Site Design Plan - English Woods, Cincinnati

English Woods Site Design Plan

Jason Keith

PLAN 2011 Site Plan and Design Fall ‘20

English Woods

Table of Contents Background and Context

The Vision for a Temporary Neighborhood of the Past, Looking for a Promising Plan for the Future

English Woods will be a neighborhood not just for its residents but for the Mill Creek community. It will provide the necessary resources the community is lacking, while also offering a dense, urban neighborhood with mixes of housing and businesses for the residents.

Since English Woods inception in the 1940s, it has been a neighborhood in Cincinnati that truly lacks the essential resources needed to provide its residents with a healthy and prosperous life. What was once believed to be a temporary housing development for returning soldiers and those still struggling from the Depression-Era, turned into a neighborhood that outgrew its expectations and could not sustain the families and residents who called it home.

In looking toward the future for English Woods, there are a few things I believe should be kept in mind, first being the people who call this place home. Current residents of English Woods should not be displaced and should be able to find comfort in living in the re-imagined neighborhood. Amenities for residents should be planned to accommodate the lack of attention the neighborhood has gotten for so many years.

Secondly, English Woods must be able to improve their connectivity and mobility with the surrounding West Side. Currently the neighborhood only is served by one through road (Sutter Ave) and to meet the traffic demands this development would demand the site must has meticulous planning to have good connectivity on site and to its surroundings, as well as offering equal mobility for pedestrians, cars and transit options.

Lastly, English Woods must be able to meet community demands in the future. The Mill Creek Valley Community lacks a lot of essential resources like food options, groceries, education, jobs, and devoted green spaces. The new English Woods will provide these resources for residents and the greater community, as not much investment is always put into Cincinnati’s West Side neighborhoods, when the option does present itself in this case the development must meet greater needs than just its site residents.

Concept and Design

Program and Phasing

1

Neighborhood Overview

19

Conceptual Design

37

Detailed List of Land Uses

3

Economy and Economic Assets

21

Proposed Land Use

39

Detailed Block Land Use and Housing

5

Transit and Connectivity

23

Design Development Plan

41

Phasing Plan

7

Natural Features of the Site

25

Site Layout & Districts

9

Policy and Governing Forces

27

Residential District

11

Regulatory Framework

29

Assisted/Senior Living District

13

Past and Future Development

31

High Density Commercial District

15

Site Suitability

33

Hillside Recreation

Background

and

Context

Background: Neighborhood Overview

1

English Woods is situated on the western side of Cincinnati, atop one of the many steep hills that create the basin, which encompasses downtown Cincinnati. The foot of the hill is traced by Beekman St, Westwood-Northern Ave and Baltimore St.

The community surrounding English Woods shares similarities in both the physical and social strengths and weaknesses. The communities bordering the neighborhood have struggled since the large loss of residents and industrial manufacturing that left the city nearly 60 years ago. The area offers new developers great city views, hillside properties, and plenty of space to make something new.

In 2005, the original housing project that made up the neighborhood was demolished due to high renovation costs and since then Cincinnati Metropolitan Housing Authority and the Cincinnati City Council have yet to establish a viable redevelopment plan.

A large issue the community has faced is a lack of attention from city legislators as many efforts in recent years have focused on the East End, OTR and Downtown. The community hopes that the 2020s will bless them with some much needed attention.

Demographics

Age, Race, Income and Property Ownership were main factors in determining the clientele of the area that was being planned and these four demographic trends helped lead me to conclusions about what the neighborhood needed and how to build it better for this current population.

1 of 52 Cincinnati

A G E

Neighborhoods East Westwood Millvale

0-19 20-29 40-59 60+

Smallest Neighborhood by population and size

20% 9%

30% 41% Millvale

31.5% English Woods

Population of 402 in 2010 Census

English Woods

North Fairmount

Camp Washington

14%

R A C E Black White Other

English Woods

5% 1.5% 93.5%

Millvale

5.5%

5.5%

1% 93.5%

49% N. Fairmont

N. Fairmont

26.5% 12%

24.5%

37%

South Fairmount

17%

East Westwood

28.5%

30.5%

1.5%

East Westwood

17%

13% 81.5%

< $10k $10k $34.9k $35k+

14% 14% 72% Millvale

52%

9.5%

38.5% N. Fairmont

36%

81.5%

28%

I N C O M E

English Woods

42.5%

21.5%

East Westwood

O W 2% N E R S H I P Owned Rented

English Woods

98%

Millvale

89% 11%

N. Fairmont

50%

50% East Westwood

32% 1.5%

40.5% 27.5%

74.5% 24.5%

2

Economy and Economic Assets

Within the five neighborhoods that make up the studied community, the employment sectors of Service Occupations, Production, Transportation, and Material Moving, and Sales and Office jobs rank highest in top job providers for the area.

A majority of these professions can be seen in the community so we see this as a strong data correlation.

y nr

e Av

e

cH

M

W es

tw

Sales and Office

No

rth

er

nB

lvd Bee

Production, Transportation, and Material Moving

d-

Spring Grove

Service Occupation

oo

n St

Ave

kma

Poverty Poverty rates in the community rank at 24.9%, with the highest levels in the English Woods/North and South Fairmount region which is 35.5% cumulatively.

The community as a whole is about average to the city total of 25%.

I-75

Within the English Woods community there is an apparent and critical need for basic amenities. Access to resources such as grocery stores, banks, retail, libraries and recreational facilities are basically nonexistent which has lead to many of the low income residents to needing to travel far to receive these needs. One bright star in the bunch is the Hopple St Neighborhood Health Center located at the eastern community edge on Beekman St. It offers primary pediatric care for children from birth through adolescence, and is a joint effort between Cincinnati Childrenâ&#x20AC;&#x2122;s Hospital and the North Fairmont Community.

Other services available at the center include the women, infants and children (WIC) program, the Millvale Health Center, dental clinic, and a pharmacy from the Cincinnati Health Department.

