ACCESS AND LIVABILITY Retrofitting Antioch
Designing a Nucleus for South Nashville
Retrofitting Antioch
Designing a Nucleus for South Nashville
This book was designed and written by Eric Hoke, Design Fellow. Significant contributions were provided by Gary Gaston, Design Director, Nashville Civic Design Center, and contributing author TK Davis, Associate Professor at The University of Tennessee Knoxville College of Architecture and Design (UTK CoAD). This book was edited by Gary Gaston, Design Director, Nashville Civic Design Center and Michael Skipper, Executive Director, Nashville Area MPO. The Nashville Civic Design Center would like to give special thanks to TK Davis and the UTK CoAD students.
The mission of the Nashville Civic Design Center is to elevate the quality of Nashville’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.
www.civicdesigncenter.org October 2014
Foreword
4
Introduction
6
Precedents
8
Denton Public Library La Grande Orange His Hands Church Villa Italia / Belmar
Projects
18
UTK Urban Design Studio
Implementation
30
Real World Projects Tool Box
Conclusion
38
CONTENTS
3
Retrofitting Antioch Believe it or not, by the year 2040 Nashville and Middle Tennessee region will be larger than present-day Denver, Colorado and its surrounding region, growing to more than 3 million people. With this growth comes opportunity, but also significant challenges. On our current trajectory, the amount of time that Middle Tennesseans spend in their car on area roadways will more than double over the next two and a half decades. Luckily, we can plan now to address this projection. How our region grows and more specifically, how we choose to further develop local communities to support that growth, will play a large part in either deteriorating or enhancing the quality of life we have come to enjoy as Middle Tennesseans. One community which is poised to experience tremendous change is Antioch in south Nashville. Today, the area has been rebranded as “The Crossings” and is home to more than 7,000 businesses and 43,000 employees. Recently, the population in the Antioch area has been growing at nearly six times the annual rate of Davidson County. This increase in population and the expected shifts in demographics create tremendous opportunity. Decisions on land use patterns, urban design, and infrastructure investments need to be aligned in a way that promote greater accessibility and equity within Antioch, and offers connectivity to the rest of the region.
FOREWORD
Through our partnership with the Nashville Civic Design Center, the Nashville Area MPO is committed to helping area residents and businesses better visualize the region’s future so that they are positioned to shape it for the better. This publication, a product of that partnership, is intended to offer case studies and proposals for retrofitting Antioch in ways that incorporate ideas for sustainable community design and multi-modal transportation solutions -- ideas that can help address a few of the growing pains we could experience on our way to prosperity.
Typical suburban Layout
Aerial view of Antioch
FOREWORD
5
Introduction Antioch is a suburb in Nashville located 12 miles south of Downtown. The community is centered around a shopping complex conveniently located off of Interstate 24. The Hickory Hollow Mall is at the core of the shopping area was classified as a dead mall, now being reproposed for mixed used, and rebranded as The Global Mall at the Crossings. Dead malls are malls with high vacancy and low consumer traffic levels. The Stones River Mall in Murfreesboro and the Opry Mills Shopping Center in Nashville have drawn people away from Antioch to do their shopping. Both of these malls have undergone major renovations, leaving the mall in Antioch as less desirable. There has been new life in old spaces at The Crossings. The 200,000-square-foot vacant Dillard’s department store on the south side of the mall was purchased by Nashville State Community College in 2012. It is being transformed into the southeastern campus for the college where it features a culinary school and a pre-nursing program as well as other core classes. The Nashville Predators are also building a practice facility in the north parking lot of the mall. Antioch has experienced rapid growth creating a need for improved real estate in the area. The Global Mall at the Crossings is a prime location to start a suburban transformation. Retrofitting this mall will spur multiple benefits for the community, increasing property value in existing neighborhoods, and will revive the heart of the community.
