Bachelor of Architecture Thesis - Revitalizing a Post Industrial Community by Katie Renner

Urban Renewal _ Reintegrating a post industrial city Katie Renner Thesis Fall 2012 - Spring 2013

URBAN RENEWAL: Reintegrating a Post Industrial City

URBAN RENEWAL: Reintegrating a Post Industrial City by:

Katie Renner

Thesis presented to the Faculty of the Department of Architecture College of Architecture and the Built Environment

Philadelphia University

In partial fulfillment of the requirments for the degree of

BACHELOR OF ARCHITECTURE

Thesis Research Faculty & Thesis Studio Instructor

Susan Frosten

Academic Advisor: Armando Plata Professional Advisor: Janice Woodcock

Philadelphia, PA Completion | May 2013

Table of Contents

[1]

Abstract

[3]

Position Paper

[ 11 ]

Appendix : An Early Writing Exploration

[ 15 ]

Research Conclusion: A Methodology

[ 21 ]

Case Studies

[ 35 ]

Selected Site: Site Analysis

[ 49 ]

Program Analysis

[ 59 ]

Process Documentation

[ 87 ]

Final Design

[ 105 ]

Reflection

Abstract Post-industrial cityscapes, Philadelphia in particular, are an example of how rapid growth and immediate demands trumped long-term design-thought at a time when the prevailing mindset assumed neverending resources existed. The zoning of single-use areas that arose as a result of industrial growth had a domino effect, out of which evolved changes to the population, culture and ultimately the fabric of urban life. Just as suburban areas tend to grow at a faster rate than cities, their infrastructure is quicker to adapt to revitalization to address the changing demographics, which at the time of industrialization called for the separation of live space from work space. Principles can be extracted through the study of suburban intensification that can be applied to how we approach the rejuvenation of urban conditions. By applying methods of New Urbanism, Smart Growth, and ways of retrofitting suburbia; traditional ideologies applicable to suburban areas can be adapted to how we design for the future of our urban areas.

Position Paper

Rejuvenating Urban Areas with Subruban Methods

Introduction Both urban and suburban areas are evaluated and rejuvenated for changing demographic populations, it is important to realize similarities in the approach for revitalization for suburbs and for cities. Background Philadelphia is a city where industrialization became the defining factor in urban growth. Despite William Pennâ&#x20AC;&#x2122;s plan for Philadelphia, including many larger lots with single-family dwellings located in a strict grid-like pattern, growth was more heavily influenced by specific culture types or industry types. Its city center became a centralized location for economic

activity. As the city expanded, it wove together the old and new communities. In these, you see large groupings of industrial sites adjacent to densely populated residential areas comprised of row homes. This proximity of row homes to industrial sites is a direct result of industrialization.1 As the streetcar developed, the grid like pattered defined by Penn was extended from the city center into areas that were considered rural, even though they were within the city limits. As suburbs sprawled and immigration continued, sections of the city 1 Adams, Carolyn, David Bartelt, David Elesh, Ira Goldstein, Nancy Kleniewski, and William Yancey. Philadelphia: Neighborhoods, Division, and Conflict in a Postindustrial City (Comparative American Cities). Temple University Press.

became relegated to different groups of immigrants. Simultaneously, as this occurred, it helped to prompt the white flight from the city. This movement is typified by mid- to upper class blue- and white-collar workers fleeing to suburban areas, leaving the city, which was becoming full of immigrant ghettos. The shift to suburban areas was also driven by affordability. The Federal government was partially responsible for increasing affordability by making financing new construction of individual, single family homes outside of the city more easily attainable. This allowed people to escape the city atmosphere, while maintaining easy access to the amenities of city living from the comfort of a â&#x20AC;&#x2DC;ruralâ&#x20AC;&#x2122; setting. These amenities consist of being close to work, not having to travel far for food or other necessities. Just as new construction became more affordable, so did buying a car. Henry Ford and his method of assembly line manufacturing caused a drastic decrease in the typical cost of buying and maintaining a car. Affordable car-ownership contributed to the feasibility for workers to make commuting back to the city from suburban areas a viable alternative.1 Development _Sprawling issues There has always been a portion of building efforts that sprawl away from existing developed areas. People desire these new areas of development because they typically provide opportunity for private single-family home 1 Duany, Andres, Elizabeth Plater-Zyberk, and Jeff Speck. Suburban Nation, The Rise of Sprawl and the Decline of the American Dream. New York: North Point Press, 2000. [p.5-20]

ownership. Though these areas are in high demand and grow at a high rate, in fact a faster rate than that of cities, there is a need for their sprawl as well as a need to consider their implications. Moreover, the framework built by industrialization that created large zones of industrial, commercial, institutional, and residential development separated from one another has left holes in the urban fabric.2 As suburban areas were developed in a similar singleuse pattern in the same way cities grew through industrialization, both the cities and suburbs face a future where they will suffer unless their problems are identified and addressed. To varying degrees, both the majority of urban and suburban condition carry similar concerns. These concerns include poor balance between pedestrian, car, cyclist, live, work, and play. They also include limited or no consideration for environmental-impact and contribution back to the environment. As an additional concern, the use of land is typically singleuse and underutilized. Although each environment may suffer similar problems resulting from their own, unique issues; the suburban condition has been criticized and has few prescriptive solutions to the issues. The book, Suburban Nation, by Andres Duany, Elizabeth Plater-Zyberk, and Jeff Speck, was written to criticize suburban sprawl. The booksâ&#x20AC;&#x2122; comparison between traditional European towns and the way that sprawl unfolds is key to understanding the successful growth of the first over the failure of the 2 Duany. p.5-10

later. Along the way, it touches on key factors such as transit, development practices, and peoples’ idealistic impressions about the perfect place to live. Out of their own criticism, the authors develop a ‘checklist’ of traits, or features that a new town must have in order to be considered a successful community. The resulting new prescriptive set of rules that they developed while evaluating what additions would create a successful suburban community was referred to as New Urbanism.1 The authors of New Urbanism, a framework for the design and development of towns, continuously reworked those ideas into what is now called Smart Growth. Containing a more broadly defined set of principles than the ones that New Urbanism are comprised of, Smart Growth Principles are to be considered when planning or building a new neighborhood. The principles for Smart Growth are as follows: -Mix Land Uses -Take Advantage of Compact Building Design -Create a Range of Housing Opportunities and Choices -Create Walkable Neighborhoods -Foster Distinctive, Attractive Communities with a Strong Sense of Place -Preserve Open Space, Farmland, Natural Beauty and Critical Environmental Areas -Strengthen and Direct Development Towards Existing Communities 1 Duany. p.257