Information provided by the Cincinnati Choice Neighborhoods Transformation Plan

Hopple St

e or

m

lti e Av

Ha

rri

nA ve

Healthcare

24.9%

Queen

Food Gas Stations

e

25%

Restaurants

School

so

v Colerain A

Information provided by the Cincinnati Choice Neighborhoods Transformation Plan

Employment Sectors

Ba

The economy in and around the community is scare and in a bit of a depressed state. The people themselves are in a higher unemployed and impoverished state than a majority of the city which puts them at a disadvantage when competing for businesses. The people lack not just a variety of businesses but also the basic necessities.

There is limited schooling in and around the neighborhood, no established grocery store, no libraries, no recreational facilities and retail destinations are extremely minimal.

The current population is employed in two major work fields, the services sector and retail trade. These two account for 59% of the work force or roughly 1,375 residents. Encouraging more businesses like these to locate in the neighborhood would reduce resident travel and improve the local economy.

Access to Basic Amenities

City Av

e Westwood Ave Western Hills Viaduct

Map data provided by CAGIS

3

Map data provided by CAGIS

N

1 in = 600 ft

4

Transit Options and Connectivity

Community Connectivity

Transit connectivity within the interior of English Woods is extremely limited with Sutter Ave being the only through street connecting Westwood-Northern Blvd to the north and Beekman St from the southwest. For this reason itâ&#x20AC;&#x2122;s important to understand roadway connectivity in the perimeter of the neighborhood.

The main arterial roads flowing into the neighborhood are the Hopple St and Western Hills Viaduct which while outdated, still serve their purpose. Pressures from I-75 by commuters make these two roads very busy and difficult for locals to easily travel eastward.

Within the community the most heavily trafficked roads are Queen City Ave and Westwood Ave, which have both undergo massive recent renovations.

The overall physical conditions of roads not mentioned are poor due to age and being built upon steep slopes. Overall the road connections are fair but heavily concentrated on 2 arterials and 3 main roads in the community.

Circulation

Circulation within English Woods stands to be one of the larger challenges in the redevelopment process. If you cannot get residents to the site, this poses a challenge to any future interest in the site. Most of the traffic is centralized to the outer rim around the site, due to there being only one through street to the site. Sidewalks are adequate throughout the area but on the steep inclines leading up to the site there is an absence of their presence.

Busing in the area is served by two major routes, the #64 and #49, but only one of them makes stops on site. This route runs most of the day directly to Government Square in the Central Business District.

e Av y r

en

cH

M

W es

tw

oo

d-

No

er

Spring Grove

rth

nB

lvd

Medium Traffic Low Traffic

n St

Ave

kma

Bee

High Traffic

I-75

Sidewalks

Hopple St

No Sidewalk Sidewalk

e or

m

lti

Ba

Bus Routes

Street Network

e Av

Westwood-Ferguson

Col

Busing

#64 Route #49 Route Bus Stop

erai

rri

Westwood-Harrison

so

e

Ha

n Av

Fairmount-English Woods

nA ve

Queen City-Westwood

Mt. Healthy

Queen

City Av

e Westwood Ave

Bus Stop

Western Hills Viaduct

5

0

1500

3000 feet

N

Data provided by CAGIS and City of Cincinnati

N

0

.15 miles

.3 miles

6

Natural Features Influencing Site Development English Woods is full of unique and complex physical site features that will shape and form the future development capacity. Among the most influential aspects of the natural development for the site are the topography, slope, and soil types.

Topography on English Woods is unique in that much of the area developed for our site is flat and mostly development ready, but the surrounding border of the site has steep topography that is under protection from a hillside overlay by the city. For this reason much of the development’s concentration will be on the previously developed portion of the site.

Understanding the soil structure on site is important to understanding again what parts of the land are suitable to build into and where the foundation depth will have to be. Knowing that the previous buildings in English Woods were built on site gives the clue that these spaces are suitable soil structure for development. Seeing the slope also helps to determine what grading the site will need as well.

7

Elevation 560-616 ft 617-667 ft 668-712 ft 713-754 ft 755-794 ft

Topography

Eden flaggy silty clay loam 40-60% grade

The topography of English Woods is unique and presents challenges to development. With steep hillside surrounding the good portion of the neighborhood, it was important to consider what it would mean if development were to occur in these locations. I believe the best course of action is to preserve the hillsides for light recreational uses and designated open space. In doing so, it would protect from future hill slips that may ensue if the hillsides were to be moved around and disrupted.

Pate-Urban Land Complex 25-50% grade Eden-Urban land Complex 15-25% grade Switzerland-Urban Silt Loam 8-15% grade Urban Land Udorthents Complex 0-12% grade

Site Topographic Form

Developable Land Objectively assessing the site’s slopes and soil types, the light green areas stands to be the most promising area of development with a low slope and a good soil for foundations.

N 0

400 ft

800 ft Map data provided by CAGIS

This section through English Woods helps exemplify the intense topography that surrounds the site’s boundary.

787 ft

Soil Types and Slope

The soil within English Woods is largely suitable for development and building foundations, but particular portions of it create environments not suitable. The Switzerland-Urban Silt Loam and Urban Land Udorthents Complex both meet requirements for good soil to build upon and have relatively low slops which help when regrading much of the site. The other sections of the site which contain the three other soil types create slopes that would be very costly to develop on and the Eden-Urban land Complex which is not rated for building past a certain depth.

For this reason the areas shaded in the lighter blue both have good slopes and soil types to work with and were considered to be good areas for future development.

750 ft 700 ft 650 ft 625 ft Data provided by Google Earth

8

Land Use

Policy Land Use Site Influencing Development

5

LAND USE

While the majority of the English Woods neighborhood in owned by the Metropolitan Housing Authority and under use of public utility, the surrounding parcels are zoned and used much differently. This raises a clear question as to what should the site be used for in its next phase?

Should it be divided into the smaller residential parcels that surround it?

Or possibly retain its original identity while receiving necessary updates for the 21st century?

What I learned throughout study was that the land use in English Woods would no longer be solely dedicated to residential multi family housing, but would need to reflect land uses that met the greater community needs.