The expanded bus rapid transit (BRT) system will connect Antioch to Downtown Nashville according to the Nashville Area Metropolitan Planning Organization (MPO) 2035 Regional Transportation Plan. The previously neglected mall will be the perfect hub for a transit-oriented development. Transitoriented development is public space that is positioned around pedestrian friendly network of buildings and streets which is directly connected to various housing types and destinations. This will create a pedestrian-enabled population and will improve the quality of life. Currently, of the people residing in Antioch (residents of 37013 area code), 2.2% of the population walks, bikes, or takes public transportation to work according to the U.S. Census Bureau. Conversion could spur a significant decrease in vehicle miles traveled and required parking, also resulting in more cost-effective public transportation. Traffic will also dramatically decrease with more jobs available locally and less people driving Downtown Nashville. Retrofitting Antioch will bring social diversity, safety, and a sense of community for residents. It will spawn many opportunities for new municipal buildings such as libraries, community centers, and schools, as well as private development of housing, retail, and entertainment. By transforming this mall and surrounding area into a mixed-use living, working, and entertainment suburban center, it will revitalize Antioch, creating a sense of community in an enabled transit village.
INTRODUCTION
Future vision for public transportation plans in Nashville - bus rapid transit will connect Downtown to Hickory Hollow
INTRODUCTION
7
What Is Retrofitting? Retrofitting suburbs is the concept of directing growth to existing suburban areas by means of infill and redevelopment to prevent additional sprawl and consumption of remaining rural land. The benefits include the preservation of open space and the reduction of costs to government because the infrastructure already exists. In retrofitting, the emphasis should be on the mixture of land uses, including residential with smaller scale commercial, and on providing street and sidewalk connections to surrounding neighborhoods and commerce.
Significant economic redevelopment opportunities may be found all along our arterials, especially in “dying” shopping centers, malls, and outdated big box stores. “The belief that the commercial-only arterial is best, must be rethought in favor of concentrated commercial nodes linked by higher density mixeduse corridors,” writes Rick Bernhardt, Metro Planning Executive, in his 2005 essay, “Reforming the Arterials.” “There is much more property along our arterials zoned for commercial use than can be economically sustained. And the amount of existing arterial commercial development—in the form of the big box and the strip mall—cannot be supported under today’s economic realities.” This is even truer now, with the escalation of online shopping. Increasing the density of development along the historic pikes and arterials that are now mostly commercial will create a larger ridership pool for public transit, while protecting existing neighborhoods served by local streets.
Nashville
Site map of precedents
Precedents
Denton Public Library Denton, TX Grocery store to public library
La Grande Orange Phoenix, AZ Forgotten strip mall to upscale market
His Hands Church Woodstock, GA Abandoned big box retail to mega-church
Villa Italia / Belmar Lakewood, CO Dead mall to thriving community
These four locations show prime examples of retrofitting throughout the country. Techniques in these sites can be applied to the focus area in Antioch.
PRECEDENTS
9
Evers Park
Denton Public Library
Strickland Middle School
Site map
Before - vacant food lion
PRECEDENT
After - renovation and landscaping
Denton Public Library Denton, TX
Ghostbox is a term that describes vacant large warehouse-like retail spaces. Old retail spaces can often be recreated into longlasting community places. In Denton, Texas, the old Food Lion grocery had become a ghostbox. It was subsequently converted into a public library. The location of this 32,800 square foot building was prime for a library. It serves as an amenity to the surrounding neighborhood, as well a place to facilitate after school programs for the adjacent middle school. The design of this building brings a significant civic presence to the area. Before the adaptation, the abandoned grocery store sat in a vast concrete lot with nothing but light poles to break up the space. Seventy-five parking spaces were removed in order to create new green areas, pedestrian walks, and gravel runoffs. These new exterior renovations allow walking and biking connections between the nearby park and middle school. The new window wall in the front of the building consists of opaque and transparent panels that allow glimpses of activity inside. In the daytime, the windows spread light throughout the space. At night, the building glows, improving safety and visibility to the surrounding area. There is also a cafĂŠ and community room that are located off the lobby, which stays open to the public after hours.
Indoor space
PRECEDENTS
11
Residential New Retail
Wine Cafe
Site map
La Grande Orange Grocery
La Grande Orange Grocery Store
La Grande Orange Phoenix, AZ
The La Grande Orange took over an abandoned strip mall where rent was cheap and there was not much to offer. There were not many structural changes to the building or parking lots, making this an example of minimal retrofitting. Citrus colors were used to reinvent the look, which gradually manipulated the atmosphere of the whole strip to a hip place to dine and shop.