-Provide a Variety of Transportation Choices -Make Development Decisions Predictable, Fair and Cost Effective -Encourage Community and Stakeholder Collaboration in Development Decision2 Similarly, Ellen Dunham-Jones and June Williamson wrote the book, Retrofitting Suburbia, that introduces New Urbanism and Smart Growth Principles as well as a similar, revisited list of proposed ways to redevelop or improve the existing suburban setting over time. In addition to the Smart Growth principles, there are a few additional principles introduced by Retrofitting Tactics to consider such as: -Using appropriate street and sidewalk sizes -Keeping block sizes walkable -Revising zoning codes, and -Provide environmental repair.3 These principles encompass the broad ideas that arise as our suburban areas are criticized. As time passes and we begin to revitalize those unsuccessful suburbs, it is important to realize that many of these ideas can be transient to our urban environment as well. Urban renewal - Why? It is important to continuously revitalize our urban centers because they encompass inherent physical traits of some of the important ideas that 2 NCAT (North Carolina Agricultural and Technical State University). Environmental Protection Agency, “Smart Growth Online.” Last modified 2012. Accessed December 11, 2012. Smartgrowth.org. 3 Dunham-Jones, Ellen, and June Williamson. Rettrofitting Suburbia, Urban design solutions for Redesigning Suburbs. New Jersey: John Wiley and Sons, 2011. [p.ix]

support a prosperous future. The national census from the year 2000 showed growth trends in both city and suburban areas. Although both cities and suburbs grew, suburban areas tended to show growth rates much higher than those of the nearby cities that they surrounded. These trends are partial fueled by the issue of urban sprawl.1 As areas grow, they are likely to continue to build malfunctioning suburbs that will, through time, have to undergo some additional re-planning development, or ‘retrofitting’ to become more functional, just at existing suburban areas are now. Because sprawl is less sustainable, it takes a huge toll in terms of the financial impact and use of resources to expand current infrastructure. One way to limit its growth is to focus investments into urban centers.2 As smaller, older suburban areas are ‘Retrofitted’, many begin to take on the feel and functions of small town centers and they begin to integrate multiple uses of land.3 This restructuring of land use is one of the most common retrofitting tactics, These are traits that are utilized in parts of cities, moreover, just as Suburban areas can be retrofitted, these methods can be applied throughout the urban fabric to integrate uses of land to reweave parts of the city together. How to Measure Success - Ecology, Economy, Equity In taking on projects their goals can be set and their successfulness can be measured or projected based on different scales. The Sierpinski tile is a triangle measurement tool that was 1 Katz, Bruce, and Robert E. Lang. Redefining Urban and Suburban America. Washington D.C.: Brookings Institution Press, 2003. [p.33.45] 2 Williamson, Thad. Sprawl, Justice, and Citizenship; The Civic Costs of the American Way of Life. New York: Oxford University Press, 2010. [p.65] 3 Ellen Dunham-Jones

developed by William McDonald in his book, Cradle to Cradle: Rethinking the Way we Make Things. The triangle embodies the three elements of ecology, economy, and equity, creating a scale or framework for project goals to be compared against. The goals and comparisons made will result as the designer asks questions and concludes ideas about the project. They will determine where the project lands on the triangle.4 Ecology - Evironmental concerns

Equity - Social, idividual or community benefits

Economy - Financial benefit and stability

The bottom right corner of the triangle is the Economy division. This is the corner that most developer’s interests would be evaluated in. It measures the direct financial return that a project would produce. This fractal in the triangle is evaluated by pure capitalism and evaluates everything though a pure economic lens.5 The bottom left corner of the Sierpinski Triangle, 4 Benkert, Micheal. “Architect as Developer A Model for Triple Top Line Development.” MS thesis. University of Cincinatti, 2008. Print. <http://www.mbenkert.com/Benkert_FinalThesisDocument.pdf>. [p.3-12] 5 Benkert. p.3-6

grounding it, is the equity division. This division is framed around pure socialist ideas. It considers how a project effects, adds to or degrades the overall health and well being of its stakeholders. Evaluating how a project respects its benefactors is a broad objective of the equity division of the triangle.1 The third and top point of the triangle is primarily focused on evaluating a project through an environmentalism lens. The top point of the triangle is the ecology division. This division is directly linked to McDonoughâ&#x20AC;&#x2122;s triple top line thinking, a direct response to the triple bottom line. His approach to design, the triple top line, puts ecological and social concerns at the forefront of the design process to make it integral to the success of the project. Typically projects with these ideas guiding the process create financially lucrative results in a way that is unconsidered when only looking at project planning through a wholly economic lens.2 Where the Principles fall _ Seirpinski Triangle. The design principles set forth through the Smart Growth initiative and Retrofitting Suburbia can be evaluated for their holistic approach by using the economic, equitable, and ecological lens to gain and understanding of what stakeholdersâ&#x20AC;&#x2122; interest they address the most. Each stakeholder, the main ones being, residents, merchants, real estate developers, and city government officials, carries their own agenda that weigh each point of the triangle differently and for different reason.

