Towards a New Urban Frontage: A Vision for the Benson Neighborhood by Jace Armstrong

TOWARDS A NEW URBAN FRONTAGE

Jace Armstrong Olivia Berck Jake Essink LARC 310 Prof. Yujia Wang

TABLE OF CONTENTS

Spatial and Environmental Equity Manifesto

Medellin, Colombia Precedent Studies 12 Inventory and Analysis of Benson, Omaha

Future Scenarios 36 Spatial Typologies 44 Design Proposal 54

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SPATIAL AND ENVIRONMENTAL EQUITY

DEFINING SPATIAL EQUITY

For the first time in history, more than half of the world’s 7.4 billion people live in urban settlements (The New Landscape Declaration, 2016, 2:00). As the human population continues to expand, and urban settlements continue to grow, we are forced to analyze the implications that come from this mass migration of individuals to urban environments. Specifically, the expanding populations within urban settings create issues of spatial and environmental inequalities. In an attempt to provide spatial and environmental equality for urban settlements in an ever-evolving world, landscape architects must look to diversify their ranks and administer proactive solutions that effectively associate community infrastructures

with social and ecological benefits that promote the well-being of all individuals in the urban realm. Spatial and environmental equality are not so dissimilar when they apply to urban environments and the impact that each one has on the populations that inhabit them. These terms relate to the conditions that communities and individuals interact with regarding their infrastructural systems such as residential and economic systems, as well as ecological factors that directly impact communities, such as access to green infrastructure, and air, water, and soil quality. Spatial and environmental equality aims to connect these systems that exist within the urban environment, and, as stated in the Landscape Architecture

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Foundation’s “New Landscape Declaration,” the goal is to, “Create places that nourish our deepest needs for communion with the natural world and with one another,” (Landscape Architecture Foundation, 2016). Equality should strive to achieve a balance between the economic, residential, and leisure needs of humanity while maintaining biodiversity, ecological productivity, and animal/insect habitat within a defined region. Developing comprehensive solutions that intertwine systems of human and ecological functions to create a mutual benefit for all is a challenging undertaking, as there are numerous facets involved in order to resolve issues pertaining to varying interconnected infrastructures that exist within the urban environment. In the article,

“Green Infrastructure: Adapting to Climate Change,” Anthony Wain’s convictions regarding the role of landscape architects are summarized as to “...look beyond the design of objects to the design of (human) systems built from social, physical and cultural parts. Doing so will generally encompass the creation of opportunities for income generation, the building of public-private partnerships, and the provision of management and income training to suit local community needs.” (Nugent & Walker & Hillman, 2009). Still, we continue to face disparate conditions within the urban environment that segregate and undermine marginalized groups. Specifically, populations that have the least amount of resources, which is generally the poorer and minority populations, are most heavily affected by spatial and environmental inequalities. In Gina Ford’s presentation, “Into an Era of Landscape Humanism,” she analyzes that in the city of Los Angeles, California, white populations have 32 acres of park space per 1000 residents, while black, Latino, and Asian populations combine for a total of 2.6 acres of park space

per 1000 residents, (Ford, 2016). This is a striking example of how spatial and environmental inequalities exist within urban environments, and how these sorts of inequalities can have a great impact on the health and well-being of individuals. Having access to public park space benefits residents of an area in a number of ways, including promoting a sense of community by providing a safe gathering space, especially for children. Public green space also can help break up heat islands,

created by an overuse of concrete and asphalt, which can raise the temperature of the surrounding area. Access to parks also promotes public health not only by providing outdoor space to exercise, but studies show that regular connection with nature increases mental health and stability (Gies, 2006). This disparity in access to public park spaces shown in Los Angeles is undoubtedly detrimental to the communities with less access and creates an unfair distribution of nature-related benefits.

Cities should work to ensure equal access to the many benefits parks provide to all its communities, regardless of race, wealth, or location. Another population that faces inequalities are wheelchair-bound or disabled community members, as well as those community members without vehicular access. For many Americans, automobiles are their primary mode of transportation, and the layout of our cities often reflects this. Car-centric design involving multi-lane streets and highways are often inaccessible to pedestrians, wheelchair users, and those without cars. These groups of individuals have restricted access to resources and public spaces because of infrastructure that caters to cars. Steps cities can take to reduce this kind of inequality are creating pedestrian routes to important destinations with safe sidewalks and crosswalks, as well as investing in public transportation. Climate change also has a powerful disparate effect on marginalized groups. They are the ones who are least responsible for greenhouse emissions, and those who are most responsible are able to

avoid the effects the longest. Not only do these marginalized populations face disparate conditions, but they also struggle the most to recover from unjust conditions, because they lack the resources and support that aid in recovery. Inequalities concerning the air, water, and soil health of a region can all be examined through the lens of spatial and environmental equity. We continuously see marginalized groups living in unjust conditions regarding these environmental factors, which can lead to detrimental effects regarding their health and well-being. The majority of marginalized groups that we see living in these conditions are poor and minority populations.

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For example, African Americans are 75% more likely than White people to live in “fence-line” communities, which are areas near commercial facilities that produce noise, odor, traffic, or emissions that directly affect the population (PSCI, 2020). One of the most evident cases of soil pollution can be found in the city of Omaha, Nebraska. For over 100 years, the ASARCO lead plant on the western bank of the Missouri river spewed lead particulates from its smokestacks, blanketing a massive region of eastern Omaha, a region which has large African American and Hispanic populations. There were 14,019 residential properties with lead levels higher than 400ppm in the soil (EPA, 2017). This

scale of environmental inequality is unlike any other in the entire world, considering the amount of residences that are affected. The increased lead levels in the soil can lead to developmental issues in children and lead to long term detrimental health effects. We also see disparities in certain communities regarding access to clean water. Clean water is a basic need and a right of all humans, and we still see

inequalities pertaining to clean water even in developed countries like the US. The city of Flint, Michigan saw a colossal failure of essential infrastructure when they began supplying their citizens water from the Flint River. The pipes that carried the freshwater from the river to the community were made of lead and badly corroding, resulting in water that was tainted with lead and other harmful chemicals. The

water that was piped in was discolored and poisonous to human health. Spatial and environmental equality must be considered at a basic infrastructural level to support any sort of community health and well-being, and in these examples we see a failure in representing even this basic level of equal treatment for individuals. Even before infrastructural developments occur, it is critical for urban planners to consider the locations in which they plan certain developments such as public housing, and what impacts the environment will have on future residents. This includes the placement of housing facilities in relation to known polluted areas, with extremely contaminated areas known as “superfunds.” Nationwide, there are over 9,000 federally subsidized properties within one mile of a superfund location (APM, 2019). These public housing properties are also older, with many of these 9,000 properties being constructed before the requirement of environmental analyses (APM, 2019). The unfortunate reality is that there are many residents who are stuck with the extremely difficult choice of having to take what room they are given and understand the risk of the polluted site nearby. Heartbreaking is the fact that the residents who must take the

risk of living next to a highly polluted area are the ones who least contributed, and are most vulnerable to life-altering changes. Given these risks, it should be the duty of the federal government (corresponding appropriate jurisdiction) to devise legislation to aid in the cleanup of these contaminated sites, as well as provide suitable alternative housing for existing residents (some facilities have been evacuated already due to toxic chemicals causing irritation and adverse health effects to residents). The evacuation and relocation of residents to healthier environments is just the beginning of a series of ways to bring about a more equitable space within the urban environment.

MEASURING SUCCESS

Given that there is no one correct solution for any design problem, it is necessary to identify what constitutes a successful project. There are many factors that support a successful conclusion that are seen through a variety of lenses including ecological, historical, and maintenance requirements. Projects in the field of landscape architecture have the unique responsibility of contributing to the local ecology. The

idea of designing landscapes that support local ecological functions can be perfectly described by J. Toby Tourbier in a 1988 article where he writes: “[Sense of place] should be interpreted to mean more than just the visual and functional suitability of a design or design elements. ‘Sense of place’ also means a sensitivity to the needs of ecological micro-communities that have evolved differently on every site and have special demands for appropriate management measures.” (p. 104).

By keeping the local environment in mind, it is possible to design spaces that are aesthetically attractive as well as providing habitats for local ecology including insects, small mammals, reptiles, and amphibians. This may include limiting large lawn and paving spaces to make room for native plantings, all the way up to reintroducing native habitat in difficult or unused areas of a site. These decisions may result in improved infiltration, reduced runoff, and higher biodiversity in areas. It is also possible to measure the success of an idea based on its relation to vernacular systems, meaning how well it relates to what has historically been practiced in the region. This can include practices like designing terraced layers for

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“[Sense of place] should be interpreted to mean more than just the visual and functional suitability of a design or design elements. ‘Sense of place’ also means a sensitivity to the needs of ecological micro-communities that have evolved differently on every site and have special demands for appropriate management measures.”

J. Toby Tourbier

reducing runoff, performing a controlled burn to clear out weedy plants before construction, or using indigenous planting patterns for increased biodiversity and ecological function. The purpose of these practices is to draw upon the knowledge of people who have spent centuries perfecting the craft and maintenance of the landscape around them. Another measurement of success is the maintenance regime of a project, which must be kept in thought while in the process of designing any feature. By making carefully thought out choices

regarding planting patterns and species selection, it is possible to design a project that will “grow into” the space provided using existing maintenance strategies. In an article titled Landscapes Over Time: The Maintenance Imperative, Michael Van Valkenburg describes how landscape architects must “more deliberately include in their work predictions of how it will change, yet few landscape professionals continue being involved in their built works beyond a year or two after opening day.” The need for landscape designers to design workable forms with carefully

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selected plants and plantings is here, and the success of projects can be based on these decisions.

MEDELLÍN

In attempting to remedy the effects of spatial and environmental inequality, we can look to Medellín, Colombia as a case study in social urbanism and the effect in can have on the whole community. In 1991, Medellín was considered one of, if not the most violent city in the world, with a homicide rate of 395.4 homicides per one-hundred thousand residents. The city was plagued by drug violence and corrupt leaders that exacerbated the problem. However, Medellín made a drastic changes in a very short amount of time, being labeled “the most innovative city in the world” in 2013 by the Urban Land Institute, and cutting its homicide rate down from 395.4 to 22 homicides per one-hundred thousand by 2017 (Meet the Loeb Fellows: Alejandro Echeverri). This sudden change was brought about by many steps taken over two decades to better the city via social urbanism. Medellín was a very segregated city like many in Latin America, with a huge wealth gap and social disparity between