New use of outdoor space
Before the adaptive reuse of the space, there was an abandoned laundromat and post office. The development started by drawing the ideal demographic with the opening of the wine bar in the old post office. The intent was to continue to develop the entire strip mall. Within the next three years there was a grocery store on the corner of the L-shape building that sold up-scale foods, as well as breakfast. A pizzeria was next, and a cocktail bar was soon to follow. With the growing success of the La Grande Orange strip came the birth of a similar venture across the street. This new development brought so much traffic to the area that even more new business grew from its success. By redefining the space with paint and new outdoor areas, the La Grande Orange development has created a new identity for the community and the neighborhood.
Interior space
PRECEDENTS
13
Main entrance
Interior play area
PRECEDENT
His Hands Church Woodstock, GA
Churches have proven to be successful ways to transform ghostboxes into usable spaces. Over a dozen Walmart’s have been converted into churches since 2002. A 123,000 squarefoot Big Kmart in Woodstock, Georgia, about 30 miles north of Atlanta, has been converted into a non-denominational church. The main entrance to the church has an asymmetrical modern façade that completely changed the feel of the building from big box retail to a place of worship. Leading up to the entrance lies a walk lined with trees and shrubs that spans the distance of the large parking lot to the street. This path breaks up the parking lot, and creates an outdoor social gathering space. This new outdoor space also reduced the amount of impervious surface in the parking lot by forty percent. Interior space
The interior of the church has been outfitted with two worship halls, including one that holds 1,500 people and the other which holds 500 people. Another benefit of retrofitting such a large space are the bonus features, such as a large indoor play area for children. Creating new environments in familiar communities can create exciting places that will revitalize shopping areas.
Old Big Kmart big box retail
PRECEDENTS
15
New look of Belmar’s “downtown” area
One of three parking garages with a network of solar panels. There are 8,370 panels throughout all the parking structures.
PRECEDENT
Villa Italia / Belmar Lakewood, CO
Villa Italia was an estate that was developed into a mall in 1966. Located in the suburban community of Lakewood, CO, 4.5 miles southwest of Denver, the mall was a successful part of the community. Villa Italia floundered, lost key tenants, and was considered dead by the late 1990’s. Planning began for its redevelopment in 1999, and started in earnest with new owners in 2002. Aerial view 1993
Belmar is the new name for the redevelopment of the 104 acre Villa Italia site. In its first phase, completed in 2009, Belmar created a new town center for the community – including new streets, shops, restaurants, offices, diverse housing types, and nine acres of open space – all connected to public transportation. The site is comprised of 22 city blocks that incorporate mixeduse development into its pedestrian friendly, urban-feeling neighborhood. Belmar has a sustainable green focus with features such as over 8,000 solar panels on top of its parking garages and individual wind turbines to power the streetlights. There are currently about 900,000 square feet of retail space that are 95% occupied. Belmar generates about $17 million a year in tax revenue for Lakewood, which is four times grater than Villa Italia ever produced.
Aerial view after 2002 renovation
PRECEDENTS
17
UTK CoAD Partnership Nashville, TN The Nashville Civic Design Center (NCDC) maintains a strong partnership with the University of Tennessee Knoxville College of Architecture and Design (UTK CoAD). Through this partnership, NCDC coordinates various studies throughout the year that allow architecture students to study potential “real world� projects in Nashville. As a part of this collaborative effort, NCDC partnered with UTK CoAD faculty member TK Davis in the Spring 2013 semester. Students were asked to analyze potential reuses for the Antioch community, and envision what the future could hold in a new urban plan.
North district perspective
North District Central District South District
Student presentation
PROJECTS
Site rendering
Downtown Nashville Antioch community boundaries Focus area
Nashville - Davidson County map
P R O J E C T S 19
Establishing A Transit Village Antioch Transit-oriented development (TOD) incorporates high densities, mixed-uses, mixed types and prices of housing, and reduced parking requirements. The intent is to produce a walkable, pedestrian-friendly environment, where the design of high quality public space is prioritized. The virtues of transitoriented development are that it enhances quality of life for its residents, improves public health by virtue of encouraging walking rather than driving, leads to economic development, contributes to community character through the design of public space, is inherently environmentally sustainable, and increases transit ridership. Because the existing zoning on the sites pre-dates the anticipation of public transit stops in Antioch, modifying the existing zoning, parking requirements and building codes was necessary to maximize the unique potential of TOD. Therefore, a knowing advocacy for variances of existing legal parameters were made to recognize the unique potential of the transit stop for new scales and enhanced density of conventional development, consistent with “national best practices.” All of the student’s projects were drawn to depict full buildout, but were conceived and diagrammatically represented as three logical phases of development. The student master plan for the newly named area called “The Crossings” is assumed to commence immediately in anticipation of commuter bus rapid transit lines. This eventual arrival will occur at an undetermined time, though no sooner than five years, and no later than 25 years according to the regional transit plan of the Nashville Area Metropolitan Planning Organization (MPO). The student plans were designed to allow for the dynamics of change over time, based on unforeseen economic and social circumstances.
PROJECTS
1 mile
1/2 mile
Target Area
Footprint of focus area Walking radius Hickory Hollow Mall
Student Proposal for the Global Mall at the Crossings showing mixed use buildings with retail and residential dwellings (North District)
Hickory Hollow Mall 2013
P R O J E C T S 21
Transit map showing one centralized bus rapid transit stop, with a circulator van route having stops at walkable intervals.
PROJECTS
Student Proposal I William Brantley Karol Kozik Will Rowland
The north sector of the site plan, the former Hickory Hollow Mall, has been repurposed as a series of smaller mixed-use urban blocks, with exteriorized streets. One exception is the central cross axis of the former mall, which is treated as a pedestrian, glass covered cruciform galleria at the heart of this precinct. The far edges of the former mall parking lots are lined by row houses. The central sector of the site plan confines the automobile to the outermost mid-rise urban blocks, and the north-south boulevard spine located on a pipeline utility easement. Hence, the central sector is characterized by pedestrian streets activated and defined by mid-rise, mixed use urban blocks, with structured parking concealed inside the blocks covered by green roof courtyards. The boulevard leads visually to a corporate headquarters building, organized about a bridge to a large oculus focusing on the distant rural hillside south of the interstate highway. Also at the base of the boulevard to the south is the BRT transit stop, from which circulator buses on a loop route link the three sectors of the “Crossings.” Bike share stations are located and emphasized throughout the master plan. Bell Road is developed as a boulevard, with retail spaces pulled up to the sidewalks. The existing Kroger, expanded, and additional “big box” retail anchor the central sector, with the “cultural crescent” enhanced as a ring of institutional buildings beyond.
The southern sector of the site plan layers structured parking decks parallel to the interstate, to buffer its noise and visual presence. The next layer in consists of Class A corporate office buildings, forming courtyards between each pair. Each office building, while having a similar square footage and cornice, would be different in their secondary layering and façade treatments. Across Hickory Hollow Boulevard are four-story housing buildings, each four of which form a courtyard atop one level of structured parking with a green roof. Each spatial layer of these elements encourages sequences of movement to a park with a pond on a wetland and an amphitheater, as well as sports venues.
Central district perspective
P R O J E C T S 23
North district perspective
Pedestrian street view
Central district axon
Student Proposal II Cory Griffis Tomasz Lecek Noah Poor
The north sector of the site plan, the former Hickory Hollow Mall, once again has been repurposed as a series of smaller mixed-use urban blocks, with exteriorized streets. In this case, the center of the former mall, a large paved plaza focusing on the new community center and library building is developed, to encourage events and public assembly. The central sector of the site plan has a north-south boulevard spine located on the pipeline utility easement. The central sector is defined by mid-rise, mixed-use urban blocks, with parking decks concealed inside the blocks, covered by green roof courtyards. The boulevard culminates visually in a pair of taller office blocks atop a structured parking plinth, accessed by a pair of pedestrian bridges. The two office buildings frame the distant rural hillside south of the interstate highway. The BRT transit stop is located in a plaza just off Bell Road in the central sector, from which circulator buses on a loop route serve the entire “Crossings.” Bell Road is developed as a boulevard once again, with retail spaces activating its new sidewalks. The Kroger is expanded, and other retail is retrofitted into the central sector, with the “cultural crescent”enhanced as a ring of institutional buildings beyond.