Residents, for instance, will likely, first and foremost, consider the equity that would be added to their neighborhood though the development initiatives. Their interest lies in how the development will improve their quality of living, lift their property value, how it facilitates future growth, and how it builds neighborhood commonalities that they can take ownership over through living in the area. By providing a community benefits they want, you as the designer, can promote the upkeep of those improvement by the community as a whole. Other concerns such as economic considerations come into play. not only in property value for current owners, but for prospective residents. Ecologically, residents may overall be more attracted to an area if they believe they are investing in something that gives back, or relies minimally on depleting resources. The economic considerations are typically considered the most by real estate developers. Consistently wanting the most immediate financial gain for the least amount of investment up front, real estate developers in past and more traditional models give less consideration to the worth of what they are providing to a community, and even less so to ecological considerations. Understanding that by looking at both social equity and ecological concerns at the forefront of their development could bring them a unprecedented amount of economic success because buyers will be willing to pay more for the project.

1 Benkert. p.3-6 2 Benkert. p.3-6

One of a Merchantsâ&#x20AC;&#x2122; main concerns might be having an affordable space to run their business in, therefore they are mainly concerned economically as well. Furthermore, they rely on a group of consumers. Being in an area that is considered socially equitable, helps their business because it would attract consumers. A business would also add equity to the surrounding area providing convenient goods or services to the community. Ecologically being in an area or operating from a structure that helps the environment or has minimal environmental impact attracts a certain consumer group. Relate_Ecology Equity and Economy to the principles To incorporate many uses of land a community can improve the Equity of the area. By incorporating near by shopping to the area it improves the worth of the area, making it more convenient. This Also bring economic value to the area.1 Intertwining land uses gives members of the community many options nearby limiting their need to travel for a specific use, whether it is for work, shopping, or for recreation. Limiting travel time is best for the environment, improving the community in the ecology division. Overall, this method of design makes a neighborhood desirable, in turn benefitting the new project in the economic division. Compact building design is one way to maximize the use of building resources and is another way to create convenience. Ecologically it is an efficient use of resources and its compactness creates a 1 NCAT

thoughtful use of land, reducing footprint and protecting open space. 2Economically getting the most out each morsel of land is important and is a way to gain the most financial return from a project. The density has to be balanced to be sure to maintain the social equity of the community. As places become too dense quality of living decreases which would counteract the maximizing of land utilization. Through compact building design and creating functioning neighborhoods in smaller land usage open space, farmland, natural beauty and other critical environmental areas. Preserving land contributes highly to the improvement of the environment. Through creating a variety of housing types and opportunities, aside from the negative connotations of â&#x20AC;&#x153;high densityâ&#x20AC;? development, studies have shown that this commands higher market value areas.3 Creating infrastructure with highly considered walking components, and a variety of transportation choices and living opportunities make an area highly equitable. A variety of living conditions that can cater to a wide demographic make an area more desirable to a higher percentage of individuals. Other benefits from walkable neighborhoods are lower transportation cost, increased social interaction, and improved environmental and personal health of the community. However, a pedestrian friendly community starts with land use planning and the design of the built environment. A framework must be set up through planning that fosters walkability 2 NCAT 3 NCAT

and encourages public transit.4 Lastly Smart Growth Principles encourages the revitalization of suburban areas to take on a vision that they can continuously revisit as they grow. By creating a set of standards to maintain as they develop by a community can grow while still providing residents a strong sense of place that they are confident to call home for generations. While creating this vision, it is important to encourage all community stakeholders to take part in development decisions. Itâ&#x20AC;&#x2122;s their neighborhood, therefore their input should be valued and sought out when making decisions about growth.5

our cities can be revitalized to be desirable to live in and can also be designed to have a more minimal impact on the environment.

Conclusion As our nation is continuously growing it is essential to realize that our cities were the foundation of our countries development. For centuries they have been the economic hub, housing the most job opportunity and economic boom. Cities have not, however, always been the most desirable places to live. Not only have they been less desirable to live within, while displaying strong attributes of social equity and economic strength, they have had a history of lacking in ecological concern and benefit. In a growing nation it is important to maintain strength in the cities, so as growth occurs focusing more on the ecological and socially equitable aspects of our cites they can be transformed into a more enticing place to reside. Through Primarily integrating land uses, as well as integrating other Smart Growth Principles, and retrofitting techniques 4 NCAT 5 NCAT

Position Paper_Appendix: An Early Writing Exploration

Architect | Developer

Introduction | Architect_ Developer

only does the overall quality of the project sometimes

suffer but its attributes contributing to sustainability

For many years Architects have not been

considered the master builder; they simply provide

also suffer. Architects frown upon traditional

design services for developers who ultimately

development practices because they typically are only

finance and build the buildings. Architects are not

interested in building a successful building. In this

the risk takers, developers are. Sure, Architects carry

case successful being determined by terms of being

the responsibility for the safety and welfare of all

functional for its users and the purpose for which they

people who occupy their designed buildings but

are using it. (Benkert 3)

it is not their own money they are risking on their architecture. Because developers first priority is

There are a number of ways to talk about the

financial return, sometimes this compromises the

successfulness of a project in terms of income and

quality of their projects. (Benkert 2)

sustainability. One is the idea of Eco â&#x20AC;&#x201C; efficiency is a process where more goods or services were made

Because financial gain many times becomes the

using less materials and producing less waste. More

decision making factor in the design process, not

progressively there is Eco â&#x20AC;&#x201C; Effectiveness that evaluates 11

how a project is using its materials to achieve a

provided alternative methods to alter the design or

desired outcome. Parallel to these ideas there is the

building methods to make the project come under

triple bottom line and the triple top line methods

budget that may be less invasive to the original

of building. Triple bottom line process becomes a

project. (Benkert 12)

method in evaluating the social and environmental impact of a building in a quantitative and qualitative

Architects and developers tend to butt heads

way similar to how the economic gain is measured.

because typically architects main concerns are the

In these cases typically the environmental and

comfortability and the environmentally responsibility

social conditions become an afterthought and are

that their projects express. While expressing these

evaluated after design and construction are done.