ZONING

The current zoning within English allows for their to be residential multifamily development, which limits the end users on what land uses can be there. For this reason, the best approach to new English Woods development would be to make a Planned Development zoning change. This zoning form is centered around large scale development with multiple land uses that undergo a discretionary review process to validate it is in line with principles and city development trends.

9

1

RM-2.0 Multi-family

2

SF-2 Single Family

3

SF-6 Single Family

4

CN-P Commercial

5

RM-1.2 Multi-family

Zoning The zoning taken from Cincinnatiâ&#x20AC;&#x2122;s Zoning Map, shows the entirety for English Woods being zoned as RM-2.0 Multifamily, which provides a medium density of residential housing on multifamily lots. Scale of buildings here are set to be similar to large single family homes.

English Woods has adapted this into town home style, but somehow Marquette Manor was able to fit into this area as well. A good majority of surrounding zoning reflects single family housing styles, which could influence what new development takes place in English Woods.

Data provided by CAGIS

2 3 1

4

RM-2.0 SF-2 CN-P RM-1.2

Data Provided by CAGIS 2015

SF-6

10

Regulatory Land Use Framework

The regulatory framework provided by the City of Cincinnati per the zoning ordinance revealed exactly what the site’s current zoning would allow for future development to create, as well as provide insight into other pathways that would lead to greater flexibility to usage of the site’s development potential.

The current zoning of English Woods leaves much to be desired and limits the neighborhood to be primarily residential. The goal of the neighborhood for the future is to serve the community’s needs as well and so this residential only zoning puts a limitation on how the community would be served.

Through research into the city’s zoning ordinance, the best plan of action is to take the parts of the framework of CN-P Commercial and RM-2.0 Multifamily and put them into a Planned Development. The Planned Development will allow for the site to retain the dense, urban commercial feel and provide multifamily housing in addition to other housing. This will give the development greater flexibility to meet the needs of residents and community members.

11

CN-P Commercial Zoning Framework

• To identify, create, maintain and enhance mixed-use neighborhood commercial centers that reflect smaller-scale, SF-2 pedestrian-oriented development with continuous street frontage and a mix of commercial and residential uses.

• Typical uses include retail, services, housing, office, open space, eating and drinking establishments and smaller-scale public and recreation and entertainment uses.

• Future development must be of a pedestrian-oriented commercial or mixed-use nature, serving the immediate neighborhood.

Regulations for Development • • • •

Minimum Lot Area (sq/ft): 0 Building Height (ft): 15-50 Building Footprint: No requirement Building Placement must have frontage on: One Street, Frontage on Arterial or Collector and Local Streets, Frontage on Two Arterial or Two Collector Streets, or Frontage on Three Streets

Permitted Uses • • • • • •

Permanent Residential (Single-, two-, multi-family) Assisted Living Nursing Home Public Uses (Community Service and Cultural) Parks Schools

Permitted with Limitations • Retail Sales • Indoor Recreation • Offices • Medical Services • Restaurants/bars

Conditional/Restricted

• • • •

• • • • • •

Religious Facilities Loft dwelling Animal Services Communications Gardens Storage Facilities

Convenience/Food Markets Business Services Banks Day-care

Pedestrian Oriented Commercial

From the City of Cincinnati: “This district designation is intended for areas with a traditional urban character, where buildings are required to be built to the street or sidewalk line, to provide a close relationship between pedestrians and shops. Design standards will reinforce this character and require treatments that provide an interesting pedestrian environment. This designation may apply to some areas where a few auto-oriented uses exist, but where restoring the pedestrian character is specified in a community plan or other documentation approved by the Planning Commission.”

Parking Facilities (C), Drive-thru (R), Driveway (R)

CN-P Commercial offers a pedestrian-oriented zone “is intended for areas with a traditional urban character, where buildings are required to be built to the street or sidewalk line, to provide a close relationship between pedestrians and shops.”

English Woods is a community of very little developable space due to soil types, steep slopes and existing infrastructure. For this reason creating a commercial zoning designation that reflects pedestrian oriented elements would help to rebuild the pedestrian character it once had when first built as well as conserving as much space as possible for residents instead of parking.

RM-2.0 Multi-family

Recommended Course of Development

Framework

• Provide for a medium density mix of residential housing predominantly duplexes and multi-family on lots that have already been platted.

• The scale of buildings is generally similar to a large single-family home on a small lot.

• Encourage quality and variety in building and landscape design as well as compatibility in use and form.

The best course of action to develop a site as large as English Woods under Cincinnati’s zoning ordinance is by applying for Planned Development. Planned Development, as is explained below, allows for large site to be planned outside of regular zoning ordinance by going through a discretionary review process. This allows for greater flexibility of site form, design and land uses that developers may believe applicable for the area.

Regulations for Development

Planned Development

Min. Lot Area (sq. ft.): No min. lot area Lot Area/Unit (sq. ft.): 2,000 Min. Lot Width (ft.): No min. for Multi-family

Min. Front Yard (ft.): 20 Rear Yard (ft.): 35 Max. Height (ft.): 45 (Additional

Framework

1-foot of setback for each 1-foot of building height above 35 feet)

Permitted Uses • • • • • •

Permanent Residential Multi-Family Parks Schools Religious Facilities Home Occupations Commercial Services

Permitted with Limitations • Shared Elderly Housing • Loft Dwelling Units

• Single-Family in Cluster Housing

Use: attached and detached single-family dwellings.

25 ft buffer yard

Min. setback determined upon review

Min. 25 ft. of street frontage

Min. 10% of site required open space

Transitional Housing Day-care facility

Conditional/Restricted

Community Services, Parking Facilities, Nursing Home, Assisted Living (C)

Parking Requirements Planned Development Multi-family

Required spaces determined upon RM-2.0: 1.5 spaces per unit

Council review (determined by gross floor area) Residential Care Facilities Commercial

Assisted Living: 1 space per 4 residents

CN-P: No parking on site

Nursing Home: 1 space per 4 residents

• Establish a procedure for the development of land in order to allow for a more efficient and economic development of property than ordinarily permitted by conventional zoning and subdivision regulations.