The southern sector of the site plan layers Class A corporate office buildings, forming courtyards between each pair, atop a level of subterranean parking deck with a green roof, taking advantage of the topographic level changes on the site. Each office building,while having a similar square footage and cornice, would be different in their secondary layering and façade treatments. Across Hickory Hollow Boulevard are four-story housing buildings, each grouping of which forms a courtyard atop one level of structured parking with a green roof. All the courtyards are subtly different, with differing amenity pavilions. Each spatial layer of these elements encourages sequences of movement to the wetland park, with an extensive trail system for walking and biking throughout the hillside north of the wetland.
Bike share stations map
PROJECTS
25
Central district perspective
Bell road section
PROJECTS
Northern district perspective
Northern district perspective
Central district perspective
P R O J E C T S 27
Student Proposal III Ezra Elam Lukasz Felus Chase Turpin
The north sector of the site plan, the former Hickory Hollow Mall, has been repurposed as a series of smaller mixed-use urban blocks, with exteriorized streets. One exception is the central cross axis of the former Mall, which is treated as a pedestrian market square lined by market halls at the heart of this precinct. The central sector of the site plan once again has a north-south boulevard spine located on the pipeline utility easement, while the boulevard establishes a “forced perspective” by its subtle splayed spatial definition. The central sector is designed to provide pedestrian-friendly streets. Mixed-use liner buildings wrap the urban blocks. Structured parking is concealed inside the blocks, with green roof courts for residents atop the parking decks. The boulevard culminates visually in the distant rural hillside. The BRT transit stop is located at the overlap of the central and southern sectors, and across the street from a new elementary school. Circulator buses connect all three urban sectors of the proposal. Bell Road is retrofitted as a boulevard with new retail structures, pulled up to the sidewalks. The existing Kroger is maintained and enlarged, with new retail
Elevation along main boulevard
PROJECTS
incorporated in the central sector. The “cultural crescent” has an additional institutional building introduced, with the surface parking for this zone landscaped with parking medians and trees. The southern sector of the site plan layers structured parking decks parallel to the interstate, to buffer its noise and visual presence. The next layer in consists of Class A corporate office buildings, forming courtyards between each pair, with surface parking to the rear. Each office building, while having a similar square footage and cornice, would be different in their secondary layering and façade treatments. Across Hickory Hollow Boulevard are four-story housing buildings, with each grouping forming a courtyard atop one level of structured parking with a green roof. Each spatial layer of these elements encourages sequences of movement to a park with a wetland and recreational venues to be shared as amenities with other nearby neighborhoods.
Composite axon
Central district perspective
Section through main boulevard
P R O J E C T S 29
Local Happenings Bellevue Mall Bellevue Bellevue Mall Master Plan
100 Oaks Mall Berry Hill Vanderbilt University Medical Campus
Hockey Rink / Community Center Antioch Nashville Predators Practice Rink
These three locations are areas of Nashville that show how progress towards retrofitting in the area is being made. Each is a unique example of techniques that can be applied to the focus area in Antioch to update the current conditions.
Nashville - Davidson County
IMPLEMENTATION
31
Bellevue Mall Nashville, TN
The Bellevue Mall plan implements a walkable, mixed-use, master redevelopment for the defunct Bellevue Mall site to serve as a civic center for the community. Uses for the site could include the incorporation of a community center, as well as retail, office, and a variety of housing (based on type, size, and price). Active transportation infrastructure should link the redevelopment to the surrounding neighborhoods. Existing and potential greenways and bikeways in Bellevue could seamlessly serve the community and this new area. This potential development could connect the many disconnected suburban neighborhoods and apartment complexes in Bellevue via sidewalks, greenways, and paved and unpaved trails to existing goods, services, schools, civic buildings, and public transportation.
Current view of the Bellevue Mall
Bellevue mall master plan
100 Oaks Mall Nashville, TN
The 100 Oaks Mall, named after the estate it replaced, originally opened in 1968 as the state’s first enclosed mall. By the late 1970’s, the mall had lost many of its major anchors, and it closed for the first time in 1983. The mall endured three “dying” periods before its most recent revival that introduced a new concept for rehabilitation through diversification of its uses. In 2007, plans for its renovation were spearheaded by Vanderbilt University, leasing over 400,000 square feet for medical office space. The entire site was overhauled and is now a successful example of renovating and greening a dead mall site. The architectural team was Gresham, Smith and Partners.
Current view of Vanderbilt campus
Parking lot view of 100 Oaks Mall
IMPLEMENTATION
33
Rendering of the Nashville Predators practice facility Image courtesy of Lose & Associates
SE DAVIDSON PUBLIC LIBRARY & REGIONAL COMMUNITY CENTER Mt. V
16
iew R
SITE PLAN
d.
8
9
10
12 11
1 2
KEY KEY
Librar y / Communit y Center
Covered Entr y Walk & Plaza with 1 Library / Community Center Cafe Seating 2 Covered Entry Walk & Plaza with Cafe Seating 3 Rain Garden Rain Garden 43 Grass Pave™ /Asphalt Fire L ane 4 Grass Pave™ /Asphalt Fire Lane 5 Grass Pave™ “ St age” Area 5 Grass Pave™ “Stage” Area 6 Open L awn 6 Open Lawn 7 Par Course Equipment St ations 7 Par Course Equipment Stations 8 Asphalt Walking Trail 8 Asphalt Walking Trail 99 7,07,000 0 0 sf. Themed Playground sf. Themed Playground 10 Park Pavilion 10 Park Pavilion 11 Predators Hockey Facilit y 11 Predators Hockey Facility 12 Reconf igured Parking 12
13 13 14 14 15 15 16 16 17 17
6
7
15
3 5
18
3
2
13
4
17
12
12 6
Reconfigured Parking
Drop - of f Drop-off Book Drop Book Drop Potential MTA Transfer Potential MTA Transfer Raised Crossing /Speed Raised Crossing/Speed TableTable Roof top Terrace and Future Roof top Rooftop Terrace and Future Rooftop Planting
1
14
Planting 18 EV Charging Stations
18* ENote: V Charging St ations All off property improvements are design concepts only and are not included in proposal. 4/26/13
Community center site plan Image Courtesy of Lose & Associates
IMPLEMENTATION
Hockey Rink / Community Center Antioch
The former Hickory Hollow Mall may have been defined as a “dead mall,” but parts are well underway to being re-envisioned. The Nashville Predators NHL hockey team has partnered with Metro Government to build a new facility in the northwest parking lot of The Global Mall at the Crossings that will have two rinks that will be shared between the community and the Predators. This new hockey center will be two stories and will include team rooms, meeting rooms, and an observation mezzanine. This will serve to not only bring active use to the mall footprint, but also will fill a need for more available ice rinks in the Nashville area.
Ice Rink Circulation/Lounge/Seating Area Multi-Purpose/Conference/Team Room Concessions/Pro-Shop/Tenant Space Administration/Staff Area Rest Rooms Work Out Area Utility Space Floor plan for the Nashville Predators practice facility Image courtesy of Lose & Associates
Some abandoned retail space has been converted into a satellite campus for Nashville State Community Campus, and other space has been reproposed as The Academy at Hickory Hollow High School. A portion has been transformed into a much needed library and community center. These spaces will be connected by a covered walkway that leads to a covered eating area and cafe. The cafe will overlook where a parking lot has been replaced by a new park which will have a playground, pavilion, walking track, rain garden and large open field. In addition, one of the vacant anchor tenants has become an exhibition hall for the nearby Opryland Convention Center. As these new elements start to take shape, the vision of offering integrated community spaces taking advantage of Nashville’s moderate climate and growing population will become a reality. The former Hickory Hollow Mall site has great potential to become a town center for Antioch. It is likely more businesses and people will want to move to this area with amenities such as these new integrated community spaces.