concerns their passivity to budget and financial gain

(Benkert 3) The Triple top line is a method that is

is what Developers dislike. Reversely, Developers talk

largely defined by William McDonough using the

about how to maximize financial return of projects

Seirpinksi tile which is fractal triangle that can be

and sometimes refuse the parts of an architect’s

used as a tool throughout the design process to

design that seems extraneous, limiting their gain.

consider the Equity, Ecology and Economy output of a project. Equity Ecology and Economy are

Architect As the developer

each represented on the point of the triangle and

questions asked through out the design process will

model would assume the architect take on more

help determine where the project will land while

responsibilities. (Benkert 19). Regardless of what

considering all aspects. (Benkert 3)

roles the architect takes on as more responsibilities

To cut costs the architect development

– each of these people’s responsibilities’ need to get As projects go over budget, because the owner,

accounted for.

developer and contractor have financial investments in the project they are the ones who carry out the

In order to stay in control as an architect there

discussion about what aspects of the design or

are a few things to be sure you always consider.

project to cut. The Architect is not usually a key

Although your primary concerns may be overall

decision maker because they have no financial

quality of design, there has to be a balance between

investment in the project. This is unfortunate

design and decision making that is socially and

because the contractor or developer ultimately alters

environmentally responsible. Always be aware of

their design intent when they could have possibly

financial concerns and how to maximize gain over

specific periods of time. What you have to know to

and be able to address them from a design stand

stay in control:

point.

- There has to be a balance between design decisions

In the architect developer model it is discussed that

that are socially and environmentally responsible –

the architect become the developer not the other

this includes taking an eco-effective approach.

direction where the developer become the architect. Ultimately what needs to be achieved is higher-level

- You have to be aware of financial concerns and how

of design decisions and awareness so that the most

to maximize gain.

articulated and fitting solutions can be found for the projects at hand. Because architects are the people

- Understand all parties involved and how to utilize

who are educated about design and articulation

them in their traditional roles, those parties include:

of buildings should they not be the ones looked

The developer, Marketing consultant, Real estate

to for innovative solutions? Or, is it that because

broker, Architect, CPA, Attorney, Investors, Mortgage

Developers typically are tasked with making design

broker, Banker, General Contractor/Builder,

alterations because of cost, should they be more

Advertising, Management

highly educated in how to design than in simply learning business models? Or should Designers

To cut costs the architect development model would

be more educated and aware of how their design

assume the architect take on more responsibilities.

choices have an effect on price?

(Benkert 19). Regardless of what roles the architect takes on as more responsibilities – each of these people’s responsibilities’ need to get accounted for. If an architect can be educated about the development process and execute it then it should ultimately present a product of higher quality for the end user. By taking developer responsibilities as an architect you become in complete control and the first line of contact between all parties involved. As the designer you would directly hear all concerns 13

Position Paper

Bibliography & Works Cited

References Adams, Carolyn, David Bartelt, David Elesh, Ira Goldstein, Nancy Kleniewski, and William Yancey. Philadelphia: Neighborhoods, Division, and Conflict in a Postindustrial City (Comparative American Cities). Temple University Press. Alexander, Christopher. A Pattern Language. New York: Oxford University Press, 1977. Benkert, Micheal. “Architect as Developer A Model for Triple Top Line Development.” MS thesis. University of Cincinatti, 2008. Print. <http://www.mbenkert.com/Benkert_FinalThesisDocument. pdf>. Dunham-Jones, Ellen, and June Williamson. Rettrofitting Suburbia, Urban design solutions for Redesigning Suburbs. New Jersey: John Wiley and Sons, 2011. Dunker, Peter. The Effective Executive. New York Harper Bussiness. 1986 Duany, Andres, Elizabeth Plater-Zyberk, and Jeff Speck. Suburban Nation, The Rise of Sprawl and the Decline of the American Dream. New York: North Point Press, 2000. Elkies, Lauren. “How Much They Make.” The Real Deal. Korangy Publishing Inc., 1 Dec. 2006. Web. 31 Dec. 2009. <http://therealdeal.com/newyork/articles/how-much-they-make>. Farr, Douglas. Sustainable Urbanism, Urban Design With Nature. New Jersey: John Wiley and Sons, 2008. Grant, Donald P. The Small-Scale Master Builder: Selected Readings on Professional Practice as an Architectural Designer - Builder - Investor at the Personal Scale. San Luis Obispo: The Small-Scale Master Builder, 1983. Print. Gulley, Karen L. “Repositioning Urban Corridors.” Urbanland Jan. 2011: 52-55. Print. Hillman, James. Kinds of Power: A Guide to It’s Intellectual Uses. New York, Doubleday 1995, p3344. I.M., Goodovitch. Architecturology. New York: AD Publishing, 1967. Jacobs, Jane. The Death and Life of Great American Cities. New York: Modern Library. Print. Jacobs, Jane. Systems of Survival a Dialogue on the Moral Foundations of Commerce and Politics. New York Vintage Books, 1992 Katz, Bruce, and Robert E. Lang. Redefining Urban and Suburban America. Washington D.C.: Brookings Institution Press, 2003.

