Bingham Redux

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BINGHAM REDUX quality of life indicators inform the adaptive reuse design of a St. Louis post-industrial site and provide the foundation for a design performance evaluation framework

nicole renee rebeck

ACKNOWLEDGEMENTS Graduate study is only possible in the context of great support. I am so blessed to have such a wonderful family. Weekend conversations, texts, emails, and care packages propelled me through every week. I love you so much. I could not have done this without Gram, Carl, Dad, Mom, or Gina.

My deepest thanks.

A very special thank you to my professor, my mentor, and my committee chairperson, Meg Calkins. I feel so fortunate to have worked with you on this research and design project. I appreciate your dedication to regular meetings, thoughtful and articulate feedback, and your immense capacity for flexibility as I progressed through iterations. I respect your challenging mentorship approach and your feedback. I have learned so much from you about educating, collaborating, negotiating, and being an ambitious professional. Thank you for being such a devoted educator.

Thank you to my committee members, Joe Blalock and Dr. Karen Keddy.

I appreciate your commitment throughout this academic year. You challenged me to define my design philosophy and to think in new ways about complex site circulation, social justice, diversity, and universal design. Thank you for giving this project your attention and keen eyes. Your rich experience and participation added valuable layers of complexity to this project.

Susan Tomozawa provided document editing support. More importantly, I value your assistance in developing the quality of life indicator genome.

Thank you for tackling the weighty evaluation framework with me.

I acknowledge executive director and visionary, Eric Schwarz, for welcoming me into the Refab family during the summer of 2014. I appreciate your support and willingness to allow me to use your facility as a laboratory to collect data. Thank you to Robert, Frank, and Matt for offering me logistics support and craftsmanship when erecting the chalk wall for community feedback. I could not have done this without your help. Thank you.

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Thank you to team members at SWT Design in St. Louis, Bonnie Roy, Carrie Coyne, and Laura Barrett for your mentorship during the summer of 2014. The internship you crafted for me was the perfect preamble to embarking on this research and design project. You are great examples for me as I transition into practice this coming year. Additionally, the chalk wall would not have been possible without your large format printer.

Thank you to Simon Bussiere for giving me the space and confidence to be a leader. I am overwhelmed by your support when you advocate for me and recognize my potential as a designer. Your expertise in representation has significantly improved my graphics technically, but more importantly, you illuminated the possibilities of weaving narrative and drama into my graphic work.

I cannot neglect to acknowledge my best mate, Billy Stratton. You supported me through this process by nurturing me with culinary treats and a steadfast belief in me. I appreciate the balance you inspire me to embrace through inside jokes, morning conversation, a quick game of frisbee, and weekend getaways. I think I could have done this without you, but it would not have been nearly as fun.

Special thanks to Nathanael Gray. We helped each other navigate a creative slump through our weekly “pop up� studio experience. I appreciate you as a colleague and a friend. Your humor and positive attitude fostered creative process in me. Thank you.

I thank Tiger Sui for adopting me early on in the graduate program. I learned so much from your design and graphic experience. Thank you for all of your solicited, and mostly unsolicited feedback. I am so grateful for you, along with the rest of this talented studio. You are all like family to me. I cannot thank you enough. I will forever cherish these memories we made.

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ABSTRACT This research supports the literature that exists at the nexus of two built environment theories: quality of life and adaptive reuse. The proposal is a prototype for testing quality of life indicators as a framework for a placebased design and design evaluation in the context of the adaptive reuse of a derelict post-industrial parcel. The result is a district-scale plan and detailed site plan with supporting programming within the north Bevo Mill neighborhood in St. Louis, Missouri. The adaptive reuse and infill nature of this project provides an ideal platform for quality of life investigation because of the robust body of work supporting the transformative latent potential embedded in abandoned historic built fabric. The design is evidence-based to maximize the quality of life and social sustainability within the district and surrounding communities through the design of the built environment and programming proposals. The district masterplan includes development proposals, greenspace and canopy networks, connected public open spaces, multi-modal transportation networks, and livable streets. Each design element is evaluated with critical quality of life performance indicators in categories: community and connection, wellness and safety, culture and place, environment and resources, education and skills, and economy and prosperity. The project emphasizes the potential capacities for quality of life outcomes that emerge from built environment planning strategies and interventions. The literature and case studies, body of indicators, and public participation methods are all employed to develop program and design. The indicators serve an additional purpose to also evaluate quality of life changes as they relate to the built environment over time.

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“...An ethical city whose commonality resides in its ability to represent individual expressions together on a shared ground.�

-Canniffe 89

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1800s

1900s

1940

1990

1998

agriculture + farmlands

railroad + Alligator Oil Raincoat manufacturing

co-production techniques; shared byproducts with PD George paints and varnishes

new ownership; BVD clothing giant acquired Alligator

partial fire destruction

The stories embedded in urban post-industrial fabric provide a rich identity for neighborhoods around the world. The flavor of this identity ranges drastically from abandoned, derelict, and blight to renewal, heritage, and pride. The above timeline of the post-industrial Bingham property in St. Louis, Missouri illustrates the types of stories nestled in these proud sites.

The architecture and landscapes hold potentials for providing quality of life amenities for urban dwellers. This research intends to support the literature that exists at the nexus of two areas of study: quality of life indicators and adaptive reuse. The Bingham site is a prototype for retrofitting urban postindustrial fabric as an armature for quality of life infrastructure.

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TABULA RASA bottom-line driven or

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1998

2012

2015

vacant + abandoned

signs of new growth; Refab organization opens

decision point

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QUALITY OF LIFE + ADAPTIVE REUSE “New ideas need old buildings.�

-Jane Jacobs

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sense of place hub cultu ral entrep reneurs diver se pr ogram sen ming se o ve f be nu lo n ging ef ho or tb co ed m s mu fo nit rt y ec hn olo gy an d inn ov at ion

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CON T E N T S

ORIENTATION

(1)

_research introduction (2) _literature (10) + case studies (56) _site history (72)

DATA HARVEST

(78)

_survey (82) _chalk wall (96) _mapping (104)

FRAMEWORK

(120)

_goals (124) _quality of life indicators (136) _program (170)

SITE STUDY

(184)

_a saturday volunteer (188) _intentory + analysis (194) _cultural context (226)

SITE FUTURE

(234)

_district masterpan (238) _site design (254) _final thoughts (308)

_references (312)

ORIENTATION _research introduction

_literature + case studies

_site history

RESEARCH INTRODUCTION QUESTIONS: site scale the main inquiry - How can the adaptive reuse of an urban post industrial site with heritage structures (Bingham) test and contribute to quality of life theory as it relates to the built environment? planning process - How can Bingham be planned to provide cultural, economic, and environmental benefits for the surrounding community?

And how can these benefits support their quality of life? program and placemaking - How can the Bingham site be programmed to support quality of life and social sustainability in a diverse community via placemaking spaces for the local economy, individual creative expression, and an engaged community? measurement - What are the most meaningful place-based, quality of life indicators to track so that Bingham can be benchmarked and evaluated to track quality of life impacts? (note: the benchmarks developed during the CRPRJ process will be available for future comparison, post development, and will not necessarily reveal outcomes during the CRPRJ timeframe.)

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QUESTIONS: district scale indicator framework - How can community quality of life indicators provide a framework for development and design in the north Bevo Mill neighborhood in south St. Louis city? outcomes - What are the expected outcomes for improving quality of life based on the adaptive reuse, infill, and development of the Bingham site and north Bevo Mill neighborhood?

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SIGNIFICANCE This comprehensive creative project is significant at a variety of scales and for different audiences. As a broad cultural impact, this project challenges convential approach to development and design by integrating diverse programming and embracing a participatry approach to the extent possible given the parameters of time and resources. This research bridges a gap between the published quality of life research and the adaptive reuse theory. The design proposal reflects trends happening around the world in places like Toronto and Amsterdam. These places eloquently convert obsolescence as post-industrial sites into immense potential as community places in familiar and historic urban fabric.

As it relates to the discipline of landscape architecture, this research and design proposal illustrates a framework for design methodology and design performance evaluation through an integrated approach.

This project synthesizes data collection methods and a library of quality of life indicators to drive the design process. This project interprets design deliverables with latitude and flexibility to offer not only site design but a development proposal, integrated site systems, and a performance evaluation system.

At the site scale, a nonprofit organization Refab operates out of a dilapidated warehouse. The mission of Refab is to “...work in collaboration with nonprofit organizations, community groups, and government to promote the collective and creative reuse of our built environment� (Refab STL). With this mission, the site lends itself to a community place with companion programs and organizations.

Considering Refab’s mission and the vision for the site as a welcoming and inclusive commuity center, this creative project creates meaningful benefits for Refab, the surrounding neighborhood, and the network of nonprofits in St. Louis city.

For me, this project challenges me and showcases my strengths as

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a designer through my interests in participatory design, urban design, cultural diversity, adaptive reuse, and framework development.

PARAMETERS The main outcomes from this work are a quality of life evaluation strategy, a site design, and a diagrammatic district masterplan scheme. The quality of life framework is the project foundation that establishes district goals and design goals and provides a basis for quality of life evaluation and site program development. This project culminates in the site design of the Bingham property and a companion adjacent infill site. At the district level, infrastructure systems are considered diagrammatically as they relate to the site design proposal and the quality of life improvements in the district.

ASSUMPTIONS Considering the post-industrial context and the dilapidated condition of the structures at the Binham site, this project assumes that the structures can be restored and retrofitted to accommodate all proposed site program. The existing ruins of building fragments on the site are assumed to be structural enough to hold the weight of site improvements including vegetation, an armature, and the expansion of the interior plaza surface.

This project makes assumptions about local codes and zoning guidelines.

Surface parking is often overestimated by local municipalities resulting in an abundance of single-use and car-oriented parking lots. This development advocates for multi-modal transportation options and on-street parking. In addition to parking, a zoning typology does not currently exist in St. Louis to capture the diverse programming proposal

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that includes light industry, residential, and commercial on the same parcel.

The context of this site is the most diverse part of St. Louis. This project assumes that this community will embrace this development and design proposal as a cherished place where diverse people can come together on common ground with inclusive attitudes.

This project is assumed to be economically feasible and sustainable through grant funding, private investment, and on-site revenue generation.

In terms of engineering, this site grading is assumed to be feasible and functional in terms of soil quality, stormwater drainage, capture, and infiltration. The catwalk proposal and armature are also engineering considerations for future phases. This project assumes that these structures will be safe and functional.

The district infill proposal develops along Amtrak commuter train tracks with the assumption that these tracks will be a part of the local light rail expansion. The infill development features a proposed transit stop that is assumed to be supported by the local transit authority.

Often gentrification and displacement is an issue in development projects like the one presented in this work. This project assumes that strategies can and will be adoped to retain the existing population throughout the development in the proposal.

DELIMITATION This project has limitations because of time and resources. First, this project advocates for participatory planning and participatory design but only had limited access to community members for data collection and participation.

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The reason for this is because the framework for design and evaluation was developed at a point during the course of the academic year when it was unreasonable to capture feedback from community members in St. Louis. The feedback would be difficult to collect and code in a meaningful way given the allotted time. This is mentioned in the “Framework” section regarding the quality of life indicator genome. The best indicator projects develop a family of indicators using input from community members based on their values, priorities, and goals. Although imperfect, the indicator genome is a valuable contribution to the discipline in terms of providing the foundation for an evaluation tool to measure quality of life.

For example, future indicators to add to the proposed library would cover universal accessibility and cultural diversity metrics. The reality is that indicators can measure almost anything. However, the most relevant indicators are the ones chosen by the community members.

Indicator systems work best when the baseline benchmarks are recorded prior to development. Not all the proposed indicators in the “Framework” section have been benchmarked with existing conditions. This limitation is largely due to available data and the need to supplement available data with survey data that measures community attitudes. The materials are included in this document to move forward with completing the benchmarking process.

More robust community participation would enrich this research and design proposal in terms of project vision, site program, site design, as well as the indicators as already mentioned.

In order to achieve a built environment that supports quality of life benefits for community members, more infrastructure and infill development within the district is necessary. This is encouraged as a future phase of this project.

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METHODS The methods utilized in this research project are found throughout the document. The literature review and case studies in this section discuss the existing theories for quality of life, indicator projects, and adaptive reuse. The lessons from this section feed into the development of the data collection strategies, framework development, program proposal, and site design.

The data collection strategies includes a customer survey issued to Refab customers during the summer of 2014, a public chalk wall for participatory public input, and a series of maps that capture the existing conditions in the area and at a broader context at the city scale. See the “Data Harvest” section for more information about these methods.

The literature review contributed significantly to the development of the quality of life indicator genome presented in the “Framework” section.

This framework provides the foundation for benchmarking and evaluating quality of life conditions from pre-occupancy, to phasing check points, to post-occupancy.

The site program plan referenced several sources for guidance about program types and spatial requirements. The program plan elements are each supported by research from the literature review, case studies, the chalk wall, the Refab stakeholder, the Refab customer survey, and/or the mapping strategy. The site program plan and the matrices illustrating the research support are at the end of the “Framework” section.

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LITE R AT U R E R E V IEW THE MAIN INQUIRY: adaptive reuse and quality of life This review of literature will support the design process of the adaptive reuse of the Bingham site with a focus on quality of life indicators and the corresponding measurements. Literature published by Borst, Yung, and Bay consider adaptive reuse projects as a facet that greatly contributes to the sustainable development of urban areas around the world. The underutilized and abandoned post-industrial building stock is especially poised to support quality of life efforts because of the history and livelihoods of previous generations that are embedded in the character of the sites.

As urban dwelling continues to be a preference for people all over the world, new demands on resources will be made on the built environment. In order to accommodate growing cities without adding pressure on raw materials and limited resources, new life can be visioned for derelict and abandoned industrial building stock. Adaptive reuse is the practice of repurposing and retrofitting existing structures for contemporary needs. Borst refers to this practice as “...’urban recycling’ ...of existing built fabric in the reclaimation of urban post-industrial sites” (79). This section further explains adaptive reuse theory and how it connects especially to the built environment quality of life indicators.

Projects that utilize existing resources such as infrastructure, materials, or whole structures are inherently more sustainable than alternative new construction. Yung and Chan supports this by indicating that “adaptive reuse bypasses the wasteful processes of demolition and reconstruction.

This environmental benefit, combined with the energy savings, carbon emissions reduction, and the social and economic advantages of recycling a valued heritage building, make reuse an essential component of sustainable development” (352-60).

Beyond all the environmental and preservation reasons for adaptive reuse projects, there is also a compelling case for social and cultural benefits (Bay 187, Harries qtd. in Canniffe 287). Adaptive reuse projects are some of the most sustainable because of the strong connection to social and cultural

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heritage (Baum “City as Loft” 8). Prior to any redevelopment, historic buildings often foster an attachment to place as well as a sense of place, which provides motivation and meaning during the conservation process (Yung and Chan 352-60). Like in the case of The Steel Yard in Providence, Rhode Island: “The community loved the place as it was, both urban and wild” (Campbell 84-93). Alternatively, historic buildings also have equal capacity “...to stifle growth and effectively seal off sections of town” (Berens x). Visioning a new future for the abandoned or underutilized buildings has the potential to benefit the surrounding community. This is the process of breathing new life into a beloved building or restoring a derelict industrial complex to a funtional asset within the community. “As such artifacts age and decay, and we begin to lose them, they often seem more beautiful and precious than ever” (Campbell 93).

Harries from Canniffe’s Urban Ethic: Design in the Contemporary City connects the role of local residents to adaptive reuse projects by saying: ...genuine community requires both a shared past and a hoped for future... We might fear that as long as such an ideal [for a shared future] is missing, genuine community is also missing.

Still, some sense of community is granted by a shared past, which remains also a promise and a ground from which to start building a strong community... Preservation of the architectural past is an inseperable part of any attempt to establish and preserve a genuinely public space that allows individuals to find their separate places in an ongoing order. The historical dimension of our environment must be preserved and represented if we are to keep open the possibility of genuine dwelling. (267) Yung and Chan address three elements of social and cultural sustainability in adaptive reuse projects: “(1) feeling of belonging and attachment to the place and create a common cultural identity, (2) occupation of buildings to ensure the continuity of their life that contributes to the cultural

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significance of the place, (3) facilitating a fairer distribution of resources through widening equitable access and education� (352-61).

This section supports the role that adaptive reuse projects play as a means to enhance quality of life within the community. Often, this is achieved by building a vision upon the most vulnerable parcel in the neighborhood. As a summary, adaptive reuse of urban post-industrial sites enriches quality of life for community through reduced resource consumption, but there are other benefits as well. These neglected urban assets also provide residents with a sense of belonging and a culturally significant piece of historic preservation. The following sections will reveal more detail about quality of life indicators, participatory planning and design processes, programming and placemaking, measuring success, and critical outcomes.

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INDICATOR FRAMEWORK: a guiding strategy Indicators are “...bits of information that, when combined, generate a picture of what is happening in the local system.� Examples of indicators are nonviolent crime per 1,000 households or community member satisfaction ratings of local services. The possibilities span quite a spectrum. The indicators can be relevant at many different scales from national and multi-national scales to smaller scales like municipalities and neighborhoods (Phillips 2). Indicators are used in different ways when planning and designing the built environment. The dominant functions of indicators are to keep focused on established goals within a community and also to assess shifts in indicators after interventions within the community, whether policy, program, or built environment.

As complex, adaptive, and insightful as indicators are, these bits of data are under represented in planning and evaluation strategies. For most of the developed world, the gross domestic product has been the sole measure of economic success, or success in general. Increasingly, a more comprehensive measurement is needed and the GDP method is being called into question (Warner and Kern 10). During the 1968 US presidential campaign, Robert Kennedy addressed students at the University of Kansas with this topic by poignantly saying: Too much and for too long, we seem to have surrendered personal excellence and community values in the mere accumulation of material things. Our Gross National Product... counts air pollution and cigarette advertising, and ambulances to clear our highways of carnage... special locks for our doors and the jails for the people who break them... Yet the gross national product does not allow for the health of our children, the quality of their education or the joy of their play. (Kennedy) To take Kennedy’s wise insight from decades ago, a more comprehensive series of measurement is needed. Indicator projects are one method.

These will provide more robust assessment for a diversity of scales

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including goverment-level policy and, for the purposes of this investigation, local small-scale development projects (Stiglitz). The logic behind this approach is that once basic needs are met in the arena of economy, then the goals can shift from economic growth to instead focus “...more on ways to support and enhance other valued aspects of life, such as access to medical care, clean air and water, and arts and cultural programs� (Warner and Kern 13). In light of indicator methods and our data-driven world, all these outcomes have the potential to be benchmarked, measured, and evaluated for success.

Social indicators have a rich history of providing insights into community wellbeing through aggregate data. The use of social indicators was widely respected in the 1960s when policymakers needed reliable tools to offer recommendations and programs based on the social and health conditions within their jurisdictions (Carley 1981 ctd. in Meyers and Garfinkel 150).

Currently, indicator data continues to be a reliable tool for government agencies around the world. These community indicators have the potential to be funnelled into the evidence base for built environment planners and designers. Indicators could infiltrate the design process when it comes to analysis, participatory planning, design, feedback, implementation, and post-occupancy monitoring.

Brandon and Lombardi offer a thorough investigation of available resources and frameworks for evaluating sustainability in the built environment.

Sustainable community indicators are categorized as: _natural capital: natural resources, ecosystem services, beauty of nature _human capital: people and connections _built capital: human dominated environments (59).

Success indicators are encouraged to move away from GDP and move to wellbeing and quality of life indicators (77). Further, indicators can be categorized by scale: global, national, regional, city, community, organization, infrastructure, buildings, and materials (85).

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Similar to Brandon and Lombardi, Colantonio and Dixon also analyse existing best practices to measure and monitor social sustainability.

This work rigorously considers existing development practices, political climate, city-scale studies, government models of public-private partnerships, in addition to investigating the current sustainability indicators and tools. This literature is valuable because it enriches the current sustainability conversation by allocating more balance to social criteria and metrics.

There are some best practices when crafting indicator frameworks at all scales. These practices are (qtd. from Phillips 4-18): _Define indicator framework, typically quality of life, sustainability, performance evaluation, and healthy communities. _Indicators best serve a community when government-available data is combined with local data collection. _Citizen participation is critical, especially in the smaller scaled indicator projects. Community members collaborate in identifying problems and crafting indicators most relevant to their goals. _Determine conceptual clarity that will guide the process of defining the indicators within the framework.

