The Charlotte Avenue Healthy Corridor by Civic Design Center

The Charlotte Avenue Healthy Corridor

UNIVERSITY OF TENNESSEE, KNOXVILLE NASHVILLE URBAN DESIGN STUDIO SPRING 2017

THE CHARLOTTE AVENUE HEALTHY CORRIDOR The mission of the Nashville Civic Design Center is to elevate the quality of Nashvilleâ&#x20AC;&#x2122;s built environment and to promote public participation in the creation of a more beautiful and functional city for all. Towards this end, the Nashville Civic Design Center:

PROMOTES the Ten Principles of The Plan of Nashville, a vision for growth and development, created and endorsed by the citizens of Nashville; EDUCATES the public about civic design through lectures by prominent speakers and workshops; PROVIDES professional staff and highly-qualified design interns to consult on civic and other community development projects; FACILITATES public dialogue about civic design and its impact through the Urban Design Forum. The Forum meets monthly at the Civic Design Center, provides events, lectures and an open forum for the debate of ideas and issues of interest to its members; RESEARCHES and PUBLISHES reports on various civic design issues. This book was designed and written by Edgar X. Bolivar, Design Fellow. Significant contributions were provided by Gary Gaston, Executive Director, Ron Yearwood, Design Director, Nashville Civic Design Center, author TK Davis, Professor at The University of Tennessee Knoxville College of Architecture and Design (UTK CoAD).The Nashville Civic Design Center would like to give special thanks to TK Davis and the UTK CoAD students. civicdesigncenter.org July 2018

CONTENTS

INTRODUCTION

PRECEDENTS

PROJECTS

7 8 16

UTK URBAN DESIGN STUDIO

1 Carissa Wajers - Marathon Motorworks Village

2 Casey Myers - Fisk University to Charlotte Avenue

3 Nate Nadukah - Herman Street Village 4 Spencer Hough - Reconnecting 21st Street

5 Tori Buche - Clifton Avenue

6 Abigail Smith - HCA Properties

IMPLEMENTATION

TOOL BOX

TABLE OF CONTENTS

INTRODUCTION

Nashville's Charlotte Avenue Healthy Corridor with a Greenway and Transit Urban Design Study The University of Tennessee, Knoxville College of Architecture + Design PURPOSE

OBJECTIVES

This project was undertaken as an outstanding teaching and learning opportunity, and as an advocacy for Charlotte Avenue's ambitious future design and development as a "healthy corridor" with a greenway and public transit, complemented by new urban architecture. The study presents a 20-year vision for high density, mixed-use, transit-oriented development (TOD) that incorporates principles and best practices for a comprehensive health and wellness corridor.

Connectivity and Accessibility. Can the spaces improve pedestrian, bicycle and street connectivity and can the spaces be universally accessed through various means and various users? Maintain and strengthen street, bike, and pedestrian connections depending on the site (to promote walkable, bike-friendly environments and access to transit), with particular attention to providing connections between the proposed spaces and surrounding neighborhoods. Identify the users of the space through direct observation of the selected site. Students should provide interventions that improve general well-being and the use of space.

The Purpose Statement below, as well as the Objectives, have been written and supplied by the Metro Nashville Planning Department Staff. "The studio will investigate active transportation as a topic of study to create a framework for public space and the built environment that supports multiple modes of transit along an existing industrial corridor existing neighborhoods and parks, creating an active open space network, and establishing appropriate development types that support public transit and relates to the existing urban fabric."

Open Space. How can the site incorporate appropriate open space? Students should propose a framework and then develop the sites using the given parcels and right of way. Students can either develop incrementally or wholly, depending on the site. If parcels are aggregated, open space, may be incorporated into the site plan. Consideration should be given to frontage and orientation of private space in relation to public space. Context. How does the TOD or proposed infill development relate to the existing urban environment? Proposals should consider the existing right-ofway, open spaces, blocks, lots and buildings. TOD or proposed infill development should be appropriately designed and relate well to existing neighborhoods (with sensitivity given to existing scale, height, frontage, existing setbacks, etc.) Preserve all historical properties where indicated ( although recommendations for adaptive reuse are possible). Articulate a rationale for how to develop the site."