Kelbaugh, Douglas S. Repairing the American Metropolis, Common Place Revised. Seattle and London: The Washington Press, 2002. Lym, Glenn Robert. A Psychology of building. Englewood Cliffs: Prentice-hall, 1980. Lynch, Kevin. Image of the City. MIT Press. 1960. Mau, Bruce. “Manifesto #08.” 23 Aug. 2009 <http://www.iconeye.com/>. McDonough, William. “Design for the Triple Top Line.” William A. McDonough, FAIA. Web. 10 Jan. 2010. <http://www.mcdonough.com/writings/design_for_triple.htm>. McDonough, William, and Michael Braungart. Cradle to Cradle: Remaking the Way We Make Things. New York: North Point Press, 2002. Print. Miller, Robert L., ed. The Architect as Developer: a Summary of the American Institute of Architects National Housing Committee Conference, AIA Headquarters, Washington DC, April 10, 1987. Washington D.C.: The American Institute of Architects, 1987. Print. Morris Charles W., The Foundations of the Theory of Signs, Chicago, University of Chicago Press, 1938. NCAT (North Carolina Agricultural and Technical State University). Environmental Protection Agency, “Smart Growth Online.” Last modified 2012. Accessed December 11, 2012. Smartgrowth.org. Pastier, John, [1939-]. “A One-Architect Movement for Affordable Housing.” Architecture: The AIA Journal 77, (1988): 6471. http://ezproxy.philau.edu:2048/login?url=http://search.proquest.com/docview/55017075?ac countid=28402 Popkin, Nathaniel. Song of the City An Intimate History of the American Urban Landscape. New York: Four Walls Eight Windows, 2002. Print Portland Sustainability Institute, “The Ecodistricts Framework, Building Blocks of Sustainable Cities V1.1.” Last modified June 2011. Accessed Nov 20,2012. Portman, John, and Jonathan Barnett. The Architect as Developer. New York: McGraw-Hill, Inc, 1976. Print. Sato, Toshiro. “A Sato, Toshiro. “Architect Vs. Developer: Interview with Wayne Ratkovich.” Space Design no. 48-50 (1987): 48-50. http://ezproxy.philau.edu:2048/login?url=http://search.proquest. com/docview/55018447?accountid=28402

Segal, Jonathan. Architect as Developer, Web. 31 Dec. 2009. <http://www.architectasdeveloper. com/about. html>. Schmidheiney, Stephen. “Eco-Efficiency and Sustainable Development.” Risk Management 43:7 1996, 51. Upton, Richard. “Looking for Mr. Right: What Makes the Perfect Architect for a Developer?” RIBA Journal 117, no. 10 (2010): 78-78. http://ezproxy.philau.edu:2048/login?url=http://search.proquest.com/docview/857285934?accountid=28402 Williams, Katie, Elizabeth Burton, and Mike Jenks. Achieving Sustainable Urbanism. New York: Routledge, 2001. Williamson, Thad. Sprawl, Justice, and Citizenship; The Civic Costs of the American Way of Life. New York: Oxford University Press, 2010.

Research Conclusion:

A Methodology

A Look at Methodology:

Ecology

Mix Land Uses Take Advantage of Compact Building Design Create a Range of Housing Opportunities and Choices Provide a Variety of Transportation Choices -Create Walkable Neighborhoods -Shared corridors with pedestrian, bike, car and public trasit

Equity

Foster Distinctive, Attractive Communities with a Strong Sense of Place Preserve Open Space, Farmland, Natural Beauty and Critical Environmental Areas -Air Quality and Carbon -Water managment -preserve or restore local habitat or ecosystem Strengthen and Direct Development Towards Existing Communities Provide a Variety of Transportation Choices Make Development Decisions Predictable, Fair and Cost Effective Encourage Community and Stakeholder Collaboration in Development Decisions

Economy

Case Studies

A Look at Architects and Developers and Projects

Plumbob _ [Onion Flats] Onion Flats, Plumbob, and Jig are collectively a development design build entity. They collectively bring all stakeholders to the table, meaning the developer, the architect, and the contractor. (Parton gb&d) Their three distinctly separate entities of development, design, and build come together in the process to â&#x20AC;&#x153;turn their attention to the art of making buildings rather than covering our asses.â&#x20AC;? (http://www. onionflats.com/#/Firm/Mission) As a whole the development, design, build group that is Onion Flats, is dedicated to making buildings who effectively manage their own resources and communities that can sustain themselves.

Post Green Postgreen homes is a development company that doesnâ&#x20AC;&#x2122;t aim to please all homeowners but has a set of simple predesigned row home layouts that are slightly customizable. They have a set of select green amenities that can be chosen by the buyer to add into their homes. Postgreenâ&#x20AC;&#x2122;s mission is to build energy efficient, healthy and well-designed homes. They work with a number of partners to carry out their development. In particular they with interface studios as the architect behind their operation. Similar to Onion flats they have a consistent set of partners who contribute to their build process.

House Brand Housebrand is a one-stop-shop that provides real estate, architecture, construction and interior design services with the simple goal of helping people design build and furnish great places to live in Calgaryâ&#x20AC;&#x2122;s inner city. We undertake projects on a variety of scales from interior renovations and additions to new homes. Our firm is founded on the belief that good design should be available to everyone. Our retail Design Store is located in the busy shopping 4 Street district of Mission and sells furniture, lighting, books and home accessories to both the public the Trade. Our Slow Home Studio is a design education website that provides relevant easy to understand residential design information for homeowners, homebuyers, and design enthusiasts. It is an opportunity for people to learn about our Slow Home Design Principles and how to apply them to their own situation.

Erdy McHenry Erdy McHenry has been able to create many fully reconized buildings for diverse client types; developers and socially conscious non-profit organizations. They use a unique business model and Design Philosophy: Integrated Decision Making as a Design Tool, where Budget, Program and Schedule are reconciled each in terms of the other with each design decision. This approach enables them to create a â&#x20AC;&#x153;value propositionâ&#x20AC;? on all projects regardless of budget and still produce cutting edge work. All Erdy McHenry projects embrace construction technology, systems integration design, and material cost as the primary methods for creating critical design projects. By using in-depth, digital synthesis to coordinate the process of both design and construction, their designs evolve real-time as a result of systems design.

Jonathan Segal

Architect_Developer Model

On a Separate Note, Jonathan Segal is an architect developer who does it all. His endeavors started by learning about architecture in general. When he was young he dove in and took on his first development project where he bought designed and developed the project and paid back the investors within a year and he himself made a significant process. (Bernstein 64). From an economical standpoint this type of expertise is development. It gave him the design control while also awarding him the profit. He states that “by being your own client you’re doing your own architecture, you’re teaching others by example, and you’re doing great things for the city.”