In 1997, Meyers and Garfinkel used a collection of social indicators in their study of quality of life conditions in New York City. Their indicator categories ranged from income, to health, and built environment conditions including adult health, adult disability, education attainment, children’s health, children’s disability, children at or below grade level, children’s behavior problems, adult’s resources for borrowing money from social network, family’s total assets, own or rent property, family income relative to poverty level, utility bills payment relative to due date, family member’s went hungry, standards of housing, rooms per person in the household, rating of the condition of the neighborhood, feelings of safety in the neighborhood at night, and victims of crime in the last year (155). Of these indicators collected in New York City, some

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have direct connection to the built environment in terms of the proximity of resources and the condition of the local infrastructure. Other indicators have the potential to be influenced by the built environment such as health and behavior. For example, Richard Louv’s research in The Last Child in the Woods: Saving Our Children From Nature-Deficit Disorder highlights a connection between physical health and performance in school based on a child’s access to greenspace and nature (102-110).

According to “Vital Signs: A Report on the Quality of Life in Shasta and Tehama Counties” indicators are used to provide insights into broad overall trends across general categories of individual wellbeing, society, economy, and nature. The concept of trends is important to note. In the case of this framework, the indicators each have a desired trend and an actual trend.

For example, the desired trend for literacy is for this to increase. With baseline information, the changes in this indicator can be compared over time. When charting measurements over time, trends can be revealed. This data is then put in the context of other indicators to estimate wellbeing for the community. The aggregate indicators function as a means of communication, evaluation, planning, and policy recommendations.

The “Vital Signs” report categorizes the indicators by goals. In the case of “individual wellbeing,” the following indicators summarize the status of this category in the region: children in poverty, domestic violence and child or elder abuse, health care accessibility, health care performance, mentoring, substance abuse, and teen birth rates. Of these indicators, none directly relate to the quality or condition of the built environment but health care access relates to proximity of resources, and poverty is an indicator that can be addressed in the built environment with inclusive programming for job training and connected public space and events to enhance the informal social networks. In the society section of the report, the indicators are access to child care, adult literacy, civic participation, community event attendance, community safety, crime rates, high school dropout rates, information technology, school performance, traffic, volunteerism, and

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voting rates. Of these indicators some relate to geographic proximity such as child care access, and others relate to the conditions in the built environment and infrastructure including safety and traffic. The economic category of indicators include consumer goods sales, economic diversity, entrepreneurship, housing affordability, income distribution, infrastructure maintenance, job preparation, unemplyment, and water supply (Vital Signs).

There is criticism of the use of indicator frameworks illuminated by Cobb and Rixford. These researchers advocate for an indicator approach that seeks causal relationships between interventions and indicators. “If the indicators chosen illustrate the validity of a theory, then the indicators project has a handle on solving real problems� (Cobb and Rixford qtd. in Phillips 21). This concern makes a reasonable point. How can shifts in indicators be connected to interventions in policy, programs, and for the purpose of this research, the built environment?

The Transportation, Planning, and Sustainability Department and the Sustainable Communities Initiative in Austin, Texas provides one valuable example. In this case, the staff rate alternative actions within the community’s established sustainability goals and indicators. The results of using a tool like this will ensure that local planning decisions are aligned with the value systems identified within the community (Phillips 26).

The Santa Monica Sustainable City Plan is another example of an early adopter of indicator projects at the municipal level. In this case, the city is able to challenge existing indicator benchmarks by setting new goals for the future. For example, the city set a goal of increasing reducedemissions fuel vehicles in their fleet from 15 percent to 70 percent. This achievement is directly a result of evaluating the existing evidence in the indicators projects (Phillips 28).

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The City of Calgary utilizes indicators as a means of communication. The rigorous research based approach is a method to build consensus. Calgary also uses the data to compare neighborhoods with the city as a whole in an effort to identify concerns and craft acupuncture-like solutions for targeted populations (Phillips 39).

Indicators provide a framework for planners and designers. They are used as tools to make informed decisions, function as a gauge to assess project outcomes, and provide a framework for regular monitoring and evaluation (Phillips 39). Although indicators cannot assess improvements in individual quality of life, the indicators set up a framework for local conditions that contribute to enhanced quality of life (Warner and Kern 15).

As supported by this literature review, quality of life is a significant opportunity to be considered as an essential criteria for decisions about the built environment (Dodd 52, Bay 177, Baum “City as Loft” 11, Brandon and Lombardi 210). Quality of life is an opportunity for a more robust development of quality of life metrics in the built environment. As measurements, benchmarks, and indicators can be easily understood and compared through a strategic framework, more recognition and consideration can be dedicated to quality of life issues by the design disciplines. Brandon and Lombardi summarize this compelling opportunity well by stating that the “...existing models [of social and economic] development fail to reflect the wider well-being of all members of the human race and the infrastructure which needs to be sustained to allow development which does not damage the opportunities for future generations. It is not just economic but social issues which need to be addressed” (210).

Colantonio and Dixon identify gaps in the existing use of indicators. First, the indicators need to link pre-occupancy conditions or baseline conditions with post-occupancy conditions. Also, indicators need to be organized within the context of project goals and intended outcomes (252).

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This section introduced community indicators as a tool to evaluate quality of life. Discussion points include the history of community indicators, some examples of indicator frameworks, as well as the diverse application of indicators within planning, design, and policy disciplines.

These resouces are valuable when crafting an indicator framework for the Bingham site.

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PROCESS: participatory planning for maximum impact design In the social sustainability literature, public participation underpins the narrative. This section cites numerous authors on the topic including: Dodd, Canniffe, Glover, Yung and Chan, Baum, Hollis, Bullivant, Thwaites, and Chang. This fundamental requirement provides a strong defense for utilizing an engaging design process with community members when making decisions about the built environment. This approach directly challenges the top-down development strategy in favor of a more inclusive and bottom-up approach. Yung and Chan indicate that community participation is recognized as critical. This is reflected in the satisfaction rate of people in the area under redevelopment (352-61).

Dodd refers to the benefits of participatory design. “Conventional urban design methods often focus on generic assumptions about the use of public space.” This is perceived as a missed opportunity for community development and community engagement activities that foster sustainable communities that are resilient with robust social networks “...capable of responding positively to change and growth” (52).

Dodd addresses the need for place-based community building and participatory site research to recognize public improvement needs. The research was guided by these questions: “How can architectural practice include, support, and surface the user? How can we (as architects) support active citizenship and social action through the process of design?” (53).

These questions are met with the challenge of conventional methods of urban development. Canniffe criticizes the typical British urban regeneration efforts by recognizing that short-term economic pressures and lack of communication with community result in a dismissal of marginal groups that “...[fail] to yield a suitable profit,” such as immigrants and homeless people. The current retail and residential developments are built “...with no provisions for schools or social facilities where social bonds might be forged” (4). Twaites, Mathers , and Simkins agrees by stating that “...many of the processes and practices adopted in urban place-making remain

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“...cities have the capability of providing something for everybody, only because, and only when, they are created by everybody.”

-Jane Jacobs qtd in Wang

steadfastly top-down, driven by aesthetic and economic agendas which seem to privilege rapid delivery and visual spectacle over social value” (2).

Form-oriented development needs to be rebalanced with communityled ownership and control, “both in terms of processes of development through meaningful participation and also in terms of its occupation and use” (150).

In reference to indicator frameworks, citizen participation is paramount in the success of community indicator projects. “Helping to identify and design indicators makes citizens more invested in their communities, and support is more likely to emerge when common goals are identified... [In Calgary], the establishment of common goals for which a community can measure progress often serves to diffuse conflicts within a community: if citizens can agree on goals, a basis of mutual understanding can be established and sustained” (Phillips 11).

Glover supports the idea of community development as it relates to built environment improvements. According to Robinson, this can be defined as “a group of people in a community reaching a decision to initiate a social action process to change their economic, social, cultural, or environmental situation” (qtd. in Glover 63-83).

Yung and Chan consider sustainable development to be “...characterized by issues such as the proper use of resources to guarantee generational equity, protection of the natural environment, minimal use of nonrenewable resources, economic vitality and diversity, community selfreliance, individual wellbeing, and satisfaction of basic human needs” (352-61). This idea of prioritizing quality of life is echoed by Gottdiener and Hutchison: “A reorientation of our project-from retrenchment and reinvestment to the Right to the City, that is, putting people’s needs and desires and use-values ahead of the needs and desires and exchange values of capital-might just possibly open up a new way not just of living in cities but especially of making cities” (102).

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Baum articulates that “...sustainable urban development means working with what is already there-whether it is buildings, infrastructure, resources, or the people involved. The mixture and density of architectural structures, people and usages are important aspects too. They promote communication, exchanges of goods and information and thus also encourage the development of value-creation chains and networks. Active involvement in urban society and the added social value of projects and locations contribute to sustainable urban development” (“City as Loft” 11).

Hollis warns of top-down development approaches that prevent adequate and meaningful public participation. The lack of participation could lead to reduced honesty and trust attitudes in group settings, thus eroding a complex and creative city. Processes that support social capital will benefit both the individual and the community. “...Being a good neighbor makes us better people; conviviality is the tradable commodity that creates a better place around us” (145).

Yung and Chan make the following recommendations about approaching public participation on adaptive resuse projects.

Provide adequate opportunity for public participation, allowing the public to express their views and contribute to the design and decision-making processes. In particular, obtaining feedback on feasibility of new uses can be a good way to evaluate the social impacts of the new use on the existing community. In this sense, a bottom-up communication approach would be more acceptable than the top-down approach, especially for those projects taking place in areas with strong local identities. Obtaining the local citizens’ views on preferred new uses is possible through regular visits conducted by social welfare organizations.

In addition, the appropriate project time period for public

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engagement is very important. In order to allow for project time constraints, make sure representatives from major stakeholder groups are included in any public engagement exercise. A working partnership can be beneficial, especially between the local community and the government. A non-profit organization, such as a National Trust can also play a role in the participation process. (352-61) This idea of partnership in the context of adaptive reuse project planning surfaces often in the literature.

Participatory planning has the potential to enrich the project scope and project narrative. For example, the diverse programming at Evergreen Brick Works in Toronto was dictated by the partnerships and relationships forged during the planning process (Chodikoff 20-25). Public participation presents its challenges but not without a silver lining, as Baum expresses “[t]he resistance that has to be overcome during a conversion process seems to act as an inspiration to the users’ imaginations in many cases” (“City as Loft” 9). Further, cooperative planning promotes engagement during the planning process, which fosters a sense of attachment and stewardship of the site. Baum claims that participatory activities transforms “passive consumers to active participants” (“It’s All” 362).

In the case of Wychwood Barns in Toronto, public participation was key to the project’s success. It was actually a bottom up approach as the community rallied around the preservation of heritage buildings in their neighborhood. A decade long effort was spearheaded in partnership with Artscape, a local nonprofit that supports communities interested in developing culture centers. Community meetings and case studies determined values for sustainability and adaptive reuse development process (Broome 62-67).

Public participation is so critical to the sustainable development process

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that supports quality of life. There are a variety of methods supported by the literature.

Bullivant offers an innovative and contemporary approach to public participation by suggesting a crowdsourcing technique (21). Crowdsourcing is a rapid feedback method that utilizes social media to generate support, funding, or articulate preferences.

Thwaites, Mathers, and Simkins developed the Experiemic Process, which is a framework for participation planning activities which includes basic guidance for designing methodology. “[It is] ...a person-centered process enabling professional agencies, individuals and communities to make socially sustainable solutions in outdoor environments” (10). The Experiemic Process recommends a multi-method approach with inclusive and standard language. Process language consists of: now, wish, action, and review. Territoriality language is summarized in the acronym MTOY, meaning mine, theirs, ours, and yours. Design principles are forward thinking and surface the local residents. These include in situ adaptability as a core operational principle, efficient execution in the field, engaging the whole community and project partners, inclusive dissemination methods (Thwaites et al.). The MTOY approach is a structured way to communicate with local stakeholders. MTOY can identify and expose mutual interests in community and allow for participants to have individual and group interests within the project (66). “...Being recognized for your contribution (through production or formulation) and being able to build on your capacity to do so, are especially important in the active involvement of traditionally less powerful communities” (149).

Like the Experiemic Process, Artscape in Toronto also supports a multimethod approach to community participation. The different approaches will reach more members of the target community based on demographics or other factors. Artscape recommends: interviews, focus groups, roundtable discussions, vision charettes, or small group workshops (Toronto Artscape).

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Dodd’s research developed a prototype tool for engaging the public about the built environment design. The outcome was a digital map that the community could engage with and connect with each other via the interface. The research also generated other techniques for illustrating the research. One method is a narrative-storytelling-aide showing a conversation interview as a visual document by including quotes within the photographs of human-scale and meaningful environments. A residential courtyard is an example of a place where the social environment and the spatial environment have a relationship. Other approaches are interactive tools like a film narrative and socially engaged art practice (60). The recommendations for place-based solutions may be material and spatial but also temporal and organizational (59).

Candy Chang facilitated an engaging and interactive installation in New Orleans. Her idea spread around the world and has since been introduced in diverse communities. She installed a large chalk wall on a derelict neighborhood building that inquired “Before I die I want to______”. “These public yet anonymous walls are an honest mess of the longing, pain, joy, insecurity, gratitude, fear, and wonder you find in any neighborhood.” “Each wall is unique and reflects the people of that neighborhood” (14).

Our public spaces are as profound as we allow them to be.

They are our shared spaces and reflect what matters to us as a community and as individuals. The historian Lewis Mumford once wrote that the origins of society were not just for physical survival but for sacred things that offer ‘a more valuable and meaningful kind of life.’ At their greatest, our public spaces can nourish our well-being and help us see that we’re not alone as we try to make sense of our lives. They can help use grieve together and celebrate together and console one another and be alone together. Each passerby is another

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person full of longing, anxiety, fear, and wonder. With more ways to share in public space, the people around us can not only help us make better places, they can help us become our best selves. (15) Chang is connecting a passive approach to public participation with place.

This approach supports human capital theory by offering a way for people to participate in, recognize, and appreciate the local community.

This section discussed public participation, the related benefits, and also potential methods. Public partiticipation results in higher satisfaction rates of the development project, increased commuity cohesion, more suitable programming, and increased trust attitudes. In addition, a sense of attachment and stewardship is fostered by inviting community members to the planning process. The second part of the section addresses potential methods for public participation. The possibilities include crowdsourcing, MTOY territoriality assessment (mine, theirs, ours, and yours), interactive digital maps, and a public chalk wall. More conventional planning methods include interviews, focus groups, roundtable discussions, vision charrettes, and small group workshops. For the purpose of this project, MTOY can be conceptually estimated through mapping the nodes within the community.

In addition, the public chalk wall provides an opportunity to passively solicit input while allowing participants to remain anonymous and respond to others in public space.

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PROGRAM AND PLACEMAKING: the events and spaces Stratton provides a good basis for site programming considerations by indicating that the “...key to success in conversion and regeneration is to combine the economic pragmatism of re-use in the past with the inspirational qualities and community benefits of successful modern projects (9). Berens categorizes development for adaptive reuse: cultural, residential/commercial/mixed use, and open space/parks (55).

Public park development is a particularly interesting adaptive reuse recommendation and trend because originally parks were introduced as an amenity in response to industry and urban density (230). Stratton further details some development typologies including industry as well as various combinations of monument, process, and museum, where a monument typology would integrate strong architectural conservation values and the process typology would showcase some portion of existing machinery to demonstrate process (46).

Eisinger is excited about the potential imbedded within urban postindustrial sites and the programming that can emerge. “...[Adaptive reuse projects] compose new urban narratives via a large number of stages that create the precondition for urban planning ideas-robust because they are versatile-and for their aesthetic and design qualities” (72). Baum also encourages a diverse and dense site programming that avoids exclusively programming art and further warns that zoning policies may be a barrier when planning a layered programming scheme (“It’s All” 362). This guiding principle supports sustainability theory. “If a building or space is open and adaptable for new requirements and future usages, while at the same time being powerful and meaningful, it may be capable of longterm survival” (Baum “City as Loft” 11).

Yung and Chan insist on including accessible community space in adaptive reuse projects, even if they are private developments. “This is vitally important in both public and private uses as it can bring back collective memories about the people and stories connected to the place. It also enhances the social inclusiveness of the project” (352-61).

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Hollis identifies a strategy to create meaningful community places in adaptive reuse projects. This work introduces an idea of a “third space.” This, or “third place,” is basically understood as a comfortable place, regularly visited that is seperate from home or work. These are the places where networks can be forged. A third space is a place “...to meet up, kick back and develop the brilliant schemes that will increase our shared enjoyment of the metropolis” (152). In the context of Twaites et al. MYOT research, a third place would be considered “ours” in terms of the territoriality type.

Case study research further reveals an innovative partnership practice that provides reciprocal benefits for artists and community members. At The Steel Yard in Providence, Rhode Island, the on-site artist not only use space for metal work but they will also engage the community by offering classes and workshops (Campbell 84-93).

In addition to these programming and placemaking strategies, Artscape in Toronto embeds a layer of culture in adaptive reuse projects. This nonprofit organization works to retain artists in the community to achieve “the quadruple bottom line” which values “dynamic cultural environments, stronger local economies, richer social fabric, and cleaner, greener environment.” The organization has grown from offering studio spaces to a community cultural hub model, which is inclusive of diverse programming on their sites. Artscape’s residential typologies and programming elements are: various artist housing options, artist studio options, organizational and office space, gallery and exhibit space, retail studios, rehearsal spaces, performance spaces, large-scale flexible event spaces, conference and meeting facilities (Toronto Artscape).

The evolution of post-industrial building stock to support the creative industry is not only championed by Artscape in Toronto, but other resources support this recommendation for art and culture adaptive reuse programming-which often includes a cafe. Gottdiener and Hutchison

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cleverly explain the connection from past to present at post-industrial sites as he says “it appears that caffeine is the fuel of the new era; where once the coal dug out of the ground powered the first Industrial Revolution, today the creative economy runs on the double espresso...

Just as the first coffee houses in the seventeeth century marked the dawn of the globalized world, so this new generation of cafes is fueling the Information Age” (95).

Artscape spearheaded the Wychwood Barn development in Toronto.

The programming at this site was based on case studies and community outreach, in addition to considering the long-term economic sustainability of the site. Programming at this site includes artist live and work space, large event space, office space, and a green house and community kitchen (Broome 62-67). This is all within a public park that offer amenities like farmers’ markets, community gardening, volleyball, dog park, and a children’s spash pad.

A case study investigation can reveal additional programming suitable for adaptive reuse projects. The Steel Yard in Providence, Rhode Island attracts diverse demographic groups with steel production which is a historic practice on the site. The site programming includes industrial arts classes, welding summer camp, job training, glass casting and ceramics, theater and music, bicycle repair, conference center, private events, and concerts (Campbell 84-93).

Programming at Toronto’s Evergreen Brick Works balances incomegenerating endeavors with long-term viability strategies. At Evergreen Brick Works, the diverse programming was greatly determined by the partnerships and relationships created during the planning process. The site programming at Brick Works includes a garden and nursery, children’s discovery area, conference and event facilities, ice skating surfaces, an organic farmers’ market, and a 40 acre nature park with trails, meadows, and wetlands in addition to an office complex for socially-conscious

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organizations (Chodikoff 20-25).

At the pacific northwest McMenamin hospitality centers, programming includes restaurants and brewpubs, theaters, gift shops, neighborhood meeting facilities, soaking pools, and hotels (Beresky 40-43).

Westergasfabriek in Amsterdam is in a generous park setting with the hertiage buildings functioning as a marketplace. The site features an event lawn, linear water feature, water gardens, and and artist village (“A Park above Industry”).

Stratton recommends considering the temporality of adaptive reuse development by acknowledging that the site may not be able to support programming at capacity. This means excess space might be preserved and left available for future programming needs. Consider short-term and medium-term solutions that are appropriate. This practice will further support the adaptive qualities inherent in the site (151). This is the case at Evergreen Brick Works in Toronto, where some structures are left protected without programming for the adaption potential of the site into the future (Chodikoff 20-25). “...[Adaptive reuse projects] can accept both programmatic and semantic changes, and this openness allows them to remain living, dynamic and also unique components in the city’s structure” (Baum “City as Loft” 8).

Case studies, socio-spatial research, and post-industrial development design handbooks offer guidance for the design principles for adaptive reuse projects. In all cases, the possibilities are very exciting and forwardthinking.

Bay suggests a design approach for urban regeneration projects from the vantage point of social sustainability. Prioritize the “...original urban fabric during urban regeneration projects because ...the disruption of traditional urban conditions and the defacement of the character of the place can

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impact on the existing dynamic social networks and sense of place and belonging, and may also affect tourism and in turn affect the socialeconomic sustainability of the place” (187). Wang agrees by stating “... the existing urban fabric is the breeding ground from which the abstract symbol is derived and is equally important; the symbol needs to remain embedded within the urban sociocultural fabric if its vibrancy is to be sustained” (78).

Twaites, Mathers, and Simkins describe some best practices when approaching design. This research indicates the value of transitional edges in urban design, which is a socio-spatial concept of the urban realm.

A transitional edge is appropriately sized at 3.75 meters with overlapping adjacent spaces that permit personalization and territoriality but allow social interaction, surveillance, and communication (91). Further, the more permeable the transitional edge, the greater level of social activity in the streetscape (93). Territorial characteristics like barriers and markers improve wellbeing, increases social interaction and improves safety (99). Active transitional edges combined with participatory planning contribute to social wellbeing (52-53). Thwaites et al. considers the mine, theirs, ours, yours theory while reflecting on development practices. The sense of “our” space is currently the most difficult to design for the built environment (74).

Stratton offers some design approaches to consider for adaptive reuse projects with baseline spatial criteria. The ideal industrial building footprint for the site is 60 percent with 4,500 square meter to 15,000 square meters of interior space suitable for redevelopment. A single story building is best suited for industrial reuse, training, workshops, or storage, while a multiple story building is better suited for office, craft, or residential uses. When approaching a design language on the site, modern materials are appropriate. “What is important is not that new buildings should directly imitate past styles, but that they should be designed with respect for their context. Special regard should be had for such matters of

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scale, heights, form, massing, respect for traditional pattern of frontages, vertical or horizontal emphasis, and detailed design” (50). Specific design ethics and approaches are discussed, including preservation, conservation with new design (where new uses are reflected through design), heritage vernacular (use cues from the original design to balance looking “too new” or “too old”), modernism juxtaposing old and new (industrial overtones and suave minimalism pairs with heritage by “[bringing] about the best qualities of historic structures, [and] removing those that are derelict or worthless, and introduce new architecture where appropriate that is ‘of our age’ but that is sympathetic, echoing proportions and patterns of fenestration”), old and new post-modernism (this approach is difficult unless executed well as “...trims, brightly colored balconies, and jazzed-up interiors” may not prove to be a reflection of heritage) (53-55). Berens mentions that in the example of Les Halles adaptive reuse design competition, community members preferred aesthetics that were contextually rich in comparison to “STAR architecture” design submissions (55).

Baum acknowledges the need for new construction and a contemporary aesthetic in adaptive reuse projects. New buildings offer value too by being “...forceful, high-quality architecture that are open to assimilationbuildings that enter into a dialogue with their surroundings and create added value” (“It’s All” 362).

The Steel Yard in Providence, Rhode Island is a community center and artist workshop complex located on an abandoned industrial site. Design intentions align with the mission of the on-site artists and organizations by supporting community building and social engagement, placemaking, as well as sustainability. Campbell explains that the “...most striking [design aspect] about the Steel Yard, though, is the way every technical move doubles as a social move. Each contributes to a sense of identity, a sense that this is a place, that it is the home of a community” (87). The site design reflects site history and offers flexible outdoor spaces that unify the scattered industrial buildings. Sustainable design principles were developed

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to retain toxic soils on the site as well as improvement of stormwater management. The cut and fill regrading that protects toxic soils with various capping technologies results in elevated grade on the site. This presented an opportunity to create landforms and moats with entry bridges around the buildings. Detailed design decisions about materials also provide guidance for adaptive reuse projects. “By employing the abandoned products of industrial technology to form a creative new landscape, the bale retaining wall sums up, for me, the essence of the Steel Yard” (Campbell 84-93).

The Urban Outfitters Headquaters in Philadelphia Navy Yard further supports the notion of thoughtful material selection in the site design process as a way to bridge the past to the present. The lead design studio initiated site forensics to discover an appropriate material palette that reflects a social mission in addition to life-cycle considerations. “...

Removing the deep evidence of site histories erases imbedded human agency... Applying regenerative systems to rebuild ecological and cultural resources for social benefits, not simply checking off items on a sustainable list... Give voice to the mute materiality of the landscape” (Bargman and Hill 54). “...The intent was to construct more than a novel surface; the “embodied energy” was cultivated as a narrative of a next evolution of the site. Now, every day, the new fleet of a creative generation works atop materials including appliqued asphalt, age-old concrete, tired brick, rusted metal grates, and peeling surfaces of text (52-57). Design goals included measurements of embodied energy savings, material weight diverted from the landfill, naming the plaza after a period character (“Barney and Betty Rubble”), and the increased stormwater permeability (52-57).

The McMenamin Pacific Northwest hospitality centers are another adaptive reuse case study that utilize substantial recycled and reclaimed materials in the historic property rehabilitations (Beresky 52-57). The McMenamin Centers have a large geographic reach with 56 facilities in 21

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cities. They are all an example of a business owner development typology but with strong community focus and diverse programming, which are common threads within many other adaptive reuse examples (52-57).

Evergreen Brick Works in Toronto describes sustainable design values in terms of “flows” in order to avoid overused terminology and better describe the site design funtion for cars, people, and ecosystem species. This design concept supports sustainability principles and is strongly related to connection and movement (Chodikoff 20-25). Further, the entrance plaza is a demonstration for thirteen different native plant communities in addition to an industrial scale grape trellis that visually supports an organizational urban agriculture mandate (“Evergreen/Brick Works”).

Canniffe uses an urban ethic approach to the design of the built environment.

There is an evolutionary character to the theory that supports urban adaptive reuse projects. “[The urban ethic approach] ...to the physical form of the city ensures transitions through which communities can participate and adapt, while its preference for reuse and small-scale intervention makes only modest demands on resources. It generally suggestes compact city form, discourages car use and encourages travel on foot, an environmental discipline which has its own beneficial effects in the sociability of urban centers, bound as it is to a general desire for ethical cohesion” (Jenkins ctd in Canniffe 77).

Joost Vahl in The Netherlands reduced impacts of traffic and improved social space by removing standard road signs, street markings, curbs, and other barriers. Other place-based additions, both playful and creative, offered intrigue, surprise, and local identity through design. In an effort to improve safety, Monderman counterintuitively removed signals, road markings, and signs and introduced links to local landmarks and preferred pedestrian routes. Street trees, low curbs, and simple drainage details subtly mark space on the main shopping street. Vertical water jets create some of the edges. A consistent color palette helps to unite the space. These

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are the design values for “shared space” streets, an equitable element in public space design. The research was supported by dissatisfaction with existing infrastructure combined with importance placed on social wellbeing and economic vitality. These benefits support “shared space” street movements around the world (Hamilton-Baillie 161-181).

Through case studies and literature review, it has been shown that diverse programming suits an urban post-industrial site. Regardless of public or private development, the sites include an area for outdoor public space. Programming on these sites can range from industrial, to retail and commercial, to residential, or office space. Often, these are layered together in the structures on the site. The case studies provided a long list of potential outdoor programming considerations also including public greenspace, performance space, community gardens, dog parks, splash pads, farmers markets, and an ice rink or water feature. This list is a good launch point for programming the site at Bingham. Refer to the case study section for more details about the sites discussed here.

This section captures the diversity and density of programming at adaptive reuse sites, representing domestic and international case studies. This layered programming practice is further supported by the literature including design manuals. Making memorable and meaningful places at the site is also addressed here with principles, approaches, and value-systems held by designers and developers. This seemingly invisible aspect of placemaking is surfaced through material selection and design details. Programming and placemaking breathe life into adaptive reuse projects.

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MEASUREMENT: benchmark and track quality of life indicators As stated in the indicator framework section, indicators are “...bits of information that, when combined, generate a picture of what is happening in the local system” (Phillips 2). In this previous section, the existing frameworks are discussed. In order for the framework to function, appropriate and specific indicators need to be selected. This section will introduce indicators recommended in literature as well as existing projects and frameworks.

In addition to practices that support a reliable framework, there is also criteria for selecting successful indicators (qtd. from Phillips): _Validity: well grounded in sound data and accurately depicts a real situation _Relevance: appropriate for and pertinent to the community’s important issues _Consistency and reliability: data can be researched reliably over a period of time _Measurability: data can be obtained for the community _Clarity: unambiguous; understandable by a diverse group of people _Comprehensiveness: represents many parts of an issue and reduces the need for excessive number of indicators _Cost-effectiveness: data collection is not overly expensive _Comparability: sufficiently general that communities can be compared to one another _Attractiveness to the media: the press is likely to embrace it Quality of life and social sustainability at an adaptive reuse site is not limited to the property lines, the community context is also a rich resource for determining outcomes and impacts. In the case of McMenamin’s Hospitality Centers, their network of adaptive reuse projects indicate that the development of the properties as “...a place where everyone is welcome in the context of a long-neglected, historic neighborhood building,” will foster healthier neighborhoods and further investment (Beresky 40-43). In

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the context of the Bingham development, adjacent and nearby businesses can track their revenue changes over time. Any new small businesses locating near the site can be considered an indicator of healthy local development.

Twaites, Mathers, and Simkins introduced MTOY territoriality vocabulary (mine, theirs, ours, and yours) when engaging with community members.

This language includes: mine, theirs, ours, and yours. “Mine” and “ours” are identified as having the largest capacity for social absorbancy while “theirs” and “yours” has a low capacity (Twaites 6). “These terms and, more importantly, the ever-changing relationship between them as we make sense of our routine surroundings, reflect the fundamentals of human social and therefore spatial organization” (6). This framework can be used to develop a baseline for the Bingham community’s territoriality that can be benchmarked and referred to during ongoing post-occupancy evaluations.

Gottdiener and Hutchison discuss Kevin Lynch’s imageability of place.

It is determined that if community members can generate detailed and accurate mental maps of their neighborhood, then it indicates that the place is more legible and understandable. Thus, encouraging movement and use (190). The mental map activity can provide a baseline for imageability of place that can then be compared to post-occupancy mental maps.

Twaites et al. introduced the concept of “social absorbancy.” This is the capacity to attract and hold social activity implying that occupation and use of space can provide a benchmark for urban form design (16). In the case of social absorbancy, this concept can be measured through postoccupancy evaluation by tracking the number of people visiting the site in addition to the length of their visit on the site. This can be achieved through observation or surveys.

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Case study research reveals a new layer of social performance indicators through organizational design. For example, at The SteelYard in Providence, Rhode Island, the on-site artists not only use space for making but they will also engage the community by offering classes and workshops (Campbell 84-93). In the context of Bingham, on site arts and skill development programming can be measured by satisfaction rates, community member participation rates, number of programs offered, and number of local artists and craftspeople hosting programs.

Bay promotes the need for more social assessment and metrics but recognizes the difficulty in quantifying and weighting social sustainability and quality of life criteria (187). Specific recommendations are offered for the US Green Building Council’s Leadership in Energy and Environmental Design (LEED) certifications to expand the topics that contribute to the designation. The suggestions include public good, wellbeing, quality of life, diversity, and equity, staff productivity gains, social behavior, social capital, and cultural value. For example, the local materials credit has an opportunity to include the value that building reuse contributes to socialcultural-economic value as opposed to only prioritizing embodied energy (187). The idea that one design move can fulfill multiple goals is valuable to consider in the Bingham project.

Bay elaborates on the idea of design practices, such as using local materials, can serve double duty when evaluating the benefits of a design. Benchmarks and metrics are best suited as a reflection of the goods and values of the project stakeholders and local community. Likely, this approach will support Bay’s advocacy for more quality of life measurements. This rings true in the above example about local materials. Community members are more likely to value their existing built fabric for cultural value over less relatable considerations about embodied energy. To be clear, design professionals must speak the language of the community. Although adaptive reuse projects are inherently conservative regarding the embodied energy of development activities, the conversation with the local community will

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be more engaging if the topic centers around local history, heritage, and culture. Embodied energy savings and reduced environmental impacts result from a community-centered agenda. Although both can be benchmarked and assessed throughout the planning, design, and occupation periods.

The following indicators can be related to the built environment.

Consumer goods sales and economic diversity relates to local shops and businesses within a community. Housing affordability can be influenced by inclusive housing strategies and density in the community. Infrastructure networks are the corridors for connection so maintenance and general quality and condition are critical. Water supply, quality, and strategic management can be addressed within the infrastructure of a community by introducing design features such as daylighting streams and utilizing grey water cycling systems. The nature category of indicators includes air quality, economic value of natural resources, ecosystem health, energy and resource use, environmental stewardship, land use, outdoor recreation, and recycling. Nearly all of these indicators relate to the built environment either directly or in programming. Within the indicators, there are a subset of metrics that support the indicator. For example, to determine the water supply as an indicator for responsible natural resources managment, a variety of metrics are used including agricultural water delivery, water delivery per capita, precipatation rates, and ground water levels. These indicators were strategically selected with community stakeholders and community members to reflect their priorities. When assessed together, the indicators communicate generally about the region’s quality of life (“Vital Signs�).

Gottdiener and Hutchison illuminate some of the complexities of urban sociology which can be folded into an indicator strategy. Two distict urban personal networks are determined as non-kin networks and mostly kin networks. A correlation of higher education and income level is associated with a more robust non-kin network. Gottdiener further

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explains that contemporary networks are primarily “communities without locality” considering the prominance of available social media (186).

That being said, “a society with a dense network of reciprocal relations is rich in social capital, while one with isolated individuals may not be that well off” (Bay 190). Local non-kin networks can be supported in the built environment with connected public spaces and a diverse event calendar, both of which can be measured with an indicator strategy.

As mentioned in the indicator framework section, Colantonio and Dixon offer a comprehensive evaluation of existing practices to monitor social sustainability. One outcome of this investigation is a robust collection of indicators. These are listed at the end of this literature review.

Five Borough Farm is a collaborative project with the Design Trust for Public Space and Added Value “...to strenthen and expand urban agriculture in NYC” (Cohen and Reynolds 1). One of the outcomes is a compilation of indicators to measure the performance of urban agriculture projects. In the case of this project, instead of the term indicator, the term metrics is used to describe the data being collected. These metrics are listed at the end of the literature review.

This section provides some grounding about the available pool of measurements and the methods for collection. Indicators are categorized differently for each project or index system. When approaching the Bingham project, indicators can be organized in categories as well or simply be assigned to project goals.

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OUTCOMES: spaces that enrich quality of life Urban post-industrial adaptive reuse projects are especially poised to support local art and culture facilities, as found the literature and case studies. “...The creative class is having a profound impact on the success of cities” (Hollis 107). The knowledge economy includes science and technology, arts and design, entertainment and media, law, finance, management, healthcare and education. This family of disciplines within the economy has experienced significant growth: increased 5 percent of employment in 1900, 15 percent in 1980, 30 percent in 2005.

Geographically, almost all these jobs are found in the city (107). Further, the resilient creative sector is growing, providing positive impacts for cities. The ripple effects of this trajectory show creative jobs attract other creative workers, increases employment opportunities and salaries of local service workers (110).

“Culture sells - or, to put it less provocatively, there is a new and complex relationship between culture, the culture economy, and the wider economy.”

-Pratt 31

Cultural infrastructure within a community increases the capacity for quality of life according to Ontario Provincial government. There is also a strong connection to considerable wealth creation. In a Regent Park Art and Culture Centre Feasibility Study, an American report was referenced about the impacts of arts projects in Chicago neighborhoods. Findings revealed strengthened social networks and increased social capital. “The emphasis of arts activities leveraging assets draws attention to how arts activities create new networks, supplement and improve upon existing networks and assist in problem solving efforts within urban residential neighborhoods” (“Regent Park”).

Social capital has been cited as a critical outcome of sustainable development and participatory planning. The concept of social capital is described by Coleman as a concept that highlights responsibility as critical for good citizenship and social justice (qtd. in Glover 63-83).

Bourdieu describes social capital as the “aggregate of the actual or potential resources which are linked to possession of a durable network of more or less institutionalized relationships of mutual acquaintance and recognition” (qtd. in Wang 74-75). Baum further supports this notion.

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“The mixture and density of architectural structures, people and usages are important aspects... They promote communication, exchanges of goods and information and thus also encourage the development of valuecreation chains and networks. Active involvement in urban society and the added social value of projects and locations contribute to sustainable urban development” (“City as Loft” 11). Hollis addresses social networks within communities by indicating that this complexity is an outcome of interactions and connections (24).

Social sustainability and quality of life has been indicated as a significant opportunity to be considered as essential criteria for decisions about the built environment (Dodd 52; Bay 177; Baum “City as Loft” 11; Brandon and Lombardi 210). Social sustainability is a complex topic. Within the realm of the design disciplines and the built environment, social sustainability is “...related to the empowerment people have to express... processes of occupation and have them recognized in the way that urban form becomes manifest” (Habraken qtd. in Twaites et al. 6). Twaites et al., as mentioned earlier, describes the concept of “social absorbancy” as the phenomena that quality place has the capacity for territorial occupation and expression (20). By valuing a quality of life approach to the built environment, places within communities reveal the intentions of the community through design as well as providing a venue for connection and expression.

Bay surfaces a compelling argument about the potential environmental impacts resulting from neglecting the social element when planning the built environment. “Ong and Cam (2006) examined the lack of considerations for social dimensions in many [design performance] rating systems, and demonstrated examples of how socio-economic behaviors and habits in the high density context can make the environmental design intended to lower the carbon footprint ineffective” (188). This finding supports adaptive reuse projects considering social, economic, and environmental criteria and the notion that “...the greenest building is often one that already exists” (Lobko).

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Bellis surfaces another aspect of social well-being in the built environment.

This research indicates strong correlations between thirty different metrics for personal health and social issues within communities.

Poor outcomes for overlapping metric data in the same areas indicate geographic inequities (138-43). This research is suggesting that by addressing social conditions within a community, aggregate personal health data has the potential to improve in tandem. ...Although social disparities will inevitably continue..., the encouragement of neighborhoods with a diversity of incomes has future benefits. The ‘flight from the city’ of even moderately wealthy families contributes to the undesireability and decline of inner city areas. The now commonplace introduction into British cities of ‘loft-style’ apartments only underscores the problem, as their inhabitants are generally short term and childless. The provision of cultural and social infrastructure which encourages families to put down roots in a neighborhood and to mix with their neighbors has benefits in creating a cohesive environment, the economic benefits of which underline the importance of built environment ethics. (92) Social sustainability and quality of life is directly tied to the condition and connectedness of the pedestrian facilities. Canniffe mentions that an ethical built environment not only supports walkability with pedestrian infrastructure but also discourages vehicular travel (77). The resulting outcomes from this built environment value system are numerous including air quality improvements, human health impacts, and increased social connections.

This literature review knits together the available research in domains of adaptive reuse, quality of life, participatory design, indicators and the corresponding metrics and outcomes. The site at Bingham Avenue in St.

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Louis, Missouri presents an opportunity to vision a future for a landscape poised for a transformative shift within the community. A shift from abandoned to occupied, from crumbling to resurrected, from vulnerable to proud, from hibernation to new life, from burden to cherished treasure, and from no place to “our� place.

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INDICATOR LIBRARY: Colantonio and Dixon’s indicators Colantonio and Dixon summarize indicators used to measure social sustainability. These indicators are divided into categories similar to the example above. The mix of indicators in this example can be tracked with census data or community surveys. The following is quoted from Urban Regeneration & Social Sustainability (229-36).

[Demographics] _Percentage of population above 65 years old _Percentage of population below 15 years old _Number of community centres for the elderly _Proportion of long-term residents _Percentage of newcomers _Percentage of ethnic minorities _Birth rate _Mortality rate _Number of marriages _Number of divorces _Satisfaction with current facilities for elderly _Satisfaction with current facilities for young _Satisfaction with current facilities for less-represented groups [Education and skills] _Number or percentage of educational facilities within 500 metres or 15 minute walk _Percentage of children enrolled in schools outside the area _Percentage of children in schools maintained by the local education authority achieving certain standards _Number of pupils per teacher _Number of after-school and youth-development programmes _Number of training programmes for disadvantaged or traditionally marginalised groups _Number of training programmes for women and minority groups _Number of skill-development centres _Number of training opportuniites provided by local authority or available free

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[Employment] _Number of jobs created (per 1000 square metres) _Unemployment rate _Percentage of new enterprises still operating after 3 years _Percentage of low-skill jobs generated (e.g. labour) _Percentage of medium- to high-skill jobs generated (e.g. managerial) _Percentage of independent jobs _Percentage of jobs in chain stores _Percentage of jobs in businesses with CSR or SRI policies _Average rent to income ratio _Anti-poverty benefit uptake _Anti-poverty campaigns to increase uptake _Deprivation index if available _Percentage of children and people over 60 that live in households that are income deprived _Previous investment per capita on social infrastructure _Percentage of social-benefit claimants [Empowerment, participation and access] _Proportion of registered electoriate voting in national elections _Proportion of registered electoriate voting in local elections _Number of local residents or their representative associations involved in the design of a scheme _Number of local residents or their representative associations involved in the implementation of local programmes and projects _Number of local residents or their representative association involved in the monitoring of the project _Number of local associations _Percentage of households with internet access at home _Number of initiatives or attention centres for the elderly _Number of initiatives and attention centres for ethnic minorities or immigrants _Number of public internet access points _Existence of local libraries and information centres _Number of administration forms available for download from local authority official website _Percentage of adults who feel they can influence decisions affecting their local area _Percentage finding it easy to access key local services

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_Percentage who fell well informed about local affairs _Proportion of those able to express and articulate their needs [Health and safety] _Proportion of a population within a 15-minute walk or 500 metres of a health facility _Number of hospital beds per 1000 residents _Number of patients per doctor (general practicioners; GPs) _Incidence of specific disease _Visits to doctors (general practitioners; GPs) or other medical care _Estimated proportion of drug-related incidents _Number of antisocial behavior incidents in the area _Number of minor crimes per 1000 inhabitants _Number of serious crimes per 1000 inhabitants _Number of neighbourhood police officers per 1000 inhabitants _Number of built-environment initiatives to improve local security (e.g. improved lighting system, etc.) _Percentage who feel ‘fairly safe’ or ‘very safe’ outside after dark _Percentage who feel ‘fairly safe’ or ‘very safe’ outside during the day [Housing and environmental health] _Percentage of built up area _Population density _Percentage of non-decent/unit homes _Average price for a house per square metre _Total number of new housing completions _Occupancy levels _Affordable dwellings as percentage of new housing completions _Average price per square metre for an apartment/median household income _Annual social housing rents to median household income _Ratio of owned/rented housing _Ratio of converted buildings _Ratio of retrofitted buildings _Percentage of newly built housing that follows main environmental and design protocols, standards and certifications (LEED, BREAM, Secure by Design, etc.) _Percentage of construction-related green infrastructure (e.g. installation of energy-efficient/water-saving devices, use of recyclable/durable

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construction materials) _Percentage of design-related green infrastructure (e.g. optimisation of natural lighting and ventilation, provision of sun shades, balcony) _Percentage of residents satisfied with their home(s) and neighbors _Percentage of residents who do not feel resentful towards higher income newcomers who may own better houses [Identity, image and heritage] _Proportion of long-term residents _Percentage of households owning their accommodation _Number of projects or programmes contributing to the enhancement of buildings and areas of significant cultural or heritage value _Number of commercial free public spaces _Number of adequate multi-faith places _Percentage of people who have moved out of the area _Percentage of residents who would like to improve the neighborhood image _Percentage of residents who feel the area is changing for the better _Percentage of residents who feel they ‘belong’ to the neighborhood/ community [Social mixing, inclusion and cohesion] _Number of events and cultural activities encouraging interaction between people of varying ages, incomes, ethnicities and abilities _Number of public spaces frequented by residents of varying ages, incomes, ethnicities and abilities _Number of informative ‘training workshops for newcomers concerning the social qualities of the area _Percentage of class or schools attended exclusively by pupils from ethnic minorities _Percentage of schools attended by pupils from different income or background households [Social capital] _Number of groups, organisations, or associations operating in the area _Number of voluntary organisations in the neighbourhood _Number of local residents’ regular meetings and gatherings in public buildings or spaces _Number of social networks

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_Percentage of residents who feel the level of trust has improved/worsened/ stayed the same since the beginning of the regeneration project _Percentage of neighbours who look out for each other _Percentage of residents who have done a favour for a neighbour _Percentage of residents who have recieved a favour from a neighbor _Percentage of residents who trust their neighbors _Percentage of residents who see or speak to friends at least once per week _Percentage of residents who have at least one close friend who lives nearby _Percentage of residents who see or speak to a relative at least once a week _Percentage of residents who have at least one relative who lives nearby [Wellbeing] _Access to open space - average journey time for residents/employees by foot (minutes) _Access to leisure facilities - average journey time for residents/employees by foot (minutes) _Access to retail facilities - average journey time for residents/employees by foot (minutes) _Access to entertainment facilities - average journey time for residents on foot (minutes) _Percentage who feel the level of living of this community may be characterised as: wealthy, well-to-do, average, poor, very poor

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INDICATOR LIBRARY: five boroughs farm indicators The Five Boroughs Farm project in New York City developed recommended indicators for urban agriculture projects in order to track activities and outcomes. When appropriate, the indicators includes units of measurement for consideration. The indicators are divided by type of benefit: health, social, economic, and ecological. The following is quoted from Cohen and Reynolds: [health] Improve access to healthy food for underserved communities _# (pounds) of food produced by the farm/garden _# ($), % of the farmers market sales from food access programs _# of CSAs linked to the farm/garden _# of participants in CSAs linked to the farm/garden _#, % low income shares in CSAs linked to the farm/garden Improve food-health literacy/skills/aspirations for underserved communities _# of people participating in farm/garden programs/activities reporting that they sometimes, very often, or always read food nutrition labels at the supermarket _# of people participating in farm/garden programs/activities that agree with the statement “I can change the things I eat�

Increasing healthy eating _# of participants in the farm/garden’s health-related programs _# of healthy eating program strategies being implemented _#,% of healthy eating program participants meeting the Healthy People 2020 recommended servings of five fruits and vegetables per day _#,% of healthy eating program participants consuming fruit and/or vegetable snack once per day _# of different vegetables eaten in the last 2 weeks by healthy eating program participants _#,% of healthy eating program participants consuming fast food once a week or less

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_#,% of healthy eating program program participants that can identify where their food comes from (i.e. origin of food as plant based Increasing physical activity _# of people engaged in farming/gardening on the farm/garden _# of total person-hours spent farming/gardening on the farm/garden per year _# (average) time spent farming/gardening among people who participate in programs/activities [social] Social capital/connection _# of people participating in farm/garden programs/activities _# total person-hours spent working on the farm/garden per year _# of farmer’s markets the farm/garden sells in _# ($) from urban agriculture-based farmers market sales Youth development _# of youth participating in the farm/garden _#,% of farm/garden programs that employ youth _# of total youth-person-hours spent working on the farm/garden per year _# of youth the farm/garden trained in job skills _#,% of youth who participated in a youth program that graduate from high school _#,% of youth who particpated in a program that report high self esteem _#,% of youth who participated in a program reporting they have at least one good relationship with an adult other than their parent (mentor) _#,% of youth indicating positive attitude change and/or aspirations related to participating in youth-adult partnerships _#,% of youth who participated in a program reporting that they are/ identify with being “part of their food community� _#,% of individuals reporting positive attitude and/or aspiration related to volunteering for civic activities, community service, and/or philanthropy _#,% of youth engaged in the political/governance process

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Age integrated spaces _# of participants over 65 [economic] Local and regional economic stimulation _$ total value of food produced _$ total value per square foot of produce _#,($) total revenue generated from sales of food _% of total revenue from sales of regional produce _% of CSA sales that is from regional produce _# (hours) of volunteer-time contributed to the farm/garden _#,($) from urban agriculture-based farmers market sales _% increase in urban agriculture-based farmers market sales from prior year Job growth _# of people employed by the farm/garden _#,% of new jobs created by the farm/garden Job readiness _# of people the farm/garden has trained in job skills _# of youth the farm/garden training in job skills _#,% of farm/garden programs that employ youth Affordable healthy food _# ($),% of sales from food access programs [ecological] Awareness of food systems ecology _# of school students participating in food system ecology programs

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Stewardship _# of total participants in food system ecology programs _# (pounds) of food produced by the farm/garden _# (pounds) of food produced per square foot _community perceptions of the importance of urban agriculture as part of green/open space Conservation _# (square footage) of rooftop area collected for rainwater harvesting _#($) annual consumption of water use _#($) annual consupmtion of energy _#,% (square footage) of land/lot that could potentially grow food _#,% (square footage) of land/lot actually used to grow food _# (pounds) of food waste processed (for compost) Stormwater management _# (square footage) of permeable surface in the farm/garden Soil improvement _# lead level in the farm’s/garden’s soil, per year _# (pounds) of compost produced/processedv Reducing food waste _# (pounds) of food waste collected Habitat improvement/biodiversity/ecological connectivity _# of activities related to increase biodiversity _# of beehives that are part of the farm/garden _# of chickens that are part of the farm/garden _% of vegetation planted with native/heirloom varieties through the farm/garden _# of crops grown _% of produce grown (as measured by % weight) without use of synthetic pesticides _% of produce grown (as measured by % of total weight without use of synthetic fertilizers

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CA S E STU D I E S

This case study investigation is focused on urban post industrial adaptive reuse projects that promote culture and art and provide a venue for social connections. After considering sites featured in City as Loft: adaptive reuse as a resource for sustainable urban development, it became clear that many of the locations are not published in academic design journals.

The reason for this might be because of the bottom-up and guerrilla-like nature of these ventures. The four projects in this research are sites with social mission enterprises on various scales. The primary case studies have surfaced including Toronto Evergreen Brick Works, Toronto Wychwood Barns, Amsterdam Westergasfabriek, and The Steel Yard in Providence, Rhode Island. These case studies are evaluated for project background, geographic characteristics, stakeholders, programming, organizational information, and design.

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Wychwood Barns

Evergreen Brickworks

The Steel Yard

Westergasfabriek Cuulturepark

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WYCHWOOD BARNS: toronto, ontario [Brief description] The development of the Wychwood Barn and Park is a public-private partnership between Artscape and the city of Toronto. The process was a community led project that identified the potential of the threatened heritage trolley garage buildings and then evolved into one of the most dynamic and sustainable neighborhood parks in the city of Toronto. The programming is robust in order to engage a diverse community as well as to support a financially viable future for the cherished community place (“Artscape� Urban Form).

Wychwood Barns site plan (Carrot CIty)

[Design concept] The community was brought together during the process of saving the heritage buildings from demolition and conventional development. The design of the site has captured local enthusiasm by weaving together the past and the present through poetic elements. Some details include a series of historic photographs of the site in the covered walkway, the groundplane pavement markings of the historic trolley tracks throughout the site, and the landmark chimney that is banded with colors representing each of the five barns. Early on in the design process, sustainability was identified as an opportunity for compelling design elements. This was achieved through various techniques and technologies and resulted in a LEED gold designation.

[Team]

[Programming and program development] The program development engaged the community, which presented an opportunity to develop a unique place and a challenge to accommodate diverse expectations. One major challenge was regarding the existing barns on the site. With more than 60,000 square feet of building footprint in a four acre site, community members were concerned about the limited available greenspace. To consider the potential of the buildings, Artscape conducted a feasibility study considering various building retention plans. This process resulted in the recommendation to preserve four of the five barns with heritage status in order to incorporate more programming and community use activities for the long-term financial viability of the site. For example, another local nonprofit organization, The Stop, promoting food justice is located in one of the four barns.

In addition to these methods of program development, the team also referenced landschaftspark duisburg-nord in Germany as a case study (Steiner). Final indoor programming elements include: 26 live-work units, 15 art studios, 13 offices of nonprofit organizations, event space, art gallery, greenhouse, community kitchen and cooking classroom, flexible indoor and outdoor space for a year-round weekly farmers market. And, final outdoor programming elements include on the remaining 3 acres

residential, mixed use, and public park

DTAH (architects) The Planning Partnership (landscape architects) ERA Architects (heritage consultants) and others [Location] Christie Street and Benson Avenue in Toronto, Ontario M6G 4C6 [Land use type]

[Date completed] 2008 [Size and major spaces] Site 4.3 acres Buildings 60,000 sf Dog Park 18,200 sf Recreation meadow 53,950 sf Children’s playground 6,930 sf Entrance plaza 40’ width

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of the site: sheltered garden, compost demonstration, outdoor bake oven, children’s theater, Barn 5 ruins for “front porch,” off-leash dog area, open meadow, children’s playground, sand volleyball court, and splash pad.

[Significance] This project demonstrates the patience and dedication required by community members and partner organizations in order to pursue the ambitious vision of Wychwood Barns. The model shown in this case study reveals the importance of creative programming and multiple partnerships in order to ensure long-term financial viability and create value for a diverse community. Design decisions in a community context not only requires vision and creativity but also a thoughtful and methodical approach.

In particular, the feasibility study to determine the impacts of different combinations of barn restoration resulted in a clear decision to include four of the five barns in the final design. This is an example of how research can rally support in a diverse community.

View of barn door (“Artscape Wychwood Barns” Artscape)

View of farmer’s market (“Artscape Wychwood Barns” Artscape)

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View of plaza space (“Artscape Wychwood Barns” Artscape)

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WESTERGASFABRIEK CUULTUREPARK: amsterdam, the netherlands [Brief description] The historic 19th century neo-renaissance style buildings present the framework for the culture park.

[Design concept] Gustafson Porter won the design competition with the concept of “changement” based on the relationship between man and nature.

This is visually evident as the site character changes from human dominated geometric forms and ornamental planting beds in the east and naturalized areas in the west.

[Programming and program development] In consultation with the local community, the site’s vision, program, and design was developed. The program elements include a culture

View of plaza space (Pacific Park)

Site masterplan (Cultuurpark Westergasfabriek)

center with market area along the main east-west axis, ornamental gardens in the east and natural gardens in the west, large recreation meadow, elongated angled pool that is drainable for events plaza, gasometer indoor event venue, footprints of demolished gasometers are aquatic plant pools for filtration, theater, cinema, clubs, and quiet areas (“Westergasfabriek, Amsterdam” 110-111). An artist community is located to the west but no further details about density or use conditions are available (“A Park Above Industry” 92-99). The sloped area to the north of the linear water feature serves as amphitheater seating and a visual and noise buffer from the neighboring railway. The southern edge of the site features a canal promenade.

[Significance] This project’s significance is in the thoughtful design concept and heritage building adaptive reuse. The contemporary design moves characteristic of a Gustafson landscape juxtapose elegantly with the historic framework provided by historic structures and axis.

[Team] Gustafson Porter (landscape architect) Mecanoo (architect) [Location] Westergasfabriek BV, Polonceaukade 27 1014 DA Amsterdam [Land use type] mixed use and public park [Date completed] 2004 [Size and major spaces] Site 30.5 acres central recreation space 162,180 sf market corridor 35’ wide eastern entrance plaza 44,850 sf linear water feature 100’ wide indoor theater 31,400 sf

View of outdoor event (Westergasfabriek, Holland)

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EVERGREEN BRICKWORKS: toronto, ontario [Brief description] As a public amenity for activity, education, work, and community, Evergreen Brickworks is an industrial heritage site with a new purpose for the Toronto community. Diverse programming of the site resulted from diverse partnerships and a large design team.

[Design concept] Resisting the buzzword “sustainability,” the design team agreed to the idea of focusing on the transformation of the former industrial site by emphasizing movement patterns including water, cars, electricity, trains, and wildlife (Cormier). Lobko describes his philosophy that “...the greenest building is often the one that already exists.” The design team recognized the existing gritty character of the industrial complex and the intentions to “...maintain a sense of wonder, surprise, and discovery” (Lobko).

Rendering of Evergreen Brickworks (Cormier)

[Team] [Programming and program development] The program development evolved out of the collection of a large design team, diverse partnerships, and ambitious organizational support from Evergreen. Site program elements include native plant nursery with job training component, children’s discovery area, conference and event facilities, ice skating surface, farmers market, interpretation center, occupational and horticulture therapy services, artists studios and art classrooms, entrance plaza with planted mounds, cafe and food production, climbing tower and ropes course, bike repair shop, year round farmers market, and food-based educational programming.

Diamond and Schmitt Architects DTAH (architect and landscape architect) ERA Architect (heritage consultants) Claude Cormier (landscape architect) and others [Location] 55o Bayview Avenue Toronto, ON M4W 3X8 Canada [Land use type] mixed use and public park [Date completed] 2010 [Size and major spaces] Site 40 acres Industrial pad including parking 243,000 sf Garden and native plant nursery 110,000 sf Heritage building floorspace 177,992 sf New mixed use buildings 55,000 sf Steel shed housing industrial artifacts and exhibits 1 acre Tiffany Commons entrance plaza 13,500 sf Ice skating area with vegetated mounds 15,200 sf Childrens play area 14,300 sf

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[Significance] The sustainability-minded adaptive reuse of the former quarry and industrial site in the floodplain for an environmentally-based community center and office park “...that will generate new ideas about the relationship between nature, people, and cities” (Chodikoff 20-25). Some problems included the isolated location in the floodplain, contaminated soils and required remediation, subsurface archaelolgy, invasive vegetation, heritage preservation, defining the landscape, sustainable design, and frequent flooding.

View of gateway trellis (Cormier), above

View of entrance plaza with native gardens (“Evergreen”), left

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THE STEEL YARD: providence, rhode island [Brief description] The historic Providence Steel site is the home of The Steel Yard, a local arts based nonprofit (“The Steel Yard” kmdg).

[Design concept] The guiding message during the design was “urban wild.” This captures the essence of the original derelict site as volunteer vegetation was invading the site. Sustainability values dictated the resolution between the conflicts of retaining contaminated soils and integrating stormwater management features.

The Steel Yard Site Plan (“The Steel Yard” ASLA)

[Team] Klopfer Martin Design Group (landscape architects) and others [Location] 27 Sims Avenue Providence, RI 02909 [Land use type] light industrial mixed use [Date completed] 2010 [Size and major spaces]

View of workshop entrance (“The Steel Yard” ASLA)

[Programming and program development] The program development was developed closely with the client.

“Competing interests of large paved surfaces for outdoor work space, events, and vehicular movement, balanced with the sustainable interests of reducing impervious pavement, are driving forces of the landscape design. The resulting design is centered on a paved plane, ‘the carpet,’ which is woven with heavy- and light-duty pavements, impermeable and pervious materials. The margins beyond the pavement act as ‘storm-water moats’ infiltrating stormwater runoff, and providing habitat for native vegetation. Building the carpet over existing grade reduced excavate and allowed all contaminated soil to remain on-site in landforms” (“The Steel Yard” kmdg).

Site 3.5 acres Central lawn and plaza 15,050 sf

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[Significance] This project is considered significant because of the thoughtful integration of engineering solutions with placemaking features, such as the bioswales and brownfield landform caps in addition to the creative inclusion of salvaged materials in the site design details. This project is exemplary as a transformative landscape from derelict and blighted to cherished and occupied (“The Steel Yard” ASLA).

Edge detail (“The Steel Yard” ASLA)

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Community gathering (“The Steel Yard” ASLA)

Edge detail and “wild” vegetation (“The Steel Yard” ASLA)

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SIT E H I STO RY

The site selected for this creative research project is a district located in an urban context at the southwest quadrant of the major intersection of Gravois Avenue and Chippewa Street. This is the northern edge of the Bevo Mill neighborhood. The density here is considered urban at 6,050 people per square mile (neighborhoods.com). Within this district, a site scale design will be considered in more detail at 4153-71 Bingham Avenue, St. Louis, Missouri 63116. This site is a derelict post industrial property with a collection of four buildings and the ruins of a fifth structure. The site is positioned along an Amtrak commuter rail spine to the east that has been identified as a future light rail transit route. The rail spine is edged by clusters of industrial properties including, the Bingham property.

Recently in 2012, The National Parks Service awarded two of the buildings on the Bingham property heritage status. The main reason for this designation

Historic site plan (Allen)

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Heritage building 1 (Allen)

Heritage building 3 (Allen)

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is the architectural significance of the original production facility to the west, building 1. This building is sited as one of six known buildings with fully exposed concrete structure in the St. Louis area during its period of significance, 1900-1920. The second contributing building is along the Bingham streetscape to the east, building 3. This building was built during the same period with a concrete structure and a brick facade on the front elevation. Both of the heritage buildings are noted for significance and integrity based on “...location, design, setting, materials, workmanship, feeling, and association” (Allen).

This report illuminates historical uses, historical context, and priorities about the site. Only two of the four buildings on the site are protected as heritage structures. A summary from the report indicates history from the original site owner, Alligator Oil Company. This company produced waterproof outerwear for the American workforce and the general public.

In 1918, the company relocated from the riverfront industrial area to larger fire-proof facility on Bingham with access to the railroad. This was a direct result of a WW1 contract with the US Army for 3 million military rain coats.

The site functioned in co-production with PD George paints and varnishes for shared raw materials and byproducts. In 1966, the clothing giant BVD acquired Alligator and later sold the property to Multiplex for beverage dispensing equipment production. The property has been vacant since late 1990s. During this time, there was a significant fire that destroyed one of the buildings on the site. The ruins of the foundation and basement remain in the space between the two contributing heritage buildings.

The site is located near the intersection of Gravois Avenue and Chippewa Street in the Bevo neighborhood, which historically had a strong German heritage.Currently 27.3 percent of residents in this area were born in another country including Sub-saharan African countries, Mexico, Asian, Germany, and the former Yugoslavia (“MO Real Estate Information”). English is a primary language in 70.1 percent of the homes. Other languages include Persian, Spanish, Arabic, and various African languages. The University

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of Virginia race map further illustrates the diversity that defines this neighborhood. See “Data Harvest” section for a city scale and district scale race map. In addition to the diversity of ethnicity and heritage in this area, there is also a diversity of generations.

1903 Sandborn map (Sandborn Maps for Missouri)

Many of the people who live in this neighborhood are low income. In fact, the income here is lower than 93 percent of all US neighborhoods evaluated by neighborhoods.com and about half of the children in the area are living in poverty. One reason for this might be education attainment because only 18.4 percent of adults have a college degree (“MO Real Estate Information”).

The real estate in this area is lower than 77.5 percent of Missouri neighborhoods (86.4 percent of US neighborhoods) with a $79,232 median real estate value. There is also a high vacancy rate at 12.8 percent and indications of a transient neighborhood since 27.7 percent of people relocated last year.

The included literature review revealed the importance of walkability when designing effective public space and vibrant communities so when researching for the site description, walkscore.com quantifies this sometimes very qualitative information. This neighborhood’s score is 65, which is higher than the St. Louis average of 60 but still reveals opportunity because according to this score only “some errands can be

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accomplished by walking.” This website also indicates a bike score of 48 and a transit score of 42. All the walkscore.com values are especially important because according to neighborhoods.com, 22 percent of households are without a car and 18.5 percent rely on public transportation. See the “Data Harvest” section to review a map illustrating car ownership data.

Another factor that further supports a design proposal for this site is based on the “City of St. Louis Strategic Land Use Plan” report from the St. Louis Planning and Urban Design Agency. According to this report, the site at 4153-71 Bingham Avenue is considered an “opportunity area.” And these are “...key underutilized locations where the use of land is in transition.

Location and site characteristics of these areas offer particular challenges/ opportunities that could be advantageous to a range of development activity...” (2005). This report further recognizes the potential at this site and validates the development of the Bingham property.

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Alligator Oil Company advertisement (“Retro Adverto�)

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DATA HARVEST _survey

_chalk wall

_mapping

DATA COLLECTION: strategy overview To prepare for framework development and site design, a diverse data collection strategy accompanies the literature review and case studies. This section introduces data collection methodologies as well as data analysis.

The first section discusses the Refab customer survey. In August 2014, the survey was issued to customers during the weekend warehouse sale. This paper survey collected demographic and quality of life data. In addition, the survey also provided insights about future programming and the capacity for the site to attract and enhance social interaction and activity.

The second section offers an overview of the chalk wall data collection strategy. The chalk wall is an interactive public art installation on the Bingham streetscape that facilitates a public conversation. This wall is a form of urban acupuncture; a small move meant to generate a big result in the way people visualize the future of the site and publicly discuss these ideas with each other. The ideas generated are all data that is coded and analyzed.

The third section maps social, access, and economic information within the context of the rest of St. Louis. The information found here contributes to quality of life framework design as well as site design in the following chapters.

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RE FA B S U RV E Y

The purpose is to understand if the customers are from the local neighborhood and if their demographic is representative of the local context. The survey also captures quality of life data that is not easily accessible in available data sets, such as feelings of safety. Another goal of the survey is to determine the site’s current capacity to attract and hold social activation.

[Methodology ] The paper survey was distributed to Refab customers who were willing to participate. A total of 35 customers participated, which was about half of the customers on that day.

[Location ] The survey was distributed at 4153 Bingham Avenue, St. Louis, Missouri near the check out desk inside the Refab warehouse.

[Data collection time ] 08/17/2014 from 10:00 am to 4:00 pm during warehouse sale hours [Data collection analysis ] Each question reveals data such as safety and attitudes about the neighborhood. The results from each question are illustrated based on the customers age and gender. The graphics on the following pages illustrate each response.

Refab customer survey issued summer 2014

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WE WANT TO KNOW...

Estimated survey time: 5 to 10 minutes

Hello! Refab is the main star in a student’s graduate research project at Ball State University. That’s in Indiana. The program of study is landscape architecture. Feel free to not participate but it would be super if you did! It’s an anonymous survey so your identity will never be connected to your responses. Here’s some contact information if you need more details: nicole.renee.r@gmail.com

COMPLETELY OPTIONAL INFORMATION: Check the box OR fill in the blanks. You know the drill!

01

What is your age range? under 20? in your 20s? in your 30s? in your 40s?

02

What is your race? Indicate all that apply.

03

What is your gender?

white black asian

in your 50s? in your 60s?

hispanic native american

in your 70s?

80+?

other________________

male? female? transgender?

HERE’S THE CORE OF THE SURVEY: Boxes and blanks again.

04

What is your zipcode?________________________

05

How many times have you been to Refab in the last six months?

10

How are you travelling today?

Motor vehicle, in a carpool?

Motor vehicle, not in a carpool?

Motorcycle?

Bicycle?

Public transit?

Taxi cab?

0 - this is my first time. Yay! 1 or 2 times 3 to 5 times 6 or more times

06

Do you feel welcome at Refab?

Walking?

11

Have you made friends at Refab?

Yes! How many?_________________ Sort of... I made some acquaintences.

Yes. Totally welcome!

I feel somewhat welcome.

None at all

No, I don’t feel welcome.

07

Would you -or- do you feel safe walking in this neighborhood at night?

12

Yes. Totally safe!

I feel somewhat safe.

No, I don’t feel safe.

08

...much more positive... ...slightly more positive... ...remained unchanged... ...slightly more negative... ...much more negative...

Estimate how much time you are spending at Refab today.

Less than 15 minutes?

15 to 30 minutes?

30 minutes to an hour?

More than an hour?

09

Complete the following statement: My attitude about this neighborhood is ___________________ since Refab has occupied this space.

Where are you going when you leave here? You can be general by answering: home, park, grocery store, restaurant, etc. ___________________________________________

13

Why did you answer that way? Any thoughts? You can talk about anything here, and on the back... ___________________________________________

That wasn’t so bad. One more thing... take some time to contribute to the chalk wall outside to get in on the conversation about this place.

I’m looking forward to reading the dialogue and learning about your good ideas!

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THANK YOU THANK YOU!

RESULTS: questions 01 + 03

TOTAL CUSTOMERS SURVEYED 20s

30s

[BY AGE + GENDER]

40s

The total customers surved is indicated in the table above. A general split in [WHITE/BLACK] genders is indicated by this sample with most participants between 20 and 20s 30s 40s 49 years of age.

50s

60s

50s

60s

50s

60s

CUSTOMER RACE

CUSTOMER ATTITUDES Refab influences attitudes about the neighborhood [unchanged attitude] about the neighborhood since Refab [slightly more positive] about the neighborhood since Refab [much more positive] about the neighborhood since Refab 20s

84

30s

40s

TOTAL CUSTOMERS SURVEYED 20s

30s

[BY AGE + GENDER]

40s

50s

60s

50s

60s

50s

60s

RESULTS: question 02

CUSTOMER RACE 20s

[WHITE/BLACK]

30s

40s

CUSTOMER ATTITUDES

Although the north Bevo Mill neighborhood boasts high rates of ethnic diversity, the participants in this study represent only two groups, white Refab influences attitudes about the neighborhood and black. This isattitude] critical to understand if, moving forward, Refab andRefab the [unchanged about the neighborhood since [slightly about neighborhood since Refab Bingham sitemore intendpositive] to engage the localthe community with programming [much more positive] Refab and opportunity.

This showsabout a needthe forneighborhood Refab to attract since more local 20s 30s 40s neighbors.

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RESULTS: quesiton 04, where Refab customers are travelling from

St. Louis, MO

site

1 customer 2 customers 3-4 customers

100 miles

Illinois

This map shows that most of Refab customers travel from outside the city to shop at the warehouse on the weekends. Some customers travelled about 100 miles to shop at Refab. This confirms assumptions made by the executive director, Eric Shwarz. The demographic data harvested from other questions suggests the customers are not representative of the local commuity. This data confirms that the customers are not actually from the neighborhood.

RESULTS: question 05

SHOPPING FREQUENCY [0] visits in last six months, first time!

[1 to 2] visits in last six months [3 to 5] visits in last six months [6 or more] visits in last six months 20s

30s

40s

50s

60s

50s

60s

This diagram highlights customer shopping patterns in the last six months.

A scattering of return customers is represented in each age group and both genders. Although 20 somethings are not the most copious of survey participants, they do reveal a higher rate of return visits. With so many first time visitors, it can be assumed that Refab is still establishing itself as a local salvage material supply outlet.

CUSTOMER SAFETY

[do not feel safe] walking in the neighborhood at night [feel somewhat safe] walking in the neighborhood at night [feel safe] walking in the neighborhood at night 20s

30s

40s

*three participants did not answer this question

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RESULTS: question 06

FEELING WELCOME [no. I don’t feel welcome] [I feel somewhat welcome] [yes. Totally welcome!]

20s

30s

40s

50s

60s

All survey participants report feeling welcome during their visit at Refab.

This is a benchmark that the organization can continue to maintain as the operation grows and develops over time.

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RESULTS: question 07

CUSTOMER SAFETY [do not feel safe] walking in the neighborhood at night [feel somewhat safe] walking in the neighborhood at night [feel safe] walking in the neighborhood at night 20s

30s

40s

50s

*three participants did not answer this question

Sense of safety is a critical indicator for quality of life that can be clearly tied to the built environment. In this study, more than three quarters of the survey participants either feel somewhat safe or do not feel safe walking in the north Bevo Mill neighborhood at night. Generally, young people in their 20s or 30s feel less safe than the rest of the survey sample. This metric can be improved over time as design standards and site design strategies are implemented in the area.

90

60s

RESULTS: question 08

SHOPPING TIME DURATION [less than 15 minutes] [15 to 30 minutes] [30 minutes to an hour] [over an hour] 20s

30s

40s

50s

60s

50s

60s

Most customers visiting the Bingham site are dedicating their travels to Refab since there are no other activities or programs on the site.

This shopping time duration study shows that 89 percent of customers spend between 15 minutes and one hour at the Bingham site. This is critical to note in terms of “social absorbancy.” A successful public place is measured in one way by how much social activation the site can attract and sustain throughout the day. The Bingham site has an opportunity to embrace strategies to improve “social abosorbancy” through built environment programming [vehicle, no carpool] and events. See the “Orientation” section for more information the concept of social absorbancy. [vehicle, with about carpool]

TRANSPORTATION METHODS [public transit] 20s

30s

40s

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RESULTS: question 09

NEXT STOP [home] [to work] [to shop] [to eat] [other] 20s

30s

40s

50s

60s

50s

60s

This diagram shows where customers are going after they leave Refab. This survey result provides some insight about what types of programs might be suitable in order to foster more “social absorbancy.� For example, additional shopping and eating opportunities [no] friends made at Refab would have encouraged customers to stay on of] the site longer. [sort made friends made at Refab

SOCIAL CAPITAL

[yes] made friends made at Refab 20s

5 friends

92

30s

40s

1 friend

1 friend

2 friends

2 friends

RESULTS: question 10

TRANSPORTATION METHODS [vehicle, no carpool] [vehicle, with carpool] [public transit] 20s

30s

40s

50s

60s

This diagram shows how people are travelling to the Bingham site to shop at Refab. The results show almost all participants are travelling by personal vehicle. The results can indicate poor walkability, poor bikeability, poor public transit, or a high incidence of remote customers. Another logical consideration is that customers are prepared to buy bulky building materials that require hauling in a motor vehicle.

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[other] 20s

30s

40s

50s

60s

50s

60s

RESULTS: question 11

SOCIAL CAPITAL [no] friends made at Refab [sort of] made friends made at Refab [yes] made friends made at Refab 20s

5 friends

30s

40s

1 friend

1 friend

Social capital is a critical element to a healthy community. Public places and gathering places within the community system are nodes where these networks are forged. This diagram shows how Refab supports local community networks by providing a venue for connection. About 20 percent of the surveyed customers reported making new friends at the site. These people indicated connecting with up to five people during their visit. The diagram above illustrates the growing network that emerges from these new friendships.

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2 friends

2 friends

CUSTOMER RACE 20s

[WHITE/BLACK]

30s

40s

50s

60s

50s

60s

RESULTS: quesion 12

CUSTOMER ATTITUDES Refab influences attitudes about the neighborhood [unchanged attitude] about the neighborhood since Refab [slightly more positive] about the neighborhood since Refab [much more positive] about the neighborhood since Refab 20s

30s

40s

About 70 percent of survey participants report improved attitudes about the surrounding neighborhood (since Refab has opened in 2012).

This data suggests that expanded Refab programming and other complementary programming has the potential to further improve attitudes about the place.

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CHALK WA L L

[Methodology] The chalk wall data collection was inspired by Candy Chang’s “Before I die...” walls. Her walls offer a way for people to contribute on their own time, while also generating a public conversation. In an effort to collect data for the Bingham site, the prompt is changed to “I wish this place...” The responses are expected to be categorized as activity, built environment, or feelings.

Examples include “woodshop classes” for activity, “had a fountain” for built environment, and “felt like home” as a response for feelings.

[Location] The wall was posted at 4153 Bingham Avenue, St. Louis, Missouri at the entrance to the Refab salvaged materials yard.

[Data collection dates] 08/17/2014 - 08/29/2014 [Data collection method] Photography was a means to preserve images of the wall at different moments. The responses could be analysed at a later time.

[Chalk wall referee] Vulgar wall responses were removed as needed. The appropriate responses were left to continue the conversation.

[Weathering] Rain events would not wash chalk responses off the wall completely.

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“With more ways to share in public space, the people around us can not only help us make better places, they can help us become our best selves.”

-Chang 15

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CHALK WALL: feedback responses

I W I SH TH IS P L AC E ... [ 0 1 as t h et i c ] OK OK OK OK

[02 activity]

[ 03 built]

_was more pretty

OK

_had more workers

_had more flowers

OK

_had more parties

_was a 7-11*

_didn’t look like a meth lab

OK

_had more customers

_was a 7-11

_didn’t look like a serial

OK

_had lunch

_was a 7-11 here

killer’s place

OK

_had some drinks

OK

_didn’t look like sh*t

OK

_had less trash

OK

_had a new roof

_7-11 here OK

_had better lighting _was a 7-11 _was a 7-11

OK

_ice cream store

OK

_have more stores _wish it was a 7-11 _7-11

OK

_ice cream store

OK

_garden park

OK

_skate park

OK

_was a forest _drug store

13 .6 4 % KEY: OK

indicates the concept from the chalk wall is suitable to carry forward into the site program

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11.36%

OK

_football court

OK

_pet shop

OK

_basketball court

47.73 % * 7-11 surfaced a number of times as a OK recommended site development. Since this research values local business, the concept of convenience store will carry forward in the district program development.

[0 4 f eelin g s ]

[05 unre la te d]

[ 06 ina ppropria te]

_had others support

_filled with Hello Kitty

_vulgar comment

_didn’t suck

_had more chalk

_vulgar comment

_had respect for women

_was where Batman lived

_was a strip club for women _vulgar comment _vulgar comment _vulgar comment

6.8 2 %

6.82%

13.64%

CHECK THE SITE PROGRAM in ‘ framew ork ’

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CHALK WALL: feedback narrative [Aesthetic feedback] Aesthetic feedback was a major intention from the chalk wall data collection. The site has significant opportunities to be a more attractive community place. This data will support placemaking at the Bingham site.

This category of feedback can be further anayzed as either positive or negative. Two of the answers offered a positive response to indicate aesthetic feedback. The others responded in a negative way. They wish the appearance of the site was something other than its current condition.

These responses were comments such as “I wish this place... had less trash.”

The design move from this category of data is to integrate placemaking strategies. The case studies and Artscape in Toronto provide a good grounding for this approach.

[Activity feedback] Inviting community members to provide suggestions about activity types was another intention of the chalk wall. This is a productive category for feedback because the the responses were not negative and clear enough to include in the site and district program.

The main conclusion from these responses is that the site needs to add programming. More programming will improve social absorbancy on the site. Social absorbancy is the capacity for a site to attract and hold activity.

See the literature review in the “Orientation” section for more information about this concept. In order to have more demand for a workforce and customers, the site needs to be activated and programmed to give people more reasons to go there and stay there longer. One way to achieve this is to program some of the other suggestions such as eating, drinking, and celebrating.

[Built feedback] This category of feedback received the most responses, about half of the

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total responses. This feedback can directly be applied to program writing with suggestions like an ice cream shop and a new roof.

In this category, a number of responses requested a 7-11 convenience store. When considering the site context, the fractured pedestrian network provides limited walkable access to the nearby gas station and drug store. This particular request can be satisfied through improved pedestrian infrastructure rather than introducing a corporate convenience store on the site. See the “Site Study” section for more information about walkability barriers.

[Feelings feedback] Originally, when the prompt “I wish this place...” was crafted, the anticipated feedback was relating to aesthetic, built, and feelings.

Narrative image featuring feedback from the wish wall on a site photo

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This category received some traction with compelling insights. One response was negative and the other two were positive. In particular, one contribution indicated the place needed more support from others. This can be satisfied through integrating into the local community and forging new partnerships. As a design project, the place and the organization will attract more support as the site conditions are improved.

[Inappropriate and unrelated feedback] The other categories of responses will not be used in site design decisions.

The unrelated responses were typically humorous and playful while the inappropriate responses were mostly vulgar.

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Narrative image featuring feedback from the wish wall on a site photo

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MAPPING MAPPING: zoning The zoning patterns in St. Louis are typical of urban areas. There are industrial spines along the eastern edge with riverfront access as well as throughout the city following railroad infrastructure. The downtown area has the most commercial and residential density.

St. Louis zoning data reveals the majority of the north Bevo district is zoned industrial. In order to faciliate a layered, diverse programming approach, a new zoning district must be introduced to the city’s strategy. In Philadelphia, industrial districts are subdivided by types including industrial mixed-use commercial and industrial residential. This zoning approach is ideal for adaptive reuse projects similar to Bingham (“Countdown to the Code: IRMX�).

The zoning map reveals the second largest area within the district is streets and easements. Streets and easments are not typically considered to be large landuse areas on the neighborhood scale but this map suggests otherwise. This finding indicates an opportunity to consider the streets as an opportunity for public space and additional programming. Liveable streets is a best practice for quality of life design guidelines.

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Legend parks

ZONING1

LEGEND:

Single-family single family Two-family two family Multiple-family1 multiple, low

denstiy density Multiple-family3 multiple, high density Neighborhood commercial neigh commercial Local + office localcommercial commercial Area + office areacommercial commercial Central business central business Industrial industrial Unrestricted unrestricted Jefferson parks Memorial Multiple-family2 multiple, med

X

In the district indicated, almost 20 acres is zoned industrial. The easment corridors account for about 7 acres of this district.

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INDICATOR: mobility This map indicates the areas in St. Louis with low or no car ownership households. The car ownership data is divided in five categories by standard deviation. The lighter areas have high percentage of car ownership.

This map only makes sense in the context of a walkability/bikeability/ transit score map. The highest walkscore, bike score, and transit score is 100. According the walkscore.com, the district has average to low scores in all three areas.

Getting around easily and affordably is critical to quality of life. Part of the reason for the mid-range score is because the area around the district is mostly industrial, auto-related, or residential. A small grocery or convenience store could enhance this score. Another contributing factor to the scores is infrastructure. See the “Site Study� section to learn about the many dead end roads and fragmented sidewalk infrastructure in this area due to the train track overpasses.

The transit score potentially could increase with the addition of a proposed rail transit route through the area.

Car ownership is not necessarily a critical measurement to increase in the area. However, this data provides insight about the quality of the built environment and the infrastructure.

65 - WA L KSCOR E 48 - BIKE SCORE 42 - TRA NSIT SCOR E

Figure 02.24_ walkscore map of St. Louis (St. Louis Walk Score)

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Legend BND_Nhd88_cw

LEGEND: PCT_HHzerocar

very highDev. car ownership (96.3% +) < -1.5 Std.

high (84.5 96.3%) -1.5 - -0.50 Std.- Dev. -0.50 - 0.50 Std. Dev. average (70.7 - 84.5%) 0.50 - 1.5average Std. Dev. below

(57.9% - 70.7%) 57.9%)

1.5 - 2.4 Std.(below Dev. very low

In the district indicated, 15 to 25 percent of people do not have a personal vehicle.

w

r

ev.

td. Dev.

Std. Dev.

. Dev. Dev.

0

0.5

1

Miles 2

0

250

Feet 500

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INDICATOR: education levels Education attainment is correlated with employment opportunity and work fulfilment. The neighborhoods with the highest levels of bachelor degree attainment or higher are reporting upwards of 50 percent. The neighborhoods are divided into five classifications by standard deviation.

The lowest levels of education are the lighter areas.

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Legend BND_Nhd88_cw LEGEND [education level]: pct_bachormore < -0.50 Std.rates Dev. (0 - 8.1%) very low -0.50 rates - 0.50 Std. low (8.1Dev. - 18.1%) 0.50 - 1.5 Std. Dev.- 29.8%) average (18.1 1.5 - 2.5 Std. Dev. high rates (29.8 - 48.2%) > 2.5 Std. very highDev. rates (48.2 - 81.9%)

In the district indicated, less than 18 percent of people have a bachelor degree or higher.

cw

ore

d. Dev.

0 Std. Dev.

Std. Dev.

d. Dev.

Dev.

0

0.5

1

Miles 2

0

250

Feet 500

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INDICATOR: poverty This map indicates the areas in St. Louis with high incidence of poverty in dark colors. The census tracts are divided into six classifications by standard deviation. Impoverished communities are often the most in need of infrastructure investments that will improve mobility, opportunity, and quality of place.

Interestingly, the census tracts in this area show a variety of poverty levels.

The tract on the west side of the North Bevo district has more than average poverty, while adjacent to the west is a tract with low poverty.

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Legend tracts_stl2010 LEGEND: PCTPOOR

very poverty (below 5.1%) < -1.5 low Std. Dev. - 19.1%) less -than average (19.1 - 33.0%) -0.50 0.50 Std. Dev. 0.50 - 1.5 Std. Dev. more than average (33.0 - 46.9%) 1.5 - 2.5 Std. Dev. (46.9 - 60.8%) high poverty > 2.5 Std. Dev. very high poverty (over 60.8% ) low- poverty (5.1 -1.5 -0.50 Std. Dev.

In the district indicated, 19 to 47 percent of people live in poverty.

.

Dev.

. Dev.

Dev.

ev.

0

0.5

1

Miles 2

0

250

Feet 500

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MAPPING: english speaking households This map indicates the neighborhoods in St. Louis with households that speak little or no English. The map shows four adjacent neighborhoods with the highest rates of people who do not speak English well or at all.

Although the rates are not a particularly high percentage, the mapping reveals a total of about 3,000 people in these four neighborhoods who speak little to no English.

The neighborhood data is divided into four categories by standard deviation. Interestingly, there is not a neighborhood in St. Louis that meets the criteria for the third category of medium high. This indicates that people with low or no English skills cluster together in only four neighborhoods in the southern part of the city. The remaining neighborhoods have very high English language skills.

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Legend BND_Nhd88_cw LEGEND [people who do not speak

english well or at all]: ENG_poorcomb

low (less than 0.4%) < 0.50rates Std. Dev. 1.3%) 1.5 - 2.5 Std.high Dev. (1.3 - 3.4%) medium > 2.5 Std. high (3.4Dev. - 9.4%) 0.50 - 1.5 Std. Dev.medium (0.4

w

In the district indicated, 6 to 10 percent of people do not speak english well or at all.

b

Dev.

. Dev. Dev.

ev.

0

0.5

1

Miles 2

0

250

Feet 500

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MAPPING: racial diversity The race map shows dots to represent St. Louis city residentsâ&#x20AC;&#x2122; race by color coding. The dots are not exact placement within households. Instead, the dots are randomly placed within their respective census tracts, of which the boundaries are not indicated.

Diversity is a recurring theme for social sustainability in the urban environment. The city of St. Louis has a very clear north and south division.

This clear delineation represents a density of black residents in the north and white residents in the south. However, this map shows the ethnic diversity that exists in and around the north Bevo Mill district. This area has a balance of races that does not exist anywhere else in the city.

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LEGEND: asian black hispanic other + multiracial white

This district and the area around this district represents the most racially diverse area in the city of St. Louis and the metropolitan region.

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INDICATOR: access to parks and open space This map shows the St. Louis parks system and the residential areas with the best access indicated in the darker color. Of the over 100,000 residential parcels in St. Louis, 44 percent of them are outside a walkable distance (0.25 miles) to the parks. The 0.25 mile radius represents a 10 minute walking distance.

This shows an opportunity to include open greenspace within the district to offset some of the greenspace deficit that North Bevo residents are experiencing.

This mapping exercise does not take into consideration poor pedestrian infrastructure or other barriers but it shows generally the proximity of parks to households.

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LEGEND [residential parcels with 0.25 miles Legend park access]: parks parks parcels with low access grnspdef_res02 STLresidential parcels with best access

In the district indicated, there is low access to parks and greenspace for the residential parcels to the south and to the west.

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CONCLUSIONS: data harvest bounty This section discussed the data collection methods and the results. The Refab customer survey, public chalk wall, and mapping city data all provide insights about the North Bevo district and the Bingham site.

The Refab customer survey revealed that the organization has an opportunity to be inclusive of the local community. Most of the customers were not from the neighborhood and they were not representative of the diversity in the area. The survey provided insights about attitudes about Refab and feelings of safety. Moving forward, additional programming and activities on the site will provide an exciting destination. This supports the research from the literature review about social absorbancy, when a site has the capacity to attract and hold activity. By adding more places to shop, eat, and recreate, the site will increase the social absorbancy and the possibiliy for increased social capital. See the “Framework” section for details about the site program and the “Site Future” section for information about potential event calendars.

The public chalk wall was a really successful way to generate feedback about the site in a public and participatory way. The chalk wall clarified the attitudes participants have about the site in addition to contributing to programming ideas. The chalk wall supports findings from the “Site Study” section about local food and grocery options. The concept of a convenience store was very popular. In addition, participants generally requested a more attractive venue and amenity.

Finally, mapping city data further grounds the project. The data confirms the ethnic diversity and language diversity in the area. Poverty and education can be addressed with efficient design and planning strategies. When school drop out rates decrease and higher education is pursued, upward mobility is supported in the district. The Bingham site already offers skills training internships at Refab. This organizational mission can be offered in other programs on the site as well. The “Framework” and “Site Future” section provides more details about this mission. Low car ownership seems

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to be correlated with low education levels and poverty in this area. Car ownership levels are not considered an issue when moving forward with site design, although very revealing about the local mobility condition.

Instead, as pedestrian, bicycle, and transit infrastructure improves in the district, car ownership levels can remain constant while quality of life increases.

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FRAMEWORK _goals

_quality of life indicators

_program

FRAMEWORK INTRODUCTION This section provides a foundation for the site design through development of project goals, a quality of life indicator genome, and site program.

The project goals are developed through analyzing a series of precedents.

The district goals and design goals work together to capture the vision for the district and the Bingham site development and design.

The quality of life indicator library is a series of metrics that, when captured together, can evaluate the quality of life in the North Bevo district. Further, the indicators can provide more detailed insights about progress toward district goals and the impacts of design. The quality of life framework concludes with place based diagrams illustrating the built environment elements and conditions that foster district goals.

Finally, this section will propose a program plan for indoor programming, outdoor programming, and infrastructure needs. The program plan supports district goals while being supported by research.

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GOA LS DISTRICT GOALS District goals are comprehensive goals for the north Bevo Mill neighborhood, not limited to built environment interventions. These goals capture the hope and potential within the community. The goals address six targeted categories: community and connection, wellness and safety, culture and place, environment and resources, education and skills, and economy and prosperity. The goals function as adaptable targets that are broad enough to be inclusive of diverse intentions, flexible enough to change over time, and focused enough to clearly communicate with a variety of stakeholders.

In the following sections, design goals and community indicators will be introduced into this framework.

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COMMUNITY + CONNECTION: be friendly [goal] Improve the sense of community and increase the complexity of local social networks.

In a community striving for improved quality of life, residents report friendships between neighbors, they trust one another, and are willing to work together to make the community a better place. In terms of the built environment, this outcome is supported by public space infrastructure and inclusive events that foster connections between diverse people.

WELLNESS + SAFETY: be well [goal] Improve the individual and community wellness and public safety.

Wellness and safety are critical components to the quality of life dialogue.

Wellness is achieved at the district scale through healthy eating, engaging in physical activity, fostering quality family relationships, and opportunities for expression. A safe place and places that feel safe enhance the livability and quality of life in communities. Neighborhoods can support health and wellness as well as public safety with a combination of infrastructure and programming.

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CULTURE + PLACE: be dazzled [goal] Support and enhance the existing local cultural identity and a sense of place.

Cultural expression and sense of place surfaces as critical to a high level of quality of life. A community with strong culture has a clear identity.

Nodes within community with strong sense of place further supports a culture mandate. A level of culture can be achieved through strategic planning efforts to retain existing artists and attract additional artists to the district, and encourage local events and celebrations. The restoration and activation of the historic built fabric within the district also supports local cultural identity.

ENVIRONMENT + RESOURCES: be green [goal] Increase the districtâ&#x20AC;&#x2122;s land capacity for natural ecological cycles and reduce resource consumption while fostering stewardship among the residents.

The quality of environment within the context of the community has the potential to influence the quality of life of the residents. Green infrastructure and resource conservation contributes to enhanced livability with improved air and water quality, reduced heat island effect, increased valuable shade, and improving aesthetic appearance. Resource conservation strategies, such as adaptive reuse and salvage material reuse, respect local vernacular architecture and, thus, fosters a sense of stewardship and connection.

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EDUCATION + SKILLS: be smart [goal] Increase access to and completion of quality education and skill development programs for all residents of the district.

Educational attainment is an indicator for quality of life. People with higher degrees experience more employment opportunities, higher incomes, and increased employment mobility. Ensure access to education and skills development at all stages of life and for a diverse community.

ECONOMY + PROSPERITY: be prosperous [goal] Support and enhance a local and diverse economy.

Local economies with small business keep wealth in the communities longer, thus improving prosperity and economic resilience within the community. The opportunity for local economic prosperity has the potential to improve the quality of life for the residents.

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PRECEDENTS: indices, rating systems, research The categories of district goals are developed after referencing forwardthinking indexes that measure happiness and quality of life in addition to other related research such as Candy Chang chalk wall results.

The precedents and matrix on the following pages show how quality of life rating systems and wellness research have categories identical or similar to the district goal categories for this project. In some cases, other categories do not align with the goals established here because of slightly different intentions. Overall, this illustrates that the district goals are suitable for this project and are aligned with many existing systems.

The following is an overview of the consulted research for the development of the district goals.

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Factors that influence happiness The Sustainable Development Commission

“A consistently-stated rationale for governments to invest in the measurement of wellbeing is that policymakers want to balance economic and material growth with the preservation of intangibles - the more nuanced things we value. According to a poll conducted by the BBC, our family, friends, and neighbors - followed by matters of health - make up nearly three-quarters of the factors that influence our happiness” (Warner and Kern 12-13).

Bhtan Gross National Happiness Index Centre for Bhutan Studies + GNH Research

“The essence of philosophy of Gross National Happiness is the peace and happiness of our people and the security and sovereignty of the nation” (Gross National Happiness).

Canadian Index of Wellbeing University of Waterloo, ON

The vision of the Canadian Index of Wellbeing is “to enable all Canadians to share in the highest wellbeing status by identifying, developing and publicizing statistical measures that offer clear, valid and regular reporting on progress toward wellbeing goals and outcomes Canadians seek as a nation” (“Vision, Mission, Goals and Objectives”).

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Greater New Haven Community Index Datahaven in New Haven, CT

“Greater new Haven Community Index... is a unified assessment of wellbeing and quality of life in Greater New Haven and its neighborhoods. It illustrates the opportunities and challenges that face the metropolitan area where we live, work, and play.” (“Greater New Haven Community Index”).

Gross National Happiness USA gnhusa.org

“Gross National Happiness is based on the premise that the calculation of ‘wealth’ should consider other aspects besides economic development: the preservation of the environment and the quality of life of the people.

The goal of a society should be the integration of material development with psychological, cultural, and spiritual aspects - all in harmony with the Earth” (“What is GNH?”).

EcoDistricts ecodistricts.org

“EcoDistricts is defining and promoting a new model of urban regeneration; an approach rooted in authentic collaboration that honors and respects a community’s collective wisdom and demonstrably improves the environmental, economic and social well being of the Neighborhood and City” (EcoDistricts).

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UK National ONS Wellbeing Index Office of National Statistics, UK

The Office for National Statistics “...is developing new measures of national well-being. The aim is to provide a fuller picture of how society is doing by supplementing existing economic, social, and environmental measures.” (“Measuring National Well-being”).

Quality of Life Progress Report Jacksonville Community Council

“...Community Indicators provide an opportunity for community reflection and understanding... These reports are not just designed to help us learn about the community. From their inception, the purpose has been to ‘monitor and help improve those elements of Jacksonville which affect the quality of life.’” (“JCCI Jacksonville Community Council, Inc”).

“Before I die...” walls Candy Chang

“Before I die...” walls are participatory art in public space. See “Data Harvest” section for more information about this concept. Responses from over 40 countries were analysed to discover the most important themes from the walls. Although this is not a wellbeing or happiness index, the resulting categories provide insights of what is most important to people around the world (Chang).

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GOALS MATRIX: reference typical categories

community + connection

health + safety

culture + place

Factors that influence happiness

relationships

health

nice place to live

Bhtan Gross National Happiness Index

community vitality

health + wellbeing

cultural diversity

Canadian Index of Wellbeing

relationships

health + safety

cultural diversity

Greater New Haven Community Index

civic vitality

health + safety

culture

community vitality

psychological + physical wellbeing

culture

health + wellbeing

community identity

The Sustainable Development Commission

Centre for Bhutan Studies + GNH Research

University of Waterloo, ON

Datahaven in New Haven, CT

Gross National Happiness USA gnhusa.org

EcoDistricts ecodistricts.org

UK National ONS Wellbeing Index

relationships

health

culture + society

Quality of Life Progress Report

social wellbeing

health + safety

arts + culture + recreation

relationships

wellbeing

Office of National Statistics, UK

Jacksonville Community Council

â&#x20AC;&#x153;Before I die...â&#x20AC;? walls Candy Chang

environment + resources

ecological diversity

education + skills

economy + prosperity

additional categories

work fulfillment + money/financial

other

education

good governance + time use

education

future security

environment

education

environment

education

habitat + resources

environment

education + skills

environment

educational excellence

economy

housing

good governance + time use

equitable development

access + mobility

economy

good governance

responsive governance + mobility work fulfillment + wealth

religion + other

DESIGN GOALS: what design can achieve As stated earilier, the district goals are broad and flexible goals for the North Bevo district. Strategies to address the district goals include policy, program, and the built environment. This framework addresses the built environment strategies that support the district goals. They are listed here as the design goals.

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A_Provide a series of public spaces; include a diversity of scales for gathering spaces and event spaces for the diverse people in the North Bevo district.

B_Provide a series of accessible greenspaces within the district.

C_Provide a built environment with infrastructure to support accessible connectivity and physical activity opportunities with walkable and bikeable facilities throughout the district.

D_Establish a built environment that is safe and feels safe for community members.

E_Provide a built environment that showcases community identity and local culture.

F_Provide a built environment with visible and accessible productive landscapes including community gardens, bioretention areas, and salvaged material resources.

G_Provide a built environment where heritage structures are showcased and celebrated through preservation, restoration, and adaptive reuse.

H_Provide infrastructure to connect to existing public education facilities and public space information nodes throughout the district.

I_Provide the infrastructure to support economic prosperity for local business and opportunities for new ventures.

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QUALI T Y O F L I F E INDICATORS

The following quality of life indicators is a library derived from the research found in the literature review. Some indicators are directly taken from established indicators while others are added or customized to support the intentions of the project. For example, some of the food access and nutrition literacy indicators found in the human health category are from the Five Boroughs Farm metrics project while the indicators related to adaptive reuse were created specifically for this inquiry. (See the literature review in the “Orientation” section for more about Five Boroughs Farm.)

Taking this approach of blending existing indicators with place-based indicators, make this a genuine effort to measure and evaluate success based on the built environment priorities within the North Bevo district.

Note that if given additional resources and time, the indicators here would be developed in partnership with local community members and stakeholders. Despite that limitation, this library of indicators provides a starting point worth adapting in the future. There is an opportunity to expand indicators relating to universal accessibility and the diverse cultural groups in the area. As mentioned, more robust contact with the community members will generate a more accurate library to evaluate the quality of life in the North Bevo district.

Some indicators reference satisfaction levels and attitudes. Those indicators are measured using the community survey tool found at the end of the library.

Benchmarks established by consulting city-data.com (“St. Louis, Missouri profile”) and neighborhoodscout. com (“MO Real Estate Information”) in addition to census data and the Refab customer survey from the “Data Harvest” section. Note that some data has been estimated due to limited data availability.

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ACCESS INDICATORS: evidence to measure design indicators

benchmark

desired trend

data source

1

Number of public internet access nodes in the district

up

geographic analysis

2

Number of libraries and information nodes within the district

up

geographic analysis

3

Number of small/local businesses in the district with a bike rack

0

up

geographic analysis

4

Number of bike rack nodes in the district

0

up

geographic analysis

5

Number (and percentage) of district residential units within 0.25 miles of public greenspace

up

geographic analysis

6

Percentage of residents considering greenspace to be accessible in their community (see community survey for question)

up

resident/visitor survey

7

Number (and percentage) of district businesses within 0.25 miles of public greenspace

up

geographic analysis

8

Number of community (public) places connected to the bike and pedestrian network in the district

up

geographic analysis

9

Linear distance of bike and pedestrian facilities in the district

up

geographic analysis

10

Percentage of residents who consider entertainment to be easily accessible in the district (see community survey for question)

up

resident/visitor survey

11

Percentage of residents without vehicle ownership

NA

public data

12

Percentage of non vehicle owning residents who consider themselves to be mobile (see community survey for question)

up

resident/visitor survey

pedestrian: 14,306 ft bike: 5,060 ft

15 - 25 %

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ART, CULTURE, HERITAGE, IDENTITY INDICATORS: evidence to measure design indicators

benchmark

desired trend

data source

13

Number of arts and culture events in the district in the past year

up

organizational data

14

Percentage of residents satisďŹ ed with the district art and culture events (see community survey for question)

up

resident/visitor survey

15

Percentage of district residents considering the public art to contribute to a sense of identity (see community survey for question)

up

resident/visitor survey

16

Number of public art nodes located within the district

up

geographic analysis

17

Number of adaptive reuse heritage sites in the district

up

geographic analysis

18

Percentage of district residents satisďŹ ed with the district image (see community survey for question)

up

resident/visitor survey

19

Percentage of residents with a positive attitude about the local art in their community (see community survey for question)

up

resident/visitor survey

20

Number of artists exhibited work in the district in the past year

up

organizational data

21

Number of St. Louis based artists exhibiting work in the past year

up

organizational data

22

Number (percentage) of local business owners satisďŹ ed with the image of the district

up

resident/visitor survey

23

Number of heritage structures adapted for community use in the district

up

geographic analysis

24

Number of public art nodes located along the bike and pedestrian network

up

geographic analysis

25

Number of heritage structures protected from demolition in the district

up

organizational data

26

up

138

Percentage of residents who value local historic architecture (see community survey for question)

resident/visitor survey

27

Number of education nodes at district heritage sites

up

geographic

2

22

Number (percentage) of local business owners satisďŹ ed with the image of the district

up

resident/visitor survey

23

Number of heritage structures adapted for community use in the district

up

geographic analysis

24

Number of public art nodes located along the bike and pedestrian network

up

geographic analysis

25

Number of heritage structures protected from demolition in the district

up

organizational data

26

Percentage of residents who value local historic architecture (see community survey for question)

up

resident/visitor survey

27

Number of education nodes at district heritage sites

up

geographic analysis

2

DIVERSITY INDICATORS: evidence to measure design indicators

benchmark

desired trend

data source

28

number of places for elderly

up

geographic analysis

29

number of places for youth

up

geographic analysis

30

Percentage of residents in district satisďŹ ed with local events inclusive of age diversity (see community survey for question)

up

resident/visitor survey

31

number of places for youth and elderly connection

up

geographic analysis

32

Percentage of district residents who value ethnic diversity (see community survey for question)

up

resident/visitor survey

33

Number of training and development programs targeting ethnic populations in the district

up

organizational data

34

Number (and percentage) of district organizations and businesses that employ youth and elderly

up

organizational data

35

Number of racial groups representing at least 10 percent (or other) of district population

up

public data

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EDUCATION INDICATORS: evidence to measure design indicators

benchmark

desired trend

36

Percentage of district residents with bachelors degree or higher

13 to 18 %

up

public data

37

Number of education nodes along the bike and pedestrian network

up

geographic analysis

38

Number of education facilities connected to the bike and pedestrian network

up

geographic analysis

2

data source

HEALTHY ENVIRONMENT INDICATORS: evidence to measure design indicators 39

Number of educational signage about the local environment and resources

40

percentage of canopy cover in the district

41

Percentage of district residents who value public greenspace (see community survey for question)

42

Number of acres (and percentage of district) in the district dedicated to public greenspace

43

Number of acres of largest public greenspace in the district

44

Daily personal vehicle miles travelled

45

Number of green infrastructure projects sited in public space

46 140

47

benchmark

desired trend

data source

up

geographic analysis

up

geographic analysis

up

resident/visitor survey

0

up

geographic analysis

0

up

geographic analysis

up

resident/visitor survey

0

up

geographic analysis

Number of square feet (and percentage of total square feet) of green roof systems in the district

0

up

geographic analysis

Total square feet of surface stormwater infrastructure in the district

0

up

geographic analysis

19.3%

analysis 41

Percentage of district residents who value public greenspace (see community survey for question)

up

resident/visitor survey

42

Number of acres (and percentage of district) in the district dedicated to public greenspace

0

up

geographic analysis

43

Number of acres of largest public greenspace in the district

0

up

geographic analysis

44

Daily personal vehicle miles travelled

up

resident/visitor survey

45

Number of green infrastructure projects sited in public space

0

up

geographic analysis

46

Number of square feet (and percentage of total square feet) of green roof systems in the district

0

up

geographic analysis

47

Total square feet of surface stormwater infrastructure in the district

0

up

geographic analysis

48

Total number of green infrastructure projects sited in the district

0

up

geographic analysis

49

Total square feet of impermeable surface in the district

down

geographic analysis

50

Percentage of vegetation biomass planted with native species

up

geographic analysis

HUMAN HEALTH INDICATORS: evidence to measure design indicators

benchmark

desired trend

data source

51

Percentage of district residents who can prepare healthy meals with fresh produce (see community survey for question)

up

resident/visitor survey

52

Percentage of district residents reporting regular physical activity 3 or more times per week (see community survey for question)

up

resident/visitor survey

53

Percentage of residents satisďŹ ed with the availability of healthy food in the district (see community survey for question)

up

resident/visitor survey

54

Percentage of residents satisďŹ ed with the affordability of healthy food in the district (see community survey for question)

up

resident/visitor survey

55

Percentage of residents who consider it easy to access healthy food in the district (see community survey for question)

up

resident/visitor survey

56

Number (and percentage) of residential units within 0.25 miles of a health facility (including clinic or gym)

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up

geographic analysis

141

question) 52

Percentage of district residents reporting regular physical activity 3 or more times per week (see community survey for question)

up

resident/visitor survey

53

Percentage of residents satisďŹ ed with the availability of healthy food in the district (see community survey for question)

up

resident/visitor survey

54

Percentage of residents satisďŹ ed with the affordability of healthy food in the district (see community survey for question)

up

resident/visitor survey

55

Percentage of residents who consider it easy to access healthy food in the district (see community survey for question)

up

resident/visitor survey

56

Number (and percentage) of residential units within 0.25 miles of a health facility (including clinic or gym)

up

geographic analysis

57

Percentage of residents who have improved their healthy eating habits in the past year (see community survey for question)

up

resident/visitor survey

58

Number of pounds of food produced in the urban agriculture areas in the district last year

up

organizational data

59

Percentage of food production land in the district (# of sf of land that actually grows food/ # sf of land that potentially could grow food)

up

geographic analysis

LOCAL ECONOMY INDICATORS: evidence to measure design indicators

benchmark

desired trend

60

Unemployment rate in the district

61

Number of small or local businesses open for 3 or more years in the district

up

organizational data

62

Percentage of district residents employed at district businesses

up

public data

63

Percentage of district residents living in poverty

down

public data

142

down

data source

30 % 19 -- 40 47%

public data

PUBLIC SPACE AND ACTIVE STREETS INDICATORS: evidence to measure design indicators 64

Percentage of residents in the district with at least one â&#x20AC;&#x153;third placeâ&#x20AC;? in the district (see community survey for question)

65

Percentage of (commercial free) public spaces within the district (indoor and outdoor)

66

Percentage of (commercial free) public spaces within the district (outdoor only)

67

Linear miles of bike and pedestrian infrastructure in the district.

68

Number of small/local businesses in the district open after 10:00 pm in the district

69

Percentage of people considering urban agriculture to be an important part of public space in the district (see community survey for question)

benchmark

desired trend

data source

up

resident/visitor survey

21.7%

up

geographic analysis

21.7%

up

geographic analysis

up

geographic analysis

up

organizational data

up

resident/visitor survey

1

SAFETY INDICATORS: evidence to measure design indicators

benchmark

desired trend

65% (est.)

up

data source

70

Percentage of residents feeling safe walking in the district at night (see community survey for question)

resident/visitor survey

71

Number of drug related crimes committed in the district in the past year

72

Number of nonviolent crimes committed in the district in the past year

66.23 crimes per 1000 residents (property only)

73

Number of violent crimes committed in the district in the past year

15.95 B ing h am down data Re dux [fpublic ram e work] crimes per 1000

down

public data

down

public data

143

70

Percentage of residents feeling safe walking in the district at night (see community survey for question)

71

Number of drug related crimes committed in the district in the past year

72

Number of nonviolent crimes committed in the district in the past year

73

Number of violent crimes committed in the district in the past year

74

Percentage of public areas with pedestrian scale lighting

65% (est.)

up

resident/visitor survey

down

public data

66.23 crimes per 1000 residents (property only)

down

public data

15.95 crimes per 1000 residents

down

public data

up

geographic analysis

SOCIAL CAPITAL INDICATORS: evidence to measure design indicators

benchmark

desired trend

75

percentage of long term residents in the district (lived in the same unit for at least 3 years)

68.5% (est.)

up

public data

76

Number of people participating in maker workshops at Alligator studios

up

organizational data

77

Percentage of district residents with a high level of trust among their neighbors (see community survey for question)

up

resident/visitor survey

78

Percentage of residents who report the level of trust for their neighbors increasing since the Bingham property development (see community survey for question)

up

resident/visitor survey

79

Number of people participating in the community garden program last year

up

organizational data

80

Number of people participating in Refab programming last year

up

organizational data

81

Number of people participating in the community kitchen program last year

up

organizational data

82

Number of partnerships forged in the district between, schools, organizations, and businesses

up

organizational data

83

Do you know your neighbors? How many?

up

resident/visitor survey

84

Number of volunteer hours contributed to local organizations last year.

up

organizational data

144

data source

80

Number of people participating in Refab programming last year

up

organizational data

81

Number of people participating in the community kitchen program last year

up

organizational data

82

Number of partnerships forged in the district between, schools, organizations, and businesses

up

organizational data

83

Do you know your neighbors? How many?

up

resident/visitor survey

84

Number of volunteer hours contributed to local organizations last year.

up

organizational data

85

Percentage of district residents who identify with being a part of their community (see community survey for question)

up

resident/visitor survey

YOUTH DEVELOPMENT AND UPWARD MOBILITY INDICATORS: evidence to measure design indicators 86

Number of after school facilities engaged in youth development programs

87

Number of education facilities within the district

88

benchmark

desired trend

data source

up

organizational data

up

geographic analysis

Percentage of district residents satisďŹ ed with the youth after school and summer programs (see community survey for question)

up

resident/visitor survey

89

Percentage of district residents satisďŹ ed with local employment opportunities (see community survey for question)

up

resident/visitor survey

90

Number of youth in district completing job training and development programs in the past year

up

organizational data

91

Percentage of youth who dropped out of high school in the district in the past year

up

public data

92

Percentage of district residents considering it easy to access skills development programs in the district (see community survey for question)

up

resident/visitor survey

2

38% (in city of St. Louis)

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WE WANT TO KNOW...

Estimated survey time: 10 to 20 minutes

Hello! This is a community and Bingham Commons visitor survey. Feel free to not participate but it would be super if you did! It’s an anonymous survey so your identity will never be connected to your responses.

Here’s some contact information if you need more details: nicole.renee.r@gmail.com

BASIC INFO: Check the box OR fill in the blanks. You know the drill!

01

What is your age range? under 20? in your 20s? in your 30s? in your 40s? in your 50s? in your 60s? in your 70s?

80+?

02

What is your race? Indicate all that apply. white black asian hispanic native american other________________

03

What is your gender?

04

What is your home zipcode?

male? female? transgender?

_______________________

HERE’S THE CORE OF THE SURVEY: Boxes and blanks again.

05

Do you consider public greenspace to be accessible in this community?

06

Yes. Very Accessible!

Somewhat accessible Not sure Somewhat inaccessible Very inaccessible

08

Are you satisfied with the arts and culture events in this neighborhood?

What is your attitude about the local art in this neighborhood?

09

146

What is your attitude about the ethnic diversity in this neighborhood?

I feel very positive!

I feel somewhat positive Not sure I feel somewhat negative I feel very negative

Do you agree that the local public art contributes to a sense of identity in this neighborhood?

12

What is your attitude about the local historic architecture in this neighborhood?

10

Do you agree that the local greenspace is a valuable part of this neighborhood?

Yes. Totally agree!

Somewhat agree Not sure Somewhat disagree Totally disagree

Do you feel satisfied with the district image?

Yes. Very satisfied!

Somewhat satisfied Not sure Somewhat dissatisfied Very dissatisfied

13

I feel very positive!

I feel somewhat positive Not sure I feel somewhat negative I feel very negative

15

If you do not own a personal vehicle, do you think it is easy for you to get around by walking, biking, carpooling, or using public transit?

Yes. Very easy!

Somewhat easy Not sure Somewhat difficult Very difficult

Yes. Totally agree!

Somewhat agree Not sure Somewhat disagree Totally disagree

I feel very positive!

I feel somewhat positive Not sure I feel somewhat negative I feel very negative

14

07

Yes. Very Accessible!

Somewhat accessible Not sure Somewhat inaccessible Very inaccessible

Yes. Very satisfied!

Somewhat satisfied Not sure Somewhat dissatisfied Very dissatisfied

11

Do you consider entertainment to be accessible in this community?

Do you agree that the local events are inclusive of all age groups in this neighborhood?

Yes. Totally agree!

Somewhat agree Not sure Somewhat disagree Totally disagree

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What is your confidence level about preparing healthy meals with fresh produce?

I feel very confident!

I feel somewhat confident Not sure I feel somewhat unconfident I feel very unconfident

you satisfied with the 17 Are availability of healthy food in this neighborhood?

Yes. Very satisfied!

Somewhat satisfied Not sure Somewhat dissatisfied Very dissatisfied

your eating habits 20 Have changed in the past year?

Yes. I eat much healthier I eat somewhat healthier Same I eat somewhat unhealthier I eat much unhealthier

you -or- do you feel safe 23 Would walking in this neighborhood at night?

Yes. Totally safe!

I feel somewhat safe.

No, I don’t feel safe.

agree that you are a part 26 Doof thisyoucommunity?

Yes. Totally agree!

Somewhat agree Not sure Somewhat disagree Totally disagree

you satisfied with the 18 Are affordability of healthy food in this neighborhood?

Yes. Very satisfied!

Somewhat satisfied Not sure Somewhat dissatisfied Very dissatisfied

“third place” is a place away 21 Afrom home or work where you feel very welcomed. Do you have a “third place” in this neighborhood?

Yes! How many?___________ Sort of.

None at all

much to you trust your 24 How neighbors in this community?

I totally trust them I trust them somewhat Not sure I distrust them somewhat I distrust them very much

you satisfied with the youth 27 Are after school programs offered in this neighborhood?

Yes. Very satisfied!

Somewhat satisfied Not sure Somewhat dissatisfied Very dissatisfied

you consider it easy to 19 Doaccess healthy food in this neighborhood?

Yes. Very easy!

Somewhat easy Not sure Somewhat difficult Very difficult

you consider urban 22 Doagriculture an important part of this neighborhood?

Yes. It is so important!

It is somewhat important Not sure It is somewhat unimportant It is totally unimportant

25 Do you know your neighbors?

Yes, by name!

How many?_____________ Sort of... I can recognize them.

None at all

you satisfied with the 28 Are employment opportunities in this neighborhood?

Yes. Very satisfied!

Somewhat satisfied Not sure Somewhat dissatisfied Very dissatisfied

you consider it easy to 29 Doaccess education and skills development programs in this neighborhood?

Yes. Very easy!

Somewhat easy Not sure Somewhat difficult Very difficult

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INDICATOR GENOME: a complex system The indicator genome illustrates the complexity that exists when evaluating the quality of life landscape. The connections and relationships are shown in the genome diagram within the context of the district goals, design goals, and the indicator library. This diagram fills a gap in existing indicator research. According to Colantonio and Dixon, “...a much more robust data-collection system [is needed] linking with indicators that tie in with a project’s goals and outcomes” (252). This genome addresses this opportunity. The right portion of the genome is the six broad district goals.

The color bars show the nine design goals of the district, repeated under each district goal. The genome captures the complexity of the indicator system because design goals are not limited to specific district goals, instead they can actually support multiple district goals. For example, one design goal is to establish a series of public spaces within the district. This one design goal supports multiple district goals including community and connection, culture and place, and economy and prosperity. So this part of the diagram has a heirarchy of goals from district goals to design goals.

The second part of this diagram is the left half. This is where nearly 100 of the community indicators are coded to reference the library listed in the previous section. These indicators are the evidence to evaluate the district goals and the design goals. For example, one indicator is percentage of district residences within 0.25 miles of a public greenspace. This indicator is evidence to support the design goal of providing accessible greenspaces within the district. In addition, this indicator also supports three district goals including: community and connection, culture and place, environment and resources.

The main objective of this indicator genome is to show the complexity of the relationships between district goals, design goals, and the indicators as evidence. This genome also illustrates that some of the indicators gain more traction in terms of providing evidence for multiple goals. This is indicator synergy. In addition, this indicator genome is “dissected” on the following pages. Each district goal has a collection of supporting indicators that

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when assessed together, measures the success of each goal. By utilizing this approach, designers and planners are less likely to improve a particular indicator and instead assess the broader goals set before the community.

In future phases, the genome dashboard can be expanded to not only include design goals, but also program goals and policy goals. Together, the genome dashboard is a framework to measure quality of life changes over time.

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GENOME DASHBOARD: community + connection This genome graphic shows the specific indicators that support the district goal for community and connection. Each indicator highlighted here supports the story about the district level â&#x20AC;&#x153;metaâ&#x20AC;? goals. For another layer of complexity, the indicators funnel through the design goals. This framework will prove useful in future evaluations to determine weak spots in the quality of the built environment or the gaps at the district level.

Taken together, the detailed indicator genomes provide the bones for a dashboard evaluation system to measure quality of life.

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GENOME DASHBOARD: wellness + safety This genome graphic shows the specific indicators that support the district goal for wellness and safety. Again, the indicators funnel through the design goals for a more robust summary of quality of life in the district. Notice how some indicators support more than one design goal within the district goal.

This suggests synergistic qualities of these particular indicators meaning the indicators are efficient by measuring in multiple categories. For example, indicator 40 is measuring the canopy cover in the district. Typically, canopy cover evaluates environmental health. The genome dashboard method does not limit the indicators to only category. In this case, canopy cover contributes to the wellness and safety goal because of the correlation with shaded streets and increased street activity, walkability, and informed surveillance. An active livable street will improve feelings of safety for residents in the district.

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GENOME DASHBOARD: culture + place In this genome, indicators supporting the district goal of culture and place are highlighted. The indicators funnel through the design goals to show the relationship that these indicators have to the built environment. Indicators in the categories of access, diversity, heritage, and youth development all contribute to establishing an identifiable culture in the district. Notice many of these indicators are also supporting other district goals. These indicators exhibit the most synergy, making them a good candidate for establishing priority indicators.

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GENOME DASHBOARD: environment + resources The environment and resources genome notably shows indicators funnelling through a limited number of built environment goals. This is reasonable because not all the design goals directly support district goals.

In this case, greenspace, walkability, production, heritage, and education surface as the most relevant design goals to achieve the district goal of healthy environment and resource conservation. The genome illustrates the most effective indicators to track this progress.

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GENOME DASHBOARD: education + skills This genome displays the indicators that provide evidence supporting the education system in the district. The education genome is a component to the genome dashboard, telling the story about education and skills development in the district as it relates to the built environment and quality of life. Similar to the environment and resources genome, the indicators in this genome support six of the nine design goals. Not all of the design goals are relevant to the district goal of increased education and skills development opportunities. Design goals of public space, walkability, community identity, heritage, and infrastructure for education and local economy are the best fit for supporting this district goal.

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GENOME DASHBOARD: economy + prosperity The economy genome tells the story about the local economy in the North Bevo district. In this genome, all the design goals are activated with support from various indicators. Most of the indicators supporting the district goal of local economy also support other district goals. Because the indicators here overlap with other district goals, this genome captures the complexity of using indicators as a tool to measure design performance and community quality of life. Indicators are never isolated to support only one goal category. This complexity approach captures the reality of the urban environment and its relationship to quality of life.

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QUALITY OF LIFE SYSTEM As noted earlier, in order for the genome system to work properly, the indicators need to be reviewed and selected by the community members based on their values, priorities, and cultural context. In addition, the community members must also contribute to selecting the way the indicators connect to design goals and district goals. In this method, the genome dashboard is a genuine effort to graphically display the complexity of place-based quality of life in the North Bevo district. Although a community review was not in the scope of this inquiry, the framework provides a foundation for building place-based quality of life evaluation systems in future projects.

The following pages further illustrate quality of life infrastructure and social landscape graphically at the larger neighborhood scale and the site scale.

First, the quality of life infrastructure diagram conceptually illustrates the spatial framework for integrating quality of life goals into design thinking for the Bevo Mill neighborhood and the Bingham site scale. This diagram summarizes the spatial capacities for territoriality and social absorbancy. As described in the literature review in the “Orientation” section, the concepts of territoriality and social absorbancy contribribute to a dynamic social landscape, as illustrated in the social landscape diagram. Territoriality, as definied by Thwaites, Mathers, and Simkins, results in place being: mine, yours, ours, or theirs. Spaces in the built environment commonly understood as “mine” or “ours” are the spaces where healthy community is forged.

Social absorbancy is the capacity of a site to attract and hold activity. A place in the public realm that is activated during all day parts is considered to have high social absorbancy and social capital. This conceptual diagram describes the type of landscape that underpins the quality of life narrative, illustrating the ideas of both territoriality and social absorbancy. See the literature review in the “Orientation” section for more details.

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QUALITY OF LIFE INFRASTRUCTURE: neighborhood and site scale

CONNECTED PUBLIC SPACE NETWORK

BIKE + PEDESTRIAN NETWORK EXPANDED TO RAILROAD EASEMENT LOCAL BREW PUB

GREENWAY GATEWAYS NEIGHBORHOOD GATEWAYS

CONNECT TO LOCAL SCHOOLS COMMUNITY SKATE PARK

LOCAL HEALTH SERVICES

ARCHITECTURAL HERITAGE

LOCAL BAKERY

SAFE AND WALKABLE STREETS

BOSNIAN BUSINESS DISTRICT

BOSNIAN BUSINESS DISTRICT

CULTURAL HERITAGE

CONNECT TO LOCAL SCHOOLS

CULTURAL HERITAGE

be friendly

INFRASTRUCTURE NEEDS _walkable and bikable community _access to a network of public spaces _community gardens

be well _walkable and bikable community _accessible health care faciltities _access to healthy food _community gardens _pedestrian lighting

PEDESTRIAN SCALE LIGHTING HEALTHY STREET TREE NETWORK FRIENDLY FACADES + PUBLIC TO PRIVATE TRANSITION AREA A GATEWAY ANNOUNCES THE ENTRANCE HERITAGE BUILDINGS

be dazzled _architectural heritage _public art _use of technology in the community _local landmarks _faith-based centers

be green _street trees _green infrastructure _greenspace network _greenways _community gardens _renewable energy production

FRIENDLY FACADES + PUBLIC TO PRIVATE TRANSITION AREA

be smart _connection to local schools _educational signage _architectural heritage

be prosperous _walkable and bikeable community _local small businesses _local economy _friendly facades

SOCIAL LANDSCAPE: neighborhood and site scale

EGEND: HOMES

mine

NEIGHBORHOOD NODES

mine + ours

Brew pub

ours

TERRITORIALITY WITH HIGH CAPACITY FOR SOCIAL ACTIVATION (THWAITES) *See literature review for more information.

mine

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Amar

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adolescent

Iâ&#x20AC;&#x2122;m learning about welding from Carl today at the Alligator studios.

I had a chat with Linh at the plaza while I was waiting for the film night to begin. Esther, Sally and I are planning a youth art exhibition at the gallery.

Esther + Sally starting out

We met the Fleischers while working in the community garden this morning. Carl is always a huge help when we are searching for the most obscure salvaged materials for the art exhitbition we are planning with Amar.

ours!

we are all going to the spit roast dinner

The Fleischers family

We love seeing Esther and Sally at the community garden on the weekends. Our little one enjoys the diversity of people here, especially when Linh has an exciting story to tell in the plaza.

Carl

Linh

I enjoy helping Esther and Sally find the most interesting materials from the salvage material warehouse. Amar has made so much progress with complex welding skills at the weekend workshops.

I met Amar today while waiting for the film night to start. Good kid.

The Fleischers also spent some time with me because thier child cannot get enough of my stories!

US veteran

retiree

SIT E P RO G R A M

The site program plan consists of three categories: infrastructure, indoor, and outdoor. Program elements populate each of these three categories.

The program elements have spatial requirements and a short description.

Further, the district goals supporting the program elements are indicated in the site program plan, as well as the supporting research. To conclude this section, a final site program plan for Bingham illustrates the general location of each program element. Some program elements found in the program categories are not listed in the final Bingham site program plan because they are located elsewhere in the district. See the â&#x20AC;&#x153;Site Futureâ&#x20AC;? section to learn about how these program elements fit in the context of the district.

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INFRASTRUCTURE: conveyance-related program ELEMENT

DESCRIPTION

streetscape stormwater basins

On street stormwater basins capture, store, filter, and infiltrate stormwater. This visible stormwater element reduces dependency on subsurface infrastructure as well as improving water quality and habitat.

pedestrian lighting

Pedestrian scale lighting offer a sense of safety and security after dusk. Having clear views of outdoor surroundings after dark reduces the incidence of crime by promoting informal surveillance as well as evening social, physical, and economic activity.

bike lanes/shared street

Bike lanes and sharrows on shared streets slow vehicular traffic and create a more inviting atmosphere in the pedestrian zone for activities like outdoor dining or walking or recreation.

sidewalks and paths

Accessible sidewalks and paths with safe crossings improve the multi-modal network in the district. This network contributes to a walkable district where places are easy to access.

solar panels

Visible renewable energies promote a culture of environmental stewardship that leads to cleaner air and water, as well as reducing energy costs.

street trees

Street trees provide many benefits including reduced heat island effect, increased property values, stormwater infiltration, cleaner air, and improved habitat. The summer shade increases the comfort for outdoor activities and multi-modal transportation.

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DISTRICT GOALS

SUPPORTIVE RESEARCH literature case study chalk wall

stakeholder survey mapping

literature case study chalk wall

stakeholder survey mapping

literature case study chalk wall

stakeholder survey mapping

literature case study chalk wall

stakeholder survey mapping

literature case study chalk wall

stakeholder survey mapping

literature case study chalk wall

stakeholder survey mapping

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INDOOR: residential, commercial, office, industrial ELEMENT + SPACE

DESCRIPTION

exhbition spaces

A small exhibition space and a large exhibition space can accomodate a variety of art works or craft products on the site. These spaces can show local art made with reclaimed materials as well as national and international work.

small theater

A small theater can accommodate performances year round for music, theater, or film. This space can also provide a venue when poor weather interrupts outdoor events.

wood and metal shops

Community maker spaces for fabricating reclaimed materials from the Refab warehouse will encourage material conservation, artisan craft skills, creative expression, and entrepreneurship in the district.

digital fabrication lab

A digital fabrication lab supplements the wood shop and metal shop as a facility that will foster blending analog craftsmanship with innovative technology.

artist residential space

Residential spaces accommodate resident artists, live-work artists, and local entrepreneurs. Living spaces for creative community members help build momentum for a revitalized maker district with a prosperous creative economy.

classroom/meeting room

Classrooms and meeting rooms offer a venue for resident artists to facilitate ongoing arts-based and skills development programs for community members.

creative co-office

A creative co-office is a membership based office facility for independent professionals. The co-office offers high speed internet, outlets, printing, and presentation spaces as well as reception and accounting assistance.

laundry

Community shared laundry space for residents is an efficient way to use interior space. This facility will be conveniently located in the residential buildings.

600 sf - 15,000 sf

+/- 3,000 sf

+/- 10,000 sf

+/- 5,000 sf

+/- 30,000 sf

+ 600 sf

3,000 - 15,000 sf

800 sf

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DISTRICT GOALS

SUPPORTIVE RESEARCH literature case study chalk wall

stakeholder survey mapping

literature case study chalk wall

stakeholder survey mapping

literature case study chalk wall

stakeholder survey mapping

literature case study chalk wall

stakeholder survey mapping

literature case study chalk wall

stakeholder survey mapping

literature case study chalk wall

stakeholder survey mapping

literature case study chalk wall

stakeholder survey mapping

literature case study chalk wall

stakeholder survey mapping

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INDOOR: residential, commercial, office, industrial (continued) ELEMENT + SPACE

DESCRIPTION

eatery and community kitchen

A community kitchen is a place for local residents to gather to prepare a large celebratory meal, such as after Ramadan. This facility can also be used to process produce from the community garden or for small catering operations and pot luck events.

speakeasy tavern

A speakeasy tavern activates the site in the evening hours especially. A small community place is best suited for the neighborhood context.

storage

Between the workshops, exhibitions, and events, an indoor storage area is necessary for materials and site furnishings.

Refab warehouse

Refab requires a warehouse space for retail display of the salvaged building materials and the refabricated wares crafted by the on-site artists.

local deli

Local affordable and healthy food satisfies a need in the district for a small restaurant within walking distance of Refab. (Can be combined with the convenience store.)

convenience store

The chalk wall from the â&#x20AC;&#x153;Data Harvestâ&#x20AC;? section generated many requests for a 7-11. A small locally-owned convenience store offering healthy and affordable food options will satisfy this need. (Can be combined with the local deli.)

grant writing and development office

The activities at the Bingham site require ongoing grant funding and funding development services. This office is necessary to establish financial sustainability and ongoing program enhancements.

+/- 3,000 sf

+ 2,000 sf

+ 600 sf

17,550 sf

+ 2,000 sf

+ 2,000 sf

+ 2,000 sf

entreprenual housing + 10,000 sf

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To supplement the artist residential space, entreprenual housing is also offered in the development proposal. This will provide local entrepreners with transitional affordable housing in addition to consultation, marketing, and accounting services while they establish their new small business.

DISTRICT GOALS

SUPPORTIVE RESEARCH literature case study chalk wall

stakeholder survey mapping

literature case study chalk wall

stakeholder survey mapping

literature case study chalk wall

stakeholder survey mapping

literature case study chalk wall

stakeholder survey mapping

literature case study chalk wall

stakeholder survey mapping

literature case study chalk wall

stakeholder survey mapping

literature case study chalk wall

stakeholder survey mapping

literature case study chalk wall

stakeholder survey mapping

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OUTSIDE: outdoor space program ELEMENT + SPACE

DESCRIPTION

salvage materials yard < 40,000 sf

The existing tenant on the site, Refab, requires outdoor space for salvage material display and storage.

community garden/ urban farm

Urban farming is a typical program on public space as a way to provide seasonal activities, access to healthy foods, while building community.

+/- 3,750 sf

parking

On-site parking is valued by the stakeholder at Refab as it accommates the weekend visitors.

green roof 18,225 sf

The warehouse structure where Refab is located is in need of roof repairs. An accessible green roof is a forward-thinking solution.

recreation/ multi-use space

The north Bevo Mill neighborhood is need of an open recreation space for sporting and celebration events.

+/- 3,825 sf

6,000-53,950 sf

childrenâ&#x20AC;&#x2122;s play area

An childrenâ&#x20AC;&#x2122;s play area will be best suited as an integrated feature in the site with all the other elements.

loading dock + 1,000 sf

The loading dock is an essential feature for the architectural salvage materials resale operation on the site.

entrance plaza

An entrance plaza will clearly indicate the entry and identity of the site.

+/- 6,930 sf

< 23,000 sf

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DISTRICT GOALS

SUPPORTIVE RESEARCH literature case study chalk wall

stakeholder survey mapping

literature case study chalk wall

stakeholder survey mapping

literature case study chalk wall

stakeholder survey mapping

literature case study chalk wall

stakeholder survey mapping

literature case study chalk wall

stakeholder survey mapping

literature case study chalk wall

stakeholder survey mapping

literature case study chalk wall

stakeholder survey mapping

literature case study chalk wall

stakeholder survey mapping

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OUTSIDE: outdoor space program (continued) ELEMENT + SPACE

DESCRIPTION

surface stormwater features

The stormwater facilities on the site will be visible and capable of capturing, filtering, and celebrating storm events.

+/- 10,000 sf

outdoor dining + 600 sf

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Outdoor dining contributes to a streetscape with visible activity. It also can connect to the food system on site with the community garden.

DISTRICT GOALS

SUPPORTIVE RESEARCH literature case study chalk wall

stakeholder survey mapping

literature case study chalk wall

stakeholder survey mapping

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FINAL SITE PROGRAM PLAN FOR BINGHAM

01

HERITAGE WEST: FIRST FLOOR

large exhibition

13,700 sf

small theater workshops

10,000 sf

2,800 sf

conference/ welcome area

digital fabrication lab

TOTAL:

3,500 sf 5,000 sf

35,000 sf

04

WAREHOUSE

salvage material warehouse

17,550 sf

17,550 sf

TOTAL:

05

SITE

outdoor dining

600 sf

community garden

02

HERITAGE WEST: SECOND FLOOR

live work units (20)

16,800 sf

residency units (8)

13,000 sf

classrooms/ meeting rooms (2) laundry

1400 sf

open area for views to first floor TOTAL:

03

800 sf

3,000 sf

35,000 sf

exhibition space

2,000 sf

eatery + community kitchen

2,800 sf

lower level speakeasy bar

2,800 sf

lower level storage

2,000 sf TOTAL:

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plaza space

4,800 sf

13,500 sf

salvage yard

4,000 sf

childrenâ&#x20AC;&#x2122;s play

6,930 sf

open greenspace

50,000 sf

green infrastructure + urban habitat

12,000 sf

loading areas

4,000 sf

vegetated steep slopes

58,265 sf

TOTAL: 153,045 sf 17,550 sf *additional greenspace

greenroof*

HERITAGE EAST

3750 sf

02 01

03

04

0

f

f

04

salvage material warehouse

f

f

R

f

f

f

f

f

17,550 sf

17,550 sf

TOTAL:

f

f

‘Waiting’ buildings and spaces that are not pre-programmed evidentily have an inviting, liberating effect on new users.

-Kees Christiaanse

WAREHOUSE

05

SITE

outdoor dining

600 sf

community garden

3750 sf

plaza space

13,500 sf

salvage yard

4,000 sf

children’s play

6,930 sf

open greenspace

50,000 sf

green infrastructure + urban habitat

12,000 sf

loading areas

4,000 sf

vegetated steep slopes

58,265 sf

TOTAL: 153,045 sf 17,550 sf *additional greenspace

greenroof*

02 01

03

04

05

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SITE STUDY _a saturday volunteer

_inventory + analysis

_cultural context

This section discusses the approach to studying the Bingham site in the context of the Bevo Mill neighborhood. A discussion about my Refab volunteer experience during the summer of 2014 shows imagery, notes, and observations. Next, an inventory and analysis provides information about the local shops, restaurants, institutions, etc. within a one mile radius of the site. Site photos and context photos further illustrate the contextual conditions. A site-scale analysis map summarizes notes and opportunities, providing a guide for moving forward with design. Finally, a discussion of the cultural context introduces the groups who have had significant impact on this neighborhood, the early German settlers and the Bosnian immigrants.

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A SAT UR DAY VO LUNTEER REFAB: an introduction Refab is a nonprofit organization operating out of the warehouse building at the 4153 Bingham Avenue site. The Bingham warehouse is the retail outlet for the reclaimed materials harvested from their deconstruction efforts. Although the warehouse has limited infrastructure like running water, electricity, or security, Refab operates out of this property under an agreement with the property owner. This organization uses sustainable deconstruction, refabrication, and retail as a platform for skills development training. Currently Refab provides training opportunities through the St. Patrick Centerâ&#x20AC;&#x2122;s Homeless Veteran Reintegration Program.

During the summer of 2014, I volunteered my time on Saturdays to support the organization during the warehouse shopping day. My intention was multifaceted, I was eager to contribute to the organization because I believe in their mission. I also wanted to spend time at the site in order to connect with it and observe how it is used. In addition, I built relationships with the Refab team and the returning customers so that I could gain support for my data collection strategies including a customer survey and a public chalk wall. See the â&#x20AC;&#x153;Data Harvestâ&#x20AC;? section to discover more about these methods.

Image of me (left) working with and learning from a Refab employee and US veteran, Robert (right)

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Image of my notes from a typical Saturday volunteering at Refab

When volunteering on Saturdays, I would typically meet with the Refab team to determine a focus area or task throughout the day. Some days I would organize the door hardware and other days were so busy I had to direct traffic in the material yard. Throughout the day, I would find time to explore the site, take photos, and sketch my observations. I was anticipating what I would need when I left St. Louis and returned to Indiana to finish the creative project work.

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REFAB: observations [Lighting and warehouse roof structure] One of the most common complaints about the Refab warehouse is the lighting. During the first part of the summer the electricity was significantly limited. Customers were offered flash lights upon entering the warehouse so they could browse the available salvaged materials. Even after the lighting was improved, it was makeshift and inconsistent throughout the warehouse. I connected the lighting issue with the failing roof because these can both be addressed with an improved roofing strategy. The executive director, Eric Shwarz, and I discussed the possibility of introducing a green roof system. Given the likely structural enhancements, the green roof could integrate a series of skylights as well. The skylights provide natural daylight into the warehouse by supplementing the future electric lighting systems.

[Material yard] The material yard also doubles as a parking lot during the warehouse weekend sales. This area uses quite a bit of space, over 30,000 square feet. The supporting image shows the materials in this area are not efficiently stored or displayed for customers. It appears that the quality salvaged materials are mixed with lesser quality waste that can be recycled, reprocessed, or discarded. This area is also dangerous with rusty nails and sharp edges.

Parking in this material area is the common practice of Refab visitors despite the more convenient and ample on-street parking. I discovered this is the case because often customers will purchase large pieces of salvaged material. The close proximity of their vehicle accommodates easy loading. Even when vehicles are parked in the material yard, customers still reposition their vehicle in the unofficial loading area at the entrance.

The practice of material aquisition can be more discriminating so that only the best quality and useable materials are stored on the property. This will significantly reduce the footprint of the materials stored in the yard. Further, on street parking is abundant and adequate for weekend Refab warehouse sales. A â&#x20AC;&#x153;pull upâ&#x20AC;? loading area can be introduced for large purchases. By consolidating materials and efficiently utilizing on-street parking, the site is not only more attractive from the streetscape views, but also more space

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Image of the limited lighting conditions in the Refab warehouse

Refab material yard is unorganized and, in some places, dangerous for visitors.

is available on this part of the site to introduce much needed public open greenspace.

[Site ruins] The core of the site between the large heritage buidling and the warehouse contains a series of architectural ruins. Historically, a fifth building was in this space. Due to a fire in the 1990s, only ruins remain from the structure. First, the basement below the building footprint still remains. The Refab team mentioned the basement actually connects from below the warehouse to the lower levels of the large heritage building on the west side of the site. The second ruin on the site is the only above grade structure left from the fifth building shown in the image to the right. The ruin is a two storey open structure that currently serves as an unintended purpose of a covered gateway to the rear Refab entrance.

These ruins provide some opportunities and limitations when designing this area. The basement presents an issue when considering vegetation and shading strategies since St. Louis summers are typically very hot.

Vegetation placement on the subsurface structural pillars is one option.

And another opportunity for shade is an overhead shade structure, such as Roman shades.

The second storey remnants in this image are ruins from the fifth building. A basement is below the paved surface in the foreground.

[Topography] Besides the complexity of the ruins, the site also has complex topography.

The site basically slopes down from the streetscape to the rear of the property. This condition will be considered when creating connections and accessible routes throughout the site.

[Graffiti] Most of the density of graffitti on site is within the site core between the warehouse and the large heritage building as well as behind the large heritage building around the small shed. Some of the graffiti is offensive and of little value in terms of urban art. However, efforts should be made to preserve some of these marks so that the story of the site will carry forward.

Grade changes and graffiti at the Bingham site

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[Drugs] While exploring the site, remnants from possible drug cooking was discovered in the small shed behind the large heritage building. When this concern was raised with the Refab team, they were familiar with the issue on the site. When moving forward with site design, the introduction of informal surveillance and lighting will reduce the likelihood of the practice continuing on the site.

[Habitat] Along the rear of the property and along the edge of the railroad corridor is dense vegetation. Invasive species such as Japanese honeysuckle, Lonicera japonica, grow densly in this area. Given the steep slopes in this area, it is not suitable for human programming. However, the linear space is a good candidate for a healthy habitat that conveys and infiltrates stormwater. The Refab team indicated there is an injured buck living in the dense vegetation, surprisingly. The area only accounts for about 30,000 sqare feet, completely fragmented from any other suitable habitat. The largest public park in St. Louis, Forest Park, is also home to deer. Forest Park is quite a distance, at three and half miles of very urban environment. The Bingham site has the potential to attract more suitable biodiversity, such as insects and birds.

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I N V E N TO RY + A N A LYS IS

This section utilizes a series of methods for inventory and analysis.

First, mapping a one mile radius context provides information about the surrounding area of south St. Louis. On the maps, an irregular boundary indicates the 10 minute walking distance considering the existing sidewalks.

The mapping goes through types of amenities and facilities found in the area such as schools, parks, and entertainment venues. With the one mile radius and the ten minute walking distance boundary on the map, it is easy to discover the proximity of facilities to the Bingham site. Further, this section also provides a short narrative about how each map supports the district goals.

At a more detailed scale, a site neighbors map shows the local manufacturers, businesses, and vacancies around the Bingham site.

This section will then introduce a visual analysis using photography. Images of the site provide a clarity about the existing conditions. Also, in this section, a streetscape analysis shows the conditions of the site as well as the neighborhood across the street.

Finally, a site plan scale drawing represents the analysis information graphically. This is supported further with notes about the site from the perspective of the district goals.

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B in g ham Re dux [sit e st udy ]

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MAPPING: walkability and transit Community + Connection: Walkability improves a sense of community because people are moving at a human pace and are in proximity for facial recognition.

Wellness + Safety: Walking serves as an acceptable way to achieve physical health goals.

Additionally, an activated street with pedestrians is correlated with safety and increases a sense of safety.

Culture + Place: Active streets with many pedestrians is a sign of strong urban culture that embraces multi-modal travel options. Street life activities contribute to a sense of place and sense of identity.

Environment + Resources: Walking places reduces personal vehicle miles traveled, which reduces resource consumption. This leads to cleaner air and water.

Economy + Prosperity: Retail and other consumer businesses, as well as social services are best suited in walkable areas.

Walkability is a critical consideration to quality of life. Walkability clearly links quality of life to the built environment. In the case of the Bingham site, a ten minute walk is limited along the rail spine that cuts through this part of the city as shown in the diagram to the right. The rail spine is not a pedestrian right of way, in addition it also interrupts the street grid. The rail crosses over major roads and arterials but causes a series of dead ends within the residential neighborhoods.

Of the 23 railway and road conflicts between Kingshighway to the northwest and Bates on the south, the railway interrupts the street grid a total of 15 times. The tracks cross the streets at grade level four times. The

196

10 MINUTE WALK RADIUS

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one mi le ra diu s

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10 m inu te wa lk

ghw ay b

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railroad spine pinches here...

d

a ro is

s diu ra

o av gr

site

urban street grids offer more connectivity

railroad spine pinches and reduces the walkability of the area

chippew a street

conflicts with vehicles and tracks is avoided four times with underpasses or overpasses. These solutions are typically not convenient for the pedestrian in the case of the two overpasses on the site, one on Chippewa and one on Gravois. In this case, pedestrians have two choices. First, the pedestrian infrastructure is an unwelcoming stairwell and corridor that takes them down to the street level below. Althernatively, pedestrians can completely circumnavigate the barrier by walking to the connecting blocks at distant intersections.

The area around the Bingham site features a nexus of five different bus transit routes within one mile, and a sixth route just beyond the one mile boundary to the north. This suggests that residents in this area have access to the broader region with the transit options available. However, the pedestrian connectivity issues mentioned above reduce the positive benefits of public transit.

Pedestrian portal is the only connection from Bingham to Chippewa via Gravois, an unsafe entrapment opportunity

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30

TRANSIT ROUTES

fu

tu

08

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one mi le ra diu s

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10 m inu te wa lk

ghw ay b

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90

d

oa sr

s diu a r

oi av r g 10

70

site

chippew a street

transit stop

MAPPING: grocery and famers market Community + Connection: Community is forged at local grocers and farmers markets.

Wellness + Safety: Access and consumption of fresh produce improve physical health.

Culture + Place: Diverse and ethnic grocers and markets contribute to a diverse urban neighborhood.

Environment + Resources: Shopping at the local farmers market reduces food miles. Often these products are produced on a small scale utilizing organic and sustainable growing practices.

Education + Skills: The international markets are an opportunity for community education nodes.

Economy + Prosperity: Shopping locally improves the local economy.

Although the area around the Binham site within the one mile radius has many options for groceries, the ten minute walking radius is significantly limited offering only a Bosnian bakery. In the â&#x20AC;&#x153;Data Harvestâ&#x20AC;? section, the chalk wall results indicated a demand for a convenience store, specifically a 7-11. This map supports that program recommendation. This project will prioritize local and small business compared to corporate options. A small conveneince store will serve the community well.

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tower grove farmers market local harvest grocer gustine market

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shