit

Fig. 3.54 Positive Context

Fig. 3.55 Negative Context

PRECEDENT STUDIES: TOWNHOUSES/ROWHOUSES

Fig. 3.56 Rowhouse Unit

DESCRIPTION

SPRINGFIELD UTILIZATION

Townhouses and rowhouses are single-family residential units of 2-3 stories that are adjoined by a party wall. The difference between the two terms is that townhouses are typically more luxurious and standalone on narrow urban lots with 8-10 feet between units. Rowhouses are grouped together with common party walls. Townhouses and rowhouses can be owned or rented. These types of housing units are most common in urban settings, but can be utilized anywhere in the city to create compact neighborhood clusters. Because rowhouses share a common party wall, they conserve energy better do to having less exposed exterior walls. Both unit types have small yards to maintain, but often share a planned common greenspace.

The development of rowhouses in Springfield, especially in or near the city center, will increase housing density. As people move back into the city they will be looking for housing options that provide them with a comfortable living situation with minimum maintenance demands at low cost. The emerging home buyers who fall within the Millennial category are looking for city center housing options that provides them with flexibility of space, easy access to the urban amenities, strong neighborhood socialization, and environmentally-conscious designs. There are numerous sites in Springfieldâ&#x20AC;&#x2122;s city center that would benefit with the infill of townhomes.

TRENDS Row houses are common in cities where the land is expensive and lots are small and narrow. These unit types provide comfortable family living in urban settings where families can utilize the resources/ amenities of city living without the hassle of property maintenance. This type of urban housing matches the Millennialâ&#x20AC;&#x2122;s desire for city living and a smaller carbon footprint. Townhomes are less uniform units that are independent from one another. The owner of the townhome often owns the land yet there are few to no lot lines. The ownership is greater in a townhome than a rowhome, both are geared towards young professional and or families. Fig. 3.57 Rowhouse Plan with Shared Space

SPRINGFIELD CODES

The party wall must be constructed as a two-hour rated eight inch masonry block fire wall and meet the following code: “The wall shall be continuous from the foundation to the underside and tight to the roof deck. The small void (no greater that ½ inch) between the top of the block to the underside of the deck shall be sealed solid with fire proof insulation. On the underside of the rafter and extending a minimum of four (4) feet back from the face of the fire wall one layer of 5/8 inch Type “X” gypsum board shall be installed.”

Fig. 3.58 Traditional Home Feel

POSITIVES

NEGATIVES

• The units do not have neighbors above to below • Rowhouses are a diverse housing option opposed to small high rise apartments • The units have a traditional 2-3 level home feel • Car storage with in a private common space • Multiple units together create a sense of community • Each rowhouse has a private entrance • Good housing program for all family types • The party wall make the units environmentally conscious • More energy efficient

• Noise from the neighbors through the shared party walls • Multi-level/ stairs can be difficult for elderly • Limited yard for animals or children • Close proximity to street

Fig. 3.59 Small to no Yard

Fig. 3.60 No Shared Space

PRECEDENT STUDIES: ALUMNI HOUSING

Fig. 3.61 Westminster Suncoast Community

DESCRIPTION

SPRINGFIELD UTILIZATION

Alumni housing takes traditional retirement communities to the next level by providing alumni with a location that is accessible to their alma mater, has formalized programming incorporating that university and community, and a program of continuing care from independent to assisted living. Generally, residents that are approached to live in this type of housing community are not limited to alumni and faculty of the university, but have a connection with the university and a documented financial relationship. This housing is intended to enrich the community with generational diversity and an engaged relationship between those who consider the university their alma mater and the students that currently call it home. This association and physical connection with the school encourages donations and contributions that helps sustain the university.

Springfield would benefit from the development of an alumni retirement community in the city center. Such a community should not be aligned with just one of the cityâ&#x20AC;&#x2122;s universities, but with all of the universities. Located in or near the city center, the alumni retirement community would be able to utilize the resources of the various universities, but also the resources of the city center. This community of university graduates and faculty members would provide an infusion of highly talented individuals into the city center residential community, stimulate the city/ university relationships, and pump money into the economies of the universities and the city.

TRENDS

Fig. 3.62 The Forest at Duke Site Plan

Retirement housing in conjunction with universities have become increasingly common in recent years with the alumni and retired faculty being targeted as purchasers. A number of alumni housing programs have been developed where private developers work with universities to market the retirement community to alumni and faculty. Many alumni and faculty wish to retire near their alma mater to remain connected to the physical and social environment that so profoundly shaped their lives and for the use of the universities amenities. The programs that have been established seek to integrate the retirees into the universityâ&#x20AC;&#x2122;s academic and social life to enrich the educational experience. Retirees can attend classes, sporting events, cultural activities, mentor students, teach, be role-models, and financially contribute which enrich their lives and the universityâ&#x20AC;&#x2122;s environment.

SPRINGFIELD CODES According to Springfield Zoning Ordinance Section 4-2100. GI - Government and Institutional Use District and Section 4-2200. UN - University Combining District. The Government and Institutional Use District is established to apply to those lands where federal, state or local government activities are conducted, where governments hold title to such lands, and to major public and private educational and medical facilities. This district is an overlay district intended to be used in combination with any one of the multifamily residential districts. The principal function of this district is to permit in multifamily residential zones abutting colleges and universities the establishment of the types of uses which ordinarily cluster about a university, but which are not located on university property.

POSITIVES

NEGATIVES

• Engages the university’s major donors more directly into the life of the university • Residents have access to many campus resources, including classes, libraries, athletic games, and concerts • All facilities are universally designed to accommodate all people • Improves resource base for the university • Promotes an active and engaged lifestyle within the community for older generations • Enriches the educational experience of current student by having alumni involved

• Rich alumni can live anywhere, why live in a retirement community at the school • Significant initial investment cost • Does Springfield’s universities have a large enough pool of potential retirees that wish to live in this way • Demand for this innovative housing type may decreases when baby boomers pass away

Fig. 3.63 Ashmont Retirement Community

Fig. 3.64 Kasauli Retirement Community

Fig. 3.65 Palo Verde Unit Floor Plan

PRECEDENT STUDIES: COHOUSING

Fig. 3.66 Positive Precedent Example

DESCRIPTION

SPRINGFIELD UTILIZATION

Cohousing is a type of communal lifestyle in which the residents are actively designing, operating, and taking care of their neighborhood. Cohousing supports community and intentional, collaborative living while still respecting privacy for individuals. Residents make a conscious decision and effort to live as part of a cohousing community, usually in a community of around 30 households. In a cohousing living model, the neighborhoodâ&#x20AC;&#x2122;s physical streetscape, formal arrangements, and overall design promotes social contact and individual space simultaneously. While cohousing shares common facilities like courtyards, playgrounds and a common house, residents also enjoy the features of conventional homes and living qualities.

Cohousing is a type of lifestyle model that promotes a more dense communal living arrangement. In Springfield, where urban housing density is quite low, this lifestyle approach provides a positive alternative for families seeking stronger social relationships. Communal housing has a variety of benefits directly applicable to Springfield. Not only does cohousing promote better habitat and environment protection, it also promotes energy conservation, reduced infrastructure costs, increased open spaces, and promotes more human interaction. Cohousing in Springfield would promote a more positive community setting, promote the idea of aging in place by the independent social networking that develops, and promote the idea of extended/ multi-generational communities.

TRENDS A variety of trends will be effecting cohousing during the next 20-30 years, especially the return to urban, higher-density living models. Additionally, as the Millennial generation matures, it will continue to seek even stronger social communities in the urban setting. Many people are looking to return to a neighborhood setting of neighborly support, strong social ties, shared commitment, and common values. They are unhappy with the nondescript life they live in the suburbs. The Scandinavian cohousing model that started in the 1960s provides a positive model for such a lifestyle with its: shared commons and common house, joint ownership and decision-making, and strong social bonds that are formed in such as environment. Fig. 3.67 Positive Plan

SPRINGFIELD CODES Springfield currently operates under the Springfield, MO Zoning Ordinance. The R-MD District is intended to accommodate multifamily dwelling units up to approximately twenty-nine units per acre. Permitted uses include multi-family dwellings, townhouses, apartments, clubhouses, community gardens, indoor and outdoor recreational facilities, community centers, public and private parks, and playgrounds. “Single-family-detached and single-family-semi-detached dwellings are not permitted unless they exist at the time the district is mapped.” Accessory apartments are permitted only in owner-occupied singlefamily-detached dwellings. The size of the lot is required to be fifteen thousand square feet. The maximum density shall be one-thousandfive-hundred sq ft per unit.

POSITIVES

NEGATIVES

• Cohousing can promote both a sense of community and relationships, as well as foster healthy lifestyle choices like outdoor active exercise with friends or family • Close proximity of cohousing units supports better communication between residents while not destroying individual privacy • The cohousing model can work ecologically, supporting shared gardening areas next to the housing units • Creates a strong extended family setting in the development

• Not everyone would like to close social and physical context of the cohousing development with its shared rules and responsibilities • Requires a tremendous amount of community organization and debate prior to creating the cohousing neighborhood

Fig. 3.68 Positive Precedent

Fig. 3.69 Negative Precedent

Fig. 3.70 Negative Plan

PRECEDENT STUDIES: COOPERATIVE HOUSING

Fig. 3.71 Diagram of a Cooperative

DESCRIPTION

SPRINGFIELD UTILIZATION

Housing cooperatives are a form of multi-family homeownership. Tenants can join together to form a cooperative corporation which owns the building(s) in which they live. Residents buy a share (membership) in the co-op, but the cooperative owns the building(s), land, and any common areas. A co-op can be comprised of almost any type of housing, including high-rise apartment buildings, gardenstyle apartments, townhouses or single-family homes. Residents are entitled to live in a housing unit as part of their membership benefits. Members pay a fixed amount each month that covers basic expenses. As owners, members exercise control over their housing situation by electing a board of directors made up of other residents. Same as a condominium arrangement.

This type of property ownership arrangement currently exist in Springfield and most other cities in the country. This type of community ownership protects the interest of everyone living within the complex or building. The management of the property and grounds can be handled by staff members hired by the cooperative or by a management company hired by the cooperative association. A monthly payment for the upkeep of the facility and grounds is paid by each member of the cooperative. This type of property arrangement will probably increase in the years ahead as more people move to the city and into multi-housing settings.

TRENDS

Fig. 3.72 Student Cooperative

Cooperative housing is a good choice for all age brackets and social/economic groups because they come in a variety of different types and sizes. They can be formed essentially within any housing type from apartments to single family homes. As the need for affordable housing increases cooperatives may become a viable solution. They instill a since of ownership without the expensive down payments required for traditional single-family housing. They provide a sense community and security that apartments do not provide and allow for community control over the property. They will also become a great option for higher density areas. Shared ownership and maintenance of the property provides a housing lifestyle enjoyed by many, especially the elderly.

SPRINGFIELD CODES Initial maintenance of the common open space/improvements within a development shall be the responsibility of the developer. The restrictive covenants, rules, and bylaws of the unit ownership may prescribe a method for transfer of maintenance responsibility to a duly constituted property owners’ association. In the event no method for transfer or maintenance responsibility is prescribed, the developer shall retain this responsibility until fifty (50) percent of the development has been sold to the unit owners or other clients. When at least fifty (50) percent of the development has been sold, the established unit ownership, comprised of the development’s unit owners shall be deeded the common open space/improvements and such owners shall become fully responsible for its maintenance and upkeep.

POSITIVES

NEGATIVES

• Co-op housing has a much lower down payment than traditional single-family housing • Co-op members know their neighbors • Co-op members can find security in the knowledge that their neighbors are invested in their community • Co-op residents are not tenants; they are mutual owners • Residents participate in the decision making-process for their community • For tax purposes, the co-op member is considered a homeowner and can deduct their share of the real estate taxes and mortgage interest paid by the corporation from their taxes

• Group decisions are required for any changes made to common areas • Coop/Condo management associations has control over all upkeep duties • Co-ownership of common spaces leads to disagreements • Co-ops rely on the cooperation of tenants, and personal feuds or differences of opinion can get in the way of making decisions that are for the good of all tenants • Tenants are tied together financially, each one stands to lose money if a fellow tenant is unable to make payments or if the value of the building falls for any reason

Fig. 3.73 Eleanor Roosevelt Circle

Fig. 3.74 Similar Context Photo

Fig. 3.75 Negative Context Photo

PRECEDENT STUDIES: GRADUATE, PROFESSIONAL, NON-TRADITIONAL STUDENT HOUSING DESCRIPTION

SPRINGFIELD UTILIZATION

These housing types are associated with students who do not fit into the traditional student model of an 18-22 year old undergraduate. These married students with and without children, graduate students and recent young professional students would seek university housing options other than dormitories. These individuals typically would seek university housing more on the periphery of the campus or in private rental property just off campus. Many universities provide special housing for these students away from the undergraduate dormitories. Near some large universities, private developers have created specialty facilities for this user group.

The close proximity of Drury University, MSU, and OTC to Springfield’s city center is ideal for the development these non-traditional student housing options. It has been proven that a key to a student’s success in school is to maintain closely involved in your campus relationships with other students and faculty. Living close to campus allows a student to minimize the travel time to and from home, work and school and be able to stay more involved in their school program. Likewise, living in the city center provides the student with two other important opportunities: jobs and internships. In Springfield, the Idea Commons, government center, major employers, and university graduate assistantships are all easily accessible.

Fig. 3.76 Cornell’s Hasbrouck Apartments

TRENDS The population of traditional entry aged college students is dropping nationwide and the population of non-traditional aged students is rising. This rise in the non-traditional aged student is for several reasons: reentry into college after a previous attempt, deferred entry into college at 18 to enter the armed forces or job market or get married, and/or because of a mid-life career change. These students are older, more driven to succeed, likely working a full-time job to cover the cost of school or family expenses, and not as likely to be wrapped up in the life of the campus like the undergraduate student. These students need affordable housing options close to the campus for convenience. Fig. 3.77 Mid-America Seminary 2-Bedroom

SPRINGFIELD CODES

Code lets this be designated in two different ways. The first is under the institutional designation within the zoning ordinance; the different restriction and requirements in order to stay in this type of housing is left to the College or University. For many schools it is required that at least one of the tenants be attending the university or school that owns the property and some buildings are reserved for full-time students while others can be used for either full or part-time. The second option is to have a privately owned unit specifically for the demographic not associated directly with the educational facility. These would be treated like any other kind of rentable apartment, duplex or house development as per the zoning ordinance.

POSITIVES

NEGATIVES

• Universities recognize that older students and married students need housing that is very different from the typical 18-22 year old undergraduate • Diversity of housing types and arrangements are needed: from apartments, duplexes, and single-famly housing are cluster into villages • Often the university provides support services for a fee to families with children, i.e. daycare, lab schools, playgrounds, etc. • Non-married graduate housing often have study rooms, socialization lounges with kitchens, recreation areas • These areas are also often developed by speculators near universities, which make them also attractive to recent graduates and young professionals

• One size does not fit all; different age-groups and marital groups may need different housing • Without proper separation between the married and non-married graduates, noise and lifestyle conflicts often occur • Tenant storage areas outside the unit is needed

Fig. 3.78 Manley Hall, Located in Springfield

Fig. 3.79 Context is Out of Scale for Springfield

Fig. 3.80 Ohio State University 1-Bedroom Plan

PRECEDENT STUDIES: HOUSING FOR THE HOMELESS

Fig. 3.81 Community First Village, Austin, TX

DESCRIPTION

SPRINGFIELD UTILIZATION

Homelessness is a large problem all over the world, especially in urban areas. It is a challenge to architects to create housing and shelter for homeless people that can be a catalyst to get them back on their feet and living a stable lifestyle. Many designers have come up with various solutions, but many do not enable the homeless to establish any sort of permanence or feel a part of a community. These two characteristics are crucial in beginning to establish any human being in a community. Another problem is creating shelter that is both affordable and quality-made. Homeless people often face problems other than being homeless, such as mental or physical illness, dependency issues, or a cycle of poverty. While others have chosen the homeless lifestyle intentionally. Establishing support facilities to address these issues is imperative for aiding the homeless successfully.

Springfieldâ&#x20AC;&#x2122;s homeless population is centered on Commercial Street where a number of support facilities are located. The Missouri Hotel is a good example of homeless housing where the homeless can receive assistance for a period of time while they get back on their feet. Although it does not provide residences for homeless families, rooms are available within the hotel. The Missouri Hotel facilities is crowded because the need for shelter in Springfield is so high. Springfield could benefit from having small affordable micro housing for the homeless downtown and in business areas. By integrating the houses into a neighborhood seclusion is avoided. Nearness to businesses is important so that homeless citizens can have access to jobs and other necessities. More and a greater diversity of homeless housing types are needed in Springfield.

TRENDS Homelessness in America is at an all-time high. More people are living a paycheck away from falling into poverty. In response to this trend, we have seen an increase in funding and community support for the homeless. But, it is not enough. The number of available beds for the homeless has increased and shelter usage is at an all-time high. Compared to other cities in Missouri, Springfield has a low homeless population. Numerous programs have been developed by the city and organizations within the community to assist the homeless and help them reestablish themselves in society. It is the current scope of homelessness and poverty that is untenable. Fig. 3.82 Occupy Madison Project

SPRINGFIELD CODES Springfield zoning states group homes cannot be concentrated and should be dispersed throughout the city. Group homes and facilities must be a quarter mile from one another. These rules establish the importance of integration and socialization of the homeless within the community. Limitations exist regarding micro housing that could be utilized to provide affordable housing for the homeless. Every dwelling must have one habitable room with at least 120 square feet. “Additional habitable rooms must have a floor area of not less than 70 square feet and cannot be less than 7 feet in any horizontal dimension.” These limitations do not severely limit the possibilities for building group homes and houses specifically for the homeless population.

POSITIVES

NEGATIVES

• Provides homeless people with a housing unit and “camp” that is supported by the city shelter programs, but out where the homeless gather. • The development of a healthier and safer homeless “camp” where the homeless can find services • An option for those individuals that wish to be more “self-sufficient” and not have to come into the larger shelters for assistance • Shelters and group homes for the temporarily homeless should be developed throughout the city - avoid stigmatizing the facilities and people or stereotyping • Realize that the many shades of homelessness requires many shades of housing responses

• The community’s perception of building housing units for the homeless . . . would have to overcome idea that these units further promotes the homeless lifestyle choice of some people • Limited funding support for homeless housing

Fig. 3.83 Bridge Homeless Shelter, Dallas, TX

Fig. 3.84 Temporary Shelter Design

Fig. 3.85 Pop-Up Housing, London

PRECEDENT STUDIES: MIXED-USE

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DESCRIPTION

SPRINGFIELD UTILIZATION

Mixed-Use Housing is – in a broad sense – any urban, suburban or village development or single building that blends a combination of different uses, such as: residential, commercial, cultural, institutional, or industrial. And, moreover, where those uses are physically and functionally integrated and provide pedestrian connections. The term “a mixed-use development” may also be used more specifically to refer to a mixed-use real estate development project – a building, complex of buildings or district of a town or city that is developed for mixeduse by a private developer, governmental agency or a combination thereof.

Mixed-Use housing can be used in Springfield for rental space, housing, and institutional use. The lower levels of the building could be rented out to companies for sales or office space; while the upper levels could be rented out for residential space. The residential space could be used on any level of the development and would create a community within the city. The mixed-use building would also work for institutional use. The students could work and have classes on the lower levels and then could live in the upper levels apartments. Many more mixed-use residential developments are needed in Springfield’s city center to enrich the downtown culture and increase the residential population. Careful balancing of the resident population in the city center with the amount of retail space provided.

Fig. 3.86 Exterior of Mixed-Use Streetscape

TRENDS A neighborhood that has developed land compactly with many daily needs within walking distance of homes. The neighborhood may include single-use or mixed-use buildings and development allows for shopping, employment, and recreational uses close to homes. Live/work units combine commercial or manufacturing space within the same structure as a residential living space for the business owner. They have similar benefits to mixed-use development and eliminate the need to commute. In addition, they can provide affordable work and housing space, meet the needs of special groups, such as artists and serve to incubate new businesses. Fig. 3.87 Plan of Mixed-Use Development

SPRINGFIELD CODES Mixed-use retail and residential projects would best be developed as planned unit developments in conjunction with the city. Fire separation between the different property categories would be required and clearly designated parking for the different users of the property.

Fig. 3.88 Exterior of a more Traditional Mixed-Use Project

POSITIVES

NEGATIVES

• Places the housing and retail in close proximity like the city neighborhoods prior to World War II • Store owners and workers can live near or above their shops or places of employment • Places the housing units in the core of the community’s activity center • Promotes walking and cycling lifestyle; reduces need for car • Reestablishes the resident population in the city center • Improves the safety of the area by increasing the number of “eyes-upon-thestreet” • Supports the Millennial Generations desire to live in the city center to be socially connected in the city

• Area can become noisy and disturb residents at times • Housing image associated with commercial image possible • Housing style that many people are no longer accustomed to or wish to live within

Fig. 3.89 Exterior of a Modern Mixed-Use

Fig. 3.90 Negative Plan of Mixed-Use

PRECEDENT STUDIES: MULTI-GENERATIONAL HOUSING

DESCRIPTION

SPRINGFIELD UTILIZATION

A house can be described as multi-generational when two or more generations reside therein. Parents and children qualify when the children are over the age of 25. The picture to the left shows four generations that all live on the same property. This family helped initiate zoning code changes for accessory dwelling units (ADUs). Grandma and Grandpa live out back in an in-law cottage. This solution is typical to multi-generational living. Sometimes there is a detached ADU on the property to accommodate a separate generation and sometimes there is a separate wing attached to the primary dwelling.

Since the early 1970s in America, fewer people 85 and older have been choosing to live in nursing homes. In 1970, 26% of the population lived in nursing homes. By 2013, only about 13% lived in nursing homes. The shift has been made to living with family members instead. Making sure that aging parents are happy and cared for properly is a common stressor for many Americans. It is hard emotionally and financially to send a parent to the nursing home. It is also difficult to take them into your home because many homes are not designed to accommodate the special needs of these elderly members. The home lacks adequate universal design features, proper privacy separation, and does not support the all-important sense of self-identity and pride in having an area to call your own.

Fig. 3.91 Multiple Generations of a Family

TRENDS There are several trends nationwide that are encouraging the development of multi-generational housing arrangements. One is the economy. The recent economic downturn has created hardships for many people; most typically the young and the elderly. This has resulted in many family members returning to their family home to life with parents or siblings. Second is the increase in the immigrant population; many of whom are coming from cultures with a long established tradition of multi-generational households. These trends are opening up new housing markets for specially design multi-generational housing units. Units that have been designed carefully to be spatially zoned, made accessible, and fit into the traditional streetscape. Fig. 3.92 Multi-Generational Housing

SPRINGFIELD CODES Springfield currently allows for attached apartments as long as they don’t detract from the look of a single-family house from the street. Springfield Code should allow for multiple generations of the same family to live within a single-family residence. Modifications to the code should be made to encourage the development of this housing type.

Fig. 3.93 Multi-Generational Apartment Complex

POSITIVES

NEGATIVES

• Extended family can live together in one house • Ability to age in place with dignity • Shared cost, shared child raising duties, stronger family ties • Retains the built up equity within the family unit • Supports the reemerging lifestyle trend in America of multiple family generations living under one roof or on the same property

• If not properly designed and/ or planned the housing unit could be come crowded and the social relationships strained • There is a need to have clear boundaries • Families must be culturally predisposed to multigenerational living arrangements

Fig. 3.94 Manufactured Multi- Generational Home Option

Fig. 3.95 Multi-Generational Floor Plan

PRECEDENT STUDIES: LOW INCOME HOUSING

Fig. 3.96 Low Income Apartments

DESCRIPTION

SPRINGFIELD UTILIZATION

Low income housing units are typically constructed as singlefamily residents, duplexes, or multi-family complexes. Low income housing assistance is available from the government and organizations. This housing assistance is need based and an individual or family must fall into below the lower income guidelines to be eligible. Guidelines vary among the cities, counties, and states. The Housing Authority of Springfield guidelines require that the individual or family fall economically within the low to very low income brackets and are expect to pay approximately 30% of the familyâ&#x20AC;&#x2122;s adjusted gross income for rent and utilities. Based on availability and eligibility, a family can choose from a range of community options that fit their needs and capabilities.

Low income units would be best utilized if scattered throughout the city of Springfield in a wide variety of options and settings from single-family to duplexes, to multi-family and from the city center to suburbs. Specific units within apartment complexes or homes within the urban fabric may be adapted to better suit the needs of low income public or Section 8 Housing as to avoid the localization of poverty and social segregation. Locating these types of units close to major employers, schools, and public transit could help to provide more stable living conditions. However, whatever the city choses to do, it is clear that the development of more low income/affordable housing units is needed.

TRENDS

Fig. 3.97 Apartments in Hollywood, CA

Current trends indicate a growing gap between the upper and lower economic classes. Local and national government agencies provided a program to address the growing need for low income housing. Commonly referred to as Public Housing or Section 8 Housing, the cost of these housing units are offset by government funding. Agencies such as the local Housing Authority and Shelters are offering a support network to address the growing need for low income/affordable housing. Projects such as the Park Avenue Apartments in Lancaster, Pennsylvania offer a new approach to providing low income units. By repurposing an existing building they were able to offset costs of new construction to provide better living conditions, while still meeting requirements of Section 8 and Public Housing guidelines.

SPRINGFIELD CODES

No special codes exist for the construction of buildings that will be used for low income families, unless their is governmental construction or rent support provided. Then minimum affordable housing standards apply in addition to the Springfield Code.

Fig. 3.98 Housing in Lancaster, PA

POSITIVES

NEGATIVES

• The development of low income affordable homes addresses a major issue within the community of insufficient and appropriate housing options • Options for decent, affordable rental or purchase housing is a large market for development • If following proper federal and local guidelines these units may receive government grants for construction, offsetting the cost to provide quality units

• There is a lack of developers producing low income housing options because of the cost and economic uncertainty • Some landlords are taking advantage of low income people due to the shortage in the market and risk • Many landlords avoid renting to low income families due to perceived socioeconomic issues • Landlords that do not properly supervise their units can promote situations of crime, trash, and lower surrounding property value

Fig. 3.99 Low Income Public Housing Units

Fig. 3.100 Traditional Low Income Approach

PRECEDENT STUDIES: POCKET NEIGHBORHOOD

DESCRIPTION

SPRINGFIELD UTILIZATION

A pocket neighborhood is a cohesive cluster of residential units that are built into a pre-existing neighborhood. This cluster of 4-12 houses, typically, surrounds a large open courtyard space. In place of the courtyard, some pocket neighborhood layouts can display a community garden, joined backyards, or reclaimed alleys. Pocket neighborhoods are composed of single-family residences, townhouses, rowhouses, and small cottages. These neighborhoods are arrangement to emphasize the socialization among the residents in the pocket neighborhood. Quite often the pocket neighborhoods are thought of as a neighborhood within a neighborhood.

The concept of pocket neighborhoods would blend well with the current fabric of the city center. While this location contains a variety of age and social groups, this arrangement provides the flexibility for proper city adaptation. For neighborhoods on the edge of the city center, a more typical approach to this arrangement could be applied. This approach would appeal to the generation comprised of young, growing families and the retired/elderly. For neighborhood zones surrounding the universities, this arrangement would be adjusted. Pocket neighborhoods of small houses or duplexes could be developed to be more suited for young college aged residents, similar to the College Park housing at Drury University.

Fig. 3.101 Sketch of Typical Layout

TRENDS Pocket neighborhoods are a community living trend that is growing in popularity throughout the United States. Many people are seeking a stronger social housing setting that provides amenities beyond the typical neighborhood. These neighborhoods provide the residents with strong social connections among the neighbors of their pocket community and enhance amenities within the share central space between the homes. A stronger sense of community belonging, sense of place, and security arise from these types of neighborhood settings. These pocket neighborhoods can be located anywhere within the city, including the city center district. Fig. 3.101 Positive Plan

SPRINGFIELD CODES

Common space, such as the courtyard, is allowed within a private development. The maintenance of the space falls upon the owners/developers - not the city. These pocket neighborhoods would typically be developed as planned developments.

Fig. 3.102 Aurora, CO Development

POSITIVES

NEGATIVES

• Promotion of social activity and community development • Beautifies the neighborhood • Safety and security in and out of the home • Better knowledge of and relationship with surrounding households • Shared community courtyard provides safe zone for children • Alternative to urban sprawl • Can contain emphasis on sustainable design: garden, rain collection, solar roof panels, etc. • Plan is adaptable to surrounding context: varying size of side yards, car park locations • Appropriation of forgotten/ under-utilized alleys, drives, and yards • Preserve and reinforce character of successful neighborhood culture

• Location specific: requires reconfiguration of a portion of land; may not fit properly within historic fabric. • Need to appeal to very different social standings and age groups • Will need to reconfigure layout and building type. • Not easily plugged into the existing context • Challenging to appeal to low income and affluent communities alike • Does not have a well defined central social space or commons

Fig. 3.104 Negative Plan

Fig. 3.105 Pittsboro, NC Development.

PRECEDENT STUDIES: SENIOR LIVING

Fig. 3.106 Senior Housing Development

DESCRIPTION

SPRINGFIELD UTILIZATION

Senior housing organizations often utilize multi-residential apartments that provide a range of care and amenities for its residence. The housing type employs a communal living style that engages its residents and promotes socialization. Residents seek this type of housing due to impaired mobility, day to day assistance, and nursing services. Types of Senior Housing: Community Living Village, Senior Group Home, Assisted Care, Nursing Home, Extended Nursing Care, and Hospice. Senior housing can range in size from small one bedroom residential housing to a very large facility with one room units providing for hundreds of residents. The average age of a resident in senior housing is 86.9 with their stay averaging 28.3 months. The female population outweighs male population by a ratio of 3:1.

Springfield, MO, much like the rest of the United States has an aging population. The baby boomers are entering their elder years and are needing to down size and find more appropriate living situations. The Cambridge is an example of the currently senior living in the city center. The â&#x20AC;&#x153;holiday retirementâ&#x20AC;? in located on south Jefferson and accepts 55 an older senior citizens. The complex is disengaged and has no interaction with its community. Springfield would benefit from a multi-use senior living complex that housed retail and serves that benefit both the residence and the surrounding community. The senior living services such as the laundry mat and or cafe could become public and capitalized on its surrounding area.

TRENDS

Fig. 3.107 Senior Housing Development

Research show that a majority of the senior living is pushed out of the city to the outskirts of town; out of sight. The senior living in urban settings are programed like a hospital with no communication to its surrounding context. The incorporation of senior living within the urban fabric could bring diversity to its surroundings and promote an active well-being to the senior citizens. Research has proven that senior citizen are living and staying active longer. The Millennial group is migrating towards the inner cities and will want to remain in the city in their senior years. Senior living in an urban setting will prosper and diversify its surroundings. The residents will prosper from the urban environment through the local parks, markets and entertainment venues.

SPRINGFIELD CODES

In senior care living there is a maximum of four residents per unit. In that unit each person must have 70 square feet of living space. One toilet is required for every six people and one tub/shower is required for every 20 residents.

Fig. 3.108 Urban Senior Living

POSITIVES

NEGATIVES

• Provides necessary support for the elderly resident and the family of that resident • Provides medical support that could not be provided at home • Provides a social support environment for the elderly resident • Provides a safe and secure living environment for the elderly resident

• Can be very expensive • Can separate the elderly resident from their loved ones • Does not allow for the elderly individual to age in place among friends and family • Tends to be institutional in nature and atmosphere

Fig. 3.109 Isolated Senior Living

Fig. 3.110 No Communal Gathering Space

PRECEDENT STUDIES: URBAN HOMESTEADING AND AFFORDABLE HOUSING DESCRIPTION

SPRINGFIELD UTILIZATION

Serves as a response to vacant buildings in declining urban neighborhoods. Transferring publicly owned, abandoned property to individuals in exchange for repair of the property. Individuals qualified for urban homesteading typically consist of those with income only slightly below the national median and slightly higher than the median income of their neighborhood. Government has encouraged citizens to occupy and refurbish properties by selling them at a low price, with the agreement that the house will be brought to a livable standard. Homeowners have to agree to stay in the house for a given number of years in order to rehabilitate houses according to local building code. The hope of urban homesteading is to eliminate urban blight and lack of low-income housing.

Although the city fabric of Springfield does not have the level of blight that Paducah, KY had and other cities around the country currently have, there are sections of Springfield that might be considered for assistance in a similar way to this Urban Homesteading program. This is not a pressing issues at this time, but is a strategy that the community should keep in mind as the community evolves.

Fig. 1.111 Abandoned Home in Detroit, MI

TRENDS Communities around the country have used the Urban Homesteading approach to target areas of their community that was experiencing a high percentage of blighted property and delinquent taxes. For example, Paducah, KY developed a program that targeted a section of the downtown area near the river that had become blighted. The City of Paducah specifically targeted artists through an advertising campaign in major newspapers around the country for people to relocate to Paducah, KY and start a new life. If they would move to Paducah, the city would give them a parcel of land in the blighted area of downtown. The person was required to live in the structure and make improvements for a stipulated period of time, after which, they received full title to the property. Fig. 3.112 Redevelopment in Areas in Most Need

SPRINGFIELD CODES

A blighted area is that portion of the city which the city council has found to be substandard so that the clearance, re-planning, rehabilitation, or reconstruction thereof is necessary to effectuate the purposes of urban development. Any such area may include buildings or improvements not in themselves blighted and any real property, whether improved or unimproved, the inclusion of which is deemed necessary for the effective clearance, re-planning, reconstruction or rehabilitation of the area of which such buildings, improvements or real property form a part. Currently, in the State of Missouri legislation does not allow for the use of Urban Homesteading. Until such time that the legislation is changed, this approach will be prohibited. Fig. 1.113 Home Before Refurbishing

POSITIVES

NEGATIVES

• Neglected properties will be rehabilitated • More affordable units available • Raised land value • Reduce blighted areas • Improves surrounding community

• Displacement of low income renters • Cost city money • Rehabilitation costs can often be more expensive than tearing the house down • Legislation must be change at the state level before this approach can be utilized

Fig. 1.114 Home After Refurbishing

Fig. 3.115 Blight Too Large for Individual Redevelopment

PRECEDENT STUDIES: URBAN HOMESTEADING AND AGRICULTURE DESCRIPTION

SPRINGFIELD UTILIZATION

Urban Homesteading is a lifestyle that emphasizes resource reduction: using solar/alternative energy sources, harvesting rainwater, using gray water, line drying clothes, using alternative transportation such as bicycles and buses. It could also include, but is not limited to, raising animals, including chickens, goats, rabbits, fish, worms, and/or bees. Edible landscaping: growing fruit, vegetables, culinary and medicinal plants, converting lawns into gardens. Self-sufficient living: reusing, repairing, and recycling items; homemade products.

The Urban Homesteading movement is generally associated with the revitalization of blighted neighborhoods. This growing nationwide movement is gaining strength as people seek ways to reconnect to the land, their heritage, and reduce the stress on their household budget. The people associated with this movement usually take more pride in their neighborhood, which reduce blight and littering within neighborhoods and, thusly, improve the quality of the neighborhoods and the community.

Fig. 3.116 Backyard Homestead Chicken Coop

TRENDS There is mounting pressure on cities to update old zoning laws that place restrictions on urban homesteading. In many cities, practices such as beekeeping, selling produce, and raising and slaughtering animals for food are outlawed. Those who want to change the laws argue that itâ&#x20AC;&#x2122;s a basic right to be able to produce oneâ&#x20AC;&#x2122;s food. Those who are opposed raise concerns about animal welfare, cleanliness, safety, noise and general unsightliness.

Fig. 3.117 Backyard Garden and Greenhouse

SPRINGFIELD CODES

Springfield code does not possess any rules that severely limit the possibility of establishing urban homesteading areas within the city center of Springfield. There are no restrictions on many of the sustainable living techniques that were mentioned previously. The only limitations that exist are in regards to the amount of space that you must provide for barnyard animals living in a residential neighborhood.

Fig. 3.118 Backyard Gardener

POSITIVES

NEGATIVES

• Improve the quality of houses and property in economically unstable areas • Neighborhood gardens allow for a surplus of produce that could be used to enhance farmers market • Participants get a chance to be self-sufficient agriculturists • Helps improve the life and economic situation of the residents • Gives residents a chance to improve the quality of their neighborhood • Provides a great family activity

• Noise, odor, and visual clutter maybe distracting for some neighbors • High cost • Time commitment • Non-traditional use of lawn areas may be unacceptable to some neighbors

Fig. 3.119 Urban Homesteading Garden

Fig. 3.120 Chicken Coop and Garden

CONTEXTUAL ANALYSIS

CONTEXTUAL ANALYSIS: RESEARCH MAPS

APARTMENTS DUPLEX LOFT APARTMENTS MULTI-FAMILY SINGLE FAMILY GOVERNMENT COMMERCIAL CHURCHES SCHOOLS PARKS

Fig. 4.1 City Analysis Map

INDUSTRIAL

CITY ANALYSIS This map details the different types of building uses throughout the city center. It shows the different types and densities of residential housing, as well as businesses, universities, and non-residential characteristics within Springfield. The city center benefits from a rich diversity of use, but many of the houses at the periphery of the city center are spread out, singlefamily houses. This lack of diversity and density in housing is a major problem in Springfield.

EMPLOYMENT

INTRODUCTION EXECUTIVE SUMMARY PRECEDENT STUDIES CONTEXTUAL ANALYSIS research maps site selection COMMUNITY MEETINGS NORTH BOONVILLE WEST MEADOWS SILVER SPRINGS ROUNTREE CONCLUSION RESOURCES AND REFERENCES

From the employment map, we learned that many of the cityâ&#x20AC;&#x2122;s largest employers are present within our city center. In our focus area, the government agencies are represented in all capacities: the city, county, state, and federal levels. These agencies, with the addition of City Utilities, hold a large majority of Springfield employment. Our focus area also contains three colleges: Missouri State University, Ozark Technical Community College, and Drury University. These educational institutions are also major employers within our city center. MSU and OTC are some of the largest employers in all of Springfield. The North Cox Hospital campus is present at the north edge of the focus area, and while it is the smaller extension of the larger south campus, its influence throughout the community is still very apparent. HEALTH GOVERNMENT EDUCATION UTILITY

Fig. 4.2 Employment Map

OUTDOOR VENUES BARS AND RESTAURANTS COMMERCIAL GALLERIES/THEATERS

Fig. 4.3 Entertainment Map

ENTERTAINMENT There are a plethora of theaters, galleries, and public spaces, mixed with a selection of local restaurants and bars that make it ideal for a night out in Springfield. The Springfield Cardinalâ&#x20AC;&#x2122;s stadium is located within walking distance to local restaurants and outdoor green spaces, which is an integral addition to the communal fabric of Springfield. The intersection of National Avenue and Cherry Street caters to the large population of students and existing families that are living near or on the MSU campus. Walnut Street can be easily blocked off and serve as a perfect location for many of Springfieldâ&#x20AC;&#x2122;s festivals and seasonal events. Village centers, like those located around the intersection of Pickwick Avenue and Cherry Street provide local amenities, as well as restaurants and bakeries, within the walkable context of the Rountree neighborhood.

WATER ELEMENTS

Jordan Creek’s watershed currently dominates the majority of Springfield’s city center. Sinkholes located near Walnut Street and the Rountree and Midtown neighborhoods divert some of the watershed runoff. There are levels of heavy flooding that occur within neighborhoods adjacent to Grant Street and National Avenue that flow westward to Fassnight Park, just west of Campbell. The floodplain also influences the area of downtown Springfield along the Jordan Valley Creek continuing up through Silver Springs Park, where water retention strategies are being implemented. Several springs also exist in the city center, including the recently rediscovered Fulbright Spring in West Meadows Park.

STREAMS FLOODPLAIN SINKHOLE BOUNDARIES

Fig. 4.4 Water Elements Map

BIKE GREENWAY TRAILS CITY PARKS

Fig. 4.5 Parks and Trails Map

PARKS AND TRAILS The city of Springfield offers various parks and trails for its citizens. Several larger city parks are located in the northern portion of the city center, while neighborhood parks are smaller and scattered throughout. Family oriented activities are typically adjacent to parks. To the north of the city center, there is a pattern of underdeveloped greenway trails and green spaces that follow Jordan Creek and abruptly end as they merge into downtown. Springfield has improved its bicycle routes in the inner city and at the southern edge of the city, but they are currently fragmented within the city center, making bicycle accessibility insufficient. Bicycle routes dissipate towards the exterior of the cityâ&#x20AC;&#x2122;s core.

TRANSPORTATION

In the analysis of the multiple forms of transportation in the city center, both public buses and bike paths have established infrastructures, but still need work in order to truly interconnect the city. Springfield’s public bus system originates from Park Central Square and extends north, south, east and west through the city center. Most bus routes intersect downtown and there are numerous bus stops in the city’s core. Bike paths around the throughout the entire city center are lacking, and are more concentrated near universities. Active rail lines spread throughout the area, mostly around old industrial sites. The Bear Line supports the southwest region of the city center and provides transportation to MSU students. The Bear Line route shows the vast extent of amenities and housing that students have access to. BEAR LINES MAJOR ROADS BUS ROUTES TRAIN BIKE PATH

Fig. 4.6 Transportation Map

CONTEXTUAL ANALYSIS: RESEARCH MAPS

$50, 000 $75, 000 $100, 000 $125, 000 $150, 000 $175, 000 $200, 000 $210, 000 $225, 000 $250, 000

Fig. 4.7 Age and Value Map

AGE AND VALUE This map compares the age and value of the houses in each voting district. Older neighborhood tends to be less expensive with the exclusion of the Rountree neighborhood, which is located at the southeast corner of the analysis map. The highest median house and condo value tend to be located in the Rountree neighborhood and south Midtown. The newer developments commonly occur around and to the south of the Missouri State Universityâ&#x20AC;&#x2122;s campus. The northern and western part or the analysis area had the oldest house. The northern portion of the study area is the least expensive area to live.

Fig. 4.8 Grant Beach Neighborhood

Fig. 4.9 Midtown Neighborhood

Fig. 4.10 Weller Neighborhood

Fig. 4.16 West Jordan Valley Neighborhood

Fig. 4.15 East Jordan Valley Neighborhood

Fig. 4.14 Walnut Neighborhood

Fig. 4.11 West Central Neighborhood

Fig. 4.12 Central Springfield Neighborhood

Fig. 4.13 Rountree Neighborhood

CONTEXTUAL ANALYSIS: SITES SELECTION

NORTH BOONVILLE

SILVER SPRINGS WEST MEADOWS

ROUNTREE

SITE SELECTION We began by identifying 17 potential sites for housing • The Rountree site challenge is to create a gradual transition/buffer development in the city center area. These sites were located near between the neighborhood parks and greenway trails, abandoned school buildings and industrial and the MSU campus through sites, substandard housing areas, on undeveloped land and adjacent the exploration of diverse to public transit routes. The development potential for each site was housing typologies, building and debated by the study team and the final four study sites were selected: functional density, public/private North Boonville, Rountree, Silver Springs, and West Meadows. These green spaces and walk/biking four sites were selected because they represent a range of diverse trails, and improved circulation. developmental challenges for city center housing. • The Silver Springs site challenge is focused at the Division/National intersection. This community location is weakened by the skewed alignment of the intersection, BNSF railroad, and commercial/businesses located among the housing stock. The exploration of housing seeks to improve the community’s spatial/ social unity, improve access to amenities, and improve diversity. • The West Meadows site, located along the north edge of the park at the Grant Avenue Viaduct, is a vacant mill structure. The challenge is to explore housing options for the adaptive reuse of industrial sites. • The North Boonville site is located on the block south of the Cox North Medical Towers. This parking lot is owned by the Assembly of God Headquarters. The effect of the Cox North, Assembly of God, and Government Plaza parking lots that exist along this stretch of Boonville is they create a desolate urban no-mans-land. The challenge is to explore urban housing options that can help repair the urban spatial damage done by these large parking lots.

CONTEXTUAL ANALYSIS: SITES SELECTION

WELL-KEPT

ASSEMBLIES OF GOD WORLD HEADQUARTERS

MINOR PROBLEMS

COX NORTH HOSPITAL CAMPUS

CHURCHES DUPLEX SCHOOL

SITE

DRURY UNIVERSITY CAMPUS

COMMERCIAL MANUFACTURING GOVERNMENT SINK HOLE STREET LIGHTS

GOVERNMENT PLAZA COMPLEX Fig. 4.17 North Boonville Analysis Map

BIKE PATH STOP SIGNS

NORTH BOONVILLE The site along North Boonville provided many opportunities for future development. While the context surrounding the site lends beneficial features to future development, the neighborhood still lacks many necessary amenities. The influence around the site includes the Assemblies of God, the government campus, the proposed MU medical school, Drury University, and Pipkin Middle School. These locations provide an ample amount of pedestrian influence on the site, which the design proposals reflect. Even with so much positive influence, the site still lacks in certain desired services: primarily food and entertainment options. It was from these existing conditions and the knowledge of the necessary amenities that the three site proposals for North Boonville were developed.

WEST MEADOWS The West Meadows area was selected for residential development due to the amount of potential it has for growth in regards to the density of built structures within the area, the lack of current residential development, its relation to the developing West Meadows Park, and its proximity to downtown Springfield and the Idea Commons. The park itself will provide a generous public urban space that will increase the real estate value in the area and the quality of life. West Meadows Park will also be benefited by a permanent and active community of residents that can populate it and make the space more approachable and friendly. As downtown Springfield continues to expand, the periphery of the park will develop in a similar manner. This expansion will allow an increase in density that would be difficult to maintain in many other parts of Springfield, which will also further stimulate economic activity in the surrounding area. Finally, as development in the area continues, the old industrial areas need to become connectors to both the north and south instead of the barrier that currently exists. By creating people-friendly areas along this transition, a more fluid and enjoyable experience will increase the quality of life for both people visiting as well as residents in, and around, the area. WELL-KEPT MINOR PROBLEMS LOFT UNITS DUPLEX

JORDAN VALLEY PARK WEST MEADOWS

COMMERCIAL/RETAIL

SQUARE

PRIVATE PARKING PUBLIC PARKING PARK STREET LIGHTS STOP SIGNS

Fig. 4.18 West Meadows Analysis Map

SILVER SPRINGS As Silver Springs is one of the neighborhoods with the lowest median income. Many of the current housing in the area lies in disrepair. Though these challenges exist, the site location offers opportunities for promising development within the neighborhood. The site is located between three major colleges within Springfield, and is accessible to a wide range of users. The site is bisected by the intersection of National Avenue and Division Street, as well as the active BNSF rail line that passes through the intersection and between the neighborhood and Silver Springs Park. Due to the proximity of the site to nearby colleges, the need for dense and diverse housing typologies are clear. The current available single family housing options are nearing their anticipated life expectancy, creating unsightly and unappealing units. The selection of the Silver Springs site as a model in which the three proposals approach density in low-income neighborhoods is based on its difficult location, diverse income levels, and its potential for social development within the community. The Silver Springs site can serve as a catalyst for surrounding neighborhoods over the next 25 years and helping build density throughout the city.

WELL-KEPT MINOR PROBLEMS APARTMENT DUPLEX SCHOOL COMMERCIAL MANUFACTURING AMENITIES ACTIVE RAIL BIKE PATH

SITE

GREENWAY TRAIL

SITE

FLOODPLAIN PARK

SITE

SINK HOLE STREET LIGHTS

Fig. 4.19 Silver Springs Analysis Map

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STOP SIGNS

ROUNTREE The Rountree neighborhood was chosen for this project due to its relation to the city center, already preexisting character, and its need for new housing options that would address potential growth in the area. As a neighborhood of substantial character it will become necessary to address future changes that may occur in the area. With the neighborhood’s adjacency to Missouri State University it offers many opportunities for the area to grow and attract new residents. Currently, the area lacks a transition between the single family homes within the neighborhood and the urban edge of National Avenue. By addressing this edge it could lead to a gradual increase in density for the neighborhood, allow for diversified housing options, and provide socio economic housing alternatives. By addressing this need for a transition between MSU and the Rountree area will provide unique housing options that would meet the need for a diversified user group. Furthermore, as the residents of the area age and household compositions shift the Rountree neighborhood will need to address the issues of aging in place and user diversity.

WELL-KEPT MINOR PROBLEMS APARTMENT DUPLEX

SITE SITE

SCHOOL COMMERCIAL MANUFACTURING AMENITIES ACTIVE RAIL PARK STREET LIGHTS

SITE Fig. 4.20 Rountree Analysis Map

STOP SIGNS

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COMMUNITY MEETINGS

OVERVIEW

During this housing study, four community meetings were held to present the developing concepts and to solicit feedback. Additionally, the faculty of the Hammons School of Architecture reviewed the evolving work three times, providing guidance to the teams. Local experts were invited to the design studio to give feedback on specific aspects of the housing study.

COMMUNITY MEETING ONE At the first community meeting, the team members prepared a brief presentation outlining the activities undertaken and research completed to date. Along with the presentation, 24 precedent studies were shown and several of the city center analysis maps that had been developed were displayed. To better understand the client and their particular needs, a questionnaire was given to the community members. The team members were then able to validate their understanding of the housing issues associated with the design challenge, develop a more comprehensive understanding of the housing needs in Springfield’s city center, and refocus their conceptual approaches to the assignment. General understandings developed from the meeting included the desire: • To increase the city center housing density • To establish an even greater walking and bicycling community in the city center (complete streets) • To encourage the development of more townhouses, rowhouses, live-work, mixed-use, accessory dwelling units, micro housing, apartment, affordable housing, and pocket neighborhood developments.

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COMMUNITY MEETING TWO The second community meeting also included a presentation to introduce the community members to the design challenge and to the work that had been developed since the previous meeting. This presentation included a discussion of the influential generations who will be most likely to move into the city center during the next 25 years: Boomers, Generation X, Generation Y (Millennials), and Generation Z. The general preferences of these groups and how those preferences might influence the city center housing market were discussed. The new research of the city center context and community amenities required for a successful housing development were also presented. This research included the locations of: • Major employers • Schools and universities • Fire stations, police stations, hospitals, and churches • Governmental services • Parks, greenways and open spaces • Entertainment zones • Shopping zones • Existing housing by condition, age, value, and type From this data the design team and community members identified 17 potential sites for the development of new housing in the city center.

Fig. 5.1 Community Meeting Discussion

Fig. 5.2 Brainstorming at the Concept Map

Fig. 5.3 Community Meeting Wrap-Up

COMMUNITY MEETING THREE

At the third community meeting, the presentation outlined the team’s progress on the four selected housing study sites. After presenting an overview of the four conceptual housing studies, the community members were invited to talk one-on-one with the design teams about their drawings and ideas. Rountree: The team focused on improving the transition/buffer zone between the National Avenue corridor/MSU and the Rountree neighborhood through retail/housing/green space density gradients, improved vehicular/pedestrian/cyclist circulation, and a sequence of transition spaces that progressed from public to more private as you move eastward. Silver Springs: The team focused on improving the neighborhood’s physical, spatial and social integration by upgrading areas of the neighborhood infrastructure, creating a “mini neighborhood center”, and providing a program and facility whereby the community could learn to repair and enhance their homes and neighborhood. West Meadow: The team focused on improving the relationship between Jordan Valley Park and the industrial/warehouse district to the north. The adaptive reuse and new construction of retail and housing developments were explored. Design challenges related to the reuse of mill/industrial sites, brownfields, and floodplains are the primary focus of these projects. North Boonville: The team focused on improving the urban streetscape along the Boonville Avenue corridor that has been damaged by the development of many open, unimproved parking lots. The section of the corridor between College and Division Streets is particularly bad because of the Government Plaza, Cox North Hospital, and Assembly of God properties. The city block south of the Cox North Medical Tower between Lynn and Calhoun Streets and Boonville and Robberson Avenues is the study site. The effect of the large parking lots in this area is a streetscape and city center zone that lacks activity, is best described as a landscape of asphalt devoid of vegetation, a large open zone lacking in physical purpose and character. The team has proposed to improve this important city center location through the development of a mixed-use retail and/or housing complex. The rumor that the Cox North Hospital campus will be utilized by the University of Missouri for a branch medical school only enhances the potential of this housing study and site development. After reviewing the early conceptual ideas for each of the proposed sites, the community shared their concerns and recommendations. The general comment was that greater emphasis needed to be given to the developer/contractor’s economic needs and requirements.

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INTRODUCTION EXECUTIVE SUMMARY PRECEDENT STUDIES CONTEXTUAL ANALYSIS COMMUNITY MEETINGS NORTH BOONVILLE WEST MEADOWS SILVER SPRINGS ROUNTREE CONCLUSION RESOURCES AND REFERENCES

COMMUNITY MEETING THREE (CONTINUED) More specifically, the feedback for each design team can be summarized as follows: Rountree: • The current zoning for Accessory Dwelling Units (ADU) does not allow for units to be built separate from the single-family housing unit. To achieve the detached ADUs proposed would require a change in the zoning code. • The community critics recommended that the scale of the buildings being proposed for the National Avenue corridor be explored in more detail to improve the scale of the structures to the corridor and to refine the proposed functions of those structures to better fit the character of National Avenue, MSU and the Rountree neighborhood. • Although they thought the scale and function of the structures needed refinement, they agreed with the proposed locations of design team’s suggested interventions. Silver Springs: • The community members believed that there was no need to extend or wrap Silver Springs Park around the corner at Division and National to better integrate the park with the neighborhood. It was, generally, believed to be unnecessary. • The critics suggested increasing the density of housing units throughout the design to make the development more profitable for the developers. • The critics agreed that the proposed conceptual approach was feasible and the design development to date demonstrated sensitivity to the neighborhood and site. West Meadows: • The community members were quite excited about the design concept that was proposed for the adaptive reuse of the mill site and warehouse structures. • They were particularly impressed with the wide variety of housing options that were explored at the two sites: luxury units to hostels, mixed-use to live-work housing, and adaptive reuse to new construction. • Once more, concern was expressed how the team could efficiently and effectively address the brownfield and floodplain issues associated with these sites. This still required further investigation. North Boonville: • The community members expressed concern about the proposed alumni retirement village; was this an appropriate

106

site to develop such a community? • The critics suggested a variety of methods which could be explored to help make the retirement village better fit onto the site and into the neighborhood context. • The critics also expressed concern about the ratio of housing to retail and service activities in the other schemes presented and recommended increasing the number of housing units to better support the amount of retail shown. • The critics liked the idea of improving the North Boonville corridor with an urban scale mixed-use retail/housing development.

INTRODUCTION EXECUTIVE SUMMARY PRECEDENT STUDIES CONTEXTUAL ANALYSIS COMMUNITY MEETINGS NORTH BOONVILLE WEST MEADOWS SILVER SPRINGS ROUNTREE CONCLUSION RESOURCES AND REFERENCES

Fig. 5.4 Community Meeting: Community Input

Fig. 5.5 Community Meeting: Critique

Fig. 5.6 Community Meeting: Design Team Collaboration

Fig. 5.7 Community Meeting Conceptual Development

Fig. 5.8 Community Meeting: Community Feedback Around Concept Map

Fig. 5.9 Community Meeting: Presentation

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COMMUNITY MEETING FOUR

The final community presentation was a culmination of the entire semesterâ&#x20AC;&#x2122;s work. 11 separate proposals were presented spanning over 4 sites across the city center of Springfield. After a brief introduction, the students broke into their groups based on their sites and talked briefly about why that site was chosen and the potential each initially displayed. Each of the four groups spent 20 minutes quickly going over their boards and proposals, with questions mostly being saved for the end. Rountree: The Rountree team continued to explore different housing types that addressed multiple user groups within the area. These proposals addressed the need for a transition between Missouri State University and the Rountree neighborhood. While addressing this transition the designs proposed an increase in density gradually throughout the neighborhood. Four different building types were proposed, mixed-use, townhomes, adaptive single family homes, and axillary units. With these proposed buildings the designs addressed a need for growing density, housing diversity in the area, and the need for socio economic housing options. It was necessary that the proposals addressed the current needs of the residents and the potential needs that may occur with a further increase in density. Silver Springs: The team continued to expand on the needs of the users in order to determine what should be implemented within the surrounding area. Improving and increasing the walkability of the neighborhood will amplify the proposal of denser housing within the area. This includes widening sidewalks, providing proper street lamps, as well as placing housing close to amenities. A focus of the Silver Springs proposal deals with the connection of the greenway trail underneath the railway. This will also help increase walkability through the site and allow residents from the Weller neighborhood to connect with Silver Springs. With the current site being cut by the active rail line, the team proposes to implement a transit station over the next 25 years within the Silver Springs site. West Meadows: The team further elaborated on the user groups that they were targeting, why the area needs focused attention in the coming years, and specific challenges and solutions that are present in the area. Two general strategies were proposed, adaptive re-use and new development, and were explored in detail in specific proposals. A large focus was on the interconnectivity with the West Meadows Park and downtown Springfield, as well as developing building complexes that instigated open social interaction and engagement. Additionally, the two largest hurdles to develop in the area, brownfields and the floodplain, were discussed and potential solutions were proposed.

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North Boonville: At the community meeting, the North Boonville team discussed the need for local amenities and full integration of the site into the midtown neighborhood. The team reintroduced the main user groups and proposed programs that apply to each. Though broken up into three site proposals, each addressed the need for a social, community atmosphere. Each proposal addresses different users and amenities, but all can be combined in order to develop a comprehensive solution. Closing Comments: After the presentation, both students and attendees mingled and discussed their projects, both in terms regarding applicability and how things could progress. While there was some feedback on pragmatic issues, such as parking and traffic flow, the community was excited by the variety of projects that were presented. Both the quality of the spaces that the team developed, as well as their identification and conceptual solutions towards the problems were warmly received, and many members agreed that the proposals themselves would be good additions to Springfieldâ&#x20AC;&#x2122;s city center.

Fig. 5.10 West Meadows:Analysis

Fig. 5.11 Final Community Presentation Introduction

Fig. 5.12 North Boonville Site Articulation

Fig. 5.13 Julia Orienting the Audience with the Site

Fig. 5.14 Silver Springs Setting up

Fig. 5.15 West Meadows: Silo Station Presentation

INTRODUCTION EXECUTIVE SUMMARY PRECEDENT STUDIES CONTEXTUAL ANALYSIS COMMUNITY MEETINGS NORTH BOONVILLE WEST MEADOWS SILVER SPRINGS ROUNTREE CONCLUSION RESOURCES AND REFERENCES

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NORTH BOONVILLE

NORTH BOONVILLE: GENERAL INFORMATION

SUMMARY

The new development is proposed on the existing parking lot south of the Cox North Medical Tower and was designed to act as a community generator for the surrounding community. The goal of the community generator is to create a smooth transition between the growing governmental campus, our housing proposal, and the rest of the neighboring community. With our proposal we strive to unify the surrounding context by providing necessary amenities that would benefit future development of the area, especially the proposed University Missouri Medical School. The proposed solutions took design limitations into account. One of these restrictions is contextual building height and location. The design needs to respond appropriately to the existing infrastructure.

Codes and zoning ordinances also limit the form and function of the design possibilities. In addition, the userâ&#x20AC;&#x2122;s socioeconomic status influences the size, use, and cost of the design propositions. Emerging generational preferences and economic developments will be influencing the housing market in 20-25 years. The Millennial and Z generations prefer a very social, dense urban fabric. With this desire, they tend more towards cities that emphasize pedestrian access to necessities of life. The design must be mindful of the rising gas prices and a growing interest in sustainability.

Fig. 6.1 Exiting Site Viewing North Towards Medical Tower

Fig. 6.2 Exiting Site Viewing North Down Central Alley Towards Medical Tower

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INTRODUCTION EXECUTIVE SUMMARY PRECEDENT STUDIES CONTEXTUAL ANALYSIS COMMUNITY MEETINGS NORTH BOONVILLE general information proposal one proposal two proposal three WEST MEADOWS SILVER SPRINGS ROUNTREE CONCLUSION RESOURCES AND REFERENCES

SITE

Fig. 6.3 Aerial View of Proposal North Boonville Site

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STREETS For Boonville Avenue to be in scale for the amount of traffic that is currently on it, and will be on it in the future, two parking lanes could be eliminated in exchange for the implementation of a trolley car to create a connection between Park Central Square and Commercial Street, wider pedestrian sidewalks, and/or safer bike lanes. The addition of trees and vegetation between the sidewalk and street will improve the atmosphere along the street. Parking down the street will allow for close proximities to the mixed-use buildings, town houses, and multifamily flats.

Fig. 6.4 Example of Successful Street Design

HOUSING

Within the three proposals for North Boonville there are multiple housing possibilities including alumni neighborhoods, townhouse units, and mixed use residential buildings. The proposals range from low density units, such as single family villas and town houses, to high density units such as multi-level apartment and mixed-use buildings. Throughout the proposal there different ranges of values, with adorable housing to higher scale units. The housing on the site will help further help in increasing the density in the area, giving way for more development of commercial use and also connect the site to the surrounding context. Fig. 6.5 Example of Mixed-Use Building

LANDSCAPING Currently, because the site is an expansive, generally underused parking lot, there is very little vegetation. Some exists along the perimeter to physically separate the lot, but that is its main purpose. In order to solve the issue of the current lack of landscaping on site, each proposal suggests a significant decrease in impervious area. One proposal suggests a park-like atmosphere and the other two proposals use landscaping on site as a beautification aspect and for aesthetic and comfortability purposes for residents. Another solution to the lack of vegetation is the implementation of water features. Whether they are natural water features or small fountains, our proposals outline a few options to increase the aesthetics through landscaping. Fig. 6.6 Landscaping Option on Site

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AMENITIES

Because this area lacks amenities for its various user groups, each proposal suggests an addition of public amenities. Through user group research, we determined what amenities are lacking and what the potential user groups would like to see on site. Because this is currently an island of non-activity in midtown, it is necessary to implement all amenities necessary for life or at least provide easy access to all necessary things. Young people living on site, which is proposed twice, need most importantly, places for fitness, places to dine, and places for recreation. The other proposal suggests a connection to Drury University for elderly people, so the amenities on site do not need to be as extensive. An art gallery and studio is an addition in this instance to increase recreational options. â&#x20AC;&#x2039;

Fig. 6.7 Example of Amenities Included on Site

TRANSPORTATION

The transportation in and around the site of North Boonville needs to be greatly improved. In cooperation with the three site proposals, many varying implementations will aid in the betterment of the siteâ&#x20AC;&#x2122;s transportation connections. As an intentional connection to the historic street car track, a dedicated bus route could be installed along Boonville, connecting the City Square to Commercial Street. With this new route, a bus stop could be added in accordance to the site proposals. As an additional option, a Greenway connection will be added surrounding the site. It will act as a physical, green transportation option, connecting Grant Beach Park, the North Boonville site, and the Silver Springs proposal.

Fig. 6.8 Cooperative Transportation

TRANSITION

The transitional elements acted as the inspiration for many of the development choices within the three proposals. Transition in housing density was considered in all options, as high density mixed use and apartments, medium density townhouses and rowhouses, and low density villas and single family homes were arranged appropriately. The building heights present within the site proposals act as a visual transition within the surrounding context. Lastly, programmatic transition was enacted. Commercial units were blended within the residential options, all working congruently with the existing governmental and religious conditions. Fig. 6.9 Medium Density Housing Option

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NORTH BOONVILLE: UNIVERSITY-BASED RETIREMENT VILLAGE

SUMMARY This university-based retirement village is based on precedents and the words of the New York Times, the most successful retirement villages feature five critical attributes: proximity to the university, strong connections to the school among ten percent of residents, two-directional programming, continuing care options, and financial agreements between the university and the retirees. Because of the proposed MU Medical School to the northeast and the Drury University campus to the east, this site is the perfect place to implement this village. Drury has many distinguished, engaged alumni, and offering them a retirement facility that allows them to come back to college and continue to be a part of their alma mater will provide a whole new aspect to the culture of Drury and enhance the lives of many.

Fig. 6.10 Birdâ&#x20AC;&#x2122;s Eye View of the Retirement Village Looking Southwest from Cox Hospital

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The site presents many immediate challenges, but the chose to focus on the betterment of socialization and provide for a user group that is often overlooked was the main determining factors in developing this design. Multi-generational socialization is an ever growing trend that provides unique cultural, social, and economic perspectives to all who choose to open their eyes to the benefits it can provide. Because the point of multi-generationality is socialization, this site maximizes social spaces, both public and private. The design is sociopetal, encouraging a neighborly atmosphere where socialization is imperative. Because this design proposal suggests a strong connection to Drury, it consists of the beginning stages of a Greenway Trail on Calhoun Street that would facilitate pedestrian and bike access from Grant Beach Park west of the site, all the way past Drury University connecting East-West and North-South pedestrian traffic. While this would not become a Greenway trail immediately, it would mean an increased emphasis on bike and pedestrian safety on Calhoun Street. Because this site is in such close proximity to the fraternity houses at Drury University, a brick wall with vegetation for separation and aesthetic purposes has been added to the east side of the site along Robberson Avenue. There are five openings in the fence around the site that will streamline traffic and provide privacy for the residents.

The distinct opportunity that this siteâ&#x20AC;&#x2122;s context provides contributes to a successful site for a university based retirement village. There are four different housing options on the site for residents: a two-bedroom duplex option, two and three bedroom villa units, rowhouses, and assisted living apartments. The purpose of these housing options is to provide a community atmosphere. Back porches face each other, facilitating an approachable and neighborhood-like, yet private, environment. There are small parking lots for visitors and those who have cars and both a trolley and bus stop on site for those who do not. This proposal suggests opening up the culvert beneath the existing alley and creating a water feature, generating a parklike, nature-centered village.

Fig. 6.11 Site Plan of the Retirement Village with Cox North Hospital at the Top

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COMMUNITY SPACES AND SITE DEVELOPMENT

The goal of this proposal is to provide an innovative solution to housing density, while adding amenities in order to stimulate the surrounding population that currently lives without necessary resources. A community center and park space will be added to this site to encourage visitors and promote healthy living and walkability in the Midtown neighborhood. While the site is enclosed with a fence and feels private for the sake of the residents, it seems approachable from Boonville Avenue. There is a wrought-iron fence that satisfies curiosities, but physically separates the site from the street. Boonville Avenue is the main axis from Commercial Street to Park Central Square. While this road is important to the infrastructure of Springfield, it is deserted during most of the day. With a turn lane, two driving lanes, two parking lanes, and two bike lanes, the road supports more traffic than necessary. This proposal suggests removing a parking lane in exchange for a trolley system. Parking will continue to exist along the street beside the Assemblies of God campus, but will be removed from the side of the street adjacent to the proposed project site.

Fig. 6.13 Art Gallery and Studio Space Showing Outdoor Restaurant Seating

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Fig. 6.12 Community Center Plan

The goal of the community center is to increase the social, inclusive atmosphere of this retirement village. The connection needs to be increased both in terms of the village itself and the larger surrounding community. Based on generational studies, retirees that would be living in this village would enjoy a place for art and fine culture. The community center on site provides a place for that cultural experience. Inside the gallery, Drury student work, and resident work will be displayed. Providing a place on site for the residents and students to interact will provide a stronger connection to the campus and the residentsâ&#x20AC;&#x2122; alma mater. The center will also be staffed by Drury students as a work study opportunity. The community is also invited to participate on site and interact with the residents. They are invited to use the art studio and view the artwork on First Fridays as a transition between the downtown and Commercial Street artwalks. This interaction between residents, students, and community is vital to the Springfield community and Midtown neighborhood.

RESIDENTIAL

CIRCULATION

Apartments Type # Sq. Ft Total 1 Bed 18 1,220 21,960 TOTAL 21,960 SF

Plaza Spaces Type # Sidewalks 1 Road 1 Park 1

Rowhouses Type # Sq. Ft Total 3 Bed 16 2,520 40,320 TOTAL 40,320 SF Villas Type 2 Bed 3 Bed

# 4 4

Duplexes Type 2 Bed

# 8

Sq. Ft Total 1,300 5,200 1,500 6,000 TOTAL 11,200 SF

PARKING

Type Apartment Row House Villa Duplex

Sq. Ft Total 24,915 24,915 14,700 14,700 55,015 55,015 TOTAL 94,630 SF

#Spots Total Sq. Ft. 23 7,915 39 13,950 12 4,150 12 4,830 TOTAL 30,845 SF

TOTAL DEVELOPED SQ. FT 153,680

Sq. Ft Total 1,300 10,400 TOTAL 10,400 SF

COMMERCIAL Type Gallery Studio Space Restaurant

# 1 1 1

Sq. Ft Total 2,450 2,450 640 640 930 930 TOTAL 4,020 SF

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ASSISTED LIVING APARTMENTS

The assisted living apartment complex is located on the southwest corner of the site. It provides a parking garage on the first floor to maximize space and maintain the siteâ&#x20AC;&#x2122;s natural environment. This complex consists of 18 one bedroom apartments. Here would live retirees who need health care assistance from Cox North. This unit concentration facilitates the continuing care requirement that comes with a university based retirement village. The large hall in the center encourages socialization and the low density complex allows for a personal connection among all who reside here.

RESIDENTIAL Apartments Type # Sq. Ft Total 1 Bed 18 1,220 21,960 TOTAL 21,960 SF

PARKING

Type Apartment

#Spots Total Sq. Ft. 23 7,915 TOTAL 7,915 SF

TOTAL DEVELOPED SQ. FT 29,875

Fig. 6.15 Location on Site

Fig. 6.14 View of Apartment Complex Entrance

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The first floor of the apartment complex has parking for residents who still have a car. This parking can also be used for doctors, nurses, and continuing care assistants. In the center of the parking structure is the enclosed receptionist desk, and dining room for residents.

Fig. 6.16 Apartment Complex First Floor Plan

The second through fourth floors feature six apartments each, with a central open corridor for socialization. Each apartment has a private balcony.

Fig. 6.17 Apartment Complex Second Through Fourth Floor Plans

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ROWHOUSES

These houses are designed for the most ambulatory residents of the retirement village. The two level, open floor plan is perfect for entertaining. The rowhouses alternate forward and backward along the street in order to create a more interesting streetscape and provide more private space for the residents of each unit. The wrought iron fence along the street creates privacy while still allowing people to satisfy their curiosity.

RESIDENTIAL Row Houses Type # Sq. Ft Total 3 Bed 16 2,520 40,320 TOTAL 40,320 SF

PARKING

Type Row House

#Spots Total Sq. Ft. 39 13,950 TOTAL 13,950 SF

TOTAL DEVELOPED SQ. FT 54,270

Fig. 6.19 Site Location of Rowhouses

Fig. 6.18 View of Rowhouses looking South along Boonville

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The row house first floor is very open and accessible. It features an entryway, living room, kitchen, and dining room.

Fig. 6.20 First Floor Plan

The second floor features three bedrooms, and one bathroom with ample closet space.

Fig. 6.21 Second Floor Plan

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VILLAS

RESIDENTIAL

These units are designed in a style to respond to the existing houses of this neighborhood. Residents have a choice between a two or a three bedroom unit. Each unit comes standard with a kitchen, living room, laundry hook-up, dining area, bathroom, and back patio surrounded by landscaping. All units are ADA compliant. The villa configuration lends itself to maximum socialization within the village.

Villas Type 2 Bed 3 Bed

PARKING Type Villa

# 4 4

Sq. Ft Total 1,300 5,200 1,500 6,000 TOTAL 11,200 SF

#Spots Total Sq. Ft. 12 4,150 TOTAL 4,150 SF

TOTAL DEVELOPED SQ. FT 15,350

Fig. 6.23 Site Location of Villas

Fig. 6.22 View of Villa Backyard Patio

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The two bedroom villa plan is separated into public and private spaces. The great room public space consists of a living room, dining room, and kitchen with high ceilings. Outside the back door, there is a patio space enclosed by boxwood bushes. The private spaces are the bedrooms, bathrooms, and laundry. This side of the house has lower ceilings for a more enclosed, private feeling.

Fig. 6.24. Two Bedroom Floor Plan

The three bedroom villa plan is similar to that of the two bedroom plan, but features an extra bedroom, making for a longer house, and larger backyard patio space. The house is still separated into public and private spaces, and features comfortable living for the residents who want to live in a spacious, more luxurious house.

Fig. 6.25 Three Bedroom Floor Plan

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DUPLEXES

RESIDENTIAL

These units are located in the prettiest area on the site. There is a park in every backyard. The floor plan reflects that of the villa, but the point is to add another socialization option. Since the units are connected at the entrances, socialization is encouraged in a different way than in the other units. Parking is located behind the units in a small lot and just behind the parking is the waterway and sidewalk that runs along it.

Duplexes Type 2 Bed

PARKING Type Duplex

# 8

Sq. Ft Total 1,300 10,400 TOTAL 10,400 SF

#Spots Total Sq. Ft. 12 4,830 TOTAL 4,830 SF

TOTAL DEVELOPED SQ. FT 15,230

Fig. 6.27Site Location of Duplexes

Fig. 6.26 View From the Sidewalk Behind Duplexes

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The duplex floor plan is the same as the two bedroom villa, but these villas are mirror imaged and arranged for a more sociopetal interaction. The placement of the entrances near each other makes for a neighborly, community interaction.

Fig. 6.28 Floor Plan

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PRECEDENT: THE VILLAGE AT PENN STATE STATE COLLEGE, PENNSYLVANIA SUMMARY

WHAT WORKS WELL

WHAT DOES NOT WORK WELL

University-based retirement villages are trending in the United States. Usually implemented at large universities, these villages provide elderly people the chance to receive a rich cultural and educational experience. The residents report that they enjoy â&#x20AC;&#x153;going to college all over again, only without having to worry about grades, dating or healthcare.â&#x20AC;? According to the New York Times, the most desirable university retirement communities feature five qualities: proximity, strong connections to the school among 10 percent of the residents, two-directional programming, continuing-care options, and financial commitment between the school and retirement facility. This village features these qualities.

The Village at Penn State has all of the necessary amenities for retirees who wish to have a deeper connection to their alma mater. There are multiple housing options and all of them are ADA compliant. The village is organized well to allow for both pedestrian and vehicular traffic.

Penn State is much larger than Drury University, giving residents a much bigger reason to retire there. There are more opportunities to connect with the university. At Penn State, the community atmosphere happens mainly in the community buildings and on the Penn State campus. The way the village is laid out is very suburban and does not lend itself to getting to know your neighbors very well.

IMAGE

Fig. 6.29 Main Offices

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SPRINGFIELD UTILIZATION

These university-based retirement villages are springing up at numerous large universities across the country and all are very similar. Because the scale of the precedent villages studied do not lend themselves to Springfield, Missouri, this Drury retirement village will have to be appropriated to fit Its scale. More opportunities will need to be worked out between the village and the university to guarantee an enjoyable retirement experience on campus. Residents should be allowed to attend sporting events, eat in the commons, and even register to take classes.

Fig. 6.31 Kitchen

Fig. 6.30 Living Room

Fig. 6.32 Precedent Use Diagram

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PRECEDENT: CHATHAM VILLAGE PITTSBURGH, PENNSYLVANIA SUMMARY

WHAT WORKS WELL

WHAT DOES NOT WORK WELL

Chatham Village is a cooperative community that was built in 1932, originally to be used as townhouses for workers. It has since developed into a sought-after neighborhood with a long wait list. It sits on a 46 acre site and includes playgrounds, tennis courts, ballfields, walking trails, and a country club. Now, these homes mostly accommodate families. The village configuration with ample green space is a great place to enjoy nature-based relaxation as well as a neighborly, community atmosphere.

Chatham Villageâ&#x20AC;&#x2122;s strong sense of place and community identity is accentuated by its beautiful natural setting. When studied at a small scale, a few houses at a time, this village is the perfect combination of organized and organic planning. The green spaces provide a natural, organic plan and the houses are situated in such a way that they provide a huge density while encouraging community interaction. The green spaces not only provide an organic flow in plan, but they encourage residents to be outside, interacting with their neighbors.

These residences are meant mainly for families, so the floor plans cannot be wellappropriated for a retirement village. The configuration of the village is too large and focused on residents with cars to be used as a retirement village where residents do not use cars and do not walk long distances. However, this village configuration can be re-appropriated and the basics used to form a smaller scale village.

Fig. 6.33 Private Backyard Space Chatham Village, Mount Washington, Pittsburgh, PA

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SPRINGFIELD UTILIZATION

This village plan can be appropriated at a smaller scale with the same general goals and atmosphere. The townhomes display a sociopetal configuration while still enhancing the private aspect of each residence. The community center provides a place for the community, neighborly atmosphere to continue. The residents have a place to interact and meet one another in the large village.

Fig. 6.35 Community Building

Fig. 6.34 Front Walk at Chatham Village

Fig. 6.36 Precedent Use Diagram

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NORTH BOONVILLE: A SOCIAL DESTINATION IN MIDTOWN

SUMMARY

Proposal two for North Boonville focuses on bringing people to the area and creating a new destination for Springfield. The proposal is made up of six new building developments: apartments, mixed-use, rental space, and multi-family flats, along with space for commercial development. The main user group that the proposal is focusing on are students, young professionals, and small families. The addition of commercial development, such as retail, restaurants, shopping, convenience stores, will make the area more desirable for future and current area residents. The addition of retail will only work if it is supported by a higher population density in the area. This proposal would be built in phases to ensure that commercial spaces are developed in a correct manner to ensure their success.

Boonville Avenue, in its primes, was a great connector road between Central Springfield and North Springfield, but over the years it has lost all the historic and symbolic significance it once had. With the development of the North Boonville site we hope to return Boonville Avenue to its former glory. Improving the atmosphere on the road will be done by continuing the vertical nature that is currently on the street with the governmental buildings being pushed up to the sidewalks and consisting on four plus floors. Filling the void that is currently on the proposed site will be assisted by new landscaping and streetscape improvements such as widening and changing the material of the sidewalks, adding more vegetation, and constructing buildings with new modern materials. The

Fig. 6.37 Section View Through the Site: Lynn Street and Cox North Hospitalâ&#x20AC;&#x2122;s Medical Tower Building is Located to the Right of the Drawing

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development will utilize the buildings to accentuate the movement around and through the site. Each building will be built to enhance the movement through the site and will be designed specific for its location and context. This new North Boonville development will act as a community center for the surrounding neighborhoods and as a destination for the people of Springfield. Offering spaces for the public to gather in the plaza, a place for recreational activities in the recreation center, the pool, and the gym, as well as a place for community meetings, conferences, or conventions in the banquet hall. The former parking on the site, will be moved below ground and used for the residents, visitors, Assemblies of God members, and Cox Medical School patients and workers. Additionally, there is the potential for the creation of a greenway trail on either Calhoun or Lynn Streets.

Fig. 6.38 Site Plan of Proposal: Cox North Hospital is Located at the Top

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Fig. 6.39 Walking Through the Site from Cox North/MU Medical School

Fig. 6.40 Bird’s Eye View: Looking Northwest Towards the Assembly of God

Fig. 3.41 View Down the Central Walkway

Fig. 3.42 Bird’s Eye View: Looking Northeast Towards Cox North Hospital

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RESIDENTIAL COMMERCIAL COMMUNITY SERVICES Unit One Unit Two Type # Sq. Ft. Total Type # Sq. Ft. Total Type # Sq. Ft. Total Unit One 2-Bed Apt. 64 1200 76800 Restaurant A 1 3000 3000 Courtyard 2 5500 11000 TOTAL 76,800 SF Restaurant B 1 4000 4000 TOTAL 11,000 SF TOTAL 7000 SF Unit Two Unit Three Unit Two Type # Sq. Ft. Total Type # Sq. Ft. Total Type # Sq. Ft. Total 2-Bed Apt. 12 1200 14400 Restaurant A 1 2500 2500 Pool 1 4200 4200 TOTAL 14,400 SF Restaurant B 1 2500 2500 Gym 1 1000 1000 Retail 1 2500 2500 Locker Room 2 300 600 Unit Three TOTAL 7500 SF Lounge 1 700 700 Type # Sq. Ft. Total Basketball 1 10000 10000 1-Bed Apt. A 5 1000 5000 Unit Five Track 1 3800 3800 1-Bed Apt. B 5 1000 5000 Type # Sq. Ft. Total Courtyard 1 2000 2000 1-Bed Apt. C 5 1000 5000 Banquet Hall 1 15000 15000 TOTAL 22,300 SF 2-Bed Apt. A 5 1900 9500 TOTAL 15000 2-Bed Apt. B 5 1500 7500 TOTAL 32,000 SF TOTAL RESTAURANT 12,000 Unit Three TOTAL RETAIL 2,500 Type # Sq. Ft. Total Unit Four TOTAL OTHER 15,000 Lounge 1 200 200 Type # Sq. Ft. Total TOTAL SQ. FT. 29,500 TOTAL 200 SF Studio 6 800 4800 1-Bed Apt. A 6 1100 6600 PLAZA SPACES OVERALL TOTAL 33,500 SF 1-Bed Apt. B 6 900 5400 2-Bed Apt. 6 1400 8400 TOTAL SPACES 130,000 TOTAL DEVELOPED SPACE TOTAL 25,200 SF 482,100 SF PARKING Unit Five Parking Space Type # Sq. Ft. Total Type Total Sq. Ft. 1-Bed Apt. A 3 1200 3600 Underground 75000 1-Bed Apt. B 3 900 2700 Street 6200 1-Bed Apt. C 3 800 2400 1-Bed Apt. D 3 1200 3600 TOTAL SQ. FT. 81,200 2-Bed Apt. 9 1200 10,800 TOTAL 23,100 SF Parking Spots Type Total Sq. Ft. Unit Six Underground 252 Type # Sq. Ft. Total Street Spots 30 2-Bed Flats 26 1400 36,400 TOTAL 36,400 SF TOTAL SPOTS 282 TOTAL UNITS 172 TOTAL SQ. FT 207,900

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INCREASING DENSITY For retail, restaurants and other commercial activity to be successful at the North Boonville site there must be enough people in the area to support them. In the first stage of this project high density apartment buildings will be added on Boonville Avenue across from Pipkin Middle School. The apartment building will consists of 64 twobedroom units. The courtyards, located in the apartment complexes will be an outside space for the members of the complex. This building will be constructed during the first stages of development to help draw more people to the area. The residential spaces are designed with generous windows that are open to the light and activity outside. The building will reflect vertical nature of the Government Plaza and Cox medical complex.

RESIDENTIAL Type # Sq. Ft. Total 2-Bed Apt. 64 1200 76800 TOTAL 76,800 SF

Fig. 6.45 Location on the Site

Fig. 6.43 Rendering of the inside of an apartment

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Fig. 6.44 1st Floor Plan

Fig. 6.46 2nd-4th Floor Plan

Fig. 6.47 Apartment Exterior Elevation: Boonville, Avenue

Fig. 6.48 Apartment Exterior Rendering: Boonville, Avenue

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INTRODUCING MIXED-USE The introduction of mixed-use building starts with this unit. There will be commercial units on the first floor and housing on the upper levels, there will also be a two story recreation center that will be available to the residents of all the buildings of the proposed complex. The recreation center will be accessed on the second floor and will have a basketball court and an open space for games and actives. The area will be noticeable from the exterior because the facade will be a covered in semi-transparent glass that will let sunlight naturally light the space, but block views from the exterior. The living units in this complex will be made up of two-bedroom apartments. There will be a lounge, a pool, locker rooms and a gym on the first floor directly off of the plaza.

RESIDENTIAL Type # Sq. Ft. Total 2-Bed 12 1200 14400 TOTAL 14,400 SF COMMERCIAL Type # Sq. Ft. Total Restaurant A 1 3000 3000 Restaurant B 1 4000 4000 TOTAL 7000 SF COMMUNITY SERVICES Type # Sq. Ft. Total Pool 1 4200 4200 Gym 1 1000 1000 Locker Room 2 300 600 Lounge 1 700 700 Basketball 1 10000 10000 Track 1 3800 3800 Courtyard 1 2000 2000 TOTAL 22,300 SF Fig. 6.51 Location on the Site

Location of building on site

Fig. 6.49 Rendering of Recreation Center

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Fig. 6.50 1st Floor Plan

Fig. 6.52 2nd-4th Floor Plan

Fig. 6.53 Mixed-Use Exterior Elevation: Boonville, Avenue

Fig. 6.54 Mixed-Use Exterior Rendering: Boonville, Avenue

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CONNECTION TO PLAZA

In this unit the commercial areas will be located on the first floor only and will be facing on to the plaza with area outside each unit for exterior space. Residential space will make up a small portion of the first floor, including a lobby, stairwell, elevator shaft, and a lounge. The upper two-six floors will be made up of housing consisting of oneand two-bedroom units. Each apartment will have its own balcony, kitchen, and living room. The commercial space will have space available outside on the plaza for seating and other activities.

RESIDENTIAL Type # Sq. Ft. Total 1-Bed A 3 1200 3600 1-Bed B 3 900 2700 1-Bed C 3 800 400 1-Bed D 3 1200 3600 2-Bed 9 1200 10800 TOTAL 23,100 COMMERCIAL Type # Sq. Ft. Total Restaurant A 1 2500 2500 Restaurant B 1 2500 2500 Retail 1 2500 2500 TOTAL 7500 COMMUNITY SERVICES Type # Sq. Ft. Total Lounge 1 200 200 TOTAL 200

Fig. 6.57 Location on the site

Fig. 6.55 Rendering Viewing from a Table Out on the Patio

Fig. 6.56 Interior Rendering of one of the Apartment Units

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Fig. 6.58 1st Floor Plan

Fig. 6. 59 2nd-6th Floor Plan

Fig. 6.60 Mixed-Use Exterior Elevation: From the Plaza

Fig. 6.61 Mixed-Use Exterior Rendering: From the Plaza

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INCREASING THE DENSITY More housing is added with this 24 apartment unit. This is added to help support the addition of the commercial space. The building has apartments ranging from studio spaces to two bedrooms. Located directly off of the pathway that leads to the Cox Medical School, which would make it ideal for the students of the MU Medical Center.

RESIDENTIAL Type # Sq. Ft. Total Studio Apt. 6 800 4800 1-Bed Apt. A 6 1100 6600 1-Bed Apt. B 6 900 5400 2-Bed Apt. 6 1400 8400 TOTAL 25,200 SF

Fig. 6.64 Location on the Site

Fig. 6.62 Interior Rendering of one of the Apartment Units

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Fig. 6.63 1st Floor Plan

Fig. 6.65 2nd-6th Floor Plan

Fig. 6.66 Apartment Exterior Elevation: From the Plaza

Fig. 6.67 Apartment Exterior Elevation: From the Plaza

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EXPANDING OUT Thus far all the buildings have been focusing on the people living and staying on the site. This small-scale hotel will reach out to the community to bring new people to the area. This building also offers spaces for lecture, which the surrounding companies, such as Drury, Assemblies of God, and Convoy of Hope could take advantage of. The lodging will provide the parents of Drury students with a convenient place to stay or it could accommodate visitors who are coming to Springfield for a conference at either the Assemblies of God or Convoy of Hope.

RESIDENTIAL Type # Sq. Ft. Total 1-Bed Apt. A 5 1000 5000 1-Bed Apt. B 5 1000 5000 1-Bed Apt. C 5 1000 5000 2-Bed Apt. A 5 1900 9500 2-Bed Apt. B 5 1500 7500 TOTAL 32,000 SF COMMERCIAL Type # Sq. Ft. Total Banquet Hall 1 15000 15000 TOTAL 15000 SF

Fig. 6.70 Location on the site

Fig. 6.68 Interior Rendering of the Banquet Hall

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Fig. 6.69 1st Floor Plan

Fig. 6.71 2nd-4th Floor Plan

Fig. 6.72 Hotel Exterior Elevation: From the Plaza

Fig. 6.73 Hotel Exterior Rendering: From the Plaza

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CONNECTING The proposed site is currently partially surrounded by single family housing. These multi-family flats are in relation to the scale of the houses around the site and fit in with the context. It makes the transition from the single family housing to the larger buildings in the area smoother. The units consist of one shared entry for two units. The entry has a staircase to the upper flat, along with the front door for each unit. Inside the flats are two bedrooms, two bathrooms, kitchen, living room, space for a dining table and either a balcony or a patio space, all viewing onto the central corridor that runs through the center of th site.

RESIDENTIAL Type # Sq. Ft. Total 2-Bed Flats 26 1400 36,400 TOTAL 36,400 SF

Fig. 6.76 Location on the Site

Fig. 6.74 Interior Rendering of First Level Multi-Family Flats

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Fig. 6.75 1st Floor Plan

Fig. 6.77 2nd Floor Plan

Fig. 6.78 Multi-Family Flats Elevation

Fig. 6.79 Multi-Family Flats Exterior Rendering

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PRECEDENT: TEACHERS VILLAGE NEWARK, NEW JERSEY SUMMARY

WHAT WORKS WELL

WHAT DOES NOT WORK WELL

The Teachers Village in Newark, New Jersey, which was designed by Richard Meier & Partners Architects is a mixed-use development that encompasses eight new buildings. The eight buildings are comprised of 200 residential units which could be used for teachers, three charter schools, a daycare center and a variety of retail spaces at street level. While designing the architects thought about creating a building that focused on sustainable design, new landscaping and streetscape improvements, which were integral for the goal of creating an exemplary development for a flourishing community within Newark. Each building is built in regards with the site and is designed relative to its context. The location of this building is at the heart of the development and offers a mix of venues for vibrant street life.

Teachers Village works well as a precedent because it is a mixed use building that is located in the city and the architects use the surrounding context to develop and design the building. It is a building that serves as a place for people who are working in the community, and offers space for community. Just like in proposal two, each building is designed with regards to the exact spot it is located on the site. The buildings are all four stories, but could easily be developed with more stories above. The building has a great connection between the resident and the recreational space that is offered inside. The transformation of the parking lots into a sustainable new neighborhood that offers its teacher residents to live where they work and to experience high-quality healthy living in an affordable, safe environment downtown.

The city of Newark is not at the same as Springfield, it offer more opportunities for development. Surrounding the site are six universities with a community of 50,000 students, which surpasses the number of student around the North Boonville site, so the creation of a building at this scale would not likely be successful. The new Halsey Avenue retail corridor, where Teachers Village is located, is at the heart of the development and offers a mix of venues for vibrant street life and movement of people through the area. This cannot be matched at the North Boonville site. The development of Teachers Village is located within close proximity to Newarkâ&#x20AC;&#x2122;s efficient public transportation system and is close to three city parks and community gardens.

IMAGE

Fig. 6.80 Exterior Image

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Fig. 6.81 Site Image

SPRINGFIELD UTILIZATION

Although the scale of the projects are not similar, the functions of the building is similar to what is being proposed within the North Boonville development. This building combines recreational uses inside a residential building. Sustainable design, new landscaping and streetscape improvements like what was completed at Teachers Village and the creation of a high density housing buildings which are much needed to help the North Boonville site to prosper and grow, thus allowing for the future development of retail and commercial spaces. The creation of multiple buildings will help designate spaces for public areas and for the residents of the community. The proposed buildings also effectively utilize a combination of brick, glass, and metal panels to unify the complex.

Fig. 6.83 Interior Gym

Fig. 6.82 Exterior Image

Fig. 6.84 Precedent was used in this building

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NORTH BOONVILLE: CITY CENTER SOCIOECONOMIC AND CULTURAL ACTIVATOR SUMMARY The main user group for this solution centralizes on the surrounding community members, specifically the young adults, professionals, and the students within the immediate vicinity. These user groups require specific basic needs and amenities. While some of these needs are already addressed, such as the high influx of job possibilities and local schools in the area, other amenities like food and community centers are overlooked. The purpose of this design solution is to resolve this situation by implementing the necessary amenities. Additionally, the local community of young adults and students affect the design because of their socioeconomic status. This status

will be reflected in the size, number, and finish of the housing units as well as the attached amenities. The units will vary from relatively small, singular apartment units to a medium size, less dense social townhouse arrangement. Through this solution, some design issues are beings addressed. The urban sprawl emphasized within the governmental campus will be halted and merged with the proposal. Urban renewal and social revitalization are also key issues behind the development of this lot. The variation of density in housing type is noted and addressed through a gradual transitional change. Finally, the rhythmic elements are studied between the building heights throughout the lot, as well as the variance of building placement along the pedestrian routes.

Fig. 6.85 The Birdâ&#x20AC;&#x2122;s Eye View Looking Northeast: Cox North Hospital at Top

Fig. 6.86 The Birdâ&#x20AC;&#x2122;s Eye View Looking Southwest: Cox North Hospital at Bottom

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With such a diverse surrounding community context, proposal three strives to act as not only a neighborhood center, but also a community generator. The site is developed with new neighborhood amenities: various housing types, restaurants, a grocer, a bistro, a community center, a lounge, large public plazas, and expansive green spaces. Housing within the site is available in a variety of arrangement and density options. The primary circulation through the site is arranged along two main axis: north to south and east to west. These main circulation routes are then supported by numerous secondary circulation routes. The neighborhood walk ability of the area is addressed through the adaptation of Lynn Street to a limited vehicular use/pedestrian and bicycle friendly corridor which will connect the Silver Springs community proposal, our site, and Grant Beach Park. Influential landscaping and appropriate lighting are proposed in an attempt to improve the existing cityscape, while the majority of the obtrusive parking is hidden from view in a multi-level parking garage facility located within the north-east corner of the proposal.

Fig. 6.87 The Site Plan Features Residential and Commercial Design Solutions

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MAJOR ROADWAYS SURROUNDING THE SITE The city streets surrounding the North Boonville site impact the overall circulation design of the site. With two major traffic passages on either side of the proposed site, the conditions in which people will initially interact with the spaces is highly important. From this street study, the direction of circulatory routes and relationship between separate social interaction points were determined.

Fig. 6.88 Major Roads

FIGURE GROUND WITH PROPOSAL When studying the surrounding forms of the various buildings, typical relations become apparent. Larger buildings, such as Cox North, Assemblies of God, and the government campus, inhabit large city blocks that are void of smaller supportive buildings. The smaller buildings, such as the single family houses and apartment complexes, are present within city blocks of similar programmatic needs and arrangements.

Fig. 6.89 Figure Ground

BUILDING HEIGHTS IN GENERAL AREA

A study of the area building heights displays a significant shift within the surrounding context. While looking at this diagram, it was apparent that a gradual shift in building heights within the proposal site needed to occur to appropriately coordinate with the context. A gradual reduction in height aligns with area trends more than an abrupt drop within the building tendencies.

Fig. 6.90 Building Heights

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RESIDENTIAL

Apartments Type # Sq. Ft Total 1 Bed 20 80 16,000 2 Bed 20 1,166 23,320 TOTAL 39,320 SF Townhouses Type # Sq. Ft Total 3 Bed 18 2,330 41,940 TOTAL 41,940 SF

COMMERCIAL Mixed-Use Type Grocer Restaurant A Restaurant B Bistro - Cafe

# 1 1 1 1

Sq. Ft Total 2,979 2,979 4,572 4,572 6,030 6,030 1,741 1,741 TOTAL 15,322 SF

CIRCULATION Plaza Spaces Type Plaza 1 Plaza 2 Plaza 3 Pathways

PARKING

Type Mixed Use Townhouse

# Sq. Ft Total 1 8,718 8,718 1 9,336 9,336 1 5,757 1,164 1 76,305 76,305 TOTAL 100,116 SF #Spots Total Sq. Ft. 102 47,877 36 6,764 TOTAL 54,641 SF

TOTAL DEVELOPED SQ. FT 265,278

COMMUNITY SERVICES

Community Center Type # Sq. Ft Total Lounge 1 2,979 2,979 Activity Court 1 4,572 4,572 Multipurpose 1 6,030 6,030 Classroom 2 1,741 1,741 Laundry 1 1,741 1,741 TOTAL 13,939 SF

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RESIDENTIAL AND COMMERCIAL INTEGRATION The mixed-use complex boasts both neighborhood amenities and necessary housing options. Among the first level spaces, users will discover two restaurants of varying cuisine, a small grocer, and a lounge space for residential inhabitants. The following five floors provide apartment unit options ranging in size from one bedroom/one bath to two bedroom/two bath units. A large, pronounced circulation system runs vertically along the south edge of the complex, connecting the apartment unit options to the lower amenities.

RESIDENTIAL

Apartments Type # Sq. Ft Total 1 Bed 20 80 16,000 2 Bed 20 1,166 23,320 Total 39,320 SF

COMMERCIAL Mixed-Use Type Grocer Restaurant A Restaurant B Bistro - Cafe

# 1 1 1 1

Sq. Ft Total 2,979 2,979 4,572 4,572 6,030 6,030 1,741 1,741 Total 15,322

TOTAL DEVELOPED SQ. FT 54,642

Fig. 6.92 Location on the Site

Fig. 6.91 Exterior View of the Mixed-Use Complex shows a Social Relationship

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Fig. 6.93 The Residential Lounge is Open and Inviting, Emphasizing Activity

SOCIAL SYNERGY

As a place-marker along the east-west circulation axis, the Bistro plays a large role within the new site proposal. Acting as a large gathering station, the bistro will be the first building a typical student will interact when accessing the site. With a program focusing on a personal connection with fresh, local food and seating which emphasizes the concept of social interaction, the space transforms into a zone which is appropriate for all user groups.

Fig. 6.97 Bistro - Cafe and Pedestrian Plaza Emphasizes Social Interaction

DNUP

Goog le E art h Sn aps hot

Fig. 6.94 First Floor of Mixed Use

Fig. 6.95 Second Floor of Mixed Use

Fig. 6.96 Third Floor of Mixed Use

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A COMMUNITY WITHIN A COMMUNITY The townhouse community runs along the south-east edge of the proposal site. Acting as a transition from the low density single family housing of the existing surroundings to the high density present within the new site development. The facades display a modern appearance while the material choice begins to unify the new units with the surrounding building fabric. The units display a three bedroom unit option, but other arrangements are possible. Social spaces are emphasized through multiple options as the concept of socialization is very important to the townhouse building type.

RESIDENTIAL

Townhouses Type # Sq. Ft Total 3 Bed 18 2,330 41,940 Total 41,940 SF

PARKING

Type #Spots Total Sq. Ft. Townhouse 36 6,764 Total 6,764 SF TOTAL DEVELOPED SQ. FT 48,704

Fig. 6.99 Location on the Site

Fig. 6.98 This Shows an Exterior Perspective of the Proposed Townhouse Units

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Fig. 6.100 Third Floor of Townhouses

6.101 Second Floor of Townhouses

6.102 First Floor of Townhouses

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THE DEVELOPMENT OF COMMUNITY PARTICIPATION The community center acts as a large two-part social facility. The largest section of this building holds the multi-use space that can serve as an athletic court or an alternate large gathering space. The other portion of the building contains a covered veranda, a large conference style room, and two smaller classrooms. These spaces can be used by the residents of the new development as well as the surrounding community.

COMMUNITY SERVICES

Community Center Type # Sq. Ft Total Lounge 1 2,979 2,979 Activity Court 1 4,572 4,572 Multipurpose 1 6,030 6,030 Classroom 2 1,741 1,741 Laundry 1 1,741 1,741 Total 13,939 SF

TOTAL DEVELOPED SQ. FT 13,939

Fig. 6.104 Location on the Site

Fig. 6.103 The Community Center faces Boonville, Acting as an Inviting Facade.

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Fig. 105 The Community Center Houses a Large Multi-Use Space.

Fig. 6.106 Second Floor of Community Center

DN UP

Fig. 6.107 First Floor of Community Center

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GREENWAY CONNECTION Currently, the site is relatively disconnected from the local Greenway Trail system. This proposal suggests the implementation of a new Greenway Trail that runs along Lynn Street. This new trail would act as a catalyst among the surrounding community as it would begin at Grant Beach Park that is to the west of the site and end in the new Silver Springs development located at National Avenue. The proposed connection could be executed through a separate trail addition that runs along Lynn Street, the addition of a wide bike lane on Lynn Street, or the complete conversion of the vehicular street into a pedestrian way.

Fig. 6.108 Location on the Site

COMMUNITY GARDEN / GREEN ROOF The site has a multi-level parking facility that completely houses the vehicles for the mixed-use complex. This was designed as such to lessen the visual impact of vehicular transportation and transfer the focus to full pedestrian accessibility. Atop the siteâ&#x20AC;&#x2122;s parking garage is a green-roof development that acts as a small community garden. This is proposed in the hope that it further promotes community participation. The residents of the housing units can develop an organized garden which provides for their individual needs, as well as providing for the commercial needs of the area restaurants and bistro. Also, the garden acts as a design solution that is applicable to many of the other surrounding buildings, providing options beyond the proposed solution.

Fig. 6.109 Location on the Site

SOCIALIZING OPPORTUNITIES As a major conceptual aspect, socializing opportunities were emphasized throughout the site plan layout. Located throughout the arrangement, the circulatory routes begin to indicate these opportunities. The social emotions of the spaces vary in order to indicate a hierarchy within the spatial relationships. One space is located within the north-east corner of the site, acting as the major Greenway gathering point. The space located in front of the bistro is filled with a tall fountain of stacked cubes, acting as a resting place within the site. The large reflecting pools that are situated along the western main axis present a place marker along the busy civic corridor. These three gathering points combine to create a diverse, enticing site identity.

Fig. 6.110 Location on the Site

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Fig. 6.111 Community Garden

Fig. 6.112 Entrance from Greenway

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PRECEDENT: PIKE MOTORWORKS MIXED USE SEATTLE, WASHINGTON SUMMARY

WHAT WORKS WELL

WHAT DOES NOT WORK WELL

The Pike Motorworks Buildings in Seattle, Washington combine to create a complex of two high quality apartment buildings that sit above the ground level commercial or retail spaces. The apartment homes display bright, open layouts. The ground level contains local businesses like neighborhood bars, shops, restaurants, and markets. The complex surrounds an inner open-air courtyard that connects pedestrian paths from surroundings establishments.

This mixed-use complex in Seattle, Washington provides highly desired floor plans and social interaction with surrounding neighbors. The lower level retail space can include local amenities, thus benefiting the surrounding community. The complex displays a modern appearance by utilizing reclaimed or recycled materials. The complex properly blends with the surrounding context and provides ample gathering spaces in both social and private settings.

The high quality of the complex results in a high unit rent and the design is only applicable in high density/high population. The overtly public setting of the first floor retail and community space may decrease the â&#x20AC;&#x153;homeyâ&#x20AC;? feel of the upper level residential units. This aspect may reduce the sense of community and security in the complex.

Fig. 6.113 Exterior of Pikes Motorworks

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SPRINGFIELD UTILIZATION For utilization within the Midtown neighborhood of Springfield, the mixed-use complex needs to be reduced in scale. The number of residential levels may remain the same, but the overall square footage of each level will reduce. The chosen materials may also be altered in order to provide a more affordable option within this more typical middle class community.

Fig. 6.115 Private versus public spaces

Fig. 6.114 Restaurants and commercial uses on the first floor

Fig. 6.116 Precedent was used in this building

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PRECEDENT: THE BLOCK TOWNHOUSES VANCOUVER, BRITISH COLUMBIA SUMMARY

WHAT WORKS WELL

WHAT DOES NOT WORK WELL

The Block Townhouses display spacious floor plans and functional spaces perfect for first time home buyers or settled families. The development is in a community that is pedestrian, children, and pet friendly and within walking distance to downtown and other local amenities.

The layout and design of the Block Apartments provide an excellent precedent study. The floor plans are open and efficient. The individual spaces of these floor plans are separated or integrated as necessary to portray either public or private settings. The placement on the property and the social layout of the complex promotes possible social interaction between the residents of the complex.

Unfortunately, the material choices and interior finishes of this complex make the overall price of the individual units higher than some of the competitorâ&#x20AC;&#x2122;s units.

IMAGE

Fig. 6.117 Exterior of modern townhouses

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SPRINGFIELD UTILIZATION For utilization within the Midtown neighborhood of Springfield, the townhouse units do not need to be widely adapted. The only alteration that is needed is a material adjustment. The changes would be done in order for the unit price to better align with the neighborhood average of unit price.

Fig. 6.119 Floor plans for the townhouses

Fig. 6.118 Vegetation integration with public versus private spaces

Fig. 6.120 Precedent was used in this building

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PRECEDENT: SOULARD FARMERS MARKET ST. LOUIS, MISSOURI SUMMARY

WHAT WORKS WELL

WHAT DOES NOT WORK WELL

The Community Market in St. Louis is housed within a large, historic complex known as the â&#x20AC;&#x153;Grand Hallâ&#x20AC;?. The market is open every Saturday and Sunday and is host to 147 stalls of produce, meat, cheese, etc. The arrangement and food presentation suggests healthy, fresh products. This presentation can also imply a personal touch between customer and worker.

This market design is so successful due to the location and implementation within the City of St. Louis. It stands as an important historical connection within the bustling modern city. The interior layout provokes a feeling of impermanence while also suggesting a clean, personal connection to the fresh food alternatives and producers.

The scale of this market is designed for a large city. It will not fit within the urban context of Springfield. This program requires too much pedestrian traffic to be applicable within the population of Springfield.

Fig. 6.121 Exterior of Soulard Market

166

SPRINGFIELD UTILIZATION For utilization within the Midtown neighborhood of Springfield, the program needs to be abstracted, simply drawing the positive aspects of the market atmosphere and applying that towards a bistro of a much smaller scale.

Fig. 6.123 Diagram of interior circulation

Fig. 6.122 Interior food display of vendors

Fig. 6.124 Precedent was used in this building

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WEST MEADOWS

WEST MEADOWS: URBAN EDGE IN THE CITY CENTER SUMMARY West Meadows is a large brownfield reclamation site to the west of the city center that is going to be a passive park, in comparison to the current East Meadows of Jordan Valley Park. The area is situated in close proximity to the city center, which provides many amenities that are within walking and biking distance, unfortunately, little housing exists along the parkâ&#x20AC;&#x2122;s northern edge. This area of the city was an industrial/ warehouse area and now is a physical, perceptual and spatial division within the city. Our selected site benefits from spectacular views of downtown, its adjacency to the largest urban green space within the city, the high urban density, and the exciting cultural activity in the city center. This makes the location a prime area for housing, as well as, business develop. The goals of the prepared proposals are to attract developers and residents to populate and invest in the economic growth of this area.

DEVELOPMENT STRATEGIES Two developmental options are recommended for the West Meadows area: 1. First, is the construction of new of developments that appeal to the sensibilities and standards of contemporary design and reinterpret the identity and historical significance within the area. 2. The second, is the adaptive reuse of existing structures and the repurposing of those properties while maintaining their identity and historical significance within the area. Fig. 7.1 Location in Springfield

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CHESTNUT EXPWY

Silo Station

BOONVILLE AVE

PHELPS

<< JEFFERSON AVE

CAMPBELL AVE >>

GRANT

PWY

T EX

NU EST

Art + Innovation Community

WALL ST

COLLEGE

Fig. 7.2 West Meadows Site Plan and Surrounding Context WALNUT

<< JEFFERSON AVE

CONTEXT

CAMPBELL AVE >>

The area directly north of the proposed West Meadows’ Park, and south of Chestnut Expressway is currently a mix of heavy and general manufacturing, industrial-commercial, and commercial-services zones. While some of the existing facilities are still in use, such as the Mid-West Dairy Farmers of America and City Utilities, several of the buildings in the area are empty. Almost all of the current activity happening within this area is related to the existing industrial businesses, i.e. vehicular, pedestrians, service vehicles, semi-trucks, and rail traffic. Due to the heavy industrial activity and empty buildings, the current atmosphere of this zone is not inviting to those who do not work in or who are not familiar with the area. The industrial/warehouse areas north of the West Meadows’ site is currently a sub-prime location for development. This is expected to change as the West Meadows Park is developed and development in downtown Springfield on the south side of the park expands further westward. Besides being located adjacent to cities largest developing urban green space, this site is within close proximity to Springfield’s thriving downtown, the future City Utilities Transit Center, Missouri State University’s Brick City, and Idea Commons. The proximity of these community amenities will allow the residents and visitors to this developmental site to easily access the vibrant sociocultural scene developing in downtown Springfield.

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INTRODUCTION EXECUTIVE SUMMARY PRECEDENT STUDIES CONTEXTUAL ANALYSIS COMMUNITY MEETINGS NORTH BOONVILLE WEST MEADOWS general information site one site two SILVER SPRINGS ROUNTREE CONCLUSION RESOURCES AND REFERENCES

WEST MEADOWS PARK West Meadows Park is a current brownfield reclamation project that is part of the larger Jordan Valley park development. The park is meant to be passively programmed and to act as a natural oasis within the city; as compared to the East Meadows which contains all of the actively programmed developments. Unfortunately, the passive focus of this portion of the park will have a tendency to not draw community members to this area of the downtown for as many programmed activities and, thus, will result in less users at any given time. This is both a positive and negative benefit to development in the area. Positive for residential development that is seeking a more respite from the activities of a busy urban lifestyle and negative if you are a market development seeking to locate in a more dynamically active section of downtown.

Fig 7.3 JVDC Diagram showing different influences on Jordan Valley Park

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Development along the parkâ&#x20AC;&#x2122;s edge will increase the number of eyes on the park, potentially increasing the feeling of safety that park users would experience, as well as creating a natural, community-based vitality. But, for market developments to work, they must have a strong destination appeal that attracts customers/visitors to the site.

Fig 7.4 Diagram showing heirarchy of streets

STREET HIERARCHY The West Meadows’ site is situated between several arterial and connector streets. These include: • Chestnut Expressway, which is located on the northern boundary of the site and is the city center’s largest connector to the community’s surrounding highways and interstate. • Grant, Campbell, Boonville, and Jefferson Avenues that links the area together north to south. • College Street, on the south side of West Meadows, which is the Route 66 Heritage corridor that is currently under development as it passes through the downtown. • Phelps and Mill Street that are relatively void of activity and could be developed into more pedestrian friendly east to west links along the northern edge of the park.

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FLOODPLAIN The floodplain requires major design consideration in and around the West Meadows Park. Because of the flooding potential, opportunities for developing within this section of downtown is more expensive and difficult than in other areas of downtown Springfield. As a result of the surrounding developments and the floodplain restrictions, this will result in the edge development of the downtownâ&#x20AC;&#x2122;s floodplain having a higher development cost and, consequently, high rental/sale prices. Methods for responding to this floodplain involve developing nonenclosed or inhabited structures on the lower floors, such as parking lots or mobile structures, and raising the buildings and topography above the elevation of the floodplain. Future developments, in conjunction with the Jordan Valley Creek and its expansion, as well as the efforts to develop the West Meadows Park, have the potential to reduce the size and impact floodplain in the downtown area. By increasing the volume of flow of the creek, as well as providing permeable areas for water detention, the floodplain is expected to recede slightly, making development and implementation of floodplain solutions easier and more effective in the future. Fig 7.5 Diagram flood zones and lower elevation in blue.

BROWNFIELDS The West Meadows area has historically been a very industrial area, even experiencing industrial activity to this day. This has resulted in large portions of the area becoming polluted and being designated brownfields. This has required extensive rehabilitation work in order to make the area viable once again; which is a goal of the current West Meadows Park development. Solutions in dealing with brownfields are dependent on the type of development proposed. The most ideal, but cost prohibitive, is complete excavation and soil treatment: this allows the least potential damage to the development, park or creek with regard to downstream consequences and overall conservation. Another more cost-effective approach involves capping the potential hazards so that residents and visitors can live and visit safely. Obviously, these approaches apply on the scope of both sites disturbance and building purposes.

7.6 View of Grant Avenue overpass showing railroad and other industrial elements.

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BUILDING DENSITY The area north of Jordan Valley Park contains several large-scale developments. Thus, the adaptive reuse of these structures would suggest several larger-scale redevelopments in the future. The opportunity to create larger complexes, whether vertically or horizontally, allows developments to provide both density and a cohesive community-based approaches. This approach could also showcases the nature of the grain silos and other historic buildings in the area as they currently are: vertical landmarks within Springfieldâ&#x20AC;&#x2122;s urban landscape. Fig 7.7 Diagram of Building height, reds and pinks as high, purple as low

HILLS AND TERRAIN The West Meadows is situated in a valley and, therefore, has some of the most exciting topography within the city center. While this does cause floodplain issues, it also provides significant and compelling views of the developing park and skyline of downtown Springfield.

Fig 7.8 Diagram of Slope and terrain, purple as flat, green and red as steep.

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WEST MEADOWS: ART + INNOVATION COMMUNITY

SUMMARY Proposal one, Art + Innovation Community, focuses on defining the edge of Jordan Valley Park through the new construction of a live/ work community. The portion of the park along Mill Street between Main and Campbell Avenues is intended to be passive and provide respite from the hardscape of the surrounding industrial area. The current proposal from the City of Springfield includes opening up the Jordan Valley Creek through the installation of a box culvert as well as the implementation of a pedestrian walkway along the creek. The original proposal also has parking lots in the park along Mill Street. The Art + Innovation Community proposal recommends moving the parking in the park into a parking garage within the proposed live/work complex and designing landscaping and infrastructure to actively engage the housing with the portion of the park across the street.

The main goal of the Art + Innovation Community is to establish a housing community along the edge of the Jordan Valley Park that can foster creativity, collaboration, and innovation for young professionals such as artists, entrepreneurs, and businessmen in the area. There is already a strong presence of these users in the area due to the proximity of multiple universities, Brick City, the Idea Commons, and many art galleries and local businesses downtown. This complex creative people could potentially be a reason for recent graduates to stay in the Springfield area and be the catalyst for the establishment of a neighborhood in the area to shape the future of architecture and society of the area.

Fig. 7.9 Current Site Conditions on Mill Street, Looking East

Fig. 7.10 Current City of Springfield Box Culvert and Park Proposal Site Plan

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Fig. 7.11 Proposal Two site plan

The arrangement of public spaces and paths encourages pedestrians to interact with the building and activities offered in the Art + Innovation Community and park. Circular paths lead into a plaza in front of the live/work complex and expand out into the park connecting the plaza to the culvert walkway along Water Street and creating an active transition and event space between the park and innovation community.

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Fig. 7.12 East Elevation

Fig. 7.13 East/West Section

The outdoor plaza and large open green park space are meant to be spaces for the community and live/work residents to interact, communicate, and collaborate with one another. This environment will create an excellent atmosphere for innovation and creativity for artists and entrepreneurs in the area as well as establish a new natural environment within the urban landscape near downtown.

Fig 7.14 View From Within the Park.

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The building’s sculptural form speaks to the nature of the creative activities happening within and introduces a new form to the area. The building’s unique form is also a design strategy to draw attention to the site and attract more users from the surrounding area. The building is very visible from surrounding streets as well as from further distances due to its height.

Fig 7.15 North/South Site Section

Fig 7.16 View of Plaza From West Mill Street.

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Fig 7.17 First Floor Plan: Unit Location

ARTIST LIVE/WORK UNITS Artist live/work units are located on the west end of the complex and arranged in a spiral formation in order to address both Mill and Main Street pedestrian traffic. Each unit has a first floor studio space, which can be used as a studio and opened up as a gallery for First Friday Art Walk or any art sale event. The first floor also has a kitchen area with large sinks and a table. This area can be closed off from the studio/gallery space if desired by closing sliding doors. Access to the second floor living space is in the back of the unit and has a private entrance to give artists some privacy when desired. Upper floors feature open studio apartment plans and have a small terrace looking out over the park.

Fig 7.18 First Floor Live/Wok Art Studio and Gallery

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Fig 7.19 Unit Second Floor Plan

Fig 7.20 Unit First Floor Plan: Studio

Fig 7.21 Second Floor Plan: Unit Location

RESIDENTIAL Type # Sq. Ft. Total Artist L/W 8 1900 15200 TOTAL 15,200 SF Business L/W 11 2000 22000 TOTAL 22,000 SF 2-Bed Apt.

5 1800

9000

1-Bed Apt. 16 1000 16000 TOTAL 25,000 SF Studio

33 1000

33000

TOTAL 33,000 SF Retail Restaurant

1 15680 1 3402

15680 3402

TOTAL 19,082 SF Parking

49 162

7938

TOTAL 7,938 SF GRAND TOTAL 122,220 SF Fig 7.22 Second Floor Living Space.

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Fig 7.23 First Floor Plan: Unit Location

BUSINESS LIVE/WORK UNITS Business live/work units are located in the middle portion of the site and are arranged in a curve to allow for a more dynamic spatial experience for pedestrians walking along the storefronts. Each unit has a first floor open plan that can be used to house offices, retail, or any program related to the success of the owners business. Each unit has an accessible private entry and green space in the back. Access to the second floor, via stairs, is located in the back of the space near the private entry. The second floor is the ownersâ&#x20AC;&#x2122; living space and includes a bedroom, bath, living area, and kitchen as well as a small terrace, which overlooks the park directly to the south.

Fig 7.24 First Floor Open Plan Business Space.

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Fig 7.25 Unit Second Floor Plan

Fig 7.26 Unit First Floor Plan

Fig 7.27 Second Floor Plan: Unit Location

RESIDENTIAL Type # Sq. Ft. Total Artist L/W 8 1900 15200 TOTAL 15,200 SF Business L/W 11 2000 22000 TOTAL 22,000 SF 2-Bed Apt.

5 1800

9000

1-Bed Apt. 16 1000 16000 TOTAL 25,000 SF Studio

33 1000

33000

TOTAL 33,000 SF Retail Restaurant

1 15680 1 3402

15680 3402

TOTAL 19,082 SF Parking 49 162 7938

Fig 7.28 Second Floor Living Space.

TOTAL 7,938 SF GRAND TOTAL 122,220 SF

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Fig 7.29 Third Floor Plan: Unit Location

APARTMENT UNITS Apartment units are located on the third and fourth floors and vary in size and arrangements. Apartments offer one and two bedroom options with one full bathroom and small balcony. The open floor plan allows for easy and flexible furniture arrangements within each unit. Most units have enough square footage for a living space, kitchen, and dining space; although some smaller one bedroom units do not offer separate dining space from the kitchen.

Fig 7.30 One bedroom Apartment

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Fig 7.31 1 Bed Apartment Plan

Fig 7.32 2 Bed Apartment Plan

Fig 7.33 Fourth Floor Plan: Unit Location

RESIDENTIAL Type # Sq. Ft. Total Artist L/W 8 1900 15200 TOTAL 15,200 SF Business L/W 11 2000 22000 TOTAL 22,000 SF 2-Bed Apt.

5 1800

9000

1-Bed Apt. 16 1000 16000 TOTAL 25,000 SF Studio

33 1000

33000

TOTAL 33,000 SF Retail Restaurant

1 15680 1 3402

15680 3402

TOTAL 19,082 SF Parking

49 162

7938

TOTAL 7,938 SF GRAND TOTAL 122,220 SF Fig 7.34 Two bedroom Apartment

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Fig 7.35 Fifth Floor Plan: Unit Location

Fig 7.36 Sixth Floor Plan: Unit Location

RESIDENTIAL Type # Sq. Ft. Total Artist L/W 8 1900 15200 TOTAL 15,200 SF Business L/W 11 2000 22000 TOTAL 22,000 SF 2-Bed Apt.

Fig 7.37 Studio Unit Perspective

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5 1800

9000

Fig 7.38 Studio Unit Plan

1-Bed Apt. 16 1000 16000 TOTAL 25,000 SF

STUDIO UNITS

Studio

Studio units are located on the fifth and sixth floors and vary in size. Smaller units are on the north while larger units are on the south. Each unit has an open floor plan with the bathroom and closet space dividing the living and sleeping spaces. Each unit has a kitchen and bathroom and the larger units have space for dining separate from the kitchen. Each unit also has a small balcony off of the bedroom.

TOTAL 33,000 SF Retail Restaurant

33 1000

1 15680 1 3402

33000

15680 3402

TOTAL 19,082 SF Parking

49 162

7938

TOTAL 7,938 SF GRAND TOTAL 122,220 SF

Fig 7.39 View to Rooftop Access Ramp.

TERRACES

The third floor has a large green terrace and cafe for residents and the public, accessible by a ramp from the open plaza below. The fourth and fifth floors also have terraces for residents and their guests accessible only from the housing floors within the building. These terraces provide a peaceful environment away from the street and offer views of the park.

Fig 7.40 View From Roof Terrace.

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PRECEDENT: INDUSTRIAL SITE RECLAMATION CICERO, ILLINOIS This project is located in an abandoned industrial area in Cicero, IL, a suburb of Chicago. Although this city is larger than Springfield, this specific site is similar. There is a somewhat prominent rail system on the peripheral of the site and industrial tasks engage much of the area. This solution offers abundant flexibility for residents, both physically in the use of spaces as well as economically in that it is intended to be affordable for immigrant populations that seem to be prevalent in the area. This project addresses similar issues that Springfield 2040 is aiming to solve, such as industrial site complications, gentrification, affordability, and profitability.

IMAGE

Fig 7.41 Overall Site View

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WHAT WORKS WELL

WHAT DOES NOT WORK WELL

This project successfully responded to the industrial site and integrated that atmosphere into the design. There is a smooth transition from industrial space to green space to residential housing, which is crucial to the success of this project. The project provides flexible living options as well as public spaces for interaction between residents and their environment. Businesses on the first level and housing on the upper levels provides opportunity for the units to be profitable for the city as well as for the residents that may own the ground floor businesses or rent them out to those interested in the property.

In relating this project to Springfield and the ability of this project to be applied to the urban fabric around Mill Street, this project is much larger scale than the West Meadows site and surroundings. Although, a building of this size could be proposed with proper reasoning and special attention to the context on and around Mill Street and downtown Springfield. This project also seems to be lacking in creating any sort of barrier between the train tracks and residential area. There is green space present, but the noise from the active train lines would need to be addressed more effectively to make the space pleasant during quiet times of the day.

SPRINGFIELD UTILIZATION This particular precedent present new creative ways to address housing in industrial areas, both formally and conceptually with the utilization of ground floor business and a structure which is flexible for various types and sizes/affordability of housing units. This idea could be implemented on Mill Street at a much smaller scale as a sort of experiment or test run to trigger the growth of residential possibilities along the periphery of the proposed West Meadows Park. Having businesses along the park would be profitable for the city, as people from the park may be drawn to the businesses, and businesses may be inclined to have park-side offices and properties. Strategies to deal with the floodplain would need to be addressed as well.

Fig 7.43 View From the Street

Fig 7.42 View From Green Space

Fig 7.44 Proposal Site Integration

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PRECEDENT: ARTIST LIVE/WORK HOUSING BEACON, NEW YORK This project is located in Beacon, NY in an industrial area similar to Mill Street and is home to many large manufacturing facilities as well as a prominent rail system to the north of the site. This apartment and loft complex offers many different options for live-work housing as well as regular apartment options, all of various sizes and prices catering to the specific needs of residents. Units consist of small living areas including a bedroom, kitchen, and bathroom along with a large work space or exhibition area. The project also features many shared spaces geared towards the display and creation of art. There is also a large green spaces and ample parking along the street adjacent to the site.

IMAGE

Fig 7.45 Exterior

190

WHAT WORKS WELL

WHAT DOES NOT WORK WELL

Many aspects of this project work well, making it an excellent precedent for housing in Springfield. The adaptation and utilization of the industrial site in a positive way rather than totally abandoning the area is the largest success of the project. The flexibility of live-work floor plans and the availability of various arrangements, sizes, and costs of units makes the site available to a diverse population rather than only to a select privilege few; which is often the case in some large scale housing developments. The site also has group spaces available for art work to be created and displayed, fostering an interaction between artists and their community.

Although this project is successful overall, there are a few flaws. The location of the site in a previously industrial area means that there are limited amenities nearby for residents. It would be a stronger location if the project provided these necessary amenities. It is possible that other amenities would develop after the housing is used and well established in the area.

SPRINGFIELD UTILIZATION This project is an excellent precedent that is located in an industrial area similar to that along Mill Street in Springfield. This precedent will mainly serve as a guiding tool in designing floor plans for live-work units as well as how to integrate shared spaces into the building that can be for residential and public use. The units shown here are mostly focused on spatial distribution to accommodate the work aspect over the living spaces. This will guide and encourage further research into what kinds of spaces artists prefer and what sort of balance they prefer between living and working spaces. Another relationship presented is the relationship between the street, the work space, and the living space.

Fig 7.47 Collaboration Space

Fig 7.46 Unit Entries

Fig 7.48 Collaboration Diagram

191

WEST MEADOWS: SILO STATION

SUMMARY Silo Station is a building complex that focuses on utilizing the grain silos, an existing cultural landmark in Springfield, while also providing an interesting and dynamic residential and business area. The development aims to create a diversity in housing by providing multiple types of housing, while retaining a density appropriate of an expanded downtown Springfield. Silo Station works synergistically with the West Meadows Park by utilizing the shared urban space, while imbuing it with a life and appeal by providing invested residents into the area. By utilizing the silos with creative and exciting programming, Silo Station also aims to be a destination within Springfield and southern Missouri and an attractive urban feature for young professionals in the Idea Commons, as well as, local college students and residents. Fig. 7.49 Existing Buildings on Site

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PHELPS STREET

MILL STREET

MAIN STREET

WEST MEADOWS PARK

GRANT AVENUE

WALL STREET

Fig. 7.50 Silo Station Context Plan

SITE The site and existing infrastructure around the grain silos provided several challenges and cues to how to develop the Silo Station. The grain silos exist as part of a large complex of buildings and these divisions in buildings implied different types of program inside of them. Additionally, the surrounding streets affected the building strongly. The Grant Avenue overpass nearly touches the building and is level with the roof of the loading docks and provided interaction at that level. Phelps Street to the north connects with the Idea Commons and provides the greatest east-west connection. Wall Street to the south is not significantly used and it is proposed that it be closed by expanding the complex’s main plaza into the street. The BNSF Railroad line to the south also provided an interesting aspect to the site. The BNSF/city’s current development plan involves creating a BNSF train staging area between the park and Silo Station: this kinetic feature will actually provide the Silo Station with more of the industrial character. While the location of the staging area west of the Grant Avenue Overpass allows residents an easy pathway around and over the trains to reach the park.

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ADAPTIVE REUSE The Silo Station proposal will explore the adaptive reuse of the grain silos on the northern edge of the West Meadows Park, thus maintaining the silo forms that are part of the heritage of Springfield, while altering existing buildings and adding new structures to create an expressive residential and business development. This type of addition and subtraction based on overall benefit is a recommended way of dealing with existing structures within all of the West Meadows Park area.

REPURPOSED BUILDINGS The grain silos at Silo Station are a major feature within the entire development. These silos are proposed as major landmarks that will have exciting programs inserted into them. Additionally, the loading docks and tower on the eastern side of the complex have been kept due to their ability to be easily repurposed. The loading docks allow a great opportunity for live-work environments with their large openings that could be converted into storefronts, while the tower has great views and a strong vertical presence in the area.

REMOVED BUILDINGS The Silo Station design proposes the removal of 3 buildings on the site. One of the buildings is part of the original grain silo complex, while the other two are newer, smaller buildings located south of the first proposed demolition. These two smaller structures are also located within the floodplain. While the removal results in an initial loss of rentable square footage, their removal increases the circulation throughout the site, while improving the social aspect of the plaza, improving the siloâ&#x20AC;&#x2122;s accessibility, and enhancing its new program.

NEW BUILDINGS The Silo Station design proposes the addition of three buildings to the site, the silo addition, a residential infill building, and business center. The addition of these three buildings aim at increasing the density and diversity of housing, while stimulating economic activity in the area. Fig. 7.51 Existing Grain Elevator and Silos

194

USER GROUPS The intended target audience of the Silo Station is primarily the Millennials and Generation Z. These designations specify an emphasis on two sets of unique generational preferences. Both generations highly value social relationships, shared spaces, are career minded, and generally avoid living situations that require extensive upkeep. Silo Station is designed with certain user types in mind as well, including young professionals, artists, students, and entrepreneurs. These are the intended demographics for this development. The young professional may be in the midst of career growth and looking for semi-permanent housing of a higher quality, while students and artists would enjoy and enhance the life-style of the area. Entrepreneurs may be looking for the convenience of living above their businesses, while enjoying the atmosphere, and benefiting from the commercial activity Silo Station provides.

Fig. 7.52 Existing Grain Silo Facilities

195

PLAZAS AND SOCIAL CONNECTIONS By placing all the proposed buildings on the Silo Station site in a U-shape, a central plaza was created. Secondary plazas adjacent to the primary plaza were created under the Infill building, under the Grant Avenue Overpass and under the extension of the business center parallel to the overpass. These plazas increase the overall circulation on the site. Such areas create places where residents can mingle and hang out, while also providing interesting stages for passive people watching. These public places provide a location not only for social gathering, but also a space for additional business development. This can include, but is not limited to, food trucks, food vendors, fruit stands, street performers, and artists’ wares. All of these activities benefit from a social atmosphere, while also adding to it and increasing the draw of visitors to the site. While the existing concrete foundations and loading bays raise the plazas in select areas, wooden walkways are recommended to make the spaces more cohesive and level, while adding a “boardwalk” flair to the environment.

Fig. 7.53 Ground Floor Plan

196

Fig. 7.54 View from Under the Infill Building

DESTINATION With the current state of the site there is little to no traffic in the area. By implementing programs and businesses that are not commonly found within the greater Springfield and southern Missouri area, Silo Station will be both an attractive destination to be visited, as well as a pleasing residential development.

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SILO ADDITION Silo Addition

Silos

Infill

Lofts

Live-Work

Attached to the grain elevator is a proposed housing addition on the west side of the west side of the silos. This addition consists of high-end two-bed and two-bath units. The silo addition was kept shorter than the grain silo and elevator so as to not compete with, or block, the visual icon of the silos. The lower floors in this building have a portion of their views obstructed by the adjacent building to the west, and it is suggested that this be reflected in lower market prices. The east side of the building is designated for circulation because a majority of that sideâ&#x20AC;&#x2122;s views are blocked by silos.

Fig. 7.55 Diagram of Silo Stationâ&#x20AC;&#x2122;s Housing Types and Silos

RESIDENTIAL DEVELOPMENT As a whole, Silo Station aims to meet the needs of a wide variety of occupants, while proposing a higher density than current exists in Springfield. Silo station achieves both of these by proposing a total of 73 diverse housing units. This includes open floor plan lofts, efficiency units, high end two bedroom units, and three bedroom live-work arrangements. With the living-single trend on the rise, the inclusion of a variety of housing options, including single bedroom units, is important. The height of the existing grain silo and its supporting buildings allows for vertical development despite being surrounded by one and two story buildings.

Fig. 7.56 Elevation Diagram of Silo Addition

198

Fig. 7.57 Silo Addition Floor Plan

Fig. 7.58 Silo Addition Context Diagram

INFILL Between the silos and lofts is a proposed infill building where efficiency one-bedroom/bath units are utilized to increase the housing density of the project. These units also include access to individual unit balconies. The northernmost existing building, which once housed the grain elevator, and the loft building on the east side provide the vertical circulation necessary to support the infill building. Opening up the ground floor under this building creates a secondary plaza accessible from the front plaza space and allows access through the site from Phelps Street to Wall Street.

Fig. 7.59 Infill Building Floor Plan

Fig. 7.60 Elevation Diagram of Infill Building

Fig. 7.61 Infill Building Context Diagram

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LOFTS

LIVE-WORK

This second existing tower is proposed for readapting to accommodate loft apartments. Maintaining a typical loft organization, these lofts have an open floor plan, but use a partition wall to create a definition between living space and bedroom space. The central hall between the two rows of units connects the lofts to the adjacent infill building, and through it, provides access to the activities in the silos, as well as access to the housing units beyond in the silo addition. This building will also serve as a point of entry from the Grant Avenue Overpass to the ground floor and main plaza space through the internal staircase and elevator, as well as house the on-site management and storage required by the complex on its lower floors.

Between the Grant Avenue Overpass and the lofts is a building adapted to provide live-work housing. The pre-existing loading docks on both sides of the building make for an easy adaptation into a business area on the ground floor. The docks can still be utilized for loading services or be converted to storefront windows and display cases. The proposed store level of this building is intended to provide access from both the north and south sides of the building, without creating many new openings. The implementation of murals on the north facade of this building will create a more dynamic northern approach from North Grant Avenue and reflect similar murals scattered around Springfield. The interior spaces in both the live and work portions of the building are taller than average because the structure is roughly the size of three floors. A three-bedroom, two-bath unit is proposed above the workspace.

Fig. 7.62 Loft Floor Plan

Fig. 7.63 Loft Context Diagram

Fig. 7.64 Elevation Diagram of Lofts

200

Fig. 7.65 Live-work Context Diagram

Fig. 7.66 Elevation Diagram of Live-work

Fig. 7.68 Live-work Lower Floor Plan

201

Fig. 7.59 North Elevation

FORM The form of the silos and the other structures in the complex are very massive and utilitarian, similar to many buildings in the area. This suggested utilizing lighter forms and materials on the buildings that were added to create a contrast between new and old. Glass was used in the new development, which both appears lighter than the silos and also provides lots of interior light to the residential units. Replicating an old or used aesthetic on the new buildings was avoided to prevent the development from becoming a kitschy, while also allowing the Silo Station to appear more contemporary to our user group. Careful attention was given to the existing structure as well: if certain bays or columns were in place, then they would remain. This is important as it reduces the cost of construction and more fully embraces the concept of adaptive reuse.

Fig. 7.70 South Elevation

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SIDE APARTMENTS Type # Sq. Ft. Total 2 Bedroom 12 1,086 sq ft 2 Bedroom 6 1,200 sq ft 20,232 SF INFILL APARTMENTS Type # Sq. Ft. Total 1 Bedroom 20 477 sq ft 1 Bedroom 20 522 sq ft 19,980 SF LOFT APARTMENTS Type # Sq. Ft. Total 2 Bedroom 11 854 sq ft 9,394 SF LIVE-WORK APARTMENTS Type # Sq. Ft. Total 3 Bedroom 4 1,575 sq ft 6,300 SF COMMERCIAL Type # Sq. Ft. Total Silo Floor Area 8 527 sq ft Silo Restaurant 1 1,750 sq ft Live-Work 4 1,575 sq ft Comm Center 1 20,000 sq ft 34,666 SF COMMUNITY SERVICES Type # Sq. Ft. Total Silo Addition 1 3,372 sq ft Loft 1 2,558 sq ft 5,930 SF PLAZA SPACES Type # Sq. Ft. Total Infill Plaza 1 4,500 sq ft Main Plaza 1 4,104 sq ft Live-work Plaza 1 3,876 sq ft Total Complex SF Terrace 1 4,380 sq ft 17,760 SF 114,262 SF PARKING Type # Sq. Ft. Total Parking Garage 225 spots 400 sq ft Total Developed SF Parking Lot 10 spots 400 sq ft 106,000 SF 220,262 SF

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BUSINESS DEVELOPMENT When considering the type of users in the area and the character of the businesses that exist in downtown Springfield, as well as what amenities are lacking, several types of business could be developed. These include, but are not limited to, small grocery and food stores such as bakeries and delis, stores geared towards young adults, such as extreme and alternative sports stores, coffee shops, and bicycle repair stores. Designer outlets and general retail could also benefit from the destination-nature of Silo Station.

Fig. 7.71 View of the Business Center from the Terrace

Fig. 7.72 View of Silo Station from the Grant Overpass

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BUSINESS CENTER To compensate for the removal of three existing buildings (9,000 square feet), a new building with an estimated 20,000 plus square feet of market/commercial activity is proposed. This market/commercial building is located next to the Grant Avenue Overpass and spans over the live-work units located in the former loading dock area. As this building spans over the lover building, it creates a secondary plaza space below and a buffer between the traffic on the Grant Avenue Overpass and the residential units and outdoor public gathering spaces of the site. An exterior passageway results from creating a break in the building at the same level as the Grant Avenue Overpass and the roof of the live-work building. This allows pedestrian and cyclist to enter the site from the Grant Avenue Overpass pedestrian and bike path. This building benefits from its proximity to the overpass and become a visual attractor and landmark for Silo Station when viewed from within the area.

Fig. 7.73 View into the Main Plaza from Beneth the Overpass

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SILOS

Restaurant

Diving

Hostel

City Museum

The silos themselves represent an agricultural cultural and heritage of past Springfield. These particular silos are located next to an area of current active agricultural industry and are some of the largest silos remaining in downtown Springfield and West Meadows Park. For these reasons, the rehabilitation and reuse of these silos is vital to the Silo Station proposal. Due to the small exterior diameter of a silo, approximately 15 feet, the silos are too small for housing units. However, precedent studies have shown that similar silo structures have become attractive destinations if their irregular forms are used in conjunction with creative and exciting programming. Considering the vertical nature of the silos, and taking the user groups into account, an active and adventurous combination of uncommon physical activities is being proposed, including diving tanks, wind tunnels, rock-climbing, and a City Museum development. In addition to these programs, both a hostel within the silos and a high-end restaurant on top of the silos are being proposed. Given the social aspect of Silo Station, a hostel with its socially inclined clientele seems an appropriate fit for this community and the destination-based identity that Silo Station. Leaving space for a high-end restaurant at the top of the silos also adds character and liveliness to the site, while stimulating business within the area. The glass facade of the restaurant allows guests an expansive view of the park and Springfield, while also acting as a beacon for the area at night, lighting up and being visible from anywhere within the surrounding valley.

3rd Floor

6th Floor

2nd Floor

5th Floor

1st Floor

4th Floor

9th Floor

8th Floor

Rock Climbing Wind Tunnel Fig. 7.74 Programatic Diagram of the Silos

206

7th Floor

Fig. 7.75 Floor Plan Diagram of Soilos and Possible Openings for Circulation

PARKING Parking for Silo Station is proposed just north of the site, along with a small lot to the east on the other side of the Grant Avenue Overpass. To be able to accommodate parking for both residents and visitors, a two story parking garage is proposed on the lot to the north of Phelps Street. This parking garage will provide approximately 225 parking spots for Silo Station. The small lot to the east of the site will accommodate 10 parking spaces, thus providing about 235 parking spaces in total.

Parking

Currently, the area is zoned for heavy industry. In order to develop the area for both residential and business opportunities, it is proposed that this be changed to a mixed-use development. Also, the current pedestrians/bike path along the Grant Avenue Overpass needs to be upgraded to provide a safer and more attractive connection to downtown Springfield and West Meadows Park. The upgraded pedestrian and bike path along the aesthetically upgraded Grant Avenue Overpass should be designed to link directly into the Silo Station complex from the upper level.

Silos

Lofts

OTHER RECOMMENDATIONS

Silo Addition

The overall complex would be developed in several phases. The general phasing strategy suggests that the development happen from east to west. This has the benefit of introducing business to the area and establishing live-work units early on, as well as being the least costly site proposals to build and repurpose. The eastern portion also provides the largest connection to the rest of Springfield and is necessary to the success of Silo Station as a whole. The rest of the development, including the infill apartments, silo addition apartments, as well as finalizing the silos themselves would then follow afterwards.

Silo Addition

PHASING

Live-Work

Lofts

Fig. 7.76 Parking Diagram

Live-Work

Infill

Fig. 7.77 Phasing Diagram

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PRECEDENT: SILO CITY BUFFALO, NEW YORK SUMMARY

WHAT WORKS WELL

WHAT DOES NOT WORK WELL

Silo City is a new development in Buffalo, New York that focuses on the industrial aspects and cultural history of the city. Once a major industrial producer, Buffaloâ&#x20AC;&#x2122;s silos and industrial buildings were abandoned as production left the city. The complex originally utilized the nearby waterfront to ease shipping, but now provides the development with another compelling site feature. The development has received attention for its creative adaptive reuse, which appeals to younger generations. While still not completely developed, the attention the area has received bodes well for future stages.

Silo City contains a myriad of different buildings from the industrial era. By keeping a variety of these buildings, the site possess the vitality and energy that such utilitarian developments contained during the industrial age. Silo City has also started reaching out to specific users and demographics with their choice of program and identity, appealing to the Millennial Generation with activities like rock-climbing and art installations. Additionally, they have created an identity that is easily recognizable and have started utilizing social media to boost the appeal of Silo City as an attraction.

Silo City needs much more development in order to be people-friendly and establish itself as a truly independent development. Site work is necessary to make the areas between the larger buildings more cohesive and appealing. Repairs to current buildings, as well as buildings that can provide other necessary services also need to be implemented.

Fig. 7.78 View of Silo City Complex

208

SPRINGFIELD UTILIZATION While Silo City exists on a massive scale due to most of Buffalo’s industrial center being centralized along the waterfront, it shares similarities with Springfield’s industrial center. Springfield can utilize the silos that are right next to downtown and the West Meadows Park in the same manner that Silo City benefits from its waterfront location. Springfield could also create a more integrated development considering the industrial core spreads throughout the downtown area and silos appearing at multiple locations along the core.

Fig. 7.79 Rock Climber on Outside of Silos

Fig. 7.80 Aerial View of Complex

Fig. 7.81 Waterfront and Park Relationship

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PRECEDENT: ISLINGTON SILOS VICTORIA, AUSTRALIA SUMMARY

WHAT WORKS WELL

WHAT DOES NOT WORK WELL

Located in Victoria, Australia, the Islington Silos are a luxury high rise development. The 8 silos were converted into 48 dwelling units, a mix of one and 3 bedrooms options along with 2 penthouses. The Islington Silos offer residents a shared outdoor area along with access to a fully equipped gym. Like the grain silos near the West Meadows in Springfield, the Islington Silos are centrally located within the city. Islington residents are within walking distance of both city amenities and green space.

One aspect of the Islington Silos that is working well are the penthouse units; the more expansive views of these units are offered without hiding the historic silo structure. The Islington Silos also use the interior space of the silos well as singular rooms, combinations of rooms, and also open up connecting silos to create bigger spaces. Using the structural qualities of these silos, the Islington Silos hung private outdoor spaces from the silos. With one bedroom units, two sizes of three bedroom units, and penthouse units, the Islington Silos offer a diverse selection of high end luxury units.

One aspect that is not working well with the Islington Silos is its high-end nature; the cheapest units start at half a million dollars. This price, along with the lack of a variety of units in different price ranges, severely restricts who is able to reside in such a luxury high end and unique residential building. This then limits the diversity of the occupants.

Fig. 7.82 Islington Silos Floor Plan

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SPRINGFIELD UTILIZATION There are several aspects of the Islington Silos that Springfield can utilize in its adaptive reuse of the silos near the West Meadows Park. Making the inside of the silos occupiable would take advantage of the unique spaces provided by the silos; making them like no other home in Springfield. Including a variety of unit types/sizes increase the diversity of the silosâ&#x20AC;&#x2122; residents. Given the proximity of the silos to West Meadows Park and downtown area, some of the units should be high end, luxury units. These would also help offset the construction cost of the lower rental units and the adaptive reuse cost of the silos.

Fig. 7.84 Islington Silos

Fig. 7.83 Islington Silos Sketch

Fig. 7.85 Islington Silos Circulation Diagram

211

SILVER SPRINGS

SILVER SPRINGS: GENERAL INFORMATION

SUMMARY Silver Springs Park is within the proximity of major higher education facilities. The site provides many opportunities to develop a neighborhood infrastructure and establish a prosperous community. However, there are surrounding elements that present significant challenges within the Silver Springs area. High vehicular traffic at the intersection of Division Street and National Avenue creates a barrier between neighborhoods and the active BNSF railway bisects both the busy intersection and Silver Springs Park. These elements shift the focus away from pedestrian infrastructure and give importance to vehicular traffic, which divides the community. The current neighborhood also lacks community amenities. With millennials trending towards urban development, as well as shrinking natural resources, it is crucial to

provide nearby amenities to address the needs of the community, such as small markets or local grocers to reach a smaller area demographic than large super-markets. Another challenge lies within the quality of housing. The existing development features a lackluster appearance attributed to insufficient upkeep. These challenges should be addressed to develop a more cohesive neighborhood infrastructure. The Silver Springs community offers a diverse economic and cultural background that provides for a very unique opportunity to address the changing needs of users such as students, those of low income, those aging-in-place, as well as the existing single family household currently dominating the area.

Figure 8.1 Existing Structures Along National Avenue

Figure 8.2 Early Sketch of National Avenue Proposal

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INTRODUCTION EXECUTIVE SUMMARY PRECEDENT STUDIES CONTEXTUAL ANALYSIS COMMUNITY MEETINGS NORTH BOONVILLE WEST MEADOWS SILVER SPRINGS general information site one site two site three ROUNTREE CONCLUSION RESOURCES AND REFERENCES APPENDIX

Fig. 8.3 Context Analysis

215

PARK UPGRADES

LIGHTING

Within the grounds of Silver Spring Park there are upgrades that are capable of linking several of the outlining neighborhoods into a centralized public area. There is also a need for an additional connection to be made from the outlining neighborhood at Lynn Street and Hampton Avenue in order for the park to be more directly accessible to these users. An underpass that traverses below the BNSF rail line at the east end of Lynn Street and create a connection to the greenway and also the commuter rail station and bus stop is needed. This brightly lit and safe tunnel under the railroad tracks will allow for commuters to have quick access to public transit as well as have personal access to the greenway trail.

In order to provide a safe environment for the Silver Springs neighborhood, all sidewalks, ways, and gathering spaces should be appropriately illuminated. This will help deter crime within the area. All lighting implemented within this area should provide safe travel for both pedestrian and vehicular traffic. New lighting should consist of a sustainable solution, such as LED or compact florescent. Switching bulbs in light sources will allow the city to save a significant amount of money on lighting cost.

Fig. 8.4 Greenway Foliage Additions

Fig. 8.6 Proper Lighting Additions

Fig. 8.5 Example Underpass Extension

Fig. 8.7 Self-Sustainable Lighting

216

LANDSCAPING

Fig.8.8 Landscaping As Traffic Buffer

The gentrification of the Silver Springs neighborhood is an essential key in the development of a more holistic community. Through the development of green spaces there is the possibility to grow the communities pride and changing their perception of the area that they inhabit. A green buffer, consisting of planted trees, shrubbery, or other barrier creating foliage between the sidewalk/bike zone and the street will not only create a peaceful buffer that will allow for a safe circulation throughout the areas. Through the transformation of the industrial/ commercial zone south of Division Street between Hampton Avenue and the BNSF rails a natural extension of Silver Springs Park around the corner and into this area will mark the site as a pleasant destination for the commuter rail line and home for the new community center.

WALKABILITY In order to improve walkability and create a pedestrian friendly environment within the Silver Springs neighborhood, sidewalks should be offset from the road and be wide enough to accommodate two walkers side by side. All streets within the area should have sidewalks on both sides and be adequately illuminated to allow for safe travel at night. To provide a buffer between the sidewalk and the street a planting strip can be implemented. For safetyâ&#x20AC;&#x2122;s sake, crosswalks should be appropriately executed and sidewalks should be properly maintained. Fig. 8.9 Walkability Improvements

STREET UPGRADES The high traffic at the intersection of National Avenue and Division Street poses an issue for the users of the area and does not allow for a pedestrian friendly environment. The high traffic also poses an issue for residents that need to back out of their driveway on to these busy street. In order to improve upon this issue driveways should be reposition for houses to have a separate entrance away from the busy street. Implementing traffic calming devices such as medians and improved landscaping will help change the atmosphere of the street, providing a safer environment for both vehicular and pedestrian transportation. Fig. 8.10 Traffic Calming Devices

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TRANSIT STATION By creating the commuter link using the existing railroad lines in the area will give the residents of the Silver Springs area more convenient access to the greater Springfield area. Such a commuter link around the city center would provide people a quick, easy, and inexpensive way to get to work or to local amenities. Such a transit system would provide another helping means by which the aged and disabled of the community can get around Springfieldâ&#x20AC;&#x2122;s city center. Such a light commuter rail line would help reduce our dependency on vehicles and lower our carbon footprint. The development of a transit stop at this location would help to develop the Silver Springs Village Center by providing local amenities at the main entry point between the neighborhood, Silver Springs Park, and the greenway trails. Fig. 8.11 Transit Station Example

BUS STOPS There is currently a lack of accessible public transportation in the Silver Springs neighborhood. The lack of bus stops along National Avenue makes Silver Springs Park inaccessible to people outside the area how do not own car or bikes. Sheltered bus stops should be added on both sides of National Avenue.

Fig. 8. 12 Bus Stop Example

BIKE PATHS Upgrades to the bike path markings should be implemented throughout the Silver Springs neighborhood. Route connection between the Link Bus/Bike Route and Silver Springs Park need to be made along Lynn Streets. Creating this improvements will promote non-vehicular circulation between OTC/Drury University with the Silver Springs Park and community.

Fig. 8.13 Clear Bike Lane Marking

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FORM-BASED CODE

Fig. 8.14 Neighborhood Form Based Code Implementation

Form-based code is a method of regulating development to achieve a specific urban form. Neighborhoods are no longer what they used to be, instead of creating a community where children can ride their bikes to school, neighborhoods now focus on suburban sprawl, destroying the character of the community and the natural environment. Conventional codes are unfocused, while form-based codes are priority driven and concentrate on regulating developing through controlling the physical form in order to create a predictable atmosphere. This allows planning and zoning to develop land patterns of a more compact and mixed used nature. Regulations in form-based code will vary from community to community. Implementing standards on building, frontage, and architecture form and type will add to the success of the code and can lead to higher quality development. Typically form-based code is written as part of a master plan to unify large areas of communities together. This is also applicable in smaller area. Neighborhoods that have implemented formbased code have showed much improvement; areas that have been continuously neglected are seeing renewal.

Fig. 8.15 Site plan for a Form Based Code Proposal

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SILVER SPRINGS: EMPOWERMENT

SUMMARY This proposal addresses the user needs of the Silver Springs community through the adaptive reuse of existing buildings on the site into a DIY warehouse and a daycare and preschool facility. A community center is also being proposed for development at the corner of Division Street and Hampton Avenue to better reach out to the surrounding neighborhoods and give them a place for their own community groups to gather. Other additions to the site include a more pedestrian-friendly strolling path along National Avenue and a path that connects from Division Street around the corner site and links into the commuter rail line. Additions to the southern portion of the site were implemented to create a more cohesive neighborhood node and connect with the Village Center site to the south. The design team has also recommended the development of an east-west greenway trail along Lynn Street connecting the greenway trails of Silver Springs Park and Smith Park all the way to Grant Beech Park. This will promote a healthy flow of non-vehicular traffic to our sites and into the park itself.

Fig. 8.16 Historic Area Housing Typologies

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Fig. 8.17 Location of Proposal

FUNCTION The existing warehouse on the site should be renovated and used to create home upgrades, home additions, greenhouses, playhouse, and environmentally sound money saving updates to the surrounding neighborhoods though home renovations and additions. This DIY Center would works with the community to improve the neighborhood infrastructure and general living conditions and promote a more positive collective neighborhood aesthetic. Such an endeavor would help to increase neighborhood pride and serve at risk youth living in the neighborhood. A tool library could be housed within the DIY Center comprised of donations from area residents. To facilitate these tool donations, these tools might be given in exchange for the classes and services provided by the DIY Center warehouse. Additionally, the playground equipment at the neighborhood Day-care facilities adjacent could be fabricated at the DIY to illustrate the type of work and services that were available from the DIY Center. Possibly the strolling path and sculpture garden surrounding the DIY Center and community center could contain a series of home improvement suggestions that might be made at the DIY Center and added to neighborhood housing.

Fig. 8.18 DIY Upgrade Facility

DIY HOME-UPGRADES WAREHOUSE Size: 8,100 SF Parking: Loading 15,750 SF Function: Workshop Assembly Spaces Tool Library Administration Offices

Fig. 8.19 DIY Plan Example

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ADDITIONS AND UPGRADES

HED UN IT

TIO

M O DIFI C

TIC

With the help of the Silver Springs DIY Center warehouse the area residents will have the ability to make small upgrades and improvements to their homes. Through OTC, Project Core and the Community Partnership of the Ozarks it would be possible to create a community sponsored facility that facilitates these changes throughout the surrounding neighborhood(s). Construction initiative classes could give support by helping area residents determine what could be done, and how, to improve their homes. The DIY Center facility would consist of a warehouse with rentable space for assembly, 3-D printers, and a tool library. The combination of classes and a motivated working environment could provide the right catalyst for making inexpensive fixes to existing houses

HED UN IT

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A D D IT

IO N

Fig.8.20 Green Represents Housing Upgrades; Blue Possible Density Increase

EN H O US

Fig.8.21 Indicates Numerous Upgrade Possibilities Available

A Y H O USE

COMMUNITY CENTER OF SILVER SPRINGS Size:11,250 SF Parking: Shared with the DIY Warehouse Location: Corner of Division and Hampton Function: • Community Meetings • Classroom spaces • Kitchen facility for nutrition training

PROGRAM This Community Center would be the home of the Silver Springs Neighborhood Association. It could also provide office space for the Community Partnership of the Ozarks. The facility would provide large open spaces for lectures and meetings as well as a workable kitchen space. Fig. 8.22 Plan and Section of a Community Center

Fig. 8.23 Exterior of a Community Center

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DAYCARE CENTER Size:12,400 SF Parking: 3,950 SF Location: Hampton Avenue adjacent to the commuter rail line Function: Indoor and outdoor playing spaces Classrooms Administrative offices Food prep kitchen

PROGRAM This Daycare Center is located in an ideal location on the site near the underpass access point to the commuter rail line at the corner of Lynn Street and Hampton Avenue, This location will assist the locals who use the commuter line as they drop off their children before they head to work. The Silver Springs neighborhood would benefit from having a preschool and affordable childcare facility. Such a facility would help create more jobs in the neighborhood and stimulate economic growth.

Fig.8.25 Daycare Facility Floor Plan Example

fig.8.24 Elevation of Daycare Facility Example

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LOCAL BIKE REPAIR SHOP

Size: 2,250 SF Parking: 500 SF (Shared with the Daycare Center) Location: Southern tip of the site adjacent to the greenway trail and Village Center of Silver Springs Function: Sell and repair bicycles and bicycle accessories

PROGRAM This bike shop would serve the Silver Springs residents as well as become a hot spot for anyone traveling between The Link and Silver Springs Park. This would help cultivate a friendly neighborhood atmosphere and, additionally, promote bike safety.

Fig.8.26 Example Bike Shop Plan

Fig.8.27 The Wright Cycle Co. Example

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PRECEDENT: 417 DIY (MAKERSPACE) SPRINGFIELD, MISSOURI SUMMARY

WHAT WORKS WELL

WHAT DOES NOT WORK WELL

Springfield’s DIY 417 is a mechanics shop that has been converted into a Makerspace. A Makerspace provide tools and space in a communal environment where people gather to share resources, knowledge, and work on projects. Right now it is functioning as an automotive repair shop, but it also contains space for locals to come and work on their hobbies as well as create 3-D printed combat robots. Expert advisors may be available some of the time, but often novices get help from other users.

This type of community centric work environment is ideal for the Silver Springs neighborhood. It provides the supervision, tools, and work spaces necessary for developing a DIY Center “home improvement” warehouse. Several local organizations could use this space for multiple functions and design collaborations.

The drawback to such a plan is the need for outside funding and volunteers to help run the DIY Center.

Fig.8.28 An Interior Rendering of a Makerspace

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SPRINGFIELD UTILIZATION

It is likely that several local community organizations would be willing to support a program like the DIY Center for home improvements. However, the community support would need to be established and classes made available in order to create a productive and cohesive program. One key demand of a Makerspace is that it exists as a physical location where participants have room and opportunity for hands-on work. Makerspaces have become more common on campuses and have found homes in public libraries and community centers. In Springfield, such a Makerspace could be sponsored by multiple universities and community service organizations and include multiple topic. Fig. 8.29 417 DIY Facility

Fig. 8.28 Interior Workshop Makerspace

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PRECEDENT: WIKIHOUSE NUMEROUS LOCATIONS SUMMARY

WHAT WORKS WELL

WHAT DOES NOT WORK WELL

WikiHouse is an open source construction system. This open source system has created a series of plans for high-performance, lowenergy homes which can be customized, printed and self-assembly. These templates are being used around the world to help people in financial need attain affordable housing and the education necessary to upkeep their homes. This system empowers the people to take a more central role in the design, construction and upkeep of their residences and businesses. The open source system is constantly being upgraded with new ideas that are appropriate for different climatic zones, geographic conditions, and political settings.

Since the WikiHouse is an ever-expanding open source template that anyone can upload new ideas and improvements to or download any construction documents that they wish free of charge to print and assemble an entire structure it is becoming increasingly appealing to user groups of varying socioeconomic status and age groups.

The funding required to attain a large scale CNC routers and 3-D printers is substantial. The community organizations would have to join together to purchase the equipment and hire a skilled operator. All WikiHouses are designed to comply with or exceed, building regulations in the jurisdictions in which they are built, however, none have been specifically designed for this jurisdiction, and therefore, a professional will need to found to modify and certify that the WikiHouse project complies with Springfield code.

Fig.8.30 WikiHouse Construction

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Fig. 8.31 diagram depicting the process of installing a WikiHouse

SPRINGFIELD UTILIZATION

This style of open sourced document is essential for the DIY Center warehouse to function optimally. It would provide the community members an inexpensive and ecologically responsible means to learn how to improve their property. This would increase the property value, create a more cohesive neighborhood aesthetic, and bring together the community in a purposeful way.

Fig. 8.33 WikiHouse Plans

Fig. 8.32 Infographics Depicting Construction Process of Building a WikiHouse

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SILVER SPRINGS: VILLAGE CENTER

SUMMARY This site is located south of Lynn Street and east of Frisco Avenue adjacent to the BNSF Rail line. This site will be the focus of a Village Center development for the Silver Springs neighborhood. This Village Center will encompass amenities currently lacking in the area and can provide services to facilitate everyday needs. Within this Village Center facilities might include a small market, salon, cafĂŠ, lawyerâ&#x20AC;&#x2122;s office, architecture firm or even an art gallery. There are many service options that could serve the Silver Springs area. Although any service implemented within the area should sustain social and economic growth. As the housing density grows around Springfield, a higher importance is being placed on social growth that will help Village Centers such as this one succeed. The concept of

this Village Center is to engage the surrounding neighborhood and promote community growth. Establishing pedestrian-friendly areas and open spaces for users to gather safely will help establish this growth. The increase of pedestrian traffic within the Village Center, and the expansion of services that facilitate everyday tasks within a walkable distance will encourage economic growth. By nourishing these standards, it will benefit the Silver Springs area to develop into a thriving Village Center. By implementing narrow streets to reduce road traffic, providing wider sidewalks to increase pedestrian traffic, having community events within the area, and providing a pedestrianfriendly environment will allow the Silver Springs neighborhood to become a more vibrant and successful residential destination in Springfield. Fig. 8.42 Birds Eye of Village Center

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Fig. 8.43 Proposed Site Location

Fig. 8.44 Site Plan

By constructing higher density buildings in the Silver Springs area it will help increase the population and economic vitality of the community and Village Center. The new buildings implemented within the area should fit the character of the surrounding houses. All street should have 8 foot sidewalks on both sides to

promote a pedestrian-friendly environment. This will enhance the walkability of the neighborhood and promote socialization. The streets should also have proper lighting and vegetation to improve the neighborhoodâ&#x20AC;&#x2122;s appearance and safety. The implementation of these amenities in the Silver Springs neighborhood will help

increase the population and improve the economic situation within the area. Currently, there are limited amenities available to the residents.

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POCKET NEIGHBORHOOD Located along Frisco Street behind the Village Center is the projected site of a pocket neighborhood. This neighborhood will consist of a cluster of 12 small cottage homes similar to the current housing in the Silver Springs area. These units, within the pocket neighborhood, provide a solution for increasing the housing density within the area that fits within the preexisting community. This particular pocket neighborhood angles the houses slightly towards one another to increase socialization between neighbors and provide the neighborhood with common spaces for outdoor activities. Common spaces within this housing area are located behind and in-between the groupings of houses. Since the common space serves as a shared back yard for residents there can be a range of activities in them, such as community gardens, playgrounds, and gazebos. The arrangement of this pocket neighborhood provides an emphasis on community development and promotes a stronger social setting within the neighborhood, which works well next to the proposed Silver Springs Village Center.

Fig. 8.45 Site plan of pocket neighborhood

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PLANS Cottage homes vary in size from 700-1,300 square feet and may be 1 or 1Â˝ stories tall. Below are three plans proposed for the Silver Springs pocket neighborhood. The cottage home plans below are for 1 and 2 bedroom, 1 bath units with an additional flex room that can be used as either a bedroom, an office or a place to add stairs for a loft above.

These homes offer a generoussized kitchen giving importance to socialization with its open flow through the living room and dining room. All bathrooms are conveniently located with easy access for guests and owners. Plans one and three also offer an additional closet with enough space for a stackable washer and dryer with a tank-less water

heater. All exteriors of the homes offer a comfortable atmosphere with a welcoming porch, providing additional space for. Plenty of parallel parking for each unit is located on the street.

Fig. 8.46 Unit One Plan

Fig. 8.47 Unit Two Plan

Fig. 8.48 Unit Three Plan

Fig. 8.49 Unit One Elevation

Fig. 8.50 Unit Two Elevation

Fig. 8.51 Unit Three Elevation

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PROMOTING SOCIALIZATION Pocket neighborhoods provide an enriching bond between neighbors and a solution for individuals seeking a stronger social residential setting. Placement of a pocket neighborhood within Silver Springs will help residents feel a strong sense of neighborhood identity, which is currently lacking in the area. As the current site of Silver Springs is located near three major colleges and employers, it offers these potential residents the opportunity to choose a different housing model; one that focuses on socialization. Houses in this proposal are purposely angled toward one another to provide community socialization among the residents. Houses within this pocket neighborhood continue the cottage home theme that is so abundant in the Springfield area. This theme should be continued in future developments. For this reason, we recommend the implementation of an overlay district in this area that establishes a form-based code approach. These houses are located near the proposed Village Center to promote walkability and socialization in the area. Developing neighborhood amenities such as the Village Center that are welcoming and fit within the neighborhood context will provide residents with a stronger sense place, identity, and ownership.

Fig. 8.52 User interaction of pocket neighborhood

Fig. 8.53 Perspective of pocket neighborhood houses

Fig. 8.54 Pocket neighborhood connection to Village Center

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FORM-BASED CODE By placing the pocket neighborhood housing near the Village Center will encourage socialization of its residents, it should also focus on providing sufficient sidewalks, lighting, and clean streets as well. Such community amenities play a large role in the overall character and comfort of the neighborhood. The development of a form-based code overlay district will serve as an adequate way to address these community qualities and characteristic issues. Through the establishment of a form-based code, there will be a set of standards in place for the neighborhood and the house developed therein.

COTTAGE HOMES Type # Sq. Ft. Total 1-Bed 12 1200 14400 APARTMENTS Type # Sq. Ft. Total Studio 4 450 1800 1-Bed 4 700 2800 TOWN HOMES Type # Sq. Ft. Total 2-Bed 10 950 9500 MIXED-USE Type # Sq. Ft. Total Commercial 7 700 4900 TOTAL 36,400

Fig. 8.55 Street perspective of pocket neighborhood

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Fig. 8.56 Frisco Street Village Center Perspective

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MIXED USE The current Silver Springs neighborhood has limited community amenities nearby. Businesses that are within the area consist of commercial manufacturing facilities that provide little benefit to the nearby residents. These facilities create a separation within the neighborhood and decrease the quality in overall neighborhood character. In order to improve upon this neighborhood environment, we recommend that the businesses that are not providing a service to the Silver Springsâ&#x20AC;&#x2122; residents be relocated. The implementation of new buildings/developments that provide more appropriate amenities and housing solutions for the growing population are desired. We encourage the development of mixed-use projects, especially along Lynn Street. Fig. 8.57 Site plan of Village Center

Fig. 8.58 Birds eye view of Village Center

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VILLAGE CENTER The Village Center located along Lynn Street will be used as a social connector/activator, pulling users in from surrounding blocks and Silver Springs Park. This center will act as an activity node, drawing more visitors into the area and, hopefully, ultimately becoming a Springfield destination. As a destination, services provided here should be unique and promote a homey atmosphere. To achieve the proper atmosphere of the Village Center, the use of form-based code is encouraged. Form-based code will add a standard of quality to the buildings and spaces within the area, ensuring that the new developments fit within a certain design criteria. The Village Center should focus on the needs of the neighborhood and park users and promote a pedestrianfriendly environment focused on community socialization. Fig. 8.59 Village Center Bistro

Fig. 8.60 Village Center Connection to Pocket Park

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Fig. 8.61 Additional Mixed-Use Buildings in Square

Fig. 8.62 Perspective of Lynn Street Showing Circulation of Visitors

ATMOSPHERE Currently, the Silver Springs environment caters to vehicular use: the streets are crowded with cars; sidewalks are nonexistent or too narrow; lighting is insufficient; and the overall atmosphere of neighborhood is suffering. The proposed Village Center will provide a user-friendly atmosphere by creating a pedestrian focused environment.

Sidewalks should be widened allowing the greenway to be extended through the site from Smith Park to Silver Springs Park and along Lynn Street to Grant Beach Park. In addition, the widening of all sidewalk within the community will keep pedestrians from walking in the street, thus providing a safer walking and biking experience. Improving

the lighting along all walkways will further improve the safety within the area and bring in more visitors. In order to improve the overall atmosphere of the street, new greenery should be implemented. The added vegetation could act as a simple solution for traffic calming and draw more attention and interest to the community.

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Fig. 8.63 Mixed Use Level Three Plan

Fig. 8.64 Perspective of Mixed Use Units

PLANS

Fig. 8.65 Mixed Use Level Two Plan

23' - 7"

/3 2"

22' - 8"

99' - 7 1/16" -

Fig. 8.66 Mixed Use Level One Plan

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As the population density increases in the neighborhood, we recommend increasing the number of mixed-use developments within the community. This proposed plan suggests how such a mixed-use development on Lynn Street might be structured. The first floor of the mixeduse building provides amenities to residents within the Silver Springs area. These businesses will be large enough to provide services to people in the immediate vicinity. Businesses shown in the plan consist of a small neighborhood market, a law office, a hair salon, and a small cafe or restaurant. All of the mixed-use development has been designed to support a small scale Village Center, since large scale commercial development would not be economically viable and hinder social connections between

neighbors. The second and third floors of this proposal features efficient apartment plans; studios to two bedroom units can be rented. Parallel parking is provided along Lynn Street and there is also a small parking lot to the south of the building. This Village Center at Silver Springs provides opportunities for local business development and housing options applicable to the needs of the target user group. This will help to promote a pedestrian and bike friendly community that can help reduce the neighborhoodâ&#x20AC;&#x2122;s vehicular dependency. This is particularly important for the emerging Millennial Generation that is seeking an independent and health-conscience. It is important for positive social interaction within the community to provide the safety upgrades previously mentioned, as well as the mixed-use structures that draw in members of the community. Establishment of the Village Center, increasing walkability, promoting positive social interaction, and providing amenities to the contextual environment are the key elements of this proposal.

Fig. 8.67 Village Center Grocery Perspective

Fig. 8.68 Village Center Square Perspective

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PRECEDENT: SEASIDE DESTIN, FLORIDA SUMMARY

WHAT WORKS WELL

WHAT DOES NOT WORK WELL

Seaside, a small thriving town on the panhandle of Florida, was one of the first cities in America designed on the principles of New Urbanism and the concept of walking to get what you need and where you need to go. In Seaside, you can stroll along the streets to the everyday amenities near your home, such as restaurants, boutiques, galleries, a market, and a school.

Amenities within Seaside were purposely placed close to residents home. This decision limits the dependency on cars and increases pedestrian movement. In return, there is a stronger community presence, making the streets feel safe and welcoming. The promotion of pedestrian traffic in this way also increases socialization between users and strengthening the community within Seaside. Overall, Seaside offers wider sidewalks, welllit streets, and a welcoming environment for its users. The commercial district of Seaside offers residents a wide range of amenities. All services, though small in size, offer a wide range of products to meet any residentâ&#x20AC;&#x2122;s needs.

It is the atmosphere that keeps bringing visitor back time and again to the community of Seaside that has made it the tourist town it is today. This result is great for businesses; the constant flow of visitors means a constant flow of money. Its success shows in the increase in prices of both its sales of products, as well as, real estate. Unfortunately, with the more expensive products and properties is a limit in the socioeconomic types of visitors coming and residents moving into the community. As the town has transformed into a tourist destination there has been an increase of vehicular traffic. The use of cars in the area separates users from the community, taking away the importance of socialization with neighbors. Those who still choose to walk may not feel as comfortable walking in areas as they once due to the abundance of vehicular traffic.

Fig. 8.69 Perspective of Retail in Seaside

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SPRINGFIELD UTILIZATION Having community amenities within walking distance of oneâ&#x20AC;&#x2122;s home provides a calm and socially positive atmosphere like Seaside. Within the Silver Springs neighborhood, the placement of community amenities in convenient locations throughout the neighborhood will help shift the importance away from cars over to pedestrians where it should belong. By providing wider and safer sidewalks in the area and locating amenities conveniently near the homes will increase the walkability in the area and establish a stronger sense of community among the residents. Having residents walk past each other every day will increase the socialization in the area, increase the safety of the area by broadening ones awareness of the people who live in your neighborhood, and improve the neighborhood sense of identity.

Fig. 8.71 Site Plan of Seaside

Fig. 8.70 Main Street in Seaside

Fig. 8.72 Proposed Mixed Use Units

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PRECEDENT: WESTHAVEN TOWN CENTER FRANKLIN, TENNESSEE SUMMARY

WHAT WORKS WELL

WHAT DOES NOT WORK WELL

Westhaven Town Center was built around the convenience of being able to complete every day errands without leaving the neighborhood. Within the Westhaven Town Center you can find restaurants, an eye doctor, a dentist, a hardware store, a salon, daycare, and law offices. Everything within the Westhaven Town Center is conveniently located in order to shed the dependence on the automobile. The homes surrounding the town center provide many housing options, styles, and prices.

As the Westhaven Town Center was built around the physical convenience for users, its design provides safe streets for residents to walk around the neighborhood and commercial center. This includes wide sidewalks, proper cross walks, and the use of pedestrian scaled street lamps. The community has also been successful developing housing in close proximity to the town center. The Westhaven Town Center offers a wide range of housing options, which has helped to increase the socioeconomic diversity within the community. Houses within the Westhaven Town Center provide a variety of options for users and draws different types of users into the area. The housing follows an architecture style that is cohesive and unifies the community. The development of this cohesive housing approach was managed through the use of a form-based code. Using a formbased code can help define the atmosphere of a neighborhood and provided regulation regarding the character of the community.

Though the Westhaven Town Center is close to housing and provides a completely walkable community, there is still a focus on vehicular traffic. Roads within the area are wide and onstreet parking for businesses is located in front. This separates the users from the community and tend to inhibit the interactions of residents within the community center. The Westhaven Town Center provides a strong community concept for developing connections within its community, however its focus on promoting the vehicular traffic and parking hinders those community connections from forming. The focus of the design should rather be on how users interact with one another and the environment. Making this change in focus would help make the area a destination and ultimately bring in more visitors.

IMAGE

Fig. 8.73 Westhaven Town Center Retail Facility

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SPRINGFIELD UTILIZATION

By redirecting the focus away from vehicular traffic and placing the emphasis upon pedestrians, the atmosphere in the Silver Springs neighborhood would be improved. Implementing community amenities within the area will help improve the neighborhood economically, allow it to increase in population density, and help to sustain the community.

Fig. 8.75 Site Plan of Westhaven

Fig. 8.74 Housing Typology in Westhaven

Fig. 8.76 Residential Near Mixed Use

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SILVER SPRINGS: SOCIAL REDEVELOPMENT

SUMMARY National Avenue and Division Street separate the community of Silver Springs. It is additionally bisected by the BNSF railway. This proposal seeks to unify the segregated quadrants of the Silver Springs community by an expansion of the existing greenway trail underneath the railroad to allow for non-vehicular traffic to safely travel through the community unhindered by vehicular traffic on Division Street and National Avenue. The creation of dense housing developments along the National Avenue and Division Street corridor will provide both a stimulus and model for future development in the area. There are three proposed typologies: the rowhouse, townhouse, and mixed-use dwellings. Each of these unit typologies has specific considerations to address the context of the

Silver Springs neighborhood. The rowhouses provide an attractiveness of dense urbanization and rhythmic facade. Mixed-use units on Division Street maintain a commercial viability, while providing both local amenities, and units above to provide a transitional element from adjacent commercial zoning to the north and the surrounding single family housing. Finally, the townhouses along Prospect Avenue act as an alternative model for dense development, while transitioning into the existing urban fabric. The shared interior space provides a safe and small pocket park that is directly adjacent to the existing greenway trail providing seamless access to Silver Springs Park and other nearby amenities.

Figure 8.77 Silver Springs Site Map Locations

Figure 8.78 Site Analysis Diagram

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Prospect Avenue

National Avenue

Division Street

Figure 8.79 Proposed Site Three Location

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SITE DEVELOPMENT A small pocket park within the confines of the proposal is recommended. This small park allows nearby residents access to the greenway trail, while providing a safe environment on site. The current site is disconnected and does not promote socialization. This causes further disconnect from not only the surrounding context, but also within the community. The proposed pocket park is flanked on the north, east, and west with new housing developments that will ultimately share and inhabit the space and promote socialization within the confines of the proposal. It offers more visibility and limited access to the park with three transitional areas on the northwest, northeast, and the southwest corners of the proposed site. Figure 8.81 Perspective Within Pocket Park

Figure 8.80 Proposed Pocket Park

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Figure 8.82 Perspective of Socialization Space

NORTHWEST ENTRY

Three transitional spaces and gateways are used as a way to clearly define the public streetscape from the semi-public pocket park located within the proposed development. Clear definition of the public face and the semi-private is key. This provides safety for the residents and promotes ownership of the site and its pocket park. Figure 8.83 North-West Transitional Semi-Public Entry

NORTHEAST ENTRY Each of the transitional entry spaces should provide adequate lighting, access, and clear visibility for all residents of the proposed site. Access for residents in the surrounding area is limited, but not discouraged. The primary focus will be giving the residents access to the greenway trail, and ultimately, the rest of Springfield. Figure 8.84 North-East Transitional Semi-Public Entry

SOUTH GREENWAY ENTRY Allowing access to the greenway trail promotes alternative transportation methods, such as the proposed transit station adjacent to Silver Springs Park. Neighborhood beautification and spatial definition is an additional focus of the proposal. This promotes ownership and community pride; important in low income areas. Figure 8.85 South Greenway Transitional Semi-Public Entry

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NATIONAL AVENUE ROWHOUSE MAISONETTE UNIT The rowhouses proposed parallel to National Avenue offer a unique experiential quality, setting a rhythmic pattern, and pleasant aesthetic context. The Maisonette units provide an alternative to home ownership, offering flexibility in size and pricing. This flexibility is key with the surrounding neighborhood of Silver Springs. The surrounding low income area lacks diversity in housing typologies and overall affordability. These units provide cost-effective options and help bolster diversity within the community. With the current contextual environment rarely reaching higher than one story units, it is recommended that these rowhouses not extend beyond three stories as to not alienate the community, but to promote organic and unique growth.

Figure 8.86 Rowhome Maisonette East Elevation

SITE DEVELOPMENT MAISONETTE ROWHOUSES Type # Sq. Ft. 3-Bed 5 1500 2-Bed 5 900

Total 7500 4500

SINGLE FAMILY ROWHOUSES Type # Sq. Ft. Total 3-Bed 8 1500 12000

Fig. 8.87 Maisonette Unit One/1st Floor

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Fig. 8.88 Maisonette Unit One/2ndFloor

Fig. 8.89 Maisonette Unit Two/3rd Floor

CONSIDERATIONS The location of the site presents a multitude of considerations in regards to context. These include scale, materiality, sociology, and community. The rowhouse proposal allows for a developerfriendly approach to increasing housing density in the area, as long as the needs of the user and social considerations are met. These considerations would include implementation of an attractive streetscape and facade along National Avenue to begin to set the stage for future development in the area. Promoting socialization within the context of the development is key to promoting the overall quality of the Silver Springs community. These units promote socialization of not just the tenants, but also individuals around the community looking to share the opportunities of the new proposal. Figure 8.90 Site Parking Entry Off National Avenue

Figure 8.91 Rowhouse: Perspective of Social Scenario

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NATIONAL AVENUE ROWHOUSE SINGLE-FAMILY UNIT The rowhouses along National Avenue and Division Street also appeal to multiple user groups such as students, singlefamilies, and those aging-in-place. These multi-functional units can be used as one structure with two or three levels to suit the needs of a growing single-family. These units offer a dense urban quality rather than the existing suburban singlefamily home typical to the area. Offering an urban option for the residents that can meet the needs of multiple user groups is important for promoting both housing and economic diversity of the residents of Silver Springs. This option promotes socialization with access to the pocket park to the east and extended sidewalk to the west.

Figure 8.92 Rowhome Single Family West Elevation

SITE DEVELOPMENT DN

MAISONETTE ROWHOUSES TYPE # SQ. FT. TOTAL 3-Bed 5 1500 7500 2-Bed 5 900 4500

SINGLE-FAMILY ROWHOUSES TYPE # SQ. FT. TOTAL 3-Bed 8 1500 12000 DN

Figure 8.93 Rowhouse 1st Floor Plan

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Figure 8.94 Rowhouse 2nd Floor Plan

Figure 8.95 Rowhouse Private Yard

Figure 8.96 Private Yard and Pocket Park

DEFINITION AND ACCESS

Figure 8.97 Rowhouse Front Sidewalk

As previously mentioned, defining public and private spaces is important in creating ownership and “defensible space,” expanded upon by Oscar Newman. With lower income developments, use of dividers is important for healthy social activity. The extended sidewalk in front of the rowhouses allows for socialization of the overall community, while maintaining the semi-private iconic stoop as the transitional element into the units. The rear yards allow further transition into the proposed pocket park. Defining each unit’s private space with wrought iron fencing allows for extra visibility.

Parallel parking along the street adds easy access to each unit and an additive buffer to the busy traffic along National Avenue. In order to provide adequate and efficient parking without compromising the interior qualities of the pocket park, the implementation of a secondary roadway parallel to National Avenue and Division Street is recommended. This roadway provides a barrier for noisy traffic and limits entry to two locations rather than the multiple drives currently on the site. This will mitigate the effects of heavy traffic and improve overall flow along National Avenue and Division Street.

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DIVISION STREET MIXED-USE A similar layout to the Prospect Avenue townhouses is used with the mixed-use housing, where the ground floor entry is used to house local amenities such as a barber or small cafe. The upper level has a separate, more private entry. The plans below indicate optimal use of the space with a small bookstore layout next to a two story single- family unit on the first floor. The second floor depicts a small 2 bedroom unit, along with the second floor of the single-family unit. These mixed-use housing units are utilized as rented retail and residential spaces. Providing both residential and commercial amenities to the area

SITE DEVELOPMENT serves the needs of the community while promoting small business economic development. Only a few units are currently recommended for the initial proposal. A delicate balance of population versus existing retail is apparent in the area. As long term development continues throughout the Silver Springs area, these mixed-use units need to become more available to the local population since they feed pedestrian connections, promote less vehicular use, and promote small business development and ownership.

MIXED-USE TOWN HOMES Type # SQ. FT. TOTAL Comm 4 1100 4400 2-Bed 4 900 3600 SINGLE FAMILY TOWN HOMES Type # SQ. FT. TOTAL 3-Bed 2 1900 3800 TOTAL 11800

Figure 8.98 Mixed-Use 1st Floor Plan

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Figure 8.99 Mixed-Use 2nd Floor Plan

Figure 8.100 Mixed-Use Proposal Location

POSITIVE APPLICATIONS

Figure 8.101 Mixed-use Elevation

The mixed-use and townhouse units allow for an alternative and denser option than existing single-family units in the neighborhood. The mixed-use units have similar layout options to the townhouses, but allow for nearby amenities to occupy the first level. These amenities promote the local economy and provide a sense of community that is lacking. Safety is an issue within the current environment. With the implementation of increase businesses and housing density, there will be visibility at all times throughout the day. Planning for local amenities, providing safe activity locations, and promoting walkability of the area seeks to support the upcoming Millennial Generationâ&#x20AC;&#x2122;s desire to live sociably within the developing city center.

Figure 8.102 Mixed-Use Perspective

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SITE DEVELOPMENT MULTI-FAMILY TOWNHOUSES Type # Sq. Ft. Total 2-Bed 8 950 7600 SINGLE FAMILY TOWN HOUSES Type # Sq. Ft. Total 3-Bed 4 1900 7600 TOTAL 15200

PROSPECT AVENUE TOWNHOUSES This example floor plan layout is a feature of the townhouses flanking the west side of Prospect Avenue. Adaptable to multiple target user groups, this layout allows for optimal functionality and convertibility. The structure can be subdivided into two separate units allowing student housing or housing for those who wish to age-in-place/ living independently. The structure could also be a small singlefamily starter home with safe access to nearby Silver Springs Park. These units require minimal maintenance demands, which are appealing to the upcoming Millennial Generation, as well as empty-nesters looking for an affordable housing option that comes with social opportunities unavailable in many single-family homes in the area.

Figure 8.103 Town House 1st Floor

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Figure 8.104 Town House 2nd Floor

Figure 8.105 Town Houses Site Location

CONTEXT AND TRANSITIONS

Figure 8.106 Prospect Avenue Town Houses

Figure 8.107 Town House Perspective

The townhouse units provide a transition from the dense rowhouse units along National Avenue, to the sprawl of the existing single-family units. They have shared drives between the units as well as the current onstreet parking. These units would also have small yards in the front and back to provide barriers, create community pride, and a sense of ownership in the units. In response to the context, these units offer a denser housing option in comparison to the single-family units currently on the site. These four existing single-family units have been replaced by twelve townhouse units, tripling the current density. This proposal intends to ignite future development in the area. With local amenities nearby, the area will be able to thrive economically and diversify its social environment with mixed income units. This development serves as a model for social development in the Silver Springs community, as well as a catalyst for future developer interests and proposals. As the city of Springfield grows and adapts to the changing generational preferences, this proposal will serve as a clearer transitional choice than the typical singlefamily homes adaption.

Figure 8.108 Town Houses Rear Yard

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PRECEDENT: HARBOR TOWN MEMPHIS, TENNESSEE SUMMARY

WHAT WORKS WELL

WHAT DOES NOT WORK WELL

Harbor Town, located in Memphis, Tennessee, is an urban development project developed by the prestigious architecture firm, Looney Ricks Kiss, located on a peninsula adjacent to the Mississippi and Wolf Rivers. Developed in 1989, this large scale development contributes, in part, to the economic revitalization of the city of Memphis. This project proposes implementation of a village center which services the nearby townhouses and apartments. This village center features mixed-use commercial units with apartments, as well as a school for the community.

This proposal was winner of numerous awards from the American Institute of Architects and heavily publicized in many articles. This development provides nearby amenities for its community, as well as a number of different activity areas, such as generous parks and waterfront spaces. By establishing a village center, it creates a destination not only for the Harbor Town community, but for the surrounding city of Memphis. The scale of the development, as well as the density of the units within each block work well within the urban context of Memphis, Tennessee.

This large scale project developed with attention to a â&#x20AC;&#x153;small town feel,â&#x20AC;? caters to a specific economic group. The townhouses featured can cost upwards of $250,000 for a 3 bedroom, 3 bath singlefamily home ruling out the possibility of middle to low income families inhabiting the area. Implementation of housing developments such as this without careful attention to social and economic arrangements can displace existing residents and promote gentrification of entire communities. Unfortunately this project is displacing residents because of its located on the peninsula between two major rivers that has been subject to severe flooding in the past,

Fig. 8.109 Site Plan of Development

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SPRINGFIELD UTILIZATION

The implementation of the Village Center within the context of Silver Springs Park allows the surrounding community to access the amenities they need and establish a destination for those outside of the community. The density of the Harbor Townâ&#x20AC;&#x2122;s development in combination with the scale of Springfield would not be an optimal and achievable goal. The scale and typology of the mixed-use and townhouse models do closely resemble historical Victorian houses native to Springfield, evidenced on Historic Walnut Street. Recreating this typology with careful attention to social and economic needs of the Silver Springs area would be the catalyst for nearby remodeling of existing single-family homes, while not displacing the current residents. Fig. 8.110 Featured Townhouses

Fig. 8.111 Park and Townhouses in Development

Fig. 8.112 Proposed Site Use

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ROUNTREE

ROUNTREE: GENERAL INFORMATION

ROUNTREE PROGRAM STATEMENT

USER GROUPS

Rountree is an established neighborhood in Springfield with a unifying character and an active and politically engaged residential population that other neighborhoods in Springfield lack. It is located east of Missouri State University (MSU), the largest university in Springfield. Separating the Rountree neighborhood from MSU is the National Avenue corridor. The Rountree site for this housing study lies between the National Avenue corridor and Kickapoo Avenue and Cherry Street and Grand Street. Currently, the National Avenue corridor is composed of a mixture of fraternity houses, multi-family homes, apartment buildings, and commercial establishments. This is in stark contrast to the tranquil residential streets and single-family home in the Rountree neighborhood just one-block to the east. This National Avenue corridor lacks essential functional, physical, spatial, perceptual, and social transitional considerations that would help this zone better respond to the social and economic forces that are intruding upon the Rountree neighborhood. Careful consideration of proposed land usages, pedestrian and vehicular movement, and owner/tenant occupancies is required. Change and development along the National Avenue corridor is a given. This housing study of the area seeks to illuminate the developmental issues, broaden the developmental discussion, and illustrate developmental solutions that are complimentary to the established character of the Rountree neighborhood.

The primary focus of this study is to create a gradual transition in decreasing density from the National Avenue corridor into the Rountree neighborhood by proposing the integration of new housing types, while facilitating a conversation between Missouri State University and the Rountree neighborhood. Four potential user groups/ needs have been identified. These include: • Young professionals, or the millennials, the social generation desiring a more metropolitan and urban lifestyle. It is vital for the neighborhood to attract these young families, as they will potentially integrate and establish themselves within the neighborhood as the community population ages. This group is looking for affordable housing and close proximity to schools and parks. • This well-established neighborhood must also respond to those older community members who wish to stay in the neighborhood and age-in-place. They desire easy accessibility to medical care, parks and nearby amenities. • Because of MSU across National Avenue, college students are looking for housing and entertainment in the area. • The Rountree neighborhood is, currently, composed of middle class and middle-aged residents whom are highly politically motivated and academically involved. Most all of the residents within the neighborhood are physically and socioeconomically active in the Springfield community.

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INTRODUCTION EXECUTIVE SUMMARY PRECEDENT STUDIES CONTEXTUAL ANALYSIS COMMUNITY MEETINGS NORTH BOONVILLE WEST MEADOWS SILVER SPRINGS ROUNTREE general information site one site two site three CONCLUSION RESOURCES AND REFERENCES

Fig. 9.1 Site Analysis

263

DESIGN ISSUES AND GOALS • National Avenue and its surrounding context is a thriving area with various user groups, supporting diversification as density increases will be necessary. • Similarly, housing proposals should support those agingin-place and aging-with-dignity, since the Rountree neighborhood is an aging community. In doing so, facilitating age renewal within the area is important. • Any housing proposal should promote the establishment of a live-work-play environment and medium density housing when transitioning into the Rountree neighborhood as it will attract various user groups, while supporting and maintaining the character of the neighborhood. • To avoid any sort of encroachment upon the neighborhood, establishing a transitional zone to improve and strengthen the use and movement between MSU, the National Avenue corridor, and Rountree neighborhood will be necessary when new development occurs. • Improving the pedestrian, bicycle, and vehicular connections within the Rountree neighborhood and to Springfield amenities is what will make these design goals a success.

DESIGN LIMITATIONS

Due to Rountree’s well-established neighborhood character, design limitations need to be formulated: • The building height of existing single-family homes should be respected. New construction that is too tall will encroach upon and change the character of the existing context; respect the height and density existing in the neighborhood. • Adjacent to the ever-growing MSU and heavily traveled National Avenue corridor, the number and design of housing units in the transitional zone needs to be carefully considered due to parking constraints, parking needs, and parking conflicts those units will create. • The scope of any new development will need to be delicately and cohesively considered within the existing context; balance the housing, commercial, and entertainment activities for the city of Springfield within the constraints of the corridor. • Most importantly, the site needs proposals that work with the fabric now and that will continue to work as the fabric develops over the next 15 to 20 years; flexibility.

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AMENITIES • • • • • • • • • • • • • • • •

Commercial and Service District Accessibility Parking Considerations Balance of Public and Private Spaces Walk-Ability across National Stoplights and Stop Signs Crosswalks Addition of Pocket Parks Seating and Shading Accessibility and Context Relationships Gathering and Activity Spaces Walking and Biking Ease Connection to Greenway Trail/The Link Public Transit Shaded Bus Stops Signage and Maps

WHAT TRENDS Foreseeable trends that will influence the housing market in Springfield include: • An increase in gas prices that may place an emphasis on walking, biking or public transportation. • A growing need for affordable housing that is geared towards young professionals, college students, and young families. • Growing universities within Springfield may also generate more job opportunities.

Fig. 9.2 New Connection

Fig. 9.3 Figure Ground

Fig. 9.4 Parking + Roads

When studying the vehicular circulation of the site with the site proposals chosen, two road extensions are suggested on Monroe Street and McCann Avenue. The extension of Monroe Street gives the Rountree neighborhood a main entrance off of National Avenue. The addition of a Village Center calls for the extension of McCann Avenue in order to manage the additional traffic it would bring to the area.

The context of the National Avenue corridor has a distinct character that is apparent in building height. With the exception of the apartment buildings on the corner of National Avenue and Harrison Street, buildings do not exceed three stories on the east side of the National Avenue corridor. The city blocks in the area are small and gradually decrease in dimension when heading east on McCann Avenue.

The parking and street study displayed a major cluster around National Avenue. The analysis of this area made it apparent that the natural transition into the Rountree neighborhood occurs between the National Avenue and McCann Avenue block. When commercial activity stops on McCann Avenue, parking in the area stops abruptly as well. Making the commercial and residential transition very sudden.

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WALKABILITY

Currently, the sidewalks along the National Avenue corridor are located too close to the lanes of traffic. By introducing a pedestrian parkway in between National Avenue and McCann Avenue the corridor would connect future housing and multi-use developments. The parkway connects various points of interest along the parkway to stimulate socialization and walkability.

Fig. 9.5 Neighborhood Walkability

SITE CONTEXT The existing context is low rise and there is a concern among the community about high-rise apartment buildings diminishing the character of the area. New developments along the National Avenue corridor should be restricted to four stories or lower, preserving the neighborhoodâ&#x20AC;&#x2122;s character.

Fig. 9.6 High-Rise Building Out of Context

EXISTING CONDITIONS Once a house has reached itâ&#x20AC;&#x2122;s lifetime expectancy it can begin to change the quality of the neighborhood by decreasing the property value and weakening the character and safety of the area. These houses may benefit form renovations or may be beyond repair and need to be completely demolished.

Fig. 9.7 House in Need of Replacement

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TRANSITION

The transition of density is abrupt from the edge of National Avenue to the Rountree neighborhood. The commercial/large apartment complexes to single family homes is an unbalanced transition of density. There is no buffer between the commercial edge of National Avenue and the historic Rountree neighborhood. By establishing new housing types that provides a medium density and/ or green space a buffer would be created protecting the historic character of the Rountree neighborhood.

Fig. 9.8 Urban Neighborhood Transition

STREETS The Rountree neighborhood has no defined entry. The neighborhood is made up of an influential body of residents that are a strong knit community, yet the neighborhood lacks defined boundaries the extension of Monroe Street from National Avenue to McCann Avenue would provide a defined entry into the Rountree neighborhood and mirror the main entrance of Missouri State University.

Fig. 9.9 Neighborhood Entry

ACCESSIBILITY There are an abundant amount of entry points into the Rountree neighborhood off of National Avenue. The neighborhood, therefore, becomes a cut-through of vehicular traffic off of National Avenue. In limiting the access into the Rountree neighborhood off of National Avenue by converting Page Street and Madison Street into one-ways that only allow traffic to flow out of the Rountree neighborhood. This would restrict the traffic flow out of the neighborhood and maintain the quite low trafficked area.

Fig. 9.10 One-Way Street

267

TRANSPORTATION The bus stops along the National Avenue corridor have no shelter and little to no signage. Currently, the public bus system is underutilized, but is projected to grow with city size and rise in oil prices. Shading shelters will need to be added to the bus stop to establish their presence and protected the users from climate.

Fig. 9.11 Bus Stop

AMENITIES The nearby amenities in the area are predominantly fast-food chains. In the lack of local amenities the area is neglected of identity and character. An establishment of a Village Centers or multi-use building consisting of, restaurants, shops, and services would serve as a points of interest. The new development will stimulate the local economy and create a point of entrance for the city.

Fig. 9.12 New Connection

.LIGHTING Public lighting in the area is sparse. Off of the National Avenue corridor, the area lacks street lighting and seems unwelcoming at night. The addition of street lighting in the neighborhood, and illuminated pathways in gathering spaces would provoke a welcoming atmosphere.

Fig. 9.13 Outdoor Lighting Solutions

268

CODE

The existing zoning restricts potential housing solutions. One concern is that not all types of accessory dwelling units are accepted. A recommendation is proposed to permit the zoning of all ancillary dwelling units (ADU.)

Fig. 9.14 Housing Code

PARKING A major concern of new developments is that there is not enough parking per unit. The parking overflow from units onto limited street parking is not an adequate solution to the problem. The establishment of adequate parking for units by the number of beds per unit could be a possible solution if the user group is targeted at students. Zoned parking could be established at MSU for nearby residences.

Fig. 9.15 Neighborhood Parking Solution

269

IDEA NODE As a means to solicit as much input as possible from the people who lived in the neighborhood or who used the services offered in the area, the design team chose to construct two “Idea Node Kiosks” upon which the citizens could leave feedback. Based upon an example of what other community organizer had done in New Orleans, the design team constructed these threesided chalkboard painted kiosks to be placed around the community. The “Idea Node Kiosks” were 4 x 8 feet on a side and had the question “Over the next 20 years this space should...” written on all three sides. Below the question were individual lines for people to write their responses upon using the chalk that was hung from the kiosk. The two kiosks were constructed and placed in the community for a week. One was placed within the mixed-use zone on the east side of National Avenue between Cherry and Grand Streets. The other was placed within the residential area of the Rountree neighborhood on McCann Avenue. During the time that these “Idea Node Kiosks” were placed in the Rountree neighborhood two local news outlets covered the story and provided additional public awareness about the project and the innovative approach that the design team was using to solicit community input; The Springfield NewsLeader and KY3 Television.

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Fig.9.16 Idea Node

Fig. 9.17 Idea Node

Fig. 9.18 Idea Node on McCann Avenue

Fig. 9.19 Idea Node on National Avenue

OVER THE NEXT 20 YEARS, THIS SPACE SHOULD...

Harrison St.

McCann St.

Kickapoo St.

• • • • • • •

Have a Park Stay Green No Open Container Law Get a Coffee Shop/Café Have More Green Space Remain Spacey Be Just North of a Controlled Entry to McCann at 705-717 Have a Sidewalk Away from the Curb Be More Pedestrian Friendly Be Safer for Those Who Ride Bikes Be a Sign That Demands an Answer Have a Community Garden Have a Porch Swing Contain Art Offer Mix-Use R-HD with Retail-Business on Ground Floor and Housing Above Sell Food Be a Petting Zoo Not a High Rise Be a Parking Lot Tree House A Wider Walk Way Remain As Close To Same on East Side of McCann 654

National Ave.

• • • • • • • • • • • • • • •

Page St.

Fig. 9.20 Map of Node Locations

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ROUNTREE: FLEX HOUSING

SUMMARY The main focus of this proposal is to present possible housing solutions that can be used to create the transition in housing density between the National Avenue corridor and Rountree neighborhood. This proposal is focuses on creating pockets of public activity that will be dispersed among the proposed housing developments to help soften the concentration of housing, while increasing the density and diversity of the housing options. By increasing the housing density and diversity, parking may become an increased problem if not properly handled. To lessen the strain on the existing parking in the area that an increase in housing density would cause, we recommend that designated parking districts be created. With a potential increase in vehicular circulation, the walkability throughout the area will need to be addressed through the creation of a pedestrian-friendly network of green spaces, play areas, and community gardens. The existing housing stock in the area will either be retrofitted, renovated or replaced depending on necessity. The green areas have been emphasized in this proposal to help mitigate the concentration and density of housing in this part of the neighborhood and to provide outdoor public socialization activity nodes. The housing proposals presented herein seek to promote options that will encourage the diversification of the residents and tenants, attract young professionals and families to move into the neighborhood, and allow aging residents to age-in-place with dignity. This housing proposal seeks the creation of a new housing typology that can be adapted to the changing needs of the neighborhood overtime, be compatible to the character and values of the neighborhood, and be applicable in other neighborhood situation in Springfield.

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Fig. 9.21 Exterior Rendering of Pocket Park

SITE PLAN PROPOSAL It will be necessary for the proposed infill housing typologies to fit the existing plat and context of the Rountree neighborhood. This context relationship relates to the: • Size of the standard lot • Heights of the housing • Housing and landscaping design elements • Work in cohesion with the character of the neighborhood

Figure: 9.22 Potential Site Plan for Flex Housing

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SINGLE FAMILY HOME

MULTIFAMILY HOME

DETACHED UNIT

Figure: 9.23 Concept Diagram of Potential Units

274

ADAPTABILITY CONCEPT This design solution offers an innovative way to replace houses in the Rountree neighborhood that have reached the end of their life expectancy and need to be replaced, while at the same time upgrading the housing diversity, density, and flexibility of the housing stock. Whether the aging homes in the neighborhood are to be renovated or replaced, this “Flex House” concept can be applied. The Flex Housing option is meant to provide an adaptable strategy for responding to the changing context and needs of the Rountree neighborhood over the next 25 years. The Flex House concept is predicated on the idea of change and adaptability over time. The Flex House is design to be easily modified throughout its life as the needs of the household/owners change: young family, family with children, middle-aged with college age children, emptynesters, retirees, widows, parents living with their children, etc. This house, that is designed as a flexible “home” would allow people to age-in-place with dignity, to downsize and still be able to live at home, to take in a renter when the children leave to make some extra income, and to establish a multi-generational household. The Flex House provides a way to increase the population density within the neighborhood without visually increasing the physical density of the housing stock. The preplanned and designed Flex Houses will allow for easy conversion of the single-family home into either a singlefamily residence with an Accessory Unit or conversion into a multifamily residential unit. When building the Flex House the owner and developer must use carefully preplanned strategies for the subdivision of the house, i.e. the addition/removal of walls, the easy location and modification of the plumbing, electrical, and HVAC systems when the modifications occur, and for the exterior access and facade modifications. SINGLE FAMILY RESIDENCE Unit One Type # Sq. Ft. Total 2 Bedroom Single 3 1950 5850 SF Family Home TOTAL 5850 SF SINGLE FAMILY HOME WITH ATTACHED UNIT Unit Two Type # Sq. Ft. Total 1 Bedroom Unit 3 750 sq ft 2250 SF 2 Bedroom Unit 3 1,200 sq ft 3600 SF TOTAL 5,850 SF

Vertical Vertical Vertical PRIVATE PRIVATE PRIVATE BEDROOM BEDROOM Cirulation Cirulation BEDROOM Cirulation BEDROOM BEDROOM BEDROOM

MODULAR UNITS

Bathroom

Storage Storage Storage

BEDROOM PRIVATE Bathroom BATHROOM BEDROOM Storage BEDROOM BEDROOM Storage Bathroom Storage Bathroom PRIVATE BATHROOM PRIVATE BATHROOM BEDROOM Storage BEDROOM BEDROOM Bathroom Bathroom BEDROOM Storage BATHROOM BEDROOM PRIVATE BATHROOM Storage BATHROOM BEDROOM PRIVATE BEDROOM Bathroom BEDROOM Storage BEDROOM BATHROOM Storage PRIVATE BEDROOM Bathroom SEMI-PRIVATE BEDROOM BATHROOM Entry Bathroom KITCHEN Storage Bathroom BATHROOM

The Flex House design is composed of three precast concrete house forms that vary in size. Within each of these house forms the program varies depending on the household requirements and design model. These house form units can be organized in many different ways depending on the size of the house required. The organization of the current Flex House forms are based on the arrangement of a traditional housing typology with a transition from public to private spaces as you progress through the housing unit.

DINING ROOM Living Room Utilities KITCHEN SEMI-PRIVATE SEMI-PRIVATE DINING KITCHEN ROOM Entry Living Entry RoomBathroom BATHROOM SEMI-PRIVATE UTILITIES DINING ROOM Living Room SEMI-PRIVATE UtilitiesEntry KITCHEN BathroomSEMI-PRIVATE KITCHEN Living Room DINING ROOM Entry Living Room DINING ROOM SEMI-PRIVATE BATHROOM UTILITIES Utilities KITCHEN SEMI-PRIVATE Living Room DINING ROOM Entry BATHROOM UTILITIES Living Room Entry SEMI-PRIVATE Dining Room Public Kitchen LIVING ROOM Entry PUBLIC PUBLIC Dining Room Entry Living Room Entry Kitchen LIVING Dining Room Kitchen Public ROOM LIVING ROOM Entry PUBLIC Living Room EntryRoom PUBLIC Dining Entry Dining Room Public Kitchen Kitchen LIVING ROOM LIVING ROOM Entry PUBLIC Entry PUBLIC Dining Room

Kitchen

LIVING ROOM

Figure: 9.24 Programming Diagram for Flex Housing

275

UNIT CONFIGURATION Using the Flex Houseâ&#x20AC;&#x2122;s predetermined housing units, different housing configurations can be produced. These configurations could be arranged to express a traditional housing styles, similar to the current housing in the Rountree area or a different, yet compatible, housing style by using the flexibility of the Flex House design. The size and scale of the housing units are meant to compliment the housing in the Rountree neighborhood to allow for cohesiveness. The housing units are designed to complement the surrounding neighborhood and work in harmony with the other proposals within the neighborhood. This is done by using similar materials within each proposal and responding to similar neighborhood details.

Figure: 9.25 Potential Unit Organization

276

Figure: 9.26 Movement of Units

Str

tur

Figure: 9.27 Exterior Rendering

CONTEXT Each Flex Housing unit relates to the surround context by adhering to the character of the Rountree neighborhood. The neighborhood has a strong sense of uniformity among its housing. For example, the porch typology is a common housing element in the Rountree neighborhood. Therefore, the new Flex House designs have utilized this porch typology to establish a compatible design expression. This compatibility is further established through the use of common materials found in the Rountree neighborhood and the reinterpretation of existing housing details and forms.

277

Figure: 9.28 Single Family Home First Floor

Figure: 9.29 Single Family Home Second Floor

Figure: 9.30 North Section

Figure: 9.31 Multifamily Home First Floor

278

Figure: 9.32 Interior Perspective

Figure: 9.33 Unit Organization Diagram

Figure: 9.34 Rendered East Elevation

279

Figure: 9.35 Single Family Home First Floor

Figure: 9.36 Single Family Home Second Floor

Figure: 9.37 North Section

Figure: 9.38 Multifamily Home First Floor

280

Figure: 9.39 Exterior Rendering of Flex Housing

Figure: 9.40 Unit Organization Diagram

Figure: 9.41 Rendered East Elevation

281

Figure: 9.42 Single Family Home First Floor

Figure: 9.43 Single Family Home Second Floor

Figure: 9.44 North Section

Figure: 9.45 Multifamily Home First Floor

282

Figure: 9.46 Interior Perspective

Figure: 9.47 Elevation and Axon of Unit Organization

Figure: 9.48 East Elevation

283

PRECEDENT: PATCHWORK PHILADELPHIA, PENNSYLVANIA SUMMARY

WHAT WORKS WELL

WHAT DOES NOT WORK WELL

Using a method such as retrofitting could be applicable within the Rountree neighborhood. Retrofitting would be a good option for those houses within the Rountree area that are not up to standards. This precedent also presents a convenient and successful way to integrate pedestrian areas into an existing neighborhood while also providing an extended purpose for the area.

This precedent uses an “evolving block” strategy. This strategy phases incremental and achievable improvements in over a 25 year span, much like our plan. Vacant parcels, punctuating rowhouse blocks, are used to create a pedestrian-friendly network of green spaces populated by play areas, community gardens, and urban farms for the neighborhood. Existing rowhouses are either retrofitted, renovated or replaced, with the materials of structures deemed necessary for demolition salvaged for reuse elsewhere in the neighborhoods. This creates a sustainable process that is maintainable for future development. It decreases waste produced by the development of the area.

This precedent is too aggressive to be implemented in the Rountree neighborhood. The precedent wants to achieve 100% on-site renewable energy using facades retrofitted with photovoltaic panels and solar power collecting canopies. The plan implements rain gardens and roof cisterns that are meant to combine with district level water treatment centers that are located along this proposed green space network. This is meant to reduce the neighborhoods water consumption and ease the demand on the city’s aging and over-burdened sewer system. This is another aggressive use of land that is green, but would be hard to implement in an already wellestablished neighborhood.

Fig. 9.49 Site Strategy

284

SPRINGFIELD UTILIZATION This precedent approach: • Could be flexibly adapted to fit the needs of the growing area within the next 25 years • It could be implemented in stages to allow for continuous development over the next 25 years • It could be implemented to retrofit houses that are not up to the standards of the neighborhood Establishing this plan of either retrofitting, renovating, or replacing existing homes when necessary, while also reclaiming vacant parcels of land to create a pedestrian-friendly network of green spaces used for play areas and community gardens meant for use by the community would be a logical conceptual approach for the Rountree neighborhood.

Fig. 9.50 Proposed Linear Park

Fig. 9.51 Mixed Use

Fig. 9.52 Where the Precedent was Used

285

PRECEDENT: CHAFFEE AVENUE AUGUSTA, GEORGIA SUMMARY

WHAT WORKS WELL

This precedent keeps within the characteristics of the existing neighborhood. It shows the possibilities of a mixture between singlefamily housing and mixed-use housing. The plans presented are not progressive in their proposal of changes and can easily be related to the Rountree neighborhood; they are similar in scale and density.

The manner in which this precedent explores the different mixed-use opportunities and neighborhood configurations is quite successful. The flexibility of the development plan allows for the exploration of singlefamily houses on both sides of the avenue with commercial or mixed-use buildings on the other frontages as well as multi-family housing on the avenue along with single-family houses on the other side.

IMAGE

Fig. 9.53 Site Plan 1

286

Fig. 9.54 Site Plan 2

WHAT DOES NOT WORK WELL • This project does not deal with the transition areas into the neighborhoods or the buffer zone between the new proposal and the established neighborhood. • The organization of the area is not quite the same as the Rountree neighborhood. • The project does not mention anything about maintaining the character of the area that is a necessary part of the design criteria for the Rountree project. • The precedent also does not address the street or potential traffic problems that could occur.

SPRINGFIELD UTILIZATION

The size and scale of this precedent and the Rountree neighborhood is similar to the scale. Using a similar idea for implementing smaller scale mixed- use housing among singlefamily housing would be one way of increasing density while also diversifying the housing options within the area.

Fig. 9.56 Street View

Figure: 9.36 North Section

Fig. 9.55 Street View

Fig. 9.57 Where the Precedent was Used

287

ROUNTREE: BRIDGING THE GAP

SUMMARY

In order to create a smooth transition in decreasing density from the National Avenue corridor into the Rountree Neighborhood, this housing proposal aims to enhance the richness and values of the already well-established community. The three conceptual points that were explored in developing this transition include: • Defining the edge of the Rountree neighborhood • Bridging the gap of undefined spaces as the transition occurs • Implementing accessory dwelling units The development of pocket neighborhoods, rowhouses, and multi-use housing types that intertwine with pedestrian and bicyclefriendly passageways, neighborhood green spaces, and necessary amenities will offer a gradient of social experiences. Reorganizing vehicular traffic, facilitating public transit, and generating creative

Fig. 9.58 North To West Site Section

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parking solutions will be necessary as density fluctuates. The subtle transition in housing types will attract people of varying generations and social-economic status. This integration will diversify, but respect the contextual building height and typology of homes in the Rountree neighborhood, while extending the edge of the neighborhood. Currently, the National Avenue corridor acts as a divider between Missouri State University and Rountree neighborhood, greatly disconnecting the visual and physical relationship between the two. Extending the neighborhood edge onto National Avenue gives the well-established neighborhood a face within the high trafficked area. The Madison Townhouses define the Rountree neighborhood’s edge, while serving as a middle-ground between existing homes and new development.

SITE SELECTION

The site located at the intersection of Madison Street and National Avenue is a promising one because it faces the new Missouri State University Welcome Center and the universityâ&#x20AC;&#x2122;s front gate and has easy circulation and accessibility into and out of National Avenue. It was chosen because of the axis occurring on this corner strengthen the connection between the thriving Missouri State University and the established Rountree neighborhood.

Fig. 9.59 Site Plan and Linear Parkway

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SUMMARY

As Missouri State University expands, the Rountree neighborhood has a unique opportunity to distinguish the educational and residential districts. The Madison Townhouses strive to extend residential living to the edge of National Avenue. The edge along the east side of National Avenue is currently undefined, making the transitional experience that occurs when moving north and south along National Avenue unimpressive and unmemorable. The edge refinement that the Madison Townhouses proposes seeks to generate conversation and cohesion between the two distinct districts, MSU and Rountree neighborhood, that should work together. A mixture of fraternity houses, religious buildings, and other private facilities that currently service specific users limit the amount of pedestrian circulation and activity from which this district

Fig. 9.60 Courtyard View of Madison Townhouses

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would benefit. As a new development, the Madison Townhouses speak to young families, with parents from the millennial generation, who are looking for a neighborhood to begin establishing themselves and raising their family, but who desire the amenities that city center living offers. The Madison Townhouses proposal offers a modern stepping stone for young families that will eventually bridge into another stage in their lives. At that point, those families may begin transitioning into the core of the Rountree neighborhood. The units nest together so that living spaces and front porches do not intrude excessively into each otherâ&#x20AC;&#x2122;s private spaces. A courtyard along the front of the Madison Townhouses promote socialization and provide a gathering space and park like setting, promoting neighbors to feel comfortable and safe within the

site. Shrubbery and appropriate fencing aid the in defining the edge and providing privacy. South of the units is a pocket park, such as the ones described in the previous site proposal that connect to the linear parkway along the east side of the Madison Townhouses. The linear parkway grants access to service vehicles and minimal vehicular circulation for residents in the area. Simultaneously, the linear parkway weaves in and out creating pocket parks and access routes from National Avenue and to McCann Avenue, extending south to meet the proposed plaza north of the Rountree Village Center and the proposed pedestrian underpass.

Fig. 9.61 Site Circulation

Fig. 9.62 Defining the Edge

Fig. 9.63 Bridging the Gap

Fig. 9.64 West to East Site Section Diagram Depicting Transition

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EXTENDING THE NEIGHBORHOOD EDGE

The Madison Townhouses provide a convenient and easy to maintain environment that is both secure and upholds a sense of community. Similar in feeling to typical family homes of the neighborhood, but diverse and dynamic because the units can be owned as part of a condominium development arrangement. The Madison Townhouses offer the best of condominium and single-family home living at once. Residents of these units have the benefits of limited accountability and lower cost of upkeep for the property as well. In extending the edge of the neighborhood in a contemporary, but unique way, the six Madison Townhouses units provide a medium density living arrangement, sustaining the gradual transition in density necessary in the area. The six unit townhouse is composed of two

Fig. 9.65 West Elevation

Fig. 9.66 East Elevation

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varying floor plan configurations. The three levels unit â&#x20AC;&#x153;Aâ&#x20AC;? configuration provides a two-car garage, a living room, family/den, and bathroom on the first floor. The kitchen and dining room face National Avenue and provide an ample front porch that mimics the front porch typology found throughout the Rountree neighborhood. The second floor has a master bedroom with a full bath, another bedroom with a walk-in closet and separate full bathroom. Extra storage space and laundry facilities are aligned along the central corridor. This corridor also acts as an axis to where front and back patios exist and again attempt mimicking the front porch typology in an innovative new way. The uniqueness of these units is that the third floor can either become a third bedroom in a loft like setting with its own roof-top view or it can become a roof-

top patio where family and friend gatherings on warm summer nights. The function of the third floor can be designed to fit the needs of the residents purchasing the unit. Similarly, the unit “B” configuration offers the same amenities on the first floor and second floor, but with the addition of a third bedroom. Again, the third level of the unit is designed to fit the needs of the residents purchasing the unit.

3rd Floor Plan A

3rd Floor Plan B

2nd Floor Plan A

2ndFloor Plan B

1st Floor Plan A Fig. 9.67 Floor Plans

1st Floor Plan B

RESIDENTIAL Townhouses Type 3 Bed 4 Bed

# Sq. Ft 3 1,800 3 2,000

Total 5,400 6,000

TOTAL DEVELOPED SQ. FT

11,400 SF

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DEFINING THE EDGE

SIGNAGE

Madison Townhouses help define the neighborhood’s edge, yet stand out from the existing context. The units resemble and read as residences, but their form brings a sense of “newness” to the air and experience as they sit facing the highly trafficked area and fast growing MSU campus. Nonetheless, the rowhouses strives to take dominant components and characteristics of the Rountree neighborhood and move them out towards the main street through the use of materiality found within the neighborhood and the abstraction of the front porch. The units implement brick, natural stones, and earthy tones of wood and siding, which are found throughout the neighborhood.

The use of lighting within and on the exterior of Madison Townhouses, on the site, and along the borders of the linear parkway will determine the ambiance and over-all feeling when circulating through the site. Proper, well-lit entrances are key to the success of the spaces and determine how welcoming and safe the spaces around the townhouses feel. Lighting is especially important along the linear parkway where pedestrians will be inclined to take an evening stroll.

MERGING CONNECTIONS

DESIGN CHALLENGES

In order to begin implementing a smooth transition into the Rountree neighborhood, and for the livelihood of this area, it is essential to generate a destination rather than just a circulation point, while simultaneously promoting and facilitating pedestrian traffic. Giving focus to reducing urban sprawl by balancing the natural and built environment and old versus new development. As the Madison Townhouses begin to define the Rountree neighborhood’s edge at the corner of National Avenue and begin sweeping along Madison Street and onto the proposed linear parkway, the accessibility, connectivity, walkability, and connection throughout the overall site will also begin to establish itself.

In bridging the gap between a growing university and an established neighborhood, and making a strong connection between the existing and the new, design challenges arise. Within the project, those most strongly include knowing how to respond to the character of the Rountree neighborhood while responding to the fast-growing development occurring on MSU’s campus.

Fig. 9.68 South Elevation of Transition from Madison Townhomes and Linear Parkway to Existing Home on McCann

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Fig. 9.70 Madison Townhouse Perspective from Linear Parkway

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LINEAR PARKWAY Insufficient and undefined commercial and residential spaces between National Avenue and McCann Street creates issues of littering, noise, and safety. This is reinforced with unspecified areas and the lack of existing green spaces between MSU and the Rountree neighborhood. The proposed linear parkway extends from the northern commercial node of the site, weaves its way through the context as it moves south and makes a connection with the proposed main entrance on Monroe Street. Sitting just west of the Madison Townhouses, the linear parkway becomes an extension of the backyard, promoting socialization within the neighborhood. The brick road lined by large shade trees, shrubbery, and landscaping sets the bar for the over-all feeling that the linear parkway generates. The linear parkway promotes pedestrian activity, neighborhood growth, and establishes the area as a desirable place to live by offering a courtyard or garden like experience that promotes a sense of community. The proposed walkway will promote a higher

living standard and encourage socialization, reinforcing relationships between neighbors. Small pocket parks that weave throughout the site, create pedestrian connections between commercial nodes along National Avenue. The Madison Townhouses pocket neighborhood, adjacent to the linear parkway aids in stitching the existing neighborhood and the new development together. The linear parkway provides a vegetated edge along the west side of the Rountree neighborhood. It provide a gradient or transition of social experiences as pedestrians move from National Avenue into the core of the neighborhood. The linear parkway will also allow for outings and social gatherings by providing shade, greenery, and areas to sit.

Fig. 9.71 Connection Between Madison Townhomes, Linear Parkway, and Accessory Dwelling Units

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Fig. 9.72 Depiction of Linear Parkway Experience

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ACCESSORY DWELLING UNITS

To further explore the transition in housing density, various homes along McCann Street just west of the linear parkway were analyzed and designed to have accessory dwelling units (ADU) attached to them. An accessory dwelling unit is a second, usually smaller, living space on the same grounds as the primary housing unit. Various ADU arrangements exist, allowing home owners to implement units to fit their needs. ADU arrangements can be constituted as units above a garage, as an attic apartment, a basement apartment, a detached house in the back yard, or even a separate wing of the primary dwelling. They are also referred to as granny flats, lane-way houses, in-law units, alley flats, and ancillary houses. These are homes and apartments that are used to shelter aging family members, older children that move back home, friends, and even unrelated home-renters solely for extra income. ADUs would be beneficial to the Rountree neighborhood because they can be integrated to fit into the fabric of the neighborhood. Such dwelling units can economically renovate existing, but underused spaces. A common accessory dwelling unit is a garage conversion. Many of the existing family homes in the neighborhood have detached garages making them easily adaptive structures to renovate into a dwelling. These detached structures make it feasible to provide accessibility and egress. More importantly, detached garage conversions can provide privacy, natural lighting, and ventilation. The following images depict specific houses along McCann Avenue that fit the single-family home typology found throughout the Rountree neighborhood that could potentially implement ADUs into the existing floor plan. Fig. 9.73 Site Plan with Marked ADU Locations

Fig. 9.74 Existing Backyard Shed

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Fig. 9.75 Conceptual Renovation

Fig. 9.76 Shed Conversion

Fig. 9.77 Potential Floor Plan Layout

Fig. 9.78 Existing Home on Madison

Fig. 9.79 Conceptual Basement Addition

Fig. 9.80 Basement Conversion

Fig. 9.81 Home on McCann

Fig. 9.82 Conceptual Attic Addition

Fig. 9.83 Attic Conversion

Fig. 9. 84 Detached Garage on McCann

Fig. 9.85 Conceptual Garage Addition

Fig. 9.86 Garage Conversion

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PRECEDENT: ANKENY ROW PORTLAND, OREGON SUMMARY

WHAT WORKS WELL

WHAT DOES NOT WORK WELL

Tucked in Southeast Portland’s Buckman neighborhood, Ankeny Row is adjacent to stores, restaurants, parks, and public transit that facilitate a car-free lifestyle. This project improved urban livability while reducing the environmental footprint. Compact townhouse forms line the street with the incorporation of a pronounced pedestrian entrance, defining the streetscape. Situated within the complex is a greenway with accessibility from the units to entrance nodes, further enhancing neighborhood walkability, extending it towards the exterior of the complex and keeping that “eyes on the street” mentality that maintains a dense area feeling safe. Ankeny Row emphasizes people, the community, and the common ecosystem.

The common courtyard is designed in relation to the townhouses to afford ample private, semi-private, and public outdoor rooms offering a full gradient of social experiences. Similarly, the courtyard begins to link itself to other pedestrian routes outside of the complex. A common room and kitchen allow group and community activities and hosted dinners that promote socialization within the community. Ankeny Row is situated between an urban environment and a neighborhood, the complex is compatible to single-family homes in scale and is used as a stepping stone from single-family homes to adjacent commercial districts.

The balconies that Ankeny Row provides minimally reflect the socialization found in Rountree’s front porches. While they are functional outdoor spaces, they do not offer the front porch typology found in Rountree. Parking is detrimental to circulation within and around any implemented housing unit in Springfield, however, the project does not account for organized vehicular traffic or parking opportunities.

Fig. 9.87 Ankeny Row Site Plan

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Fig. 9.88 Courtyard Axon

SPRINGFIELD UTILIZATION

Springfield would benefit from picking a typology such as the one depicted by Ankeny Row because it considers important aspects that Springfield will have to account for within the next 15 - 20 years. The project addresses environmental issues and provides creative solutions to minimize the carbon footprint of a new building. These units are known as “Passive Houses,” utilizing a combination of super-insulated and airtight construction, heat-recovery ventilation and passive solar heating. As a result, the buildings’ heating loads have been reduced by 90% compared to typical new homes. The buildings will produce all of their own energy from rooftop solar arrays, allowing them to achieve net-zero energy performance. Fig. 9.90 Unit Section

Fig. 9.89 Ankeny Row Perspective

Fig. 9.91 Common Courtyard

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PRECEDENT: CONOVER COMMONS HOMES REDMOND, WASHINGTON SUMMARY

WHAT WORKS WELL

WHAT DOES NOT WORK WELL

Redmond was facing the growth pressures of smaller cities. With aim to preserve housing diversity, affordability, and character, while discouraging the spread of placeless sprawl, the Conover Commons Homes allow up to double the density of detached homes in single-family zones. Homes at Conover Commons are designed with community in mind, surrounded by a small, fenced private yard and sensitively arranged around garden courtyards. This pocket neighborhood provides privacy and security within, allowing everyone to be known by each other.

The active areas of each house face the shared garden area, while private realms are more secluded. These houses “nest” together, so that living spaces of one home do not peer into the private spaces of another. Homes are aligned along a pedestrian walkway that can create accessibility to other amenities. Included in the complex is a garage unit for the cluster of homes. This precedent incorporates single-family homes, preserves the porch typology and encourages walkability, fulfilling Rountree’s values. Shared open spaces give this relatively dense community a park-like setting and the impression of a wellestablished community.

Conover Commons Homes has many strengths that can be incorporated into a design in the Rountree area, however, these units are secluded from the urban context making the environment feel a little more private and reserved. This same sort of seclusion causes the neighborhood to minimally engage itself with it’s surrounding context and makes walkability outside of the unit less accessible.

Fig. 9.92 Site Axon

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Fig. 9.93 Site Plan

SPRINGFIELD UTILIZATION

The Conover Commons Homes tackle similar constraints that Springfield will face as density continues to increase. The cottage community has captured spatial qualities that Springfield would benefit from having when transitioning from a high-density, urban setting to single-family homes. Having a centralized courtyard or open area where people can socialize, walk, or play is essential for bringing the community out to interact and liven the area. Making a strong connection with that centralized courtyard and any adjacent pedestrian walkways or trails will heighten the utilization of that circulation. Fig. 9.95 Courtyard Experience

Fig. 9.94 Conover Commons and Sidewalk Relationship

Fig. 9.96 Homes Nested Together

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ROUNTREE: ACTIVITY NODE SUMMARY

The Rountree Village concentrates on the interaction of Missouri State University students and the residents of the Rountree neighborhood. The universityâ&#x20AC;&#x2122;s presence is prevalent in the historic neighborhood with many of the faculty and staff residing there. The National Avenue corridor turns its back on the Rountree neighborhood and caters to the student body. The new Rountree Village addresses the lack of amenities along the National Avenue corridor by creating a retail and restaurants activity node. The multi-use building creates a communal destination for students, residence, and the surrounding community. The building block will continue the characteristics of the Rountree neighborhood out on to the edge of the National Avenue corridor and will accurately depict the dynamic area of higher education on one side and a historic housing district on the other. The increase of potential vehicular traffic

Fig. 9.97 West Street Elevation

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will be counter balanced with the linear parkway in between this block of National Avenue and McCann Avenue. The courtyard plan of the Rountree Village lies on axis with the linear parkway. The Village Center will become the end and/or the starting point of the linear parkway. The linear parkway creates a transition zone from the commercial activity on National Avenue into the quiet Rountree neighborhood. The walkability of the area increases as the pedestrian traffic is diverted off the busy vehicular avenue on to a pedestrian parkway. The proposed pedestrian underpass on National Avenue will open up to a green plaza and link to the linear parkway. The block bounded National Avenue to McCann Avenue will emphasize pedestrian transit and link existing and future housing and commercial developments.

ROUNTREE VILLAGE SITE SELECTION

The National Avenue corridor, spanning from Cherry to Grand Street, is the dividing line between Missouri State University and the historic Rountree neighborhood. The existing communities on either side of National Avenue support one another through employment and residence. The northernmost part of the National Avenue corridor is made up of a higher-density development that includes many programs, ranging from a local art shop to fast food chains. The walkability of the area is high and supports much of the active college life around it. Vehicular traffic is frequent on the National Avenue corridor and peaks in both the morning and evening rush hours. The activity on National Avenue makes the real estate valuable and highly desirable for future developments. Much of the existing context between Monroe and Page Street brings out the Rountree neighborhood characteristics. The businesses in that area reside in single-family homes that do not exceed two stories. On the far south end of the National Avenue corridor between Belmont and Grand Street is an area of higher intensity of commercial activity. The corner gas station acts as a local convenience store and lunch spot to many of the nearby residents and students. The Bear Mall remains vacant of shops and is inactive for most, if not all, parts of the day. The site selection of the Rountree Village looked at the potential user groups alongside the pedestrian and vehicular traffic patterns. On each end of National Avenue corridor there are commercial nodes consisting of service and retail activity; the north side is more successful than the south. At the south end, the Bear Mall is removed from the active pedestrian walkway and is not easily accessible by vehicular traffic. The Rountree Village addresses the problems associated with the Bear Mall through new programming and design. The Rountree Village occupy the site of the Bear Mall and the apartments directly behind it to develop this proposed mixed-use activity node. The economic success of the Rountree Village will be dependent on both students and Rountree residence. The development will respond to the needs of both users and define the urban edge, while strengthening the local economy.

Fig. 9.98 Site Plan of Activity Node

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PLAN

Fig. 9. 99 Rountree Village 1st Floor Plan

Fig x-x Title

Fig 9. 100 Rountree Village 2nd Floor Plan

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The first floor of the Rountree Village is a mixed-use of service, retail, and restaurant area. The two main restaurants face National Avenue and feature indoor and outdoor seating. Pedestrian circulation penetrates through the central building and directs the user to an open courtyard. The courtyard becomes the unifying factor of the three mixed-use buildings. The second floor apartments are accessed off the central courtyard. The apartmentâ&#x20AC;&#x2122;s entryway is away from parking and promotes socialization and circulation through the courtyard. The second floor is composed of seven apartment units, five two bedroom and two three bedroom. Each unit has a living room, kitchen, kitchen pantry, full bathroom, and laundry room. All units are ADA accessible and accommodate a wide range of users. The entrances into each unit are close together to promote community.

Residential Retail Restaurant

RESIDENTIAL Type 2 Bed 3 Bed

# 5 2

Sq. Ft 1,200 1,440

Total 6,000 2,880

# 12 4

Sq. Ft 958 2,750

Total 11,500 11,000

7,000

Sq. Ft 162 162

Total 3,000 5,620

COMMERCIAL Type Retail Restaurant

PLAZA

Fig. 9.101 Commercial Nodes

PARKING Type # Residence 16 Commercial Parking 35

TOTAL DEVELOPED SQ. FT

Fig. 9.102 Circulation Diagram

47,000 SF

PHASING The phasing process help potential developers conceptualize the project in an affordable way. The Rountree Village is able to happen in three building phases. • Phase one replaces Bear Mall with a mixed-use building, commercial use on the first floor and apartments on the second. • Phase two begins to establish the centralized courtyard and is commercial use only. • The third and final phase closes off the courtyard from the south and is on axis with the linear parkway. • Phase four provides four additional commercial units to the existing village.

Fig. 9. 103 Program Diagram

Fig. 9. 104 Phasing Diagram

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DESIGN CHALLENGES The Rountree neighborhood is an established community that is in very good condition. In surveying the National Avenue corridor, there were very few houses that had reached their life expectancy. The condition of the neighborhood limits the amount of new construction. The strong character of the area also limits the design possibilities. The houses in the Rountree neighborhood do not exceed three stories and are the classic bungalow style with an importance on the front porch. The neighborhood has strong views on preserving and maintaining the existing character. The National Avenue corridor wishes to have a lots of new amenities, but is not willing to change its character for it. One challenge faced was to provide a new development that remained in the characteristic of the historic Rountree neighborhood yet provided a trendy destination point.

USER The 1,200 to 1,440 square foot units will provide an alternative living arrangement to the predominately single-family homes in the area. The seven apartments on the second floor will be lease only, targeting young families and young professionals. The apartments above the commercial area could act as a live-work situation where the business owner lives above his or her shop. The complex will be a rich community extension from the Rountree neighborhood. Fig. 9.105 Interior View of Restaurant Space

MILLENNIAL Millennials are drawn to a metropolitan area in order to be socially connected to the city center. A multi-use development allows the area to obtain medium density while gaining local businesses to support the influx of residents. The mixed-use development provides pedestrian connection to local necessities. The program and contents of a mixed use building enrich the surrounding culture and support both students and residents of the neighborhood. The open-air circulation between shops promotes non-vehicular transit.

Fig. 9.106 Design Goals Diagram

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Fig. 9.107 Perspective View off of Belmont Avenue

Fig 9.108 North Elevation

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SUSTAINABILITY The site orientation responds to the weather patterns of Springfield, Mo. Each commercial unit becomes an independent solar collector to achieve the most solar gain. Storefronts and bedroom windows facing the south will achieve the greatest solar gain due to the low sun angle in the winter months. This design decision reduces the heating cost and carbon footprint of the village. Adequate overhangs and recessed entries create shading in the summer months to help with cooling efficiency. The landscape around the development will be comprised of native Missouri plants, trees, and flowers; little maintenance and minimal watering will be required. Highly efficient appliances will be used in both apartments and first floor restaurants to reduce the energy uses by Âź- Â˝.

Fig. 9.109 Pedestrian Penetration through Building

Fig. 9. 110 Section West -East

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Fig. 9.111 View from the Corner of Belmont Street and National Avenue

CONCEPT The concept of the Rountree Village is about kinetic energy. The Rountree Center will stimulate motion by pedestrian circulation and by the types of commercial occupation it obtains. The momentum created by the pedestrian circulation will result in economic gains for the area. Fig. 9.112 Design Concept Diagram

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SITE SELECTION

NATIONAL AVE.

Fig. 9. 113 Underpass Perspective

Fig. 9.114 Section West-East

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The proposed pedestrian underpass on National Avenue will create a safe pedestrian walkway. The National Avenue corridor within the next 25 years will continue to gain traffic and density making it increasingly more dangerous for pedestrians. The site selection for the underpass was determined based off of an existing cross walk that is heavily used by Missouri State University students. The pedestrian underpass would divert pedestrians off of the busy avenue, allowing traffic to flow smoother and more efficiently on National Avenue. The conjoined developments of the underpass and plaza make for a public gathering space.

Fig. 9.115 Circulation Diagram

LINEAR PARKWAY Fig 9.116 Spaces Diagram

Fig. 9.117 Plaza Plan

THE DESIGN GOAL The plaza extending out of the pedestrian underpass provides a public gathering space. The design goal is to stimulate socialization in the open program. The plaza links the pedestrian parkway to the underpass, merging the connection of Missouri State University to and from the east side of the National Avenue corridor. The flexible space allows a verity of activities to function in the space, small art fairs, festivals, student meetings and other public functions.

LIMITATIONS AND CONCERNS: The height required for the underpass demands that the road rise 18â&#x20AC;&#x2122; feet. Pedestrian circulation would remain an option on the vehicular overpass yet a three foot concrete barrier would be dividing the vehicular and pedestrian circulation.

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PRECEDENT: DUTCH HOFJE HILLEGON, NETHERLANDS SUMMARY

WHAT WORKS WELL

WHAT DOES NOT WORK WELL

The Dutch word hofje refers to a privately owned group of apartments masses around a courtyard. The hofje, popular in the 1518th century, were typically 8-10 apartments in a grouping. The housing quarters for the elderly were located on the main street arteries and could be accessed through large gates. The scale of these developments insured community and privacy in a dense urban fabric. The hofjes that remain today are primarily in western Europe and are rented to students and low-wage working people; some have been converted into museums.

The hofje community is gated, insuring privacy to its occupancies. The crime rate is very low, thus making level of security with in the hofje quite high. The inflow of non-residence is restricted and secured by the gated access into the hofje. The entryways face into the courtyard and simulate a communal atmosphere. The green court yard provokes outdoor and communal activity. The separate entries into each unit is oriented close together provoking conversation among the residence. The small units (800-1,000 SF) are an affordable housing alternative to a gated single family neighborhood.

Parking is non-existent the hofje neighborhood due to its Renaissance time period. This is problematic for the vehicular dependent 21st century. The unitâ&#x20AC;&#x2122;s easement from the road is minimal and unitâ&#x20AC;&#x2122;s closes to the road would be disturbed by the street noise. The two story unit would not be ideal for elderly or disabled in that there is not room for an elevator. Each unit is 800 SF and only one bathroom is provided for two bedrooms. The small quarters could not accommodate a large family.

Fig. 9.118 Birds Eye View

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Fig. 9.119 Perspective of Courtyard

SPRINGFIELD UTILIZATION

The 8-10 apartment arrangement is an ideal size for Springfield, MO. The low, two story development fits into the neighborhood character of the Rountree. If an similar development was constructed along the National Avenue corridor the units would face inward, creating the privacy needed on the busy avenue. Each unit shares a party wall that is a 8 inch thick brick and has a fire rating of 2 hours. The sustainable design makes the best of land use yet still provides a charming atmosphere. Communal gardens could be implemented in the shared courtyard to sustain water drainage and supply homegrown produce. Fig. 9.120 Hofje Plan

Fig. 9.121 Section of Unit

Fig. 9.122 Circulation Diagram

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PRECEDENT: SUNNYSIDE GARDENS QUEENS, NEW YORK SUMMARY

WHAT WORKS WELL

WHAT DOES NOT WORK WELL

Sunnyside Gardens is a 1924 urban development of 56 acres (16 blocks) in Queens, New York near an established train station. The urban development was based off the idea of a “green city“ developed by Ebenezer Howard in England. The first phase of development took a, “900 foot long block and subdivided then into three or four clusters of about 36 houses, with each commons opening to the next.“ The houses were mostly built in rows that formed a large courtyard grouped between one another.

Sunnyside Gardens works well because it has an ample amount of gardens and gathering spaces in a dense urban setting. The houses share a party wall to maximize the land use. Each unit has both a private front and back yard. The gardens are protected by a permanent easement and are located in the developments center much like a court yard. The close to century old development has been preserved due to the home owners association and approved trustees that restricts changes with n the neighborhood. The neighborhood is close to public transportation into the urban core, making it an affordable and closer alternative than living in the suburbs

Sunnyside Gardens has no designated parking other than the street. Public transportation is not offered in Springfield, MO much like it is in Queens, New York and, therefore, people do need cars. Street parking is limited and often does not accommodate the number of spots needed for the units. Without a strong ownership of the land the development could fail. The gardens and green space could become over grown and unmanaged. The alternative of implementing maintenance fees could discourage buyers/ renters. A large pocket neighborhood like Sunnyside Gardens would require an enormous amount of capital to first buy up the lots and then to develop it. A demolition and development of that size is too large for the Rountree context.

Fig. 9.123 Sunnyside Garden Facade

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Fig. 9.124 Perspective of Courtyard

SPRINGFIELD UTILIZATION

The 16 block development of Sunnyside Gardens is too large for the city of Springfield, MO, but the program and orientation of green space could be implemented in a similar fashion. The site combines single-family residence with shared green and garden spaces. The orientation of the Rountree neighborhood could easily be converted into this layout of space. By reorienting the front entrance into the single-families home from the share green space the neighborhood would gain privacy and interaction between homeowners.

Fig. 9.126 Courtyard Perspective

Fig. 9.125 Site Plan of Sunnyside Garden

Fig. 9.127 Diagram of Layout

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CONCLUSIONS

CONCLUSION

SPRINGFIELD 2040 HOUSING DIVERSITY VISION In summation, the student design team of the Center for Community Studies’ Community Studio has spent in excess of 3,600 hours during the fall 2014 semester in their exploration, analysis and development of cohesive and innovative housing solutions for the Springfield’s city center. The four community locations studied represent a range of neighborhood and housing settings that the design team believes will be important locations within Springfield’s city center housing renaissances over the next 25 years. This study has recommended many innovative and emerging housing approaches for the expanding urban housing market. The design team has gone to great lengths to highlight the importance of the emerging Generation Y (Millennials) and Generation Z housing preferences for smaller, socially connected, urban housing options. These generational groups will have an expanding influence on the housing market as they become mature home buyers. The design team has also sought to highlight the public amenities that will need to be developed within the Springfield community to support this return to a more urban housing lifestyle in the years ahead. This research/design product has been created as a gift to the city of Springfield with the hopes that the Springfield governmental officials and community members will use this data to inform future planning and development activities within Springfield’s urban context. The broad range of housing types and implementation solutions herein represent the potential improvements that we believe are necessary for Springfield to adapt and flourish during the next 25 years. Thank you for the opportunity to work on this important and educational rewarding community project. December 2014

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INTRODUCTION EXECUTIVE SUMMARY PRECEDENT STUDIES CONTEXTUAL ANALYSIS COMMUNITY MEETINGS NORTH BOONVILLE WEST MEADOWS SILVER SPRINGS ROUNTREE CONCLUSION RESOURCES AND REFERENCES

Fig. 10.1 Center for Community Studies (CCS) Team Members at Final Presentation to the Community

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RESOURCES AND REFERENCES

INTRODUCTION

Fig. 3.9 http://www.thewootenco.com/sites/default/files/prop erty_images/Cherry%20Plaza.jpg Fig. 3.10 http://media-cache-ak0.pinimg.com/originals/38/28/ Fig. 1.1 Image Produced by Drury University CCS Member f5/3828f50c53fecd9fb38f4adf143d28e3.jpg Fig. 3.11 http://www.takepart.com/article/2014/08/22/home EXECUTIVE SUMMARY less-tiny-houses-austin SPRINGFIELD 2040 Fig. 3.12 http://occupymadisoninc.com/om-village-2046-e-john Fig. 2.1 http://www.springfieldmo.gov/ son-st/plans/ Fig. 3.13 http://www.theguardian.com/artanddesign/architec PRECEDENT STUDIES ture-design-blog/2012/nov/12/garages-housing-home HOUSING TYPES less-people Fig. 3.1 “Accessory Dwelling Units: What They Are and Why Fig. 3.14 http://inhabitat.com/bridge-homeless-shelter-wins-aia- People Build Them,” accessed Aug. 27, 2014, http://ac national-housing-award/ cessorydwellings.org/what-adus-are-and-why-people- Fig. 3.15 http://weburbanist.com/2012/03/19/housing-for-the- build-them/ homeless-14-smart-sensitive-solutions/ Fig. 3.2 Michael Litchfield, in-laws, outlaws, and granny-flats Fig. 3.16 http://tinyurl.com/nzwrgyh (Newtown, CT: The Taunton Press, 2011), 92. Fig. 3.17 https://lh3.ggpht.com/q9eAWNIkp0joGJGuTh-VhKitdp Fig. 3.3 Michael Litchfield, in-laws, outlaws, and granny-flats GtUy9Ytmof7HKUfh-cyJu2o8R5c3zZaGKvQaWsCo (Newtown, CT: The Taunton Press, 2011), 142. QUPQ=s132 Fig. 3.4 Michael Litchfield, in-laws, outlaws, and granny-flats Fig. 3.18 https://lh4.ggpht.com/F6aw6X8rliUJgh-hWhnYn6L-Nx (Newtown, CT: The Taunton Press, 2011), 43. vWZYrGl46RLpU5LpSBhFUTexY6ObhVsiKEumedxgjX Fig. 3.5 Michael Litchfield, in-laws, outlaws, and granny-flats SA=s98 (Newtown, CT: The Taunton Press, 2011), 141. Fig. 3.19 https://lh5.ggpht.com/DdXybhJ5eBzn7Y1skaa-O8P7SU Fig. 3.6 http://www.columbusunderground.com/wp-content/ LoFasHnqhtYiTpQ75alOFXCVEwbFmWd77mjWLoJsvm uploads/2013/03/polaris-apartments.jpg DA=s129 Fig. 3.7 http://www.luximoti.com/estates-documents/87728_5_ Fig. 3.20 https://lh3.ggpht.com/mLWC_YrAoMjUiFFihbct Floor.jpg 72N5ih-YTtX9QYbNjrJUbgAPJ1-cpWlxdVlJugpTofA Fig. 3.8 http://www.cpexecutive.com/wp-content/up f6IRhug=s151 loads/2010/07/exterior.jpg Fig. 3.21 http://securityloftsminneapolis.com/security-lofts-211-

PREFACE

INTRODUCTION EXECUTIVE SUMMARY PRECEDENT STUDIES CONTEXTUAL ANALYSIS COMMUNITY MEETINGS NORTH BOONVILLE WEST MEADOWS SILVER SPRINGS ROUNTREE CONCLUSION RESOURCES AND REFERENCES

for-sale/ Fig. 3.22 http://www.silvermanbuilding.com/# Fig. 3.23 http://www.silvermanbuilding.com/# Fig. 3.24 http://www.mojosivoryhouse.com/FloorPlans/tabid/72/ Default.aspx Fig. 3.25 http://www.mojosivoryhouse.com/FloorPlans/tabid/72/ Default.aspx Fig. 3.26 https://www.specialapartments.com/apt.%20136%20 rue%20du%20fbg%20st%20martin/136_fbg_st_mar tin_151013_2012.jpg) Fig. 3.27 http://www.designofhomes.co.uk/images/026/maison ettes-and-flats-1949-housing-manual.png Fig. 3.28 http://www.movinginn.co.uk/wp-content/up loads/2013/09/outside12.jpg Fig. 3.29 http://www.cbk.uk.com/properties/9_abbey_ter race/9-abbey-terrace-01.jpg Fig. 3.30 http://all-sorts.biz/tomkayarchitect/images/90.jpgâ&#x20AC;&#x2039; Fig. 3.31 http://untappedcities.com/2013/07/24/first-prefabricat ed-apartment-building-rises-inwood-manhattan/ Fig. 3.32 http://inhabitat.com/nyc/wp-content/adAPT-de sign-roomplans2.jpg Fig. 3.33 http://assets.inhabitat.com/wp-content/blogs.dir/1/ files/2013/07/SmartSpace-SOMA-Panoramic-Interests-5. jpg Fig. 3.34 http://inhabitat.com/chinese-human-rights-group- releases-shocking-aerial-photos-of-hong-kongs-locker- sized-apartments/) Fig. 3.35 http://tinyhousetalk.com/wp-content/uploads/west coast500_1_main-small-house-floor-plan.jpg/ Fig. 3.36 http://www.gizmag.com/gizmag-top-10-off-grid- homes/30158/ Fig. 3.37 http://tinyhousetalk.com/modern-210-sq-ft-minim- home/ Fig. 3.38 http://inhabitat.com/210-sq-ft-minim-house-shelters- sweet-space-saving-interior-with-off-grid-versatility/min im-house-kitchen/ Fig. 3.39 http://www.pinterest.com/topadotco/nuestra-ca sa/ Fig. 3.40 http://www.archdaily.com/379927/micro-house-studio- liu-lubin/ Fig. 3.41 http://www.donedeal.co.uk/find/mobilehomes/for- sale/Galway/ Fig. 3.42 http://www.desertholidayrv.com/ Fig. 3.43 http://www.treehugger.com/sustainable-product-

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design/12-ways-to-use-shipping-containers-as-offices- Fig. 3.64 http://www.aamoksh.com/senior-homes-kasauli/ housing-and-art.html Fig. 3.65 http://theacademyvillage.com/model-homes/sin Fig. 3.44 http://blueridgemobilehome.blogspot.com/2011/10/ gle-family-homes/palo-verde/ low-financing-mobile-home-trailer-home.html Fig. 3.66 http://prairieskycohousing.files.2012/04/prairiesky-2808. Fig. 3.45 http://surveyservicesinc.com/what-we-do/subdivi jpg sion-design/ Fig. 3.67 http://www.daybreakcohousing.org/SiteandDesign. Fig. 3.46 http://tennesseeauctioneer.com/blog/2014/existing- html home-sales-remain-soft-in-march-nationally Fig. 3.68 http://citytank.org/images/Mahar-Daybreak-Court Fig. 3.47 http://www.kleinbuilthomes.com/images/fp_birch.jpg yard-Portland-Grace-Kim-1280.jpg Fig. 3.48 http://www.trulia.com/homes/Missouri/Springfield/ Fig. 3.69 http://lists.cohousing.org/archives/cohousing-l/ sold/491288-1001-S-Pickwick-Ave-Springfield-MO-65804 msg093ss08.html Fig. 3.49 http://www.pinebreezebedandbreakfast.com/images/ Fig. 3.70 http://www.archdaily.com/75493/housing-for-musi HouseAerialView.jpgy/ cians-24h-architecture/ Fig. 3.50 http://1.bp.blogspot.com/-QHdTPY9Ryx4/T1o8uigiZDI/ Fig. 3.71 https://www.cmhc-schl.gc.ca/en/co/buho/gucoho/ AAAAAAAAIdk/Z4q90_sm61c/s1600/CJeffries_NYC_FP1. images/coopstructure.jpg jpg Fig. 3.72 http://4.bp.blogspot.com/-X5D9WZHxiJ4/TzqndMaTEII/ Fig. 3.51 http://ecode360.com/attachment/NE2921/NE2921- AAAAAAAABMM/yaQfdwHwoLw/s1600/main%2B 320%20Single-Family%20Res.tif.SM.png floor%2Baccess%2Bb Fig. 3.52 http://www.indyweek.com/bina Fig. 3.73 http://www.community.coop/davis/erc/ ry/1c75/1346078727-aducopy.jpg Fig. 3.74 http://www.thegeorgetowndish.com/thedish/cecil- Fig. 3.53 http://slcplanningblog.com/wp-content/up place-condo-project-clears-design-review loads/2012/11/R15000_NewADUMatchingcolors.jpg Fig. 3.75 http://inhabitat.com/merritt-crossing-is-a-sustainable- Fig. 3.54 http://www.normlclothing.ca/wp-content/up affordable-housing-project-for-seniors-in-oakland/ loads/2013/06/the-real-estate-game.jpg Fig. 3.76 http://www.fs.cornell.edu/fs/facinfo/displayImage. Fig. 3.55 http://seattleslandusecode.files.wordpress. cfm?imageId=3130 com/2011/03/beacon-hill-boot.jpg Fig. 3.77 http://www.mabts.edu/sites/all/themes/midamerica/ Fig. 3.56 http://www.richmondbizsense.com/2014/01/06/devel uploads/2%20Bedroom.jpg oper-plans-new-houses-in-the-fan/ Fig. 3.78 Image Taken from Google Streetview 10/30/14 Fig. 3.57 http://www.denverinfill.com/blog/2007/04 Fig. 3.79 http://hope-amundson.com/wp-content/up Fig. 3.58 http://99acres.com/pavillion-floor-plan-thalambur- loads/2014/04/mixed-use-ucsd-one-miramar-street- chennai-south-npxid-r5642 grad-student-housing-3.jpg Fig. 3.59 http://houzz.com/photos/1492742/downtwn-row- Fig. 3.80 http://housing.osu.edu/posts/images/gate house-traditional-dining-room-dc-metro way-1bed-example-big.jpg Fig. 3.60 http://www.rockfordhomes.net/pro-cons-living-town Fig. 3.81 http://www.romeofthewest.com/2006/05/new-urban house/ ism-comes-to-saint-charles.html Fig. 3.82 file:///Users/oliviafreese/Desktop/3%20Creative%20Con SOCIAL TYPES cepts%20in%20Duplex%20Design.pdf Fig. 3.61 http://s3.amazonaws.com/dfc_attachments/imag Fig. 3.83 http://www.jackprestonwood.com/duplextownhome es/3182338/suncoast_manor_westminister_suncoast_st_ planac7048-p-1455.html petersburg.jpg Fig. 3.84 http://www.eldo.us/residential-studio-2/echo-ridge-du Fig. 3.62 http://www.forestduke.org/interactive-tour-cam plexes/ pus-map.php Fig. 3.85 http://www.newgenmgnt.com/find-an-apartment.php Fig. 3.63 http://ischow.com/Portfolio/Ashmont%20NC/Hender Fig. 3.86 http://phillyshark.blogspot.com/2011/04/parkside-ave sonville_lake%20sketch.jpg nue-mixed-use-development.html

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INTRODUCTION EXECUTIVE SUMMARY PRECEDENT STUDIES CONTEXTUAL ANALYSIS COMMUNITY MEETINGS NORTH BOONVILLE WEST MEADOWS SILVER SPRINGS ROUNTREE CONCLUSION RESOURCES AND REFERENCES

Fig. 3.87 http://archives.huduser.org/scrc/sustainability/newslet ter_092712_2.html Fig. 3.88 https://savannahcondosandtownhomes.wordpress. com/category/historic-savannah/ Fig. 3.89 http://lakearchitects.com.au/projects/founda tion-housing-midland/ Fig. 3.90 http://www.oikodomos.org/resources/housing_con cepts.pdf Fig. 3.91 Michael Litchfield, in-laws, outlaws, and granny-flats (Newtown, CT: The Taunton Press, 2011), 95. Fig. 3.92 “Regeneration: Models for Sustainable Inter-genera tional Living,” Accessed Sept 7, 2014, http://sieplcoa tesstudio.weebly.com/multi-generational-housing.html Fig. 3.93 “Houses for Multigenerational Families,” February 15, 2013, http://buildipedia.com/at-home/design-remodel ing/houses-for-multigenerational-families Fig. 3.94 “Regeneration: Models for Sustainable Inter-genera tional Living,” Accessed Sept 7, 2014, http://sieplcoa tesstudio.weebly.com/multi-generational-housing.html Fig. 3.95 “Drummonds House Plans,” Accessed Sept. 11, 2014, http://www.drummondhouseplans.com/house- plan-detail/info/1002497.html Fig. 3.96 http://www.apartmentguide.com/apartments/Missou ri/Rogersville/ Fig. 3.97 http://www.archdaily.com/211129/richardson-apart ments-david-baker-partners/ Fig. 3.98 http://www.communitybasics.com/communi ties-park-avenue-apartments.php Fig. 3.99 http://www.lowincomehousing.us/PA/exton.html Fig. 3.100 http://www.pettydesign.com/2013/05/28/housing-at- the-expense-of-an-idea/ Fig. 3.101 http://blog.novedge.com/landscape-architecture/ Fig. 3.102 http://uporncon.weebly.com/blog/homercon nect-ithaca Fig. 3.103 http://www.ithaca.com/news/aurora-street-pock et-neighborhood-development-underway-in-ithaca/ article_474a9e48-dbf5-11e1-b42c-001a4bcf887a.html Fig. 3.104 http://www.hobbsarchitects.com/node/90 Fig. 3.105 http://www.hobbsarchitects.com/node/90 Fig. 3.106 http://www.dbarchitect.com/project_detail/176/wil liam%20terrace%20senior%20housing.html Fig. 3.107 htt://www.-edi.blogsot.com/2011/06/small-house-floor- plan.html Fig. 3.108 http://buildinglosangeles.blogspot.com/2014/01/gensi

327

er-desined-senior-houseing-for.html Fig. 4.11 Image Taken by Drury University CCS Member Fig. 3.109 http://cathedralsquare.org/property/1/buildington-ca Fig. 4.12 Image Taken by Drury University CCS Member thedral_square_senior_living Fig. 4.13 Image Taken by Drury University CCS Member Fig. 3.110 http://www.luxica.com/retirement-home-foor-plans/ Fig. 4.14 Image Taken by Drury University CCS Member nursing-hone-floor-plans Fig. 4.15 Image Taken by Drury University CCS Member Fig. 3.111 http://www.timesunion.com/news/article/The-aban Fig. 4.16 Image Taken by Drury University CCS Member doned-buildings-of-Detroit-4674912.php#photo-4931723 Fig. 4.17 Image Produced by Drury University CCS Member Fig. 3.112 http://switchboard.nrdc.org/blogs/kbenfield/arts-driv Fig. 4.18 Image Produced by Drury University CCS Member en_revitalization_in.html Fig. 4.19 Image Produced by Drury University CCS Member Fig. 3.113 http://www2.baylor.edu/baylorproud/wp-content/up Fig. 4.20 Image Produced by Drury University CCS Member loads/2014/04/fixerupper-apr14.jpg Fig. 3.114 http://www2.baylor.edu/baylorproud/wp-content/up COMMUNITY MEETINGS loads/2014/04/fixerupper-apr14.jpg Fig. 5.1 Photograph by Aaron J. Scott, Drury Communications Fig. 3.115 http://azbex.com/phoenix-oks-redevelopment-plan Fig. 5.2 Photograph by Aaron J. Scott, Drury Communications -for-metrocenter-mall-area/ Fig. 5.3 Photograph by Aaron J. Scott, Drury Communications Fig. 3.116 https://lh5.ggpht.com/pfkp7C9xVlk2rqOlO6UsU_EVZj4tJ Fig. 5.4 Photograph by Aaron J. Scott, Drury Communications DWmJYyZLQsRtTOtge6_NceD0bz3FAW3V7dcCs9P=s114 Fig. 5.5 Photograph by Aaron J. Scott, Drury Communications Fig. 3.117 https://lh6.ggpht.com/TcDkFPDmXyqdOieUi4y0gcKJ-iH Fig. 5.6 Photograph by Aaron J. Scott, Drury Communications D6X_iaG_jLKX--AhYsteUB2l85im3JkEnqBx0LuTqkA=s114 Fig. 5.7 Photograph by Aaron J. Scott, Drury Communications Fig. 3.118 https://lh5.ggpht.com/hNTqTKHueEXgZuHr_Ob_Da9x Fig. 5.8 Photograph by Aaron J. Scott, Drury Communications jf8mLRdqNW36Xcw31VwEuc9_44NxjZ-d68Sqkc1tW Fig. 5.9 Photograph by Aaron J. Scott, Drury Communications BtCWAM=s128 Fig. 5.10 Photograph by Aaron J. Scott, Drury Communications Fig. 3.119 https://lh3.ggpht.com/9DmJoNw95v0rTm0SiDQBylNKrj Fig. 5.11 Photograph by Aaron J. Scott, Drury Communications c5yOopiXBtubXbxc66N8lkwS8HwjlxUn5gdh_u_DdZX Fig. 5.12 Photograph by Aaron J. Scott, Drury Communications zI=s114 Fig. 5.13 Photograph by Aaron J. Scott, Drury Communications Fig. 3.120 https://lh4.ggpht.com/ngaUdd9V8K7pxgTy2w7iefiYM Fig. 5.14 Photograph by Aaron J. Scott, Drury Communications fT-pBgrXmkIp_e9MNiCPR7EdJgFy_d83ZIs Fig. 5.15 Photograph by Aaron J. Scott, Drury Communications cR2pQ0hALA=s127 NORTH BOONVILLE

CONTEXTUAL ANAYLSIS RESEARCH MAPS

Fig. 4.1 Image Produced by Drury University CCS Member Fig. 4.2 Image Produced by Drury University CCS Member Fig. 4.3 Image Produced by Drury University CCS Member Fig. 4.4 Image Produced by Drury University CCS Member Fig. 4.5 Image Produced by Drury University CCS Member Fig. 4.6 Image Produced by Drury University CCS Member Fig. 4.7 Image Produced by Drury University CCS Member

SITE SELECTION Fig. 4.8 Fig. 4.9 Fig. 4.10

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Image Taken by Drury University CCS Member Image Taken by Drury University CCS Member Image Taken by Drury University CCS Member

GENERAL INFORMATION

Fig. 6.1 Image Taken by Drury University CCS Member Fig. 6.2 Image Taken by Drury University CCS Member Fig. 6.3 Map from Google Maps Fig. 6.4 http://www.k-mag.gr/wp-content/uploads/2012/10/ Tree-Lined-City-Streets-in-Portland-Oregon1.jpg Fig. 6.5 http://www.timesunion.com/business/article/Develop er-leaves-legacy-of-projects-3790488.php Fig. 6.6 http://www.claytonbitlerservicecompany.com/land scaping/ Fig. 6.7 http://www.stmatthewsbc.org/apps/articles/?colum nid=3416â&#x20AC;&#x2039; Fig. 6.8 http://www.ozarkgreenways.org/images/photos/Alt TransShots/BusRackDemo5-08.jpg

INTRODUCTION EXECUTIVE SUMMARY PRECEDENT STUDIES CONTEXTUAL ANALYSIS COMMUNITY MEETINGS NORTH BOONVILLE WEST MEADOWS SILVER SPRINGS ROUNTREE CONCLUSION RESOURCES AND REFERENCES

Fig. 6.9 http://egpnews.com/2012/05/affordable-housing-wob bles-as-redevelopment-agencies-close/

PROPOSAL ONE University Based Retirement Village

Fig. 6.10 Image Produced by Drury University CCS Member Fig. 6.11 Image Produced by Drury University CCS Member Fig. 6.12 Image Produced by Drury University CCS Member Fig. 6.13 Image Produced by Drury University CCS Member Fig. 6.14 Image Produced by Drury University CCS Member Fig. 6.15 Image Produced by Drury University CCS Member Fig. 6.16 Image Produced by Drury University CCS Member Fig. 6.17 Image Produced by Drury University CCS Member Fig. 6.18 Image Produced by Drury University CCS Member Fig. 6.19 Image Produced by Drury University CCS Member Fig. 6.20 Image Produced by Drury University CCS Member Fig. 6.21 Image Produced by Drury University CCS Member Fig. 6.22 Image Produced by Drury University CCS Member Fig. 6.23 Image Produced by Drury University CCS Member Fig. 6.24 Image Produced by Drury University CCS Member Fig. 6.25 Image Produced by Drury University CCS Member Fig. 6.26 Image Produced by Drury University CCS Member Fig. 6.27 Image Produced by Drury University CCS Member Fig. 6.28 Image Produced by Drury University CCS Member Fig. 6.29 http://blog.libertylutheran.org/blog/2012/06/liberty-lu theran-welcomes-the-village-at-penn-state/ Fig. 6.30 http://www.villageatpennstate.org/living-at-the-vil lage/cottages/ Fig. 6.31 http://www.villageatpennstate.org/living-at-the-vil lage/apartments/ Fig. 6.32 Image Produced by Drury University CCS Member Fig. 6.33 http://chathamvillage.coop/en/home/tour/Houses/ architecture.html Fig. 6.34 http://chathamvillage.coop/en/home/tour/Grounds/ Site-walking-tour.html Fig. 6.35 http://chathamvillage.coop/en/home/tour.html Fig. 6.36 Image Produced by Drury University CCS Member

PROPOSAL TWO A Social Destination in Midtown Fig. 6.37 Fig. 6.38 Fig. 6.39 Fig. 6.40 Fig. 6.41

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Fig. 6.42 Image Produced by Drury University CCS Member Fig. 6.43 Image Produced by Drury University CCS Member Fig. 6.44 Image Produced by Drury University CCS Member Fig. 6.45 Image Produced by Drury University CCS Member Fig. 6.46 Image Produced by Drury University CCS Member Fig. 6.47 Image Produced by Drury University CCS Member Fig. 6.48 Image Produced by Drury University CCS Member Fig. 6.49 Image Produced by Drury University CCS Member Fig. 6.50 Image Produced by Drury University CCS Member Fig. 6.51 Image Produced by Drury University CCS Member Fig. 6.52 Image Produced by Drury University CCS Member Fig. 6.53 Image Produced by Drury University CCS Member Fig. 6.54 Image Produced by Drury University CCS Member Fig. 6.55 Image Produced by Drury University CCS Member Fig. 6.56 Image Produced by Drury University CCS Member Fig. 6.57 Image Produced by Drury University CCS Member Fig. 6.58 Image Produced by Drury University CCS Member Fig. 6.59 Image Produced by Drury University CCS Member Fig. 6.60 Image Produced by Drury University CCS Member Fig. 6.61 Image Produced by Drury University CCS Member Fig. 6.62 Image Produced by Drury University CCS Member Fig. 6.63 Image Produced by Drury University CCS Member Fig. 6.64 Image Produced by Drury University CCS Member Fig. 6.65 Image Produced by Drury University CCS Member Fig. 6.66 Image Produced by Drury University CCS Member Fig. 6.67 Image Produced by Drury University CCS Member Fig. 6.68 Image Produced by Drury University CCS Member Fig. 6.69 Image Produced by Drury University CCS Member Fig. 6.70 Image Produced by Drury University CCS Member Fig. 6.71 Image Produced by Drury University CCS Member Fig. 6.72 Image Produced by Drury University CCS Member Fig. 6.73 Image Produced by Drury University CCS Member Fig. 6.74 Image Produced by Drury University CCS Member Fig. 6.75 Image Produced by Drury University CCS Member Fig. 6.76 Image Produced by Drury University CCS Member Fig. 6.77 Image Produced by Drury University CCS Member Fig. 6.78 Image Produced by Drury University CCS Member Fig. 6.79 Image Produced by Drury University CCS Member Fig. 6.80 http://www.richardmeier.com/?projects=teachers-vil lage-2 Fig. 6.81 http://www.richardmeier.com/?projects=teachers-vil lage-2 Fig. 6.82 http://www.richardmeier.com/?projects=teachers-vil lage-2

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Fig. 6.83 http://www.richardmeier.com/?projects=teachers-vil lage-2 Fig. 6.84 Image Produced by Drury University CCS Member

PROPOSAL THREE City Center Socioeconomic and Cultural Activator

Fig. 6.85 Image Produced by Drury University CCS Member Fig. 6.86 Image Produced by Drury University CCS Member Fig. 6.87 Image Produced by Drury University CCS Member Fig. 6.88 Image Produced by Drury University CCS Member Fig. 6.89 Image Produced by Drury University CCS Member Fig. 6.90 Image Produced by Drury University CCS Member Fig. 6.91 Image Produced by Drury University CCS Member Fig. 6.92 Image Produced by Drury University CCS Member Fig. 6.93 Image Produced by Drury University CCS Member Fig. 6.94 Image Produced by Drury University CCS Member Fig. 6.95 Image Produced by Drury University CCS Member Fig. 6.96 Image Produced by Drury University CCS Member Fig. 6.97 Image Produced by Drury University CCS Member Fig. 6.98 Image Produced by Drury University CCS Member Fig. 6.99 Image Produced by Drury University CCS Member Fig. 6.100 Image Produced by Drury University CCS Member Fig. 6.101 Image Produced by Drury University CCS Member Fig. 6.102 Image Produced by Drury University CCS Member Fig. 6.103 Image Produced by Drury University CCS Member Fig. 6.104 Image Produced by Drury University CCS Member Fig. 6.105 Image Produced by Drury University CCS Member Fig. 6.106 Image Produced by Drury University CCS Member Fig. 6.107 Image Produced by Drury University CCS Member Fig. 6.108 Image Produced by Drury University CCS Member Fig. 6.109 Image Produced by Drury University CCS Member Fig. 6.109 Image Produced by Drury University CCS Member Fig. 6.110 Image Produced by Drury University CCS Member Fig. 6.111 Image Produced by Drury University CCS Member Fig. 6.112 Image Produced by Drury University CCS Member Fig. 6.113 http://www.capitolhillseattle.com/2014/07/how-will- new-apartment-dwellers-mix-with-pikepine-nightlife/ screen-shot-2014-07-28-at-7-14-06-am/ Fig. 6.114 http://www.officespace.com/building/59331-714-E- Pike-St-Seattle-WA-98122 Fig. 6.115 http://www.capitolhillseattle.com/2014/07/how-will- new-apartment-dwellers-mix-with-pikepine-nightlife/ screen-shot-2014-07-28-at-7-14-06-am/ Fig. 6.116 Image Produced by Drury University CCS Member Fig. 6.117 http://www.eastvancouverhomes.ca/TheBlock.ubr

INTRODUCTION EXECUTIVE SUMMARY PRECEDENT STUDIES CONTEXTUAL ANALYSIS COMMUNITY MEETINGS NORTH BOONVILLE WEST MEADOWS SILVER SPRINGS ROUNTREE CONCLUSION RESOURCES AND REFERENCES

Fig. 6.118 http://www.weloveeastvan.com/favourite-buildings/ the-block-at-east-12th-and-guelph-st/ Fig. 6.119 http://robzwick.com/mylistings.html/pho tos-30416679 Fig. 6.120 Image Produced by Drury University CCS Member Fig. 6.121 http://soulardmarketstl.com/ Fig. 6.1222 http://www.cheftalk.com/t/72811/st-louis-soulard-farm ers-market Fig. 6.123 http://soulardmarketstl.com/soulard-market-vendor-list/ Fig. 6.124 Image Produced by Drury University CCS Member

WEST MEADOWS

GENERAL INFORMATION

Fig. 7.1 Image Produced by Drury University CCS Member Fig. 7.2 Image Produced by Drury University CCS Member Fig. 7.3 http://www.springfieldmo.gov/DocumentCenter/ View/5048 Fig. 7.4 Image Produced by Drury University CCS Member Fig. 7.5 Image Produced by Drury University CCS Member Fig. 7.6 Image Taken by Drury University CCS Member Fig. 7.7 Image Produced by Drury University CCS Member Fig. 7.8 Image Produced by Drury University CCS Member

SITE ONE Art + Innovation Community Fig. 7.9 Fig. 7.10 Fig. 7.11 Fig. 7.12 Fig. 7.13 Fig. 7.14 Fig. 7.15 Fig. 7.16 Fig. 7.17 Fig. 7.18 Fig. 7.19 Fig. 7.20 Fig. 7.21 Fig. 7.22 Fig. 7.23 Fig. 7.24 Fig. 7.25 Fig. 7.26 Fig. 7.27

Image Taken by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member

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Fig. 7.28 Fig. 7.29 Fig. 7.30 Fig. 7.31 Fig. 7.32 Fig. 7.33 Fig. 7.34 Fig. 7.35 Fig. 7.36 Fig. 7.37 Fig. 7.38 Fig. 7.39 Fig. 7.40 Fig. 7.41 Fig. 7.42 Fig. 7.43 Fig. 7.44 Fig. 7.45 Fig. 7.46 Fig. 7.47 Fig. 7.48

Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member http://studiogang.net/work/2012/foreclosed http://studiogang.net/work/2012/foreclosed http://studiogang.net/work/2012/foreclosed Image Produced by Drury University CCS Member http://www.loftsatbeacon.com/photos/the-grounds/ http://www.loftsatbeacon.com/photos/the-grounds/ http://www.loftsatbeacon.com/photos/the-grounds/ Image Produced by Drury University CCS Member

SITE TWO Silo Station Fig. 7.49 Fig. 7.50 Fig. 7.51 Fig. 7.52 Fig. 7.53 Fig. 7.54 Fig. 7.55 Fig. 7.56 Fig. 7.57 Fig. 7.58 Fig. 7.59 Fig. 7.60 Fig. 7.61 Fig. 7.62 Fig. 7.63 Fig. 7.64 Fig. 7.65 Fig. 7.66 Fig. 7.67 Fig. 7.68

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Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Taken by Drury University CCS Member Image Taken by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member Image Produced by Drury University CCS Member

Fig. 7.69 Image Produced by Drury University CCS Member Fig. 7.70 Image Produced by Drury University CCS Member Fig. 7.71 Image Produced by Drury University CCS Member Fig. 7.72 Image Produced by Drury University CCS Member Fig. 7.73 Image Produced by Drury University CCS Member Fig. 7.74 Image Produced by Drury University CCS Member Fig. 7.75 Image Produced by Drury University CCS Member Fig. 7.76 Image Produced by Drury University CCS Member Fig. 7.77 Image Produced by Drury University CCS Member Fig. 7.78 http://explorebuffalo.org/regularly-scheduled/si lo-city-grounded/ Fig. 7.79 http://berniceradle.com/2012/10/31/finding-beau ty-hope-and-opportunity-in-buffalos-urban-decay/ img_6805/ Fig. 7.80 http://sherlockroams.com/trip-of-the-day/trip-of-the- day-silo-city-rocks-buffalo-ny/ Fig. 7.81 Image Produced by Drury University CCS Member Fig. 7.82 http://www.realestate.com.au/property-apart ment-vic-collingwood-116921523 Fig. 7.83 http://www.architectureanddesign.com.au/news/ buildings/silos-transformed-into-luxury-homes-in-colling wood Fig. 7.84 http://www.skyscrapercity.com/showpost. php?p=110515722&postcount=67 Fig. 7.85 Image Produced by Drury University CCS Member

SILVER SPRINGS

GENERAL INFORMATION

Fig. 8.1 Image Taken by Drury University CCS Member Fig. 8.2 Image Produced by Drury University CCS Member Fig. 8.3 Image Produced by Drury University CCS Member Fig. 8.4 http://www.ozarkgreenways.org/images/fullscreen/ photo010_galloway_scene.jpg Fig. 8.5 http://www.vizhen3d.com/wp-content/up loads/2012/08/underpass_nice_03.jpg Fig. 8.6 http://drbulb.com/comprehensive-bollard-light-effica cy-chart Fig. 8.7 http://www.greenshine-solar.com/images/park-light ing-289x161.jpg Fig. 8.8 http://www.sfbetterstreets.org/wp-content/up loads/2012/04/side-walk-landscaping2.jpg Fig. 8.9 http://3.bp.blogspot.com/__AL7rDrZDaA/SbbMt-ZDIjI/ AAAAAAAAAvQ/JKkfNEy5aag/s1600-h/NYC+Medi

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an+path+design.jpg Fig. 8.10 http://s1.cdn.autoevolution.com/images/news/traffic- calming-goods-and-bads-44310_2.jpg Fig. 8.11 http://www.thedp.com/article/2013/10/40th-street-trol ley-station-renovations Fig. 8.12 http://www.flickr.com/photos/55898913@ N04/7245065538 Fig. 8.13 http://tinyurl.com/qfqs3dn Fig. 8.14 http://www.lrk.com/projects/cherry-hill-village/ Fig. 8.15 http://www.lrk.com/projects/cherry-hill-village/

SITE ONE Empowerment

Fig. 8.16 http://urbancottageplans.com/index.html Fig. 8.17 Image Produced by Drury University CCS Member Fig. 8.18 https://lh5.ggpht.com/hi-UT8D-3qf1NwGU8n 9wmn8bedUbMOnKYcCGZJKERMr4NHAIjBgqtCF2ghQ I8hNyu2isjw=s145 Fig. 8.19 https://lh5.ggpht.com/k6rKilQoMukvxlPltGYZ4yLpCs 2DCSeTc86TLcrzS_lYNYC4vfFyGGuP31JHdFL Jts0qSMs=s166 Fig. 8.20 Image Produced by Drury University CCS Member Fig. 8.21 Image Produced by Drury University CCS Member Fig. 8.22 http://www.archdaily.com/32716/community-cen ter-in-zimmern-ecker-architekten/cdocuments-and-set tingsuserdesktopdgha3-grundriss-obergesc/ Fig. 8.23 http://www.archdaily.com/32716/community-cen ter-in-zimmern-ecker-architekten/ Fig. 8.24 http://tinyurl.com/npfw2fm Fig. 8.25 http://gsa.gov/graphics/pbs/designguidesmall.pdf Fig. 8.26 http://www.useless-xpat-cycles.com/en/pages/elvis-re pair/ Fig. 8.27 http://2.bp.blogspot.com/_nZbjSpPgevI/Sjrkfqt3W2I/ AAAAAAAAAvk/WzNYLO8bpVc/s400/wright2.jpg Fig. 8.28 http://tinyurl.com/ocjwt4e Fig. 8.29 http://web.mit.edu/mact/www/Blog/MachineShops/ hobbyshop.jpg Fig. 8.30 http://static.wixstatic.com/media/8d60b1_ 2e87c0d206244fd18da66def9b137e0c.jpg_srz_764_510_ 85_22_0.50_1.20_0.00_jpg_srz Fig. 8.31 https://lh5.ggpht.com/Hq2hHj9S_I3QyAFW1pliD4zlZg wiCS2Ob7xvW6jge6TqlVH5S_6zBz4ASF5Od1JcwO0m r4U=s159 Fig. 8.32 https://lh5.ggpht.com/q14Qi3YjdwBBUoGuTU4ex

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2SzzdE1bG5XZl9RC9f4-gEP2sf4kSuDdOwMhDfrbwYdko Fig. 8.59 Image Produced by Drury University CCS Member HaSw=s160 Fig. 8.60 Image Produced by Drury University CCS Member Fig. 8.33 http://tinyhousetalk.com/cozy-165-square-foot-tiny- Fig. 8.61 Image Produced by Drury University CCS Member house/ Fig. 8.62 Image Produced by Drury University CCS Member Fig. 8.34 https://lh4.ggpht.com/JJbfl3-zCZK2VoU83P239tb-SNdk Fig. 8.63 Image Produced by Drury University CCS Member 7FNCxOBZbJ9uQN0X23c23j__ganoakVPb5r5kr-LeA=s85 Fig. 8.64 Image Produced by Drury University CCS Member Fig. 8.35 http://tinyhouseswoon.com/wp-content/up Fig. 8.65 Image Produced by Drury University CCS Member loads/2013/09/smart-student-unit-1.jpg Fig. 8.66 Image Produced by Drury University CCS Members Fig. 8.36 https://lh5.ggpht.com/N7_rX5PdvffmvyZJsG2Ig0W1LGu Fig. 8.67 Image Produced by Drury University CCS Member wrdyOddNcaXZIvTO3DRCzunL0LUQe42TXLQ1MqP1tb Fig. 8.68 Image Produced by Drury University CCS Member g=s92 Fig. 8.69 https://seaside.library.nd.edu/catalog/ARCH-SEA Fig. 8.37 https://lh6.ggpht.com/AFwxaTyVrrpHk3hU4oX7ox SIDE:1075 F6UJ-nY3ymGuJOTR7TGOcaBvq2s_a0fjLbPOu_hyyDk Fig. 8.70 http://tinyurl.com/kxtpd69 8Pu-g=s114 Fig. 8.71 http://www.wired.com/2012/12/new-urbanism/ Fig. 8.38 https://lh3.ggpht.com/wgGnGcAP1fSx5JWsJZE5d2IaW Fig. 8.72 Image Produced by Drury University CCS Member 2r6EXjvKer6btlj4pa6186_i5kzlkT4E5k6gQvlhunUHg=s85 Fig. 8.73 http://www.westhaventc.com/ Fig. 8.39 https://lh3.ggpht.com/CicIDkhhvKJ7Ws6kyr1wc65mrwL Fig. 8.74 http://www.brentwoodhomepage.com/westhaven-of HeAj6t40HeWvhYRFUS4cPGr7hC6-PKnF3N_pvYSSz=s133 fers-new-urbanism-in-traditional-environ Fig. 8.40 https://lh6.ggpht.com/ONsLGvpn8qrE8A8cO9jW6EoW ment-cms-10079#.VImJB_nF98E UEW3klY9OTAOKVrlINtiSKTh0RA83GTUECvEi-6CDDSh Fig. 8.75 http://blog.moveinnashville.com/2011/04/29/westhav 3Q=s124 en-franklin-tn-real-estate-the-nashville-life/ Fig. 8.41 https://lh5.ggpht.com/gUizhU-OkeXlGTqKB7FXqLubX Fig. 8.76 Image Produced by Drury University CCS Member uKncbTw9fMUKvL8TYSyWzMlwhBooLWgLGI jiduheg80=s114 SITE THREE Social Redevelopment Fig. 8.77 Image Produced by Drury University CCS Member SITE TWO Village Center Fig. 8.78 Image Produced by Drury University CCS Member Fig. 8.42 Image Produced by Drury University CCS Member Fig. 8.79 Image Produced by Drury University CCS Member Fig. 8.43 Image Produced by Drury University CCS Member Fig. 8.80 Image Produced by Drury University CCS Member Fig. 8.44 Image Produced by Drury University CCS Member Fig. 8.81 Image Produced by Drury University CCS Member Fig. 8.45 Image Produced by Drury University CCS Member Fig. 8.82 Image Produced by Drury University CCS Member Fig. 8.46 Image Produced by Drury University CCS Member Fig. 8.83 Image Produced by Drury University CCS Member Fig. 8.47 Image Produced by Drury University CCS Member Fig. 8.84 Image Produced by Drury University CCS Member Fig. 8.48 Image Produced by Drury University CCS Member Fig. 8.85 Image Produced by Drury University CCS Member Fig. 8.49 Image Produced by Drury University CCS Member Fig. 8.86 Image Produced by Drury University CCS Member Fig. 8.50 Image Produced by Drury University CCS Member Fig. 8.87 Image Produced by Drury University CCS Member Fig. 8.51 Image Produced by Drury University CCS Member Fig. 8.88 Image Produced by Drury University CCS Member Fig. 8.52 Image Produced by Drury University CCS Member Fig. 8.89 Image Produced by Drury University CCS Member Fig. 8.53 Image Produced by Drury University CCS Member Fig. 8.90 Image Produced by Drury University CCS Member Fig. 8.54 Image Produced by Drury University CCS Member Fig. 8.91 Image Produced by Drury University CCS Member Fig. 8.55 Image Produced by Drury University CCS Member Fig. 8.92 Image Produced by Drury University CCS Member Fig. 8.56 Image Produced by Drury University CCS Member Fig. 8.93 Image Produced by Drury University CCS Member Fig. 8.57 Image Produced by Drury University CCS Member Fig. 8.94 Image Produced by Drury University CCS Member Fig. 8.58 Image Produced by Drury University CCS Member Fig. 8.95 Image Produced by Drury University CCS Member

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INTRODUCTION EXECUTIVE SUMMARY PRECEDENT STUDIES CONTEXTUAL ANALYSIS COMMUNITY MEETINGS NORTH BOONVILLE WEST MEADOWS SILVER SPRINGS ROUNTREE CONCLUSION RESOURCES AND REFERENCES

Fig. 8.96 Image Produced by Drury University CCS Member Fig. 8.97 Image Produced by Drury University CCS Member Fig. 8.98 Image Produced by Drury University CCS Member Fig. 8.99 Image Produced by Drury University CCS Member Fig. 8.100 Image Produced by Drury University CCS Member Fig. 8.101 Image Produced by Drury University CCS Member Fig. 8.102 Image Produced by Drury University CCS Member Fig. 8.103 Image Produced by Drury University CCS Member Fig. 8.104 Image Produced by Drury University CCS Member Fig. 8.105 Image Produced by Drury University CCS Member Fig. 8.106 Image Produced by Drury University CCS Member Fig. 8.107 Image Produced by Drury University CCS Member Fig. 8.108 Image Produced by Drury University CCS Member Fig. 8.109 http://www.lrk.com/projects/harbor-town-townhomes/ Fig. 8.110 Image Taken by Drury University CCS Member Fig. 8.111 Image Taken by Drury University CCS Member Fig. 8.112 Image Produced by Drury University CCS Member

ROUNTREE

GENERAL INFORMATION

Fig. 9.1 Image Produced by Drury University CCS Member Fig. 9.2 Image Produced by Drury University CCS Member Fig. 9.3 Image Produced by Drury University CCS Member Fig. 9.4 Image Produced by Drury University CCS Member Fig. 9.5 http://lowerolentangyurbanarboretum.files.wordpress. com/2011/06/2275811183_a2e8b03f33_o.jpg Fig. 9.6 https://communistism.files.wordpress. com/2013/02/31467938_a6d38c6893.jpg Fig. 9.7 http://www.blogcdn.com/realestate.aol.com/blog/ media/2013/03/100-abandoned-houses.jpg Fig. 9.8 http://www.geogonline.org.uk/images/gcse_theme 1ki1_5.gif Fig. 9.9 http://www.arantinehills.com/wp-content/up loads/2012/06/7.9-Primary-Community-Entry-and-Monu mentation.jpg Fig. 9.10 http://www.ibiketo.ca/sites/default/files/cross-section- 1-way-ottawa.png Fig. 9.11 http://www.featurepics.com/FI/Thumb300/20080724/ Bus-Stop-819973.jpg Fig. 9.12 http://www.rincondelrio.com/wp-content/up loads/2011/02/Rincon_town_center_112310.jpg Fig. 9.13 http://clevelandlighting.outdoorlightsblogs.com/ files/2012/03/cleveland-commercial-path-lighting.jpg

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Fig. 9.14 http://bettercities.net/sites/default/files/CFBC_Tran sects_T3E.jpg Fig. 9.15 Image Produced by Drury University CCS Member Fig. 9.16 Image Taken by Drury University CCS Member Fig. 9.17 Image Taken by Drury University CCS Member Fig. 9.18 Image Taken by Drury University CCS Member Fig. 9.19 Image Taken by Drury University CCS Member Fig. 9.20 Image Produced by Drury University CCS Member

SITE ONE Flex-Housing

ing-city-design-competition-olin/patchwork_liv ing-city-design-competition_8/ Fig. 9.51 http://www.archdaily.com/159540/patchwork-liv ing-city-design-competition-olin/patchwork_liv ing-city-design-competition_5/ Fig. 9.52 Image Produced by Drury University CCS Member Fig. 9.53 http://peopleplacepurpose.com/2013/12/ Fig. 9.54 http://peopleplacepurpose.com/2013/12/ Fig. 9.55 http://peopleplacepurpose.com/2013/12/ Fig. 9.56 http://peopleplacepurpose.com/2013/12/ Fig. 9.57 Image Produced by Drury University CCS Member

Fig. 9.21 Image Produced by Drury University CCS Member SITE TWO Bridging the Gap Fig. 9.22 Image Produced by Drury University CCS Member Fig. 9.58 Image Produced by Drury University CCS Member Fig. 9.23 Image Produced by Drury University CCS Member Fig. 9.59 Image Produced by Drury University CCS Member Fig. 9.24 Image Produced by Drury University CCS Member Fig. 9.60 Image Produced by Drury University CCS Member Fig. 9.25 Image Produced by Drury University CCS Member Fig. 9.61 Image Produced by Drury University CCS Member Fig. 9.26 Image Produced by Drury University CCS Member Fig. 9.62 Image Produced by Drury University CCS Member Fig. 9.27 Image Produced by Drury University CCS Member Fig. 9.63 Image Produced by Drury University CCS Member Fig. 9.28 Image Produced by Drury University CCS Member Fig. 9.64 Image Produced by Drury University CCS Member Fig. 9.29 Image Produced by Drury University CCS Member Fig. 9.65 Image Produced by Drury University CCS Member Fig. 9.30 Image Produced by Drury University CCS Member Fig. 9.66 Image Produced by Drury University CCS Member Fig. 9.31 Image Produced by Drury University CCS Member Fig. 9.67 Image Produced by Drury University CCS Member Fig. 9.32 Image Produced by Drury University CCS Member Fig. 9.68 Image Produced by Drury University CCS Member Fig. 9.33 Image Produced by Drury University CCS Member Fig. 9.69 Image Produced by Drury University CCS Member Fig. 9.34 Image Produced by Drury University CCS Member Fig. 9.70 Image Produced by Drury University CCS Member Fig. 9.35 Image Produced by Drury University CCS Member Fig. 9.71 Image Produced by Drury University CCS Member Fig. 9.36 Image Produced by Drury University CCS Member Fig. 9.72 Image Produced by Drury University CCS Member Fig. 9.37 Image Produced by Drury University CCS Member Fig. 9.73 Image Produced by Drury University CCS Member Fig. 9.38 Image Produced by Drury University CCS Member Fig. 9.74 https://www.google.com/maps/@37.1988775,Fig. 9.39 Image Produced by Drury University CCS Member 93.2754418,3a,75.7y,35.91h,81.41t/ data=!3m4! Fig. 9.40 Image Produced by Drury University CCS Member 1e1!3m2!1s060KfU3e0RuRPmpxnc_t9w!2e0 Fig. 9.41 Image Produced by Drury University CCS Member Fig. 9.75 Image Produced by Drury University CCS Member Fig. 9.42 Image Produced by Drury University CCS Member Fig. 9.76 Image Produced by Drury University CCS Member Fig. 9.43 Image Produced by Drury University CCS Member Fig. 9.77 http://www.backyardhomepros.com/wp-content/up Fig, 9.44 Image Produced by Drury University CCS Member loads/2010/11/Snap10.jpg Fig. 9.45 Image Produced by Drury University CCS Member Fig. 9.78 https://www.google.com/maps/@37.1998884,Fig. 9.46 Image Produced by Drury University CCS Member 93.2749292,3a,75y,277.22h,84t/data=!3m4!1e Fig. 9.47 Image Produced by Drury University CCS Member 1!3m2!1sKATRy6xelqDtyUgS-iibIA!2e0 Fig. 9.48 Image Produced by Drury University CCS Member Fig. 9.79 Image Produced by Drury University CCS Member Fig. 9.49 http://www.archdaily.com/159540/patchwork-liv Fig. 9.80 Image Produced by Drury University CCS Member ing-city-design-competition-olin/patchwork_liv Fig. 9.81 https://www.google.com/maps/@37.1998884,- ing-city-design-competition_6/ 93.2749292,3a,75y,277.22h,84t/ Fig. 9.50 http://www.archdaily.com/159540/patchwork-liv

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INTRODUCTION EXECUTIVE SUMMARY PRECEDENT STUDIES CONTEXTUAL ANALYSIS COMMUNITY MEETINGS NORTH BOONVILLE WEST MEADOWS SILVER SPRINGS ROUNTREE CONCLUSION RESOURCES AND REFERENCES

data=!3m4!1e1!3m2!1sKATRy6xelqDtyUgS-iibIA!2e0 Fig. 9.82 Image Produced by Drury University CCS Member Fig. 9.83 Image Produced by Drury University CCS Member Fig. 9.84 https://www.google.com/maps/@37.1988775, 93.2754418,3a,75y,42.63h,74.33t/ data=!3m4!1e1!3m2!1s060KfU3e0RuRPmpxnc_t9w!2e0 Fig. 9.85 Image Produced by Drury University CCS Member Fig. 9.86 Image Produced by Drury University CCS Member Fig. 9.87 https://ankenyrow.files.wordpress.com/2012/09/ siteplan.png Fig. 9.88 http://ankenyrow.files.wordpress.com/2011/12/siteview. png?w=420 Fig. 9.89 http://ankenyrow.files.wordpress.com/2014/01/ street-rendering_ankeny-row_lowerres.jpg Fig. 9.90 http://www.greenhammer.com/images/photo/ F5B3AC08-1E8C-3E1E-E1B0007845117D25.jpg Fig. 9.91 http://www.cottagecompany.com/files/Images/Con overCommonsCottages/ConoverCommonsCottag es_BirdsEyeView01.jpg Fig. 9.92 Image Produced by Drury University CCS Member Fig. 9.93 http://www.cottagecompany.com/files/Images/Con overCommonsHomes/CC2site_reserved.jpg Fig. 9.94 http://www.swensonsayfaget.com/ files/3513/6279/1660/1.jpg Fig. 9.95 http://cdn.c.photoshelter.com/img-get/I0000DLjsYqGu 7CE/s/750/750/20087CotC-5173.jpg Fig. 9.96 Image Produced by Drury University CCS Member

SITE THREE Activity Node Fig. 9.97 Fig. 9.98 Fig. 9.99 Fig. 9.100 Fig. 9.101 Fig. 9.102 Fig. 9.103 Fig. 9.104 Fig. 9.105 Fig. 9.106 Fig. 9.107 Fig. 9.108 Fig. 9.109 Fig. 9.110

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Fig. 9.111 Image Produced by Drury University CCS Member Fig. 9.112 Image Produced by Drury University CCS Member Fig. 9.113 Image Produced by Drury University CCS Member Fig. 9.114 Image Produced by Drury University CCS Member Fig. 9.115 Image Produced by Drury University CCS Member Fig. 9.116 Image Produced by Drury University CCS Member Fig. 9.117 Image Produced by Drury University CCS Member Fig. 9.118 http://www.lijbersarchitect.nl/acourtyard Fig. 9.119 http://www.lijbersarchitect.nl/acourtyard Fig. 9.120 http://www.lijbersarchitect.nl/acourtyard Fig. 9.121 http://www.lijbersarchitect.nl/acourtyard Fig. 9.122 Image Produced by Drury University CCS Member Fig. 9.123 http://sunnysidegardens.us/neigborhood Fig. 9.124 http://sunnysidegardens.us/neigborhood Fig. 9.125 http://sunnysidegardens.us/neigborhood Fig. 9.126 http://sunnysidegardens.us/neigborhood Fig. 9.127 Image Produced by Drury University CCS Member

CONCLUSION Fig. 10.1

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HOUSING DIVERSITY VISION 2040

For more information about the Springfield 2040 Housing Diversity Vision or other Center for Community Studies services contact: Mr. Jay G. Garrott, Architect Professor and Director Center for Community Studies Hammons School of Architecture Drury University 900 N. Benton Avenue Springfield, MO 65802 (417) 873-7371 (O) (417) 818-8289 (C) jgarrott@drury.edu www.drury.edu/du/architecture/Center-for-Community-Studies/ www.facebook.com/groups/ccshsa

2040 DRURY UNIVERSITY

FALL 2014