the wealthiest citizens and the poorest. These different neighborhoods were physically separated and there was not much overlap and travel between the different areas. One step that kickstarted social change in Medellín was improving public transportation. This step included the Metrocable, a gondola lift system that connected peripheral communities in the steep hills with the main city area, and transports around sixty thousand passengers a day. Other “links” in the city such as a pedestrian bridge that connects two neighborhoods of different wealth classes create points of interaction between the segregated barrios. Alejandro Echeverri, the city’s director of urban projects from 20042008 approached the issues of Medellín through a lens of social urbanism. Echeverri and his team looked at the issues and designed creative solutions while emphasizing the importance of their relationship with the community, and designing within the context of the city’s history and ecology. The city of Medellín serves as an example of how intertwined the concepts of inequality and violence in a community are, and how remedying inequality can have drastic effects on violence. It also presents insight into how investing in

overlooked and underserved communities can better the entire population.

GREEN NEW DEAL

One of the most impactful and effective methods that works to achieve spatial and environmental equality is through the implementation of proactive policies through a governance model that reflects the well-being and health of all individuals. This sort of governance model takes a humanitarian approach towards developing a new era of green infrastructure and sustainability. The Green New Deal is a bill put forward by the United States House of Representatives that aims to achieve these goals. The purpose of the Green New Deal is to enable conditions for our population, economy, and our environment. Specifically, the Green

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New Deal aims to achieve net-zero greenhouse gas emissions, ensure economic security for all, invest in green infrastructure and industry, secure a clean environment for everyone, ensure access to food and water, and promote justice and equality for all people by the year 2030. To achieve these goals, the green new deal wants to build smart power grids, upgrade existing buildings and design new ones that achieve maximum energy and water efficiency, remove CO² emissions from the transportation and agricultural sectors, cleanup hazardous waste sites, create fairness in job competition, and to provide higher education, healthcare, and affordable and safe housing to all. The implementation of the ideas of the Green New Deal are already being undertaken by various countries around the world. In her presentation at the Goalkeepers19 event, prime minister of New Zealand Jacinda Ardern describes how the government has put an emphasis on focusing on the mental health and well-being of its citizens. They have implemented a “well-being budget” that allocates resources and funding towards the health of the entire population, especially those groups who experience more disparate conditions in the social environment

than others, such as people in poverty or the homeless population (Ardern, 2019). By prioritizing this, they aim to remove the stain put on society caused by mental health problems and help people live more fulfilling lives and also increase the productivity of their citizens. At the same event, the prime minister of Spain, Pedro Sanchez, describes that the principles his government has introduced based on the 2030 agenda from the Green New Deal really focus on the development of a completely inclusive society, one that is implemented through a humanistic agenda that puts people at the center of all action on a planet that has limited resources available (Sanchez, 2019). Not one individual or group of individuals is excluded from the benefits associated with this new form of governance. The importance of the Green New Deal is that it shifts the focus of policy from economic growth and prosperity to more philanthropic and environmentally conscious ideals that focus on the health, equal opportunity, and fair treatment for all citizens while associating community infrastructures with social and ecological benefits. In this way, the Green New Deal is able to create radical changes that address disparate conditions regarding both spatial and environmental

inequalities.

POLITICAL ACTION

An important aspect of community collaboration is legibility. The design should be accessible and understandable to the public, presented in a way that is “jargon-less” and does not alienate its audience and future users. Feng Han of Tonji University says that designers can be too arrogant thinking that we insert ourselves into the community as professionals to give knowledge and give design, while ignoring what that community actually needs and wants. She suggests we actually need to read the land and analyze the needs and desires of the community, to work with them to design the best solution (New Landscape Declaration). While these different approaches all have potential to help remedy the issues concerning spatial and environmental inequality, there are still barriers that prevent large-scale remedy. Martha Schwartz that because global climate change is not the consequences of any one individual’s actions, and there’s nothing one individual can do to solve them, politics must be considered as a means to create legislation and protections for the

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J. Toby Tourbier

environment. She proposes that landscape architects shift away from individual practice to group political action, and working with the ASLA and LAF, as well as groups like Greenpeace, 350.org, and Friends of the Earth to create meaningful change (Schwartz, 2016). In this ever-evolving world, one of the greatest challenges the Earth faces is the impact that urban settlements have on the human population itself as well as the environment. In an attempt to provide spatial and environmental equality for urban settlements in an ever-evolving world, landscape architects must look to diversify their ranks and administer proactive solutions that effectively associate community infrastructures with social and ecological benefits that promote the well-being of all individuals in the urban realm. Spatial and environmental equality can only be reached by understanding the full context of the interconnecting systems that make up the urban environment, and landscape architects are at the forefront of this deeper understanding and possess the skills and knowledge required to develop proactive solutions to these problems.

Bibliography Aronoff, K. With a Green New Deal, Here’s What the World Could Look Like for the Next Generation. The Intercept, December 5, 2018. https://theintercept.com/2018/12/05/green-new-deal-proposalimpacts/. Caputo, A., Lerner, S. (2019, May 19). House Poor, Pollution Rich. APM Reports. https://www.apmreports. org/story/2021/01/13/public-housing-near-polluted-superfund-sites Congress.gov. “Text - H.Res.109 - 116th Congress (2019-2020): Recognizing the duty of the Federal Government to create a Green New Deal. February 12, 2019. https://www.congress.gov/ bill/116th-congress/house-resolution/109/text. Echeverri, A. (2015, Sept 11). Meet the Loeb Fellows: Alejandro Echeverri [Conference presentation]. Harvard GSD. https://www.youtube.com/ watch?v=Nb84_q_tuKc Environmental Protection Agency. (2017, October 20). Omaha Lead Superfund Site Profile. EPA. https:// cumulis.epa.gov/supercpad/SiteProfiles/index. cfm?fuseaction=second.Cleanup&id=0703481#bkground. Escobar-Arango, D. (2016 Mar 4). The Urban & Social Transformation of Medellin, Colombia [Conference presentation] Toronto City Planning https://www. youtube.com/watch?v=IjrvdeD3Fz0 Ford, G. (2016, June 10-11). Gina Ford: Into an Era of Landscape Urbanism [Conference presentation]. The New Landscape, Philadelphia, PA. https://vimeo.com/171924704 Gates, B., Gates, M., Ardern, J., Sanchez, P. (2019, September 25). Goalkeepers19 [Conference presentation]. https://www.youtube.com/watch?v=AYcbR4O2G9U&t=6497s. Gies, E. (2006). The Health Benefits of Parks: How Parks Help Keep Americans and Their Communities Fit and Healthy. The Trust for Public Land. https://

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www.tpl.org/sites/default/files/cloud.tpl.org/pubs/ benefits_HealthBenefitsReport.pdf Hewlett, S.A., Marshall, M., Sherbin, L. (2013). How diversity can drive innovation. Harvard Business Review. Retrieved Aug 27, 2021. https://hbr. org/2013/12/how-diversity-can-drive-innovation Irazabal, Clara. (2012, Feb 15). Colombia at Columbia: What is Social Urbanism? [Conference presentation] Columbia GSAPP. https://www.youtube.com/ watch?v=9ezWLwhwk24&t=1263s Landscape Architecture Foundation. (2016). The New Landscape Declaration [Video]. Vimeo. https:// vimeo.com/181628669 Mazzanti, G. (2014, April 24). Operations and Social Actions [Conference presentation] Harvard GSD. https://www.youtube.com/watch?v=cKhu9mEh3ds Nugent, A., Walker, N., & Hillman, P. (2010). Green Infrastructure: Adapting to Climate Change. Landscape Architecture Australia, (125), 22-22. Retrieved August 27, 2021, from http://www.jstor.org/stable/45141493 Orff, K. (2016, June 10-11). Kate Orff: Urban Ecology as Activism [Conference presentation]. The New Landscape, Philadelphia, PA. https://vimeo. com/172135100 Patnaik, A., Son, J., Feng, A., & Ade, C. (2020, August 15). Racial Disparities and Climate Change. Princeton Student Climate Initiative (PSCI). https:// psci.princeton.edu/tips/2020/8/15/racial-disparities-and-climate-change. Schwartz, M.. (2016, June 10-11). Martha Schwartz: Beyond Practice [Conference presentation]. The New Landscape, Philadelphia, PA. https://www.youtube. com/watch?v=EVQt4XcyXxw Tourbier, J. (1988). Ecological Landscape Design. Landscape Architecture, 78(2), 104-108. Retrieved August 27, 2021, from http://www.jstor.org/stable/44676652

MEDELLIN, COLOMBIA A series of escalators replace existing stairs to make accessible spaces for all residents of the area.

Reinvents the dilapidated main staircase and added lighting, furniture, and community gardens.

Lit and open plazas encourage public interaction and discourse by providing safer areas of congregation.

Light structures provide scenic value and public interest in areas hard hit by violence and poverty.

Slides are introduced to create a more playful, urban experience.

Utilizing existing infrastructure for public utilities as a vibrant gathering space for the community.

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BENSON SITE ANALYSIS OMAHA GOVERNANCE

The city of Omaha operates with a Mayor-Council form of government. Both the mayor, seven-member City Council, and a City Clerk are elected to four-year terms, holding different jurisdictions and balancing power between the entities. Through this structure, the mayor has strong relations to multiple departments within Omaha including (but not limited to) Fire, Parks & Recreation, Planning, Police, and Public Works, where each are overseen by an appointed director, who manages their respective department. One core function of the city that provides residents with the best support is public transportation routes linking together various destinations in a smooth, efficient system. The total operating budget for the Omaha Metro transportation line is approximately $28.8 million, providing 28 bus routes to 3.6 million annual riders. This can be compared to a similar Midwest city like St. Louis, MO, which operates a public transit system for its metro area as well. The St. Louis bus

routes’ expenses run at $86.5 million for 23 million annual riders, over three times the budget of Omaha’s public transit for six times the ridership. Increased access to transportation allows better connectivity between parts of the city, better economic

[Figure 1] This pie chart shows the breakdown of the 2020 City of Omaha Budget Appropriations. The largest allotment is Public Works with 39.0%, which includes infrastructure investments. Other notable allotments include police and fire safety.

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stability, and more equal access to opportunity for members of the community.

BENSON IMPROVEMENT

In this governmental establishment of jurisdictions lies Benson, a historic neighborhood in the heart of North Omaha. It was platted in 1867, and annexed by the City of Omaha in 1917. As such, the neighborhood has a rich history over the past century, with the downtown corridor consisting of weathered brick buildings. Given its age and small size, Benson lacks the distinction of major funding and improvements for its area and the population that lives around it. With this unintentional neglect in mind, the Benson Business Improvement District was established in 1977 to encourage business development within this downtown and bring prosperous projects to the area. Along with strictly economic improvements, Benson is currently making a name for itself in the art scene, allowing mural projects to breathe life into its rich

[Figure 2] This chart shows some distinctions between duties of the City of Omaha, Benson Neighborhood Association, and the Benson Business Improvement District. While this governance spans over several scopes, all work towards improving the area of Benson.

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historic character. Watie White Studio has been a major factor in the larger pieces of art adorning the walls of older establishments, which give character and represent peace, love, and welcomeness to diversity in the area. There is a rich and complex web of infrastructure, government, and economic will surrounding the neighborhood of Benson, Omaha, leaving both positive and negative consequences at different scales that need to be celebrated and addressed, respectively.

CITY ANALYSIS

The city of Omaha, Nebraska has a diverse set of social, economical, and ecological conditions within the boundaries of the city. The city itself is bordered on the east by the Missouri River, which delineates the boundary between Nebraska and Iowa. Throughout its history, Omaha has seen major growth to the west as the city continues to expand in size in terms of area and population. We can see that the eastern region of the city contains the oldest infrastructure, as it contains all of the historic districts within the city of Omaha. The area of study, which is the Benson historic district, is highlighted in the historic district map [Fig. 3].

The city of Omaha encompasses about 140 square miles, and has a population that nears 480,000 individuals. The majority of the city’s land area is used for residential purposes, while commercial corridors span the lengths of some of the major arterial roads and freeways that cut through the city [Fig. 4]. Omaha also contains multiple large industrial strips that run primarily along the banks of the Missouri River, as well as through the southern half of the city, [Fig. 4]. The demographics of the city of Omaha are heavily unbalanced, with the majority of the population being white. Looking at the racial dot map of Omaha, we see the disparate conditions that minority Omaha Historic Districts Omaha Parks Benson Historic District Benson Neighborhood Association Omaha City Boundary Roadways Waterbodies Label Label Label

[Figure 3] Historic District Map

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Residential Commercial Mixed Industrial Benson Neighborhood Association Omaha City Boundary Roadways Waterbodies [Figure 4] Omaha zoning map

American Indian / Alaska Native Asian Hispanic Black White Benson Historic District Benson Neighborhood Association Omaha City Boundary Roadways Waterbodies [Figure 5] Omaha Race Distribution

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populations face within the city [Fig. 5]. The areas of North and South Omaha are heavily segregated, as the demographics of these regions of the city are primarily made up of Black and Hispanic individuals, respectively. This segregation within the city inflicts social and economic inequalities upon these regions, some of which are examined further in the following series of maps.

SOCIAL VULNERABILITY INDEX

The Social Vulnerability Index (SVI) is a scale developed by the CDC that measures regions within cities that are most susceptible to a natural or human made disaster scenario. The SVI helps city planners and emergency response operations better understand how to protect and serve these vulnerable populations in the event of a crisis. In order to develop the SVI for parts of the city, many factors are taken into consideration. The primary components of analysis used to develop the scale focus on the socioeconomic status, household composition, race/ethnicity/ language, and household/transportation conditions that individuals face. These factors contribute to the SVI because of the

obstacles that they can create for recovery and assistance efforts when aiding populations. Looking at the SVI within the city of Omaha, we can see a direct correlation between the SVI and the racial demographic makeup of the city, with the regions of North and South Omaha having the highest SVI. This correlation further drives the narrative of social and economic disparities that marginalized populations within the city of Omaha encounter. We can also see a correlation between the median income within the city

of Omaha with the SVI. The lower median incomes, especially those that are <$45,000, align directly with the highest SVI ratings and the marginalized demographics of the city [Fig. 6-7]. When examining this map, we also see that the area of study, which is the Benson neighborhood and historic district, has a large variety of SVI measurements within its boundaries, and sits in the convergence of low and middle amounts of median income zones. These maps show us that there is a diverse complexion of socioeconomic status around the Benson area.

Omaha Fire Stations Omaha Major Hospitals 0 - 0.25 0.25 - 0.50 0.50 - 0.75 0.75 - 1.00 Benson Historic District Benson Neighborhood Association Omaha City Boundary Roadways Waterbodies

[Figure 6] Social Vulnerability Index

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< $45,000 $45,000 - $68,000 $68,000 - $95,000 $95,000 - $130,000 > $130,000 Benson Historic District Benson Neighborhood Association Omaha City Boundary Roadways Waterbodies

[Figure 7] City of Omaha Median Income

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BENSON PUBLIC WORKS

Looking at the neighborhood of Benson, we can notice several things that stand out against the rest of Omaha. Benson is a historic neighborhood, with most of the businesses and homes being built in the early 1900s. Benson was originally its own town founded in 1887, then was annexed by the city of Omaha in 1917. The neighborhood of Benson contains 4 grocery stores, (mostly on the periphery) 10 schools, 0 fire stations, but two right outside, and 1 library [Fig. 8]. Within the boundaries of the neighborhood, the more commercial area around Maple Street, and between 58th and 63rd streets is considered downtown Benson, and is a National Historic District. This area also contains many historic buildings, such as Benson High School, a Masonic Temple, School Grocery Store Fire Station Library

[Figure 9] Personal Health and Safety

5 min. from Police >10 min. from Hospital Potential Vulnerability

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Benson US Post Office, and several commercial buildings. Along Maple Street, where most of the commerce takes place, there are several restaurants, coffee shops, antique/thrift stores, tattoo parlors, beauty salons, and Ted & Wally’s, a popular ice cream shop. While these businesses mainly function during the day, there is also a vibrant night life in Benson. The Waiting Room Lounge is an active music venue that hosts shows inside and outside with a temporary stage setup along Military Avenue. This venue is served by many bars and restaurants all within a short walk[Fig. 9].

Daylife Nightlife Retail Residential Retail Hub Restaurant Hub

DEMOGRAPHICS

Demographically, the average age of Benson residents is higher than the surrounding area, with the average age rising as you move westward. [Fig. 10] . When it comes to resources, there are some discrepancies between Benson and other Omaha neighborhoods. On the Social Vulnerability Index, the downtown area of Benson is rated 0.63 on a scale from 0 to 1, making it an area of high vulnerability [Fig. 6]. This rating means that compared to other areas, Benson residents are more likely to be at risk based on socioeconomic

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[Figure 9] Benson Downtown Business Types

[Figure 10] Benson Downtown Age Distribution

Median Age (2014) >40

32.5 <25

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status, household composition, disability, minority status, language, housing type, and transportation. Because residents here are less likely to own a vehicle, they may be affected by the lack of grocery stores within walking distance, as the only grocery stores lie on the outskirts of the neighborhood. The same issue applies to parks, as there are only a couple small park spaces in the neighborhood and no bike trails compared to other parts of Omaha. Lack of access to these spaces could be exacerbated by the lack of green space in the downtown area. Only a few small trees and planting areas, and a total of 8 benches dot the main street, making the space less appealing and less pedestrian-friendly [Fig. 11]. Looking further at resources, there seems to be a gap in safety/emergency services for area, such as police stations and hospitals, leading to slower emergency response times for residents. Despite these issues, the Benson neighborhood is known for its rich culture. Frequent music events, local businesses, and many vibrant murals attract visitors from all over the city. The variability of socioeconomic status coupled with the lack of access to key infrastructures such as green space, public transit, and essential services create social disparities that plague certain areas of the

Trees Bench Park Temporary Stage Installation [Figure 11] Benson Downtown Greenspace

city of Omaha as well as the Benson district. Some changes that could greatly benefit Benson, specifically within the downtown area would be adding planting areas and trees to soften the hardscape and add shade. This would make the main streets through Benson more visually appealing and pedestrian-friendly. Increasing access to emergency services would also promote equity between

Benson residents and other Omaha neighborhoods. The Benson area already contains some of the essential building blocks to create a socially equitable environment. By introducing these essential infrastructures to the area, it would connect some of the missing links that would benefit the residents of the community and allow for greater opportunity for spatial and environmental equality.

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Primary Secondary Tertiary [Figure 12] Downtown Benson Pedestrian Travel

Primary Secondary Tertiary Bus Stop Parking Lot [Figure 13] Downtown Benson Vehicular Travel

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[Figure 14] Downtown Benson Public Art and Murals

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[Figure 15] Benson Area Bus Routes

108th / Fort Maple Street 60th / Blondo Street 72nd Ames Avenue

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CONCLUSION

• BENSON IS A HISTORICAL NEIGHBORHOOD WITH A DOWNTOWN AREA DEFINED BY LOCAL BUSINESSES AND PUBLIC ART • RESIDENTS OF BENSON ARE AT A HIGHER RISK BASED ON VULNERABILITY STATISTICS • THESE RISK FACTORS MAY DECREASE RESIDENTS’ ACCESS TO EMERGENCY SERVICE, HEALTHY FOOD CHOICES, AND PARKS • SPATIAL AND ENVIRONMENTAL EQUITY COULD BE PROMOTED BY INCREASING ACCESS TO THESE RESOURCES • BENSON’S DOWNTOWN AREA LACKS TREES AND PLANTING AREAS. ADDING THESE WOULD MAKE THE AREA MORE VISUALLY APPEALING AND PEDESTRIAN-FRIENDLY

Benson Analysis

REFERENCES

ArcGIS Hub. (n.d.). Omaha/Douglas County - Open Data Portal. Retrieved September 26, 2021, from https:// data-dogis.opendata.arcgis.com/. Benson Business Improvement District. Benson NE. (n.d.). Retrieved September 29, 2021, from http:// www.experiencebenson.com/bensonbusiness-improvement-district/. Centers for Disease Control and Prevention. (2021, April 28). CDC/ATSDR’s Social Vulnerability Index (SVI). Centers for Disease Control and Prevention. Retrieved September 26, 2021, from https://www.atsdr.cdc.gov/ placeandhealth/svi/index.html. Finance, Executive Summary: FY2020 Annual Operating Plan (2020). Retrieved September 26, 2021, from https:// www.stlouis-mo.gov/government/ departments/budget/documents/

upload/FY20-AOP-ExecutiveSummary-ALL.pdf. Finance. (A. Herink, Ed.), City of Omaha, Nebraska 2020 Summary (2019). City of Omaha. Retrieved September 26, 2021, from https://finance. cityofomaha.org/images/stories/ Budgets/Budget2020Adopted/2020_ Section_E-_Appropriations.pdf. Maps & Schedules. Metro. (2021, June 24). Retrieved September 26, 2021, from https://www.ometro.com/ maps-schedules/. Metro 2017 Final Budget Report. Omaha Metro. (2016, December 22). Retrieved September 26, 2021, from https:// www.ometro.com/wp-content/ uploads/2020/09/12-22-2016-Board2017-Final-Budget.pdf