• Encourage creativity in developments by allowing greater flexibility in access, light, open space and amenities.

• Encourage the coordinated development of properties that might otherwise be developed individually, which may be a detriment to the surrounding neighborhoods and the developer.

Regulations for Development

Minimum lot area: 2 contiguous acres (smaller sites upon review) Review by Council as it is part Hillside Overlay

Required Elements for Application

• PLAN ELEMENTS: A survey of the tract to be developed, including property lines and total acreage. Also, include the location of land areas to be developed,with elements such as: type and description of proposed land uses, buildings and structures; street rights-of-way and driveways; parcel boundaries and proposed lots, including set back lines; building heights; pedestrian circulation systems and open space or other facilities; and proposed topography, drainage, landscaping and buffer plantings.

• OWNERSHIP: A list of the ownership and interests in the tract of land and the proposed development.

• SCHEDULE: Timeline of project development, including phases of development or if all at once project start and end date.

• PRELIMINARY REVIEWS: A preliminary review of, sewage, water, drainage and runoff collection.

• DENSITY AND OPEN SPACE: Calculations of density and open space.

12

Past Development and Future Plans

The first known forms of development on the site were the original towns homes, built with the intent of no longevity they stood for nearly 70 years.

In the 60s both Sutter View and Marquette manor aimed to supplement the growing population and the growing older population. While now all that remains is the two developments from the 60s, we are left with how is best to develop and envision the site for future use. For this we must consider the future population, income levels, access to necessary resources, housing style and variety, and what will have the most use for generations to come.

The future of development in English Woods has a bit of recent guidance. In 2014, Cincinnati created the Cincinnati Choice Neighborhood Plan, which envisioned the development pattern for English Woods and the surrounding community. There was little provided for exactly what was planned to be done in English Woods but it did give some insight into what CMHA wanted from the neighborhood.

13

2014 Cincinnati Choice Neighborhoods

2

In 2014, Cincinnati created the Cincinnati Choice Neighborhood Plan, which envisioned the development pattern for English Woods, North Fairmont and South Fairmont. The plan also highlights specific future housing and commercial developments intended for English Woods, they are highlighted below.

English Woods Townhouse

2

The first housing style built in English Woods was the town homes in the 1940s. Built temporarily for returning soldiers and other low income residents. They made up the largest portion of housing but were all torn down around 2004.

Challenges to Redevelopment of Urban Site

3

Urban Sites requiring more attention than a greenfield site due to a number of issues including past development, old infrastructure, surrounding development interference, contaminated soils and an overall altered landscape.

Many of these issues will likely be present in our site, including dirty soils and older infrastructure to try to update. The broad issue of our urban site is connectivity to its surroundings and its ability to adapt to modern day needs and requirements.

The 2014 Plan Calls for...

Marquette Manor Removal Marquette Manor is obsolete and in poor condition, as a result the plan calls for its removal.

Thereâ&#x20AC;&#x2122;s concern about the displacement of residents but not so much concern necessarily with losing the building. Most residents were generally supportive of destruction as long as the approach did not displace residents from the neighborhood.

New Housing Adjacent to Sutter View New housing to the west of Sutter View is shown as a possible use for English Woods. Housing is intended to be affordable with a mix for working people, renters, and owners. New housing should be constructed with access to retail and services located nearby.

Light Industrial or Office Use and Urban Farming The plan calls for light industrial or office use at English Woods.

Preferably the site would be used to support a live/learn space in the community that could provide housing and a support system to first generation university students alongside university incubator space located at English Woods.

Sutter View

1

1

The Sutter View development also built in the 1960s, provided larger town homes for the residents with better construction. They all still stand today and are recently being renovated to meet modern standards

2014 Plan Timeline

3 Marquette Manor

Built in the mid 1960s, Marquette Manor is an odd development pattern for English Woods, but is adequate for senior housing.

Aesthetically, the structure is out of place and a bit odd for this little neighborhood.

14

Suitability Analysis

Sectional Analysis

The suitability analysis helps to evaluate land uses under a set of certain criteria. Each of these 200â&#x20AC;&#x2122; x 200â&#x20AC;&#x2122; blocks is assessed on the given criteria and then a value of whether or not the land use is suitable in this area. The levels range from least to most suitable and help to give an idea of exactly which spaces certain land uses are best fit.

Recreation

What would be best for English Woods to follow is a rezoning of the existing property from RM-2.0 Multifamily and CN-P Commercial to PD Planned Development. This would greatly enhance the land uses allow a more efficient development style and economic development of the property. By undertaking and getting approved for Planned Development, English Woods would be able to have total control over this large development site and would allow for multiple land uses instead of separating parcels to create multiple zoning styles that would rather limit land uses. Breaking the site up into 3 major districts where future land uses could be generated, I see the best potential land uses as new senior care facilities in low rise multifamily buildings or cottages, a parcel of land dedicated to market rate and low income cluster housing with an adjacent park, and a portion of land to be set aside for mixed use/business area for the community.

Commercial

Residential

Commercial The north-western section of English Woods is most suitable for a commercial land use, built up to the road or with a short setback. With close access to Westwood Northern Blvd, low tree canopy, slight slope and access to a large inventory of existing infrastructure, this gives this section of the site a large amount of traffic and easy access for inside and outside residents.

Potential types of businesses could include: offices, small stores, quick stop restaurants or other small businesses

Recreation

1

2

3

Tree Canopy

Low

Medium

Water Presence

Low

Medium High

Access to Street Slope Levels

Least Suitable

High

2

3

Flat

Medium Close

Access to Arterial Road

Poor

Medium

Great

Medium

Access to Infrastructure

Poor

Medium

Great

Noise Levels

Loud

Medium

Quiet

Access to Infrastructure

Far

Bad Fair Great

Noise Levels

Loud

Steep

Access to Site

Bad Fair Great

Slope Levels

Steep

More Suitable

Most Suitable

Not to be Developed

Least Suitable

More Suitable

3

Medium

Medium

Flat

2

Steep

High

Medium

1

Slope Levels

Tree Canopy

The recreational capabilities of English Woods are most prime in areas with low slope, low water presence, great accessibility and with a high tree canopy in order to get the most out of the natural capacity for the site. A great majority of this space is centered towards the interior of the site in the northwest corner. In order to cater to all land uses on site, compromises may need to be made to location of recreational land use.

15

1

Medium

Most Suitable

Low

Quiet

The two sections of the site could suit recreational use due to a high tree canopy and good access points.

Even with a steep slope a small portion of the site that sits in a water drainage space could be used as a park. In addition, adding a recreational building with community activities and spaces would be a nice anchor for the park and new residential development that would sprout up around it. The possibility of the park annexing new development with the older Sutter View project is a possibility as well, to help make the area more walkable and connected.

Potential recreational uses: light trails, open park space, play fields, or a recreation/community building

Residential

Flat

Not to be Developed

Residential land use with ultimately occupy a large majority of this siteâ&#x20AC;&#x2122;s new development and it will be affected by a number of factors including tree canopy, access to infrastructure, noise levels, accessibility to the site, and the slope intensity of the land. A majority of the prime residential land use is centered around the middle of the site on Sutter towards the southeast are where the Sutter View development currently sits.

Least Suitable

More Suitable

Most Suitable

Not to be Developed

Commercial land use in the neighborhood will be limited but encouraged to help accommodate the lack of basic resources the community requires. Factors similar to that of residential land use will be important including slope levels, access to arterial roads, access to infrastructure, and noise levels around the site.

Adding in commercial land use will help keep an active neighborhood where walking is encouraged and illicit activity is discouraged.

Commercial Recreation Residential

Due to deteriorating conditions at Marquette Manor, it would be best replace the senior living units close by and in a new format. Low rise independent cottages or attached units would provide a substitute to the current 1 bedroom units at Marquette Manor.

Aside from this, across the street will be additional residential land use adjacent to the existing Sutter View residence. This housing style would be favored as row houses or cluster housing, hopefully giving options for single and multifamily development. Cluster housing and row houses will allow the site to be used to a greater potential and help provide a sense of community.

Potential Recreational Uses: Cluster housing, senior housing, multifamily development

16

0.25 acres

High Density Single Family

3.3 acres apprx. 35 units

Concept

Med. Denisty Multi-family 0.75 acres apprx.

15 units

Med. Density Multi-family apprx. 35 units 2.75 acres

Med. Density Multi-family 2.2 acres apprx. 30 units

Med. Intensity Recreation 3.5 acres

Med. Density Senior Living 4 acres

apprx. 30 units

Forested Space/Light Recreation 23.4 acres

and

Design

Concept Plan

Conceptual Narrative

The conceptual design for English Woods is rooted in its need for better connectivity, a mix of housing and the contextual needs of the area surrounding English Woods. To enhance the connectivity within the neighborhood, roundabouts have been added to Sutter Avenue to slow traffic and limit the through traffic to portions of the road. For this reason, commercial uses are located near Westwood Northern with a roundabout before residential portions of the site. The use of cul-de-sacs has been limited to make all roads connect in some way and only have cul-de-sacs in areas for access and local traffic for parking. Staircases and walkways will help promote internal and external pedestrian use. To help with the mix of housing needs, a mix of housing has been spread across th neighborhood with a focus on dense development along street front to slow traffic and once again promote pedestrian traffic. Marquette Manor will be replaced with nearly 85 units of assisted living/senior cottages. Offered nearby will be medium and high density multi-family units and around them will be attached, dense single family housing units. All these living spaces will be central to the amenities of the neighborhood including a community park, light recreation, and nearby mixed-use.

Lastly, the conceptual design for English Woods addresses the needs of the surrounding community English Woods is a part of. Offering recreational land, senior housing, varying housing styles and commercial uses, the new English Woods will not only be a place for its community members, but also a place for those around the community to live in and enjoy.

2 Med. Density/ Intensity Commercial

1 3

0.65 acres

Westw 8

High Intensity Mixed Use

ve

rA tte Su

1

Pub 1.2

lic

acr es

Assited Living

9

2

ood No

3 acres

Overall Goals

3

4

Added stairways to help motivate pedestrian movement and activity.

7

Desired drainage path from new development, promoting a slow runoff through use of retention ponds and bioswales.

2

Added walkway/staircase from neighborhood corner to Sutter to act as a welcoming entrance.

5

Retention ponds installed to allow storm water runoff to slowly be mitigated.

8

Centrally located community center for assistance and information for residents

9

Due to harsh topography, preserved forested hillsides will occupy portions of the site.

3

High Intensity Mixed Use Preserved Hillside/Open Space

2.45 acres

Address Community Issues

6

Terraced hillside overlook connecting to trails, allowing views of the city.

Blvd

Use

Single Family Attached 3.3 acres

Med. Denisty Multi-family 0.75 acres apprx.

18 units

apprx. 65 units

Preserved Hillside/Open Space

rthern

Pocket park to be used as a natural break or potential development.

9

3.45 acres

0.25 acres

Connectivity

Possible site for grocery store, accessible for residents and for those outside community by way of Westwood-Northern.

1.85 acres

2.7 acres

Housing Diversity

1

apprx. 45 units

High Density Multi-family 7.95 acres apprx. 90 units

5

4

Land Uses

Forested Space/Light Recreation

16 acres

Community Park

Recreation/ Green Space

23.4 acres

3.5 acres

Desire d Drain

age Pa

th

Preserved Hill/ Open Space Senior Living/ Cottages

1.45 acres apprx.

11 units

An overarching goal from the beginning of the analysis on English Woods was to fix the lack of housing and housing diversity. This issue is addressed in the conceptual design and the neighborhood will now be able to offer housing of many styles for many different income ranges and family needs

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Connectivity was a focus when having the ability to rethink how people and cars will move in English Woods. Now, there will be better connectivity within the neighborhood and a stronger focus on pedestrian travel inside and outside the neighborhood.