INTRODUCTION

Precedents The following precedents are examples of projects that have transformed or are currently transforming a city's perspective of transit development. For example, the Ponce City Market in Atlanta has had huge success among its residents and tourists alike. Restoring an old historical building and transforming it into a destination that takes full advantage of the beltline while producing a profit, has opened up new conversations for what people should demand and expect from future developments. People are responsive to projects that encourage a healthier lifestyle and are easily accessible; developers are beginning to take notice. New plans and developments such as Mt. Baker are having an impact, and hopefully we will see more in the future. These projects represent holistic designs that are integrating transit, architecture, landscape, urban planning, and the economy to produce sustainable projects that are assimilated by the city and its inhabitants. While some achieved more of an impact than others, there is something to learn from the results of these precedents.

PRECEDENTS

S-Line and Sugar House Greenway

Portland Mall Revitalization

Mt. Baker Station and Art Studios

Ponce City Market

S-Line and Sugar House Greenway SALT LAKE CITY The S-Line is Salt Lake City's latest transit addition, opening in 2014. It restores an abandoned freight corridor while expanding the existing light rail. This project was designed by award winning design firm CRSA Architecture, and is intended to be a new transit artery that revitalizes many existing neighborhoods. This new light rail incorporates a greenway in its design; and includes biking lanes, walking paths, and public plazas. Street cars, pedestrians, cyclists, and cars all coexist and serve to enhance the overall experience. Hundreds of residential units and new businesses have been constructed along this new transit corridor. It is estimated that this project has been the driving force behind $400 million of new development. These numbers may increase as further development of the S-Line occurs.

The city has approved setback changes to their policies to allow direct connection to the greenway to take advantage of the streetcar and increase pedestrian engagement. Such changes will encourage future projects to activate the greenway with storefronts, and restaurants. The impact of this S-Line can be felt in smaller neighborhoods and the bigger downtown areas. South Salt Lake for example has secured an anchor for its downtown. WinCo foods will open an 85,000 square foot grocery store along with other storefronts and new residential development. This downtown district will now be accessed by the S-Line, and two high-frequency bus routes, making it the most accessible area in the region. This in turn will help rebuild its downtown for future generations.

Figure 1. Photo of the S-Line and greenway designed by the local Salt Lake City architecture firm, CRSA, in 2014

PRECEDENTS: The S-Line and Sugar House Greenway

Mall Revitalization PORTLAND Built in the late 1970s as a transit and pedestrianfocused thoroughfare this iconic mall, with its broad sidewalks, continuous tree canopies, and attention to detail, the Portland Transit Mall was slowly becoming an unwelcoming corridor for mostly buses and cars. It become clear that something had to be done, the city hired, local architecture design firm, ZGF to do a renovation. Their intent was to restore this American urban jewel back to its glory. It was important to involve the community early in the process. This grassroots approach helped create a mall that would once again be a place to be enjoyed and treasured.

Figure 2. ZGF Architects

The community envisioned a mixed-use transit corridor with a variety of restaurants, shops, and art. The city determined that the best transit solution was to include a light rail, offering people the chance to commute the newly renovated 58 blocks with ease. Special attention was given to what behaviors would be encouraged throughout the mall. Tables and furniture encourage sitting and talking; while the long shaded sidewalks encourage walking and biking. It was all about placemaking and giving people reasons to stay. A citizen's advisery committee was formed to ensure that every decision was analyzed, such as alignments, rail stops, parking, etc. A lot of time went into repairing or in some cases replacing old bricks and granite curbs. Trees were also carefully examined and it was determined that 400 of the 600 original trees could be saved; while another 115 trees were replaced. As intended the corridor has become an integrated blend of old and new infrastructure. Now pedestrians enjoy walking on wide shaded sidewalks and easily get from the downtown district to the university district. This project proves the worth of involving landscape designers, architects, politicians, committees, and public community engagement and feedback in designing big infrastructure projects.

Figure 3. ZGF Architects

PRECEDENTS: Mall Revitalization

Mt. Baker Station SEATTLE This is a mixed-use, affordable housing, and transitfocused development project designed by SMR architects. The site offers direct connection to the Mt. Baker light rail station and public plaza. Intended to be occupied by people earning between 30% and 60% of the area's median income, its proximity to the elevated rail promotes transit ridership. This project offers the community more than just a place to live. The ground floor consists of commercial spaces, a music room, and a community room. For residents it offers an 8,500 square foot shared roof deck where people can have an urban roof garden and enjoy meals together. Apart from the building's civic focus, this building is environmentally responsible as well. The design meets Washington's Evergreen Standard by using sustainable materials, reduced water consumption fixtures, and efficient electrical and mechanical equipment, and a green roof. These features creates a low impact building. This project addresses civic, environmental, and human needs.

Figure 4. SMR Architects

Figure 5. Art Space

Figure 6. SMR Architects

PRECEDENTS: Mt. Baker Station

Figure 7. SMR Architects

Figure 8. Art Space

PRECEDENTS: Mt. Baker Station

Ponce City Market ATLANTA This successful adaptive re-use project in Atlanta, required restoring a historic building, formally occupied by Sears, Roebuck and Co, and later used as a City Hall. The development company, Jamestown, fully restored the site, and also managed to bring new life and new energy into the area to further develop the award winning Belt Line. Directly connecting the Belt Line and Ponce de Leon Avenue, this project aims to be a catalyst for pedestrianfriendly businesses that encourage healthier lifestyles. The Ponce City Market offers 500 bicycle parking spaces, valet bicycle parking, and a shared bike repair workroom, along with shower facilities for bike commuters. Wide hallways and elevators allow efficient movement through the building.

Figure 9. Jamestown Properties

PRECEDENTS: Ponce City Market

Staying true to the work/play, healthy living mind-set this project also offers food, shops, and living spaces. The developer plans more residential units adjacent to this building, a 60,000 square foot grocery store, and 350,000 square feet of office spaces. A blend of Atlanta's best foods can be found in the Market's food hall, as well as local and international shops. There are plenty of exterior and interior seating options allowing different events and experiences. Efficient LED lighting provides safety for people as they continue their journey through the Belt Line after dark. The New City Market is becoming an icon, and sets an example for future developments.

Figure 10. Ponce City Market

Figure 11. Jamestown Properties

PRECEDENTS: Ponce City Market

Projects PROCESS During the Fall Semester 2016, faculty member TK Davis and Research Assistant Joshua Murray produced a visual investigation of the 2.3 mile long site, including strengths, weaknesses, opportunities and threats analysis (SWOT) for its future redevelopment as a healthy corridor, analytic plan observations, a potential typical street section for Charlotte Avenue, and an overall conceptual urban design development plan. This work included travel to Nashville on multiple occasions, and approximately 90 hours of work by the Research Assistant. During the Spring Semester 2017, faculty member TK Davis, his Research Assistant, and six advanced architecture students in his Urban Design course produced Phase II Specific Site Design Proposals as urban architecture and as public space and placemaking. Students worked over a 13-week semester, with 12 hours devoted to in-class work weekly, and typically 12-18 hours of studio work outside of class time. This results in over two thousand hours of creative energy and production. The Spring semester also entailed travel to Nashville on four occasions, and at least an additional 90 hours of work by the Research Assistant. The Metro Planning Department staff was consulted monthly (four times during the Spring), including an orientation presentation by Planning staff for the students, and with staff participation on three monthly student design reviews in Nashville at the Nashville Civic Design Center.

PROJECTS: Process

A site tour and aerial survey was made of the entire site, and properties which might be interpreted as "under developed." This assessment survey was made to imagine what sites might be candidates for redevelopment in the next 20 years, given current growth trends, and the inclusion of public transit and greenway traversing the corridor. It also suggests the potential of designating the corridor as a "redevelopment district," in order to encourage corridor improvements through redevelopment and funding mechanisms as tax increment financing (TIF). The North Nashville Community Plan, the Northeast Corridor Study, the NMotion MTA/ RTA Strategic Plan, the ULI Initiative for Building Healthy Corridors and Charlotte Avenue Development Workshop were all closely reviewed and incorporated into the overall proposal. The NashvilleNext Final Report regarding centers and corridors, as well as the Gear Up 2020 Report were also highly relevant to the Urban Design Study. In addition, key stakeholders such as OneC1TY, the MPO, and neighborhood planning leadership were engaged in discussions. The Metro Planning Department staff was consulted several times during the Fall semester 2016.

Analysis: S.W.O.T. What are the strengths, weaknesses, opportunities and threats in achieving a 20-year vision for high density, mixeduse, walkable/ bike-friendly transit-oriented development (TOD) that incorporates principles and best practices for a comprehensive health and wellness corridor long the Charlotte Corridor as delineated by Metro Panning staff. STRENGTHS

OPPORTUNITIES

• Charlotte Avenue development momentum • Watkins Park • William Edmonson Park • Capitol View / HCA / North Gulch development • McKissick Park • Martin Luther King Jr. Magnet School • Proximity to Centennial Park • Nashville and Western Short Line Railroad right-of-way • Henry Hale Hope VI neighborhood • Proximity to downtown • Proximity to the Bicentennial Capitol Mall State Park • Proximity to the Farmer's Market • Marathon Motor Works • Acess to the Cumberland River via greenway • Proximity to the new baseball stadium • Proximity to Tennessee State University campus • Existing medical related businesses and institutions • Access to I-40 (to the east) and I-440 (to the west) • OneC1ty development • Middle School WEAKNESSES

• Bus Rapid Transit from Downtown to Dickson along Charlotte Pike • Light Rail Transit from Downtown to Ashland City / Clarksville • New greenway parallel to Nashville and Western rail line • New greenway linkage to Centennial Park via 29th /31st Connector bridge • New greenway linkage to Bicentennial Capitol Mall State Park, Farmers Market and Cumberland River • Complete streets on Charlotte and "B" streets -Incorporate ULI Healthy corridor recommendations and Gear Up 2020 into UD plan • Transit- Oriented centers developed within the corridor • Community gardens • "To help position Nashville as a leader in health IT: from health care capitol to innovation hub" (Brookings Institute)

• "There's lots happening on Charlotte, but if you drive up and down it, it's still pretty ugly... Poor zoning practices, poor codes, not enough density, and signage everywhere, too difficult to cross, dangerous, no sidewalks, no pedestrians, no biking"- Mark Deutschmann in the Nashville Post • Little street definition, mixed- use buildings and perimeter urban blocks • Suburban surface parking lot strategies • Inadequate attainable housing -Inadequate public transit

• State Legislature vote on public transit with designated lanes on state roads (Charlotte) • Lack of certain funding sources for regional public transit • Potential for national or state economic downturn

PROJECTS: Analysis

THREATS

Analysis: Drawings Existing Site Boundary

INITIAL SITE PLANNING BOUNDARY

Initial site boundary Greenway / green space

Proposed Redevelopment District

800

1600

Proposed Bus Rapid Transit

PROPOSED “TRUE” BUS-RAPID TRANSIT

PROPOSED REDEVELOPMENT DISTRICT

1/4-mile walking distance 1/2-mile walking distance

Tax increment financing eligible

Proposed BRT route

Greenway / green space

Proposed BRT stop Greenway / green space

800

1600

PROJECTS: Analysis

2 3

Projects: (1) Marathon Motorworks Village, (2) Herman Street Village, (3) Fisk University to Charlotte Avenue, (4) Reconnecting 21st Street (5) Clifton Street, (6) HCA Properties

PROJECTS: Analysis

Marathon Motorworks Village

CARISSA WAJERS

I-440

In addition to the two linear factory buildings parallel to the CSX railroad tracks, there is the potential for four urban blocks in what is now largely surface parking lots. Proposed is an east to west mid-block alley reinterpreted as a pedestrian arcade. This arcade traverses the transformed neighborhood to and from Watkins Park to the west, a new paved market place public space, a 14th Avenue public green space for the neighborhood, and then further east to the important north/south 12th Avenue North parallel to the elevated interstate. A new grade crossing between the two Marathon factory buildings would tie North Nashville to Charlotte Avenue via the Henry Hale Hope IV neighborhood to the south. The new blocks have ground level commercial space or residences with stoops, with internal atriums, courtyards, or multi-story parking structures wrapped by housing. These produce an urban architecture compatible with the neighborhood. They also provide the needed parking requirements for both the commercial and residential venues in the new neighborhood. As important, they remove the curse of all the surface parking, with its lack of spatial definition and pedestrian experience. With great views of the downtown skyline and the state capitol building to the east, and sunsets to the west, a tall glazed housing wall operating at the scale of the interstate is inserted along the eastern edge of the neighborhood, atop a four story brick base. This becomes an instant anchor point for Marathon Motorworks Village inhabitants.

0 I-4

Beginning with the purchase of his first building here in 1986, owner Barry Walker has supported a thriving creative community and made a center for commercial, performing, and visual arts.â&#x20AC;? Marathon Village is selfdescribed as â&#x20AC;&#x153;a neighborhood born out of the buildings that once housed Marathon Motor Works (1910-1914).

Site Key

Axonometric drawing