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Roach, T. (Ed.). (2020, March 10). Fiscal Year 2021 Operating and Capital Budget. Bi-State Development. Retrieved September 26, 2021, from https:// www.bistatedev.org/wp-content/ uploads/2021/02/Budget-FY2021Final.pdf. TIGER/Line Shapefiles. The United States Census Bureau. (2021, February 2). Retrieved September 26, 2021, from https://www.census.gov/geographies/ mapping-files/time-series/geo/tigerline-file.html. Transit Authority of the City of Omaha, & Distefano, C., 2021-2022 Metro Transit Authority Budget (2021). Retrieved September 26, 2021, from https:// www.douglascountyclerk.org/images/ Budgets_/2020-2021_All_Political_ Subdivision_Budgets/2021-2022_ Metro_Tranist_Authority_09.20.2021. pdf.

FUTURE SCENARIOS

In recent years, a shifting paradigm has emerged regarding how commerce is conducted and how the climate is affecting our communities and society as a whole. With the effects of climate change being exposed and the information regarding them becoming more and more accessible, people have begun to endorse more sustainable options in regards to transportation, commerce, and development. In order to understand how different kinds of factors impact our society, planners and designers can research and develop different forms of mapping, graphing, and data analyzing to interpret these factors and how they will impact urban planning. To understand how the future development of Benson might look, a careful analysis was done regarding how different forms of commerce and

different climate change scenarios might affect urban communities in the future. The different forms of commerce that were examined were remote commerce and in-person commerce. With the rise of online shopping and massive logistical infrastructure sites being developed, a future in which remote commerce dominates in-person commerce is an extremely likely scenario. However, planners also must consider that individuals will still want to include in-person commerce in their lives, as it breeds social interaction and exposes us to the environment and connects us to our communities on a personal level. Regarding climate change, one possible future scenario is that we see a rapid advancement of climate change, where policy and administrative authorities fail to reduce the effects of climate change, and the world’s climate continues

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to spiral into unknown territory. The possibility must also be considered that authorities will enact meaningful change in policy and technological advancements that provide us the opportunity to move towards more sustainable and renewable forms of transportation and energy production that create a healthier environment and therefore a healthier society. By developing a two axis figure that places rapid and gradual climate change on the x-axis and remote and in-person commerce on the y-axis, a comparative analysis can be conducted on the different interactions between these future scenarios. We as planners and designers can understand how the future of Benson might look when these different factors interact with each other and create four future scenarios, which are depicted and described in this chapter.

GRADUAL CLIMATE CHANGE

REMOTE COMMERCE

RAPID CLIMATE CHANGE

IN-PERSON COMMERCE

REMOTE COMMERCE X GRADUAL CLIMATE CHANGE HARMONIOUS LIVING Looking forward to a future where remote commerce and green infrastructure dominate, we see changes in the movement of individuals and the flourishing of a healthy environment. The rise of coworking and shared building space begins to dominate the conventional typologies of the office space, most of which produce their own energy through renewable energy sources. The inclusion of greenspace within and around the city’s architecture adds vibrancy and openness.

We also see that the rise of flexibility within people’s schedules leads to new trends in leisure times and working times. We may see people split their work shifts into morning and evening so they can enjoy the middle of the day. At this time we see the roadways dominated by electric vehicles. The prevalent switch to remote work has influenced individuals to move away from large, condensed city centers into more spread out living conditions, where they have more open land and access to the environment and outdoor activities. We will see most shopping and commerce

move to online. Cities and districts will see a vibrant return of locals and travelers to their restaurants and entertainment venues, as people will seek out interaction after being connected online throughout their day.

REMOTE COMMERCE X RAPID CLIMATE CHANGE DISPARATE CONDITIONS In 20 years there may be a world where the climate is deteriorating at a rapid rate, and much of the commerce may be performed at home. In this scenario, sea levels will rise and mean global temperatures will be increasing, causing disturbances to natural ecosystems and creating weather that will be unpredictable and often severe. Coastal cities most impacted will see a large migration of people to inland cities and towns, leading to unprecedented population growth

in Great Plains cities. People are reactionary creatures, so the general population starts to notice when shortages become normal and there is more damage to communities caused by the environment. In the past years these issues were not taken into much consideration, but now people are starting to seriously start recycling and engineering renewable-based energy. Many people will realize that urban spaces provide the best option to live sustainably given the efficiency in scaling up, and work towards building infrastructure to connect the city to local resources

and agriculture. People who don’t see the big city life for them can consider densifying residential zones with ADUs and starting more communities in their neighborhoods.

IN-PERSON COMMERCE X RAPID CLIMATE CHANGE URGENT MITIGATION In a future where in-person commerce drives the economy but the climate continues to rapidly deteriorate, we will see a very different scenario than the previous one. In this scenario, economics are the driving force behind development and infrastructure while drastic projects and policy aim to mitigate the increasing effects of climate change. In-person office life brings long commutes and congested streets, as personal cars are still the dominant form of transportation, but there is a

strong push for adopting electric vehicles in response to the volume of CO2 emissions. Commerce will take place in sprawling shopping malls with large parking lots and garages, but walking or biking to these destinations is discouraged because of poor air quality. This method of transportation also exacerbates inequality, as cities become less pedestrian-friendly and those without vehicles or that have mobility limitations are blocked out of commerce. Further efforts to decrease carbon footprints may mean mandated limits on energy usage for homes, and a push for

off-grid energy supply such as solar panels and geothermal heating and cooling.