The community surrounding English Woods faces many of the same problems and to resolve this the new English Woods will focus on neighborhood and community needs. Providing this community with resources like parks, grocery, stores, restaurants and more affordable living space will all help.

2.84 acres

1.3 acres apprx.

8 units

Residential 0.35 acres

Single Family Attached

2.04 acres apprx. 30 units

1.6 acres

Existing Development

6

9.35 acres

5

9 Preserved Hillside/ Open Space 4.44 acres

N

0 ft.

395

790

Public Use

1,580

Site Develo pment Boun dary

4

Assisted/ Senior Living Existing Development 1 acre

Mixed-Use/ Commercial

20

Legend

Proposed Land Use Plan

Site Boundary High Density Residential

Roads

1.35 acres apprx.

25 units

Med. Density Commercial 1.35 acres

Land Uses

High Density/Intensity Mixed Use

Public Use

High Intensity Mixed Use

Preserved Hillside/Open Space

1.2 acres

1.7 acres

Single Family

Public Use

High Density Single Family 0.25 acres

0.80 acres

Assited Living 2.45 acres

Multi-Family

3.45 acres

1 acre

Med. Density Commercial

Preserved Hillside/Open Space

3.3 acres apprx. 35 units

Med. Denisty Multi-family 0.75 acres apprx.

15 units

apprx. 65 units

Med. Density Multi-family

Med. Density Multi-family 2.2 acres apprx. 30 units

apprx. 35 units 2.75 acres

Med. Intensity Recreation Med. Density Senior Living

Mixed-Use

Parcel 2: 0.80 acres

Total:

Total:

Assisted Living/ Senior Living

Open Space

Med. Density Multi-family

2.84 acres

3 acres apprx. 40 units

0.35 acres

Open Space

21

Parcel 2: 1 acre

2.15 acres

23.4 acres

4 acres

Recreational

Parcel 1: 1.35 acres

3.5 acres

apprx. 30 units

Assisted Living/ Senior Living

Commercial

Parcel 1: 1.20 acre

2.2 acres

Forested Space/Light Recreation

16 acres

Commercial

Below shows the totals by parcel of the proposed land use in addition to the total area of the site. The proposed land use introduces many uses that prior were not found in or around English Woods.

Public Use

2 acres

Public Use

Gross Land Use Area

Drainage Collection

Single Family Attached

2.04 acres apprx. 15 units

Existing Development

1 in = 400ft

Mixed Use

Preserved Hillside/ Open Space 4.44 acres

Existing Development 1 acre

MultiFamily

Recreational

Total:

Parcel 1: 3.5 acres

Parcel 1: 1.35 acres

Parcel 2: 23.4 acres

Parcel 2: 0.75 acres

Parcel 3: 0.25 acres

Parcel 3: 2.75 acres

Parcel 4: 0.35 acres

Parcel 4: 2.20 acres

Parcel 5: 1.60 acres

Parcel 5: 3 acres

Total:

Total:

3.70 acres

Open Space Parcel 1: 3.45 acres Parcel 2: 16 acres

Parcel 1: 3.3 acres

Parcel 3: 2.84 acres

Parcel 2: 4 acres

Parcel 2: 2.04 acres

Parcel 4: 4.44 acres

Total:

Total:

Total:

5.34 acres

Parcel 2: 2 acres

Parcel 1: 2.45 acres

6.45 acres

Diversity of Business

Parcel 1: 1.70 acres

9.35 acres

1.6 acres

N

Single Family

Benefits of New Proposed Land Use

26.73 acres

29.10 acres

10.05 acres

Total Site Land:

The new land use in English Woods improves the diversity of businesses by allowing commercial land use and mixed-use. The neighborhood was largely residential before and the new land use aims to keep it mainly residential but to introduce commercial uses for the community.

Boost to Economy

The new land uses in English Woods will help boost the economy of the West Side by providing new businesses and private property ownership in a neighborhood that sees almost no private part owners.

Increased Activity

By mixing land uses and having mixed-use buildings, the neighborhood will become more active and will hopefully mean that it becomes more frequented and safer.

Improved Housing Stock

English Woods had been entirely lowrise, multifamily attached housing before the demolition in 2005. The new land use will diversify the neighborhoodâ&#x20AC;&#x2122;s housing stock and invite in single-family homes, apartments, landominiums, and townhouses.

85.72 acres

22

Design Development Plan

Directory 1

Townhouses

2

Bus Station

3

Single Family Homes

4

Assited Living

5

Community Center

6

Mixed Use Building

7

Legend

5 3 4

1 1

1

Site Boundary 7

Sidewalks 1

Building Footprint

Green Roof 3

23

Parking Lot

Crosswalks

Retention Pond

Existing Development

Block Patterns

2

6

Roads

Public Space System

6

Senior Landominium

Centerlines

Street Network

N

The street network of English Woods will promote walkabilty on site and create an environment of traffic calming to make this neighborhood lively at the street level. To do this roundabouts have been placed along sutter in two locations to promote activity near and around them and to slow down traffic that would normally drive down the street with no stops. Multiple access roads have been added for local traffic to enter into places that outsiders would normally not. This new street network also looks to limit cul-de-sacs and make as many through roads as possible. This feature will help to eliminate so called â&#x20AC;&#x153;dead zonesâ&#x20AC;? that occur when streets dead end, often times these areas promote illicit activities and make areas less safe.

The public space network in English Woods is largely focused within the realm of recreational amenities. A large portion of the eastern half of the site will be a public trail network that connects across the street with an established neighborhood park. These two feature make up the majority of public space. In addition, a small green way will be added in the senior living area for seniors who cannot make it all the way over to the park so they are still provided with green, public space.

Much of the site is privately retained or dedicated to living, so this increased density and private ownership make the areas that are for public use much more desirable.