I M P L E M E N T A T I O N 35
Tool Box The components that create a successful mixed-use environment can be likened to a “kit of parts� that, when used correctly, produce a tightly knit community. Careful attention when applying these various tools ensures quality of design and functionality. These components can be molded together to form a cohesive plan, creating a beneficial environment that will better all of Antioch. Infrastructure as a buffer - Yerba Buena Gardens (San Francisco, CA)
Landscape presence - Parc Guell, Barcelona (Barcelona, Spain)
Connections - Millennium Park Pedestrian Bridge (Chicago, IL)
Public spaces - Pioneer Courthouse Square (Portland, OR)
Varied building types - MODAA Mixed-Use Development (Culver City, CA)
IMPLEMENTATION
Green building - 123 Social Green Housing (Madrid, Spain)
Integrated transit - Euclid Avenue & Mayfield Road. Along Cleveland’s BRT
Shade and shelter - Orquideorama (Medellin, Colombia)
Underground and vertical parking - Parking Structure Tyrolean Festiva (Erl, Austria)
Seating - Get Knitted with Your Space (London, United Kingdom)
Recreational space - Multifunctional Pavilion at ‘Riera Major’ Center (Girona, Spain)
I M P L E M E N T A T I O N 37
Proposed central district perspective
CONCLUSION
A New Chapter For Antioch
Re-envisioning the former Hickory Hollow Mall as a location for a mixed-use residential, retail, and transportation center will make Antioch a more coveted place to live. The new development that will grow in the surrounding areas will give an identity to a community that is in need of rejuvenation. Retrofitting Antioch will create an exciting, sustainable environment that will make it a better place to live for its residents.
The update of this new town center is necessary to make a better, more sustainable community. The out of date properties at The Global Crossings Mall and abandoned areas (acres of unused parking lots) are prime sites for creating living, working and recreational areas. The rapid expansion of Nashville will affect the growth of Antioch directly. This revitalized area will spark a vibrant community creating a new feel for a suburban center yearning for improvements.
Infill techniques will be used to create new places to live. As demonstrated in the student work, the new downtown Antioch will consist of three districts. The North District, where The Global Crossings Mall is located, will be redeveloped with higher density, mixed use pedestrian friendly blocks. The former interior galleries of the mall are turned into outdoor streets or arcades. The transit center for the bus rapid transit line that will circulate to Nashville will vary in its potential location, depending on which student master plan is considered. All three plans assume that bus circulators from the BRT station will have a comprehensive bus circulator loop route to serve all three districts. All three plans assume surface parking should be strictly minimized, in favor of curbside or structured parking. This area will also consist of the new pedestrian corridor and a more urban part of Antioch. The Central District, in which the main boulevard will be Bell Road, will be class A office and mid-rise apartment buildings. The South District will be low rise apartment buildings with ground floor retail. This area has a dense wooded area that will make living in a growing walkable community even more desirable.
C O N C L U S I O N 39
ACKNOWLEDGEMENTS Access and Livability, Re-establishing Urban Fabric: Retrofitting Antioch is a project of the Nashville Civic Design Center, in partnership with the Nashville Area Metropolitan Planning Organization (MPO) and the University of Tennessee’s College of Architecture and Design.
Nashville Civic Design Center The mission of the Nashville Civic Design Center is to elevate the quality of Nashville’s built environment and to promote public participation in the creation of a more beautiful and functional city for all. Nashville Civic Design Center Staff: Gary Gaston, Design Director Ron Yearwood, Assistant Design Director Eric Hoke, Design Fellow CivicDesignCenter.org
The University of Tennessee, Knoxville, College of Architecture and Design For nearly twenty years, the College of Architecture and Design has been helping to envision the future of Nashville. Architecture students annually participate in pertinent real-world concerns through an academic rigor that results in visionary design solutions for Nashville’s neighborhoods. Some of the student’s most recent works include a boat house along the Cumberland River and micro-apartment housing for Downtown. Thomas K. Davis, Associate Professor ArchDesign.UTK.edu
Nashville Area Metropolitan Planning Organization The Nashville Area MPO is the policy, planning, and programming authority for all surface transportation projects in Davidson, Rutherford, Sumner, Williamson, Wilson, and parts of Maury and Robertson counties. The MPO is committed to providing leadership in the planning, funding, and development of a regional multi-modal transportation system. Nashville Area MPO Staff: Michael Skipper, AICP, Executive Director Lou Edwards, Administrative Assistant Jeffrey Leach, Finance Officer Leslie A. Meehan, AICP, Director of Healthy Communities Max Baker, Senior Planner Chin-Cheng Chen, Engineering Associate Nicholas Lindeman, Economic & Systems Data Analyst Rochelle Carpenter, Senior Policy Analyst Anna Emerson, Senior Planner Wesley Rhodes, Policy Analyst Michelle Lacewell, Deputy Director NashvilleMPO.org
LIVABILITY • PROSPERITY • SUSTAINABILITY • DIVERSITY nashvillempo.org