IN-PERSON COMMERCE X GRADUAL CLIMATE CHANGE CONNECTED COMMUNITIES

will also be ecologically responsible with native plants and low maintenance requirements. We will see infrastructure In twenty years we may see a be made accessible to different mobilifuture defined by in-person commerce ty limitations so all community members and strong environmental protections. can benefit from in-person commerce. CitIn this future, public transit powered by renewable resources will be highly invest- izens will place higher value on community sourced goods, and local supply chains ed in and highly utilized by an eco-conscious government and public. In response will flourish. This also goes hand-in-hand with reduced waste as a more sustainto fully in-person commerce, communiable waste management system is adoptties will create more public space, and ed where recycling and composting take these shared community recreation areas will further connect residents to each oth- precedence. In this future scenario, we will see a much greater sense of community as er and to nature. These public spaces

a result of physical interaction. This regular connection between members of the community as well as with nature will lead to increased physical and mental health of the public. This future scenario was selected as the preferred outcome for the redevelopment of Benson, Omaha.

PROPOSED TYPOLOGIES FOR BENSON, OMAHA VISION STATEMENT The future of Benson will be defined by mixed-use community centric development that seeks to serve the local community while maintaining its identity as an arts district. Through spatial and environmental considerations regarding development, transportation, and ecology, Benson will see an increase in diversity of public space, residential sectors, and commerce. Higher density apartment buildings with integrated coworking space will sustain remote workers while maintaining a sense of community. This type of development will provide affordable housing options for varying populations. Space for a variety of low to mid-size business types will bring a regular influx of people to the area, creating a business hub. The diversity of business types will contribute to the resiliency of the area and provide opportunity for the site to evolve with its residents. This new infrastructure will subsidize its energy use with integrated renewable energy

sources such as solar power and geothermal heating and cooling. An increased network size of public transportation will be able to connect the growing population of the Benson area to various nodes throughout the city of Omaha. Incorporating additional stops through the area will make navigating the public transportation system more intuitive for residents and commuters in the area. Additionally, the inclusion of dedicated routes for pedestrians and cyclists will make commuting through Benson more accessible and safer for residents and visitors. These routes could take the form of detached lanes adjacent to primary streets, or entire streets dedicated to pedestrian flow. Parallel to the development of dedicated pedestrian pathways, the introduction of rideshare stations for bicycles and scooters will provide people the opportunity to commute within and outside the area more efficiently. Introducing electric vehicle charging stations will support existing electric vehicle users, as well as promote future electric

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vehicle infrastructure in the Benson area. To support the diverse population of Benson, newly developed infrastructure must comply with ADA requirements so that all zones within the area are accessible. Additional green spaces within the downtown core will spur public exploration and restore ecological functions for local wildlife. The development of a central public space opens up an area for public discourse and congregation for local people. The addition of many smaller green spaces can provide more spaces for community development. Educational aspects could also be worked into the new public spaces to educate the public on local ecology, food production, and the history of Benson itself. Street trees along primary corridors can extend shade and reduce the urban heat island effect.The utilization of native plants and trees can attract pollinators and reduce water consumption and maintenance costs. The design of these areas can allow increased stormwater to be absorbed into the soil and reduce the impact on existing infrastructures.

Benson Analysis

Armstrong, Berck, Essink

Benson Analysis

Armstrong, Berck, Essink

Benson Analysis

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Benson Analysis

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DESIGN PROPOSAL

INTENT

After establishing a vision for the future of Benson, a basic framework was designed. The proposed design for the site adds many new amenities that are lacking today, such as a grocery and emergency services, and brings in new development that looks toward future growth, including high-density housing and office space. The proposal also incorporates many strategies to promote social equity and environmental resilience, following our desired future scenario. A new

pedestrian-only corridor now runs through the middle of the site, starting on the east side in the cultural plaza, then moves into the main path that breaks off into a smaller retail corridor permeable from both the main path and from Maple Street. From there, a large open green space splits the path, which ends at an office plaza in the northeast corner. Bordering the site is a series of smaller parks and plazas that integrate it into the larger urban fabric of the Benson neighborhood.

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This plan would make the urban center more sustainable, accessible, and better-suited to serve the community, while also planning for future growth of the site.

FRAMEWORK AXONOMETRIC

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PEDESTRIAN CIRCULATION Armstrong, Berck, Essink

VEHICULAR CIRCULATION

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PROGRAM DISTRIBUTION Armstrong, Berck, Essink

BUILDING FOOTPRINTS

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OVERALL AXONOMETRIC Armstrong, Berck, Essink

PUBLIC REALM

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MASTERPLAN Armstrong, Berck, Essink

FRAMEWORK DIAGRAM

Benson Analysis

PEDESTRIAN CIRCULATION Armstrong, Berck, Essink

Benson Analysis

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Benson Analysis

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Benson Analysis

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Benson Analysis

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Benson Analysis

Armstrong, Berck, Essink

Benson Analysis

Armstrong, Berck, Essink