The block pattern in English Woods appears large but the depth of most blocks help to break up the distances traveled. There were many challenges to rapid shifts in topography, so in an effort to reduce costs and retain site form, many blocks are formed around the slope. The residential sections of the site provide smaller block or pedestrian paths that help to shorten the distance traveled. Block sizes overall were built to enhance the site development process while also not compromising on the need to make the site walkable still.

1 in = 400ft

24

Site Form and Layout

Commercial District

Senior/Assisted Living District

Residential District

Facing South East

West

Facing south and looking from east to west, the site undergoes more of a slope than running north and south, still the majority of the site is already at an acceptable grade for development. The major sections highlighted here show the single family housing block that then goes into the multifamily townhouses units which are both separated by Sutter Ave form the senior living landominiums.

0.40 miles

Facing East North

South

0.30 miles Facing east and looking from north to south, the site’s form based transition can be seen very noticeably. The beginning of the neighborhood clearly shows the commercial district which is comprised of mixed use buildings, apartments, and other community resources. Once individuals get to the roundabout they enter into the residential portion of the neighborhood which from this section shows the multifamily townhouses.

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The commercial district of English Woods will be forward thinking and will satisfy needs that the surrounding community and English Woods so desperately desire. To give the are a more “urban” feel, buildings will be pushed up to the road and will be built at a higher density. This effort will hope to slow down traffic and encourage walking around the neighborhood. Apartments of 1,2,&3 bedrooms will be in dedicated spaces and part of new mixed use structures to capitalize on space. In the lower right corner of this area there’s plans for a grocery store directly off the roundabout to be accessible to all residents and outsiders. A dedicated bus pull off stop will be along Sutter Ave. To assist the residents in the area in need of transit. An ample amount of parking in the form of lots and garages will be provided to ensure the problems of a lack of parking in English Woods will never occur again.

Overall the feeling that this space should provide is more urban than suburban and will encase all the amenities that the area has not had up to this point.

A major district of English Woods is the investment in assisted living and senior living. With the demolition of Marquette Manor and the growing need for assisted living in the surrounding community as the population continues to grow, the need for these buildings and the assets that will be provided are crucial in gaining the trust and appreciation of the neighborhood. The district itself has been strategically located on this western half of Sutter Ave. to replace the site of the former Marquette Manor, to have close access to the commercial district and most importantly the grocery store.

The assisted living has access off a main road to allow for major services and a parking garage to accommodate visitors. The senior landominums have a great deal of green space frontage and covered parkings connected to the buildings. This district’s intent is to be private and truly feel like its own little neighborhood within English Woods.

Lastly, the major residential district of English Woods will be the largest area development on site. The residential building will vary from 4, 5, & 6 unit townhouses to traditional urban singlefamily homes. The area was in need of a variety of housing and this was a focus in providing the different housing forms for multiple family types. The townhouses and single-family homes will be built up closer to the road and conceal parking in the rear of the buildings to create a unique street scape environment. The district will also contain a small recreation area with a walking trail, playground and small retention pond. Connectivity was crucial throughout the site but in this district especially, a large road off of Sutter will wrap around the eastern half of the developed site from the two roundabouts as well as through roads that connect the two. The intent of the residential district is not only to be a place to live but to be a consciously thought out environment that addresses the larger conceptual issues of housing stock and connectivity.

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Multi-Family/Single Family Residential The multi-family/single-family residential district focused on here was designed to be dense and promote walking through the neighborhood not driving past it. The roadway network in this area is largely meant to limit driving unless necessary.

Parking has been concealed as much as possible to limits the large setbacks that they usually require. The area was meant to resemble development of the past, in traditional garden cities. Low setbacks and densely placed units makes for an area truly unique to its surroundings.

Garage parking for Single Family homes underneath home

Townhouses lining a local street Section Location

Area of Focus

Residential Streetscape showing Single-Family and Multi-Family units

Facing North Towards Sutter View Roundabout The mix of Multi-Family and Single-Family homes along this newly created road offers an urban feel that aims to limit through traffic and calm down new traffic. Buildings are pushed up to the street to offer rear access parking while retaining the housing style that is prevalent within the surrounding neighborhoods. The two lanes of traffic are wide enough to accommodate future medians or street parking or whatever may change in the road scape. Sidewalks on both sides of the street promote walk ability, along with trees for added shade.

1 in = 5.5 ft ~32’ ~27’

~12’

Relation of Multi-Family and Single-Family units to Commercial District

27

Townhomes ~37’

Setback Sidewalk 9.5’

7’

Sidewalk

~18’

~18’

7’

Setback

Single Family Home

Garage Access

18’

55’

19’

28

Assisted Living/Senior Living The proximity of assisted living to the senior landominiums was no coincidence but rather a thought out way to allow access for emergency services to the independent living if necessary. The large assisted living complex allows for 32 units of assisted living, an on site parking garage and a green roof implemented for aesthetics and to reduce cooling needs. Independent senior landominiums are designed as an escape from urban life as they site close to the forested hillside and are placed around a wide, green median. This space is truly unique not only to the site but to the surrounding area as a dedicated space for Cincinnati’s aging residents.

Area of Focus Aerial View Looking North at Assisted Living Center and nearby Senior Living

Interior View of Private Road and Courtyard for Assisted Living

Interior Streets of Senior Living Units Section Location

Facing South Towards Senior Landominiums The street scape within the senior living is meant to provide residents with an escape from traditional urban setting. Homes are position to have a fairly large front yard and two lane traffic in the loop. The center green median provides adequate green space for those seniors not wanted to travel all the way over to the new park. This space gives a added level of privacy to the residents in this area that isn’t offered in most of the city.

1 in = 18 ft ~18’

Senior Landominiums along tree lined median

29

Setback 13.5’

Senior Landominium 28’

Setback 19’

Sidewalk

7’

One Lane

One Lane

13’

13’

Green Median 56’

One Lane

One Lane

13’

13’

Sidewalk

7’

Setback 19’

Senior Landominium 28’

Setback 13.5’

30

High Density Commercial District English Woods Commercial District may just be it’s most unique and ambitious aspect. Unlike much of its surroundings, this high density commercial district was made to accommodate for the needs that this isolated site has while also providing community wide assets. Offering a large amount of 1, 2, & 3 bedroom apartments, ground level retail, parking garages, a grocery store, dedicated bus station and a community center there is little left to desire for within the commercial district of English Woods. Wide sidewalks and 4 lanes of road allow for all the circulation of traffic that will eventually fill this vibrant neighborhood center.