Tower Investments Tower investments take on projects that are retail, entertainment, mixed use and residential commercial properties. Their projects are finding opportunities in areas that are overlooked and under served by traditional development firms. They have experience in Planning design, construction, financing, and leasing Tower investments is best Known for “aggressive and creative urban projects” Piazza at Schmidts _ Northern Liberteries, Philadelphia

and they are committed to creating mixed-use urban projectd that enhance the cityscape, improve the City’s tax base and create employment and business opportunities. Tower’s development projects are typically on vacated industrial land have created more business locations, business opportunities, permanent jobs, and millions of dollars in annual sales and real estate taxes. Tower has extensive experience with environmental permitting, remediation and land reclamation, and has coordinated closely with the Pennsylvania Department of Environmental Protection.

The Micheals Organization The Michaels Organization is a privately-owned group of companies that work together to provide affordable, mixed-income, military, and student housing. As a group they foster a corportate culture that is focused on people. Their professionals are hired based around those who can best support and portray their mission and values that consist of integrity commitment focus, creativity and dedication. Over the past four decades include capabilities in the following areas : Development Property Management Asset Management Social Services Construction Construction Management Tax Credit Syndication Mortgage Financing

Rutgers Student Housing

Westhaven Park_Chicago, Illinois

Westrum Development John Westrum who is the CEO of Westrum Development Company, continues to apply a proven platform for success: determining under-served market niches, while simultaneously creating growth opportunities. These niche markets have, in the past, included upscale active adult communities, new, market-rate housing in the neighborhoods surrounding center city Philadelphia for the first time in 10 years, entry level single homes and town homes in growth locations, and high-end singles in affluent zip codes. Additionally, title company was formed and at the discretion of our customers may be utilized, which assists with the conveyence process.

Selected Site

RAH Preliminary Site Analysis Exemplifying a divide between Inustrial and residential land use, the Ridge, Allegheny, Huntington Park community suffers a lack of identity and overall sense of community.

The site located within the bounds of Ridge Avenue, Allegheny Avenue, and Hunting Park Avenue suffered from the problems I identified in my resarch. This area will be my chosen site to begin to apply my research to existing conditions.

Selected Site 37

Segragated Land Use As described in my positon paper Ridge, Allegheny, Huntington Park has a divison of land use between residential and industrial land use. This site will give me the opportunity to start to explore the integration of the divide. The site will also allow me to explore the implications of rejuvenating a low income neighborhood

History The Ridge Allegheny Huntington Park Ave site has a residential area that was primarilly buit between the 1860s and 1900â&#x20AC;&#x2122;s. The industrial portion of the site was developed in the southern section of the site later in the mid to late 1940â&#x20AC;&#x2122;s

Connection to East Falls

Connection to Tioga and N. Philadelphia Neighborhoods Gateway

Gateway

Pep Boyâ&#x20AC;&#x2122;s - Donates to the community anually St. James School Brownfeild site that is vacant and iinterest in being sold.

Site Attributes Connection to Center City

Gateway

There are a number of opportunities and advantages that contribute to community efforts.

Decent bus access to the city. A bus to Broad St. provides access across city

- median household incomes about $32,000 -majority of households are head by women. -many have children. -many elderly in the neighborhood -avergae house sells for $40-70K

Economics: Bus Access and Incomes

Hydrology Storm Water Drain High point and drain direction

Tree Coverage Evaluating the current ares with tree coverage can help to identify the areas that are more pervious than others. Having trees can improve the environment of a neighboorhood as it helps purify the air quality and makes 43

Hilltop Development: New Mixed Income housing

Bakers Centre: new commercial area Hunting Park development plan

Contextual Surroundings

Currently residents travel to city ave or Lehigh for food or services

There are a number of events that are occuring that will effect the standards of living in the RAH neighborhood. This diagram shows where and in what direction those things are happening.

Hilltop Development

Hilltop Development is a neighborhood that is built to cater to a mixed income community. Westrum has implemented a first time home buyers morgage deal and has set some low, but reasonable, standards for low income and first time home buyers.

Bakers Centre

This shopping center Initiated by ShopRite is one area that is on the rise. The owner, Jeff Brown has built 11 urban superstores and describes this area as a perfect urban site, with moderate crime and steady residency. Not only will the ShopRite address this areaâ&#x20AC;&#x2122;s problem of being one of the cities food destert, but it will also include a social services location and a medical clinic.

Hunting Park Development Plan

Hunting Park civic association has created a redevelopment plan they they are using as a framework for the direction of their neighborhood. It has a complete set of neighborhood analysis and draws conclusions based on the analysis of the information.

Site Observations | Thoughts | Conclusions The word I would use to best describe the current state of the Ridge Avenue, Allegheny Avenue, and Hunting Park Avenue community, otherwise known as Paradise, is exhausted. Pysically this section of the city is run down and lacks communal aspects. The residential parts of the community lack connecting features that would make the streetscapes more inviting and build an identity within the neighborhood. The members of the community are not provided a strong sense of place with the current conditions of the neighborhood. RAH is divided between north and south where there is a notable segragation of land uses. While there is public transportation, there is no direct connection to a transportation hub and while there are sidewalks in the neighboorhood, they are barren and uninviting with swift traffic conditions. At night streets are not well lit; the darkness adding to the danger of having to cross the wide, main throughfares. By taking a look at the community and comparing it to the techniques of Smart Growth and retrofitting it has the underlying framework that a strong community could be built around.

Program Analysis

Addressing the Needs of RAH

Community Vision One way to build community aspects in the Ridge, Allegheny, Huntington Park neighboorhood is to create a vison for the direction of future development of the neighboorhood. Before looking at specific wants and needs of the community members, it is important to evaluate what they already have and what they like and disike about those amenities . Furthermore, to push the future of the neighborhood in a a direction that the residents desire, the neighborhood should identify a clearly stated idea of their intentions. Creating this vision will lay a framework that can be used as the neighboorhood has new development peices throughout it. A framework is important to drive the development is ways that will promote future prosperity in all three corners of the triangle - Ecology, Equity, and Economy.

Program Types to Spur New Development: Mixed Use Program opportunites -Create a town center to rejuventate the area -bring new commercial and residential opportunity -provide new community engagment area -create transportation hub -Create community space -By bringinging more commercial to the area it could help the local economy -Could incorporate greenspace to preserve land -Parts of the program could function as a community Center

Residential Program Opportunites - Create new, different living typologies to attract new residents - By bringing in new residents it could boost local economy and bring new bussiness *It has been Proven that by providing a variety of differeny types of dwellings that it can make an area more marketable as it caters to a wider variety of people. Library - Could foster new afterschool programs near St James school - Could provide community more access to technology. - Parts of library could act as a community gathering space - Library activities could cater to all demographics of the neighboorhood.

Community Center / Outdoor Space

The community is very concerned with having a place for the community association to meet. By fostering a stronger community association, they could build interest and foster more growth and improvement within the community.

Designing Pieces of the Vision: -Pedestrian experience -relationship of person to car to bike. -Steetscape -Residential streetscape

-Commercial streetscape

-Open Space -Development Plan

RAH | PARADISE Desires: Neighborhood Association

-- Community Cohesion \ Identity -- A safe neighborhood -- Access to computers and technology

Kids - for school / homework

Adults - job searching / applying

-- Access to fresh food and grocery -- Access to other services -- Improved Neighborhood streetscapes -- Community Center

In declaring what program would be most successful within this neighborhood A conversation with the neighborhood association provided some insight...

Reconstruction of Allegheny Ave with curb bump outs, street trees, lighting, bile lanes etc. to make it pedestrican, bike and car friendly. Allegheny would also develop as a comercial corridor and incorporate new storm managment system.

Use intersection of Ridge and Allegheny for gateway park and storm water managment

A walking trail through the community landscaped with street trees and sinage indicated distance markers etc. 33rd Street can be transformed into a safe place for children to play as well as a number of other pocket parks

Utilize the empty lot for community enhancment and rejuvenation

DEVELOPMENT VISON

ECODISTRICT Collaboration: A Development Idea Explored

All Stakeholders are involved and take initiative together -- On-site Energy Generation -- Harness District Thermal Energy -- On Site Wastewater Treatment -- Transportation -- Community â&#x20AC;&#x153;A neighborhood that generates all its energy from on site renewables, collects and recycles rainwater and waste, and prioritizes pedestrian, bike, and transit access. It combines mixed use, mixed income development, neighborhood scale parks, schools, community centers and services, and enhanced IT infrastructure.â&#x20AC;? Rob Bennett, the founding Executive Director of the Portland+ Oregon Sustainability Institute (POSI),

ECODISTRICT PRINCIPLES

2003 City of Philadelphia Allegheny Neighborhood Stragetic Development Plan Overview: The strategic Plan for the Allegheny West Neighborhood by the city touches on a few of the neighborhood aspects that were observed in the analysis of the neighborhood. Their plan highlights RAH as having a few issues. One issue they suggest addressing in the development of the neighborhood is the low residential density. To resolve this they suggest that the reason the density is so low is because there is no multi-unit residential buildings in the neighborhood, therefore there might be a market for this housing type. By increasing the density of people it will suggest the fesibility for commercial bussiness opportunity. This would contribute to the cities suggestion of nuturing economic growth through commercial and industrial growth while also addressing the cities observation of the lack of jobs in the area. It is also a concern of the city about the social fabric of the neighborhood. They suggest this could be improved by increasing accessibility to more services, improving childrens education, after school programs, tutoring programs, and work based learning opporunities. Also noted by the city is the delapidated streetscape and its cause of lack of identity within the community.

Mixed Use Program Opportunites - Multi unit residential to increase density - Create a town common area -bring new commercial to area -provide new community engagment areas - Create community center and outdoor space - By bringinging more commercial to the area it could help the local economy - Goods and services brought to the area will make the neighborhood more marketable, desireable, provides convenience to residents and gives non-community members a reason to visit the neighborhood. - Incorporate greenspace to preserve land/greenspace

3 Program Components Commercial / Service Space

Residential Tower

Community Center

- Health / Wellness Center

- Minimum number of units = 60

- Giving current residents a place to

- Deli / Restruaunts

- currenly in the area

gather, organize, and hold activities

- Convenience store

3-4 bed room homes are

- Bank

most desirable.

outdoor space

- Laundromat

- 1 + 2 Bedroom units could attract

- Grow and maintain community

a different demographic to the

engagment

neighborhood.

- Small gathering spaces for classes,

And other commercial services....

-This includes indoor and

tutoring, meetings, computer room space

A Compilation of Work:

Process Documentation

Program Development

Preliminary:

Library

- Could foster new afterschool programs near St James school - Could provide community more access to technology. - Parts of library could act as a community gathering space - Library activities could cater to all demographics of the neighboorhood.

Community Center / Outdoor Space The community is very concerned with having a place for the community association to meet. By fostering a stronger community association, they could build interest and foster more growth and improvement within the community.

Designing Pieces of the Vision: -Pedestrian experience -relationship of person to car to bike.

-Steetscape

-Residential streetscape -Commercial streetscape

-Open Space -Development Plan

Program Proposed: A Mixed Use Program for the Neighborhood - Residential: - Total 150 Residential units - Small - Medium - Large

- Community Center

- Gymnasiam | Large Multi purpose space

- Class Rooms

- Access to computers | Technology

- Commercial Spaces - Flexible commercial spaces to be leased providing a variety of good and services to the comunity

-Marketing possibilities to: food services, Pharmacy, Laundry, Cafe,

-# units

- Flexible size possibilities

Final Site Analysis

RAH ANALYSIS

Immediate Site Analysis

ENVIRONMENTAL

CONTEXTUAL CHALLENGES Bordered by residential

Direction of water runoďŹ&#x20AC;

Long blank cinder block wall

Active truck loading dock

Wind rose

Sun

Bordered by industrial Barren lot

A Typical Block of Rowhomes

60 Homes

Mixed Use Proposal

153 Homes

+ -Commercial Space - Community Center -Health and Wellness Facility - Community Green Space

Building a Case for Residential Density

Program Distribution and Organization Preliminary Sketches

Program Distribution and Organization Preliminary Ideas

North of site relates to community

South of site focuses on economic development

Program Distribution Iterations

Massing Axonometric

Program Distribution and Organization 3D Massing

Residential

Community

Commercial

Health and Wellness

Exploring Conceptual Ideas Energy and Resources

Through my conversations with the community organization, they highlighted wanting to build sustainability ideas into RAHâ&#x20AC;&#x2122;s future identity. To me, this translated into ways that sustainablity could be expressive in the way that the community views and interacts with my proposed project. This is what prompted the reseach of Ecodistrict components. Realizing though my design process that Ecodistrict rinciples were unacheivable within an established community I began to diagram other ideas around how to understand the relationship of an individual consumer of resources effects a greater whole. In the case of my project I focuesed on how water and energy could be harvested and redistributed.

Exploring Conceptual Ideas Energy and Resources

Neighborhood Loop

Individual Loop

Contribute + Consume

Each industry, business and family plays a roll in the neighborhood-wide sustainability ideals

Ground Level Development

In developing the Ground level, I realized this was the first location that the sustainability awareness could be brought about. As I started designing the ground level, I began to consider how and where the stormwater would run off my building, how it could be celebrated or emphasized to the community, and how would interact with it. This diagram begins to show how I considered the sites north to south drainage pattern as well as the drip line of the building overhead to begin to develop a dyanmic way to express water on my site.

Residential Development The residential tower was designed by exploring different unit relationships, they they relate to access and verticle circulation.

To do this, my method was exporing unit

Residential Plan - Unit Relationships

relationships in a module that embodied different size units. As my residential tower developed my goals for my unit modules changed as well.

By deigning a module it allowed me to view my project at not only a large-scale residential viewpoint, but also look at the individuality and exact interrelationships between each unit, and each module.

Module Iteration 77

Residential Development

Module Development

Residential Development

Module Development

Residential Development

Structure Diagram

A Compilation of Work:

Final Design

Plan - Ground Floor

Plan - Units

Final Module Small: 970 sqft.

Medium A: 1340 sqft. Medium B: 1720 sqft.

Large: 2420 sqft. Medium A: 1340 sqft.

Final Module

Module Lower

Unit Entry

Module Upper

Final Section

Residential Community Commercial Green Space

Residential

Commercial

Community 95

101

Final Review Board Axonometric Program Diagram

Giving

Small Unit - 970 Sqft

Medium Unit A - 1340 Sqft.

Med

Large Unit - 2420 Sqft. Module Exploded Axonometric

Residential Densit

RAH Ridge | Allegheny | Hunting Park

REVITALIZING A POST

Program Distribution Iterations

North of site - Community Focused

INDUSTRIAL COMMUNITY

gymnasiam / large mutiuse space with removable wall opening to outdoor plaza

ENVIRONMENTAL

CONTEXTUAL CHALLENGES

Community common a with a technology bar gathering space

Classrooms and meeting rooms with flexible layouts for a variety of uses.

Bordered by residen�al Direc�on of water runoﬀ

South of site - Commercial and activating the industrial area

Long blank cinder block wall

Ac�ve truck loading dock

Wind rose

Sun

Community Hub Bordered B ordered by in industrial ndustrial B arren llot ot Barren

Allegehny West Strategic Development Plan Highlights for RAH: - Increase of residen�al density - they suggest mul�-unit residen�al complex - Build children’s educa�on and tutoring programs - work-based learning - Overall streetscape improvements and neighborhood ownership and iden�ty - Improve social fabric by addressing lack of services - Nurture economic growth through commercial and industrial growth - Provide more job opportuni�es in the area

Gateway Park

Spaces can be divided to accomodate service needs

Flexible Layout for Unlimited Options

Walking Trail

Renovation of Allegheny Ave. - a Green Street and Commercial Corridor.

Proposal:

Commercial Community Hub Residential Density

33rd Street - Green Medians

The vacant site highlighted as the next stage of development in the neighborhood.

Philadelphia Map - Highlighted Selected Site

Neighborhood Framework Plan

Commercial

esidential Density

ommunity Hub

ommercial Opportunity

g the Ground-space back to the community

dium Unit b - 1720 Sqft.

Residential Unit Module Plans

area and

Water Diagram

Building Section - Unit Diagram 1/16” = 1’

Ground Plan 1/16” = 1’

Unit Entry Plan 1/16” = 1’

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Reflection:

A Synthesis of Semesters Synthesis: Through much investigation of how to explore the interconnectedness of professions that are involved in the creation of the built environment; this thesis proposal represents a steadfast effort towards interpreting that research into design goals. I believe my original Intent was to educate myself in a way that guided a more thorough understanding of professional practice surrounding the architectural profession. Although some of the realities of cost, material availability, time and scope limitations were lost moving into design phases; social concerns and other development ideals, such as density, arose as higher priorities. Critique: To summarize the critique that was delivered at my review, an overarching theme was the through design ideals displayed in the residential tower. While the interlocking residential

modules were convincing, the jury was skeptical of the feasibility of my building being located at my identified site. The skepticality arose from simply a â&#x20AC;&#x153;difficultâ&#x20AC;? site for any program to be designed. Reflection: As I reflect on this last year of my academic architecture career, I see deep exploration into the meaning of what architecture, as a field of work, will mean to me as I move forward. This thesis has provided me the opportunity to explore all avenues of architecture and given me the flexibility to do some self exploration. While my physical project had many successful attributes, it also had some less successful moments. These moments provide learning opportunites moving forward in my career. Regardless of the end product the learning process has been invaluable.

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