Area of Focus

New Dedicated Bus Stop within Commercial District Grocery Store, Mixed-Use building and Community Center surrounding Roundabout

Looking South Along Sutter Ave. Through Commercial District

Neighborhood Entrance Along Westwood-Northern Blvd.

This section shows the entrance to English Woods and the Commercial District. With more development came more traffic and the roadway width has been increased to accommodate two lanes of traffic in both directions. Wider sidewalks and a lower setback give this area a more urban feel that make the area more approachable to walking.

1 in = 12 ft ~36’

~36’

Section Location

~12’

Neighborhood Entrance off of Westwood Northern Blvd

31

Sidewalk 16’

Two Lane

Two Lane

24’

24’

Sidewalk 16’

32

Hillside Trails As a way to utilize the site’s hillsides but not disrupt them, I have proposed a trail network along a 23 acre space encompassing the neighborhood eastern edge. The trails will take advantage of the mature tree canopy developed in English Woods and will connect to an overlook area where hikers can relax and take in views of Cincinnati’s Downtown. The trails will have entrance parking off of a newly constructed road that connects to two roundabouts fed by traffic from the north and south of Sutter Ave. The hillside’s integrity was the main driver for the decision to not put any heavy development on them, so the trail network works to utilize the space and offset all of the additional proposed development. It will be a space for those in the entire West Side Community to enjoy.

Facing North of Westwood-Northern Blvd.

Section Location

Proposed Trail Network Example

Along this particularly section of the hillside their will be two trails, one higher in elevation and one further down the hill that will loop back up to the entrance. The proximity of trails to the road and to homes will be minimized as much as possible to retain the privacy of residents and the experience of getting out into nature.

Area of Focus Looking West towards English Woods and Proposed Trail Hillside 786 ft

1 in = 50 ft

696 ft

Aerial View Looking Northwest at Hillside Section

33

34

C

D E

G

F H

I

Site Program and

Phasing

Detail List of Land Uses

OPEN SPACE

DESIGNED 248292 sq. ft.

Single Family

CONSERVED 1164358.8 sq. ft.

Average Unit Size:

2,750 sq/ft Number of Units:

Number of Units: 4-unit: 40 5-unit:

37

6-unit:

70 12

Landominiums Average Unit Size:

1,950 sq/ft

(included is a 400 sq/ft garage)

36

Apartments

Townhouses Average Unit Size:

1&3

Average Unit Size:

1,375 sq/ft Number of Units: 1 bdrm 2 bdrm 3 bdrm

74 80 20

Assisted Living Average Unit Size:

1,040 sq/ft

Number of Units:

32

620 sq/ft Number of Units:

80

38

Detailed Block Land Use

A

Block A

Block F

B

FAR:

D

C

G

FAR:

F

E

H

Block B

I

Block G

J

FAR:

This has been broken up into 10 distinct blocks depending on spatial location. Total block area, block land uses, and block FAR have been calculated to numerically show how developed the block will be.

Block Housing Units Unit Density

A B C D E F G H I J

39

FAR

106

~20/acre

1.35

68

34/acre

1.04

80

41/acre

.821

15

15/acre

.545

32

5/acre

.118

31

~11/acre

.406

26

8/acre

.694

76

~14/acre

.202

N/A

N/A

N/A

10

5/acre

.32

444 units

Block H FAR:

Block C FAR:

FAR:

Block I

Block D FAR:

Block E

Block J FAR:

FAR:

40

Phasing Plan

Area Developed: 11.75 acres Building Types and Units:

Developed Blocks: A, B, D, F, & G Land Uses: Residential, Mixed Use, Public Use

- Townhouses: 46 - Single Family: 26 - Apartments: 78 - Community Center: 1 - Retail: 3

There is an apparent need for housing stock in the area and starting it around the roundabout will be an easy to transition for people new the neighborhood. These blocks help to build a base in population for the future phases of development. The mixed-use building and grocery will be an essential resource for the first residents. During phase 1 Marquette Manor will also undergo demolition and current residents will be moved into the apartments built in Phase 1. The addition of the community center and bus station will be built in this phase as well due to a need for these resources and close proximity to the development.

41

Phase 2

Area Developed: 3.7 acres

Developed Blocks: A & B Land Uses: Commercial, MixedUse, Public Use, Parking

Building Types and Units: - Apartments: 96 - Retail: 17

Soon after the introduction of a housing stock, the development of the larger commercial/mixed-use blocks will take place. These blocks will bring with them not only retail and more housing stock, but also will provide assets for the entire community. Their construction comes after the initial housing stock because there must be people to patronize the businesses before the businesses arrive.

Phase 3

Area Developed: 8.05 acres

Developed Blocks: C & E Land Uses: Assisted Living/ Landominiums, Parking

Building Types and Units:

- Assisted Living: 80 (1 building) - Landominiums: 32

The third phase of development will be the assisted living and landominiums. At this point Marquette Manor will be demolished, and this complex will have replaced it. Replacing these before adding any additional housing is important because we donâ&#x20AC;&#x2122;t want the displaced residents to be away from their residences for longer than necessary. Since the blocks are largely separate from the rest of the development, their construction should not interrupt the rest of the community.

Phase 4

Area Developed: 34.49 acres

Developed Blocks: H, I, & J Land Uses: Residential & Recreational

Building Types and Units: - Townhouses: 76 - Single-Family: 10

Lastly block H, I, & J will be developed. I chose this to be last because this is simply more of a housing stock that was already built. Doing this phase last, we may find as we go not as many units are necessary or that we want to modify the development. Block J may end of not becoming developed due to demand for single-family housing. The recreational aspects will be last because of their proximity to the rest of the development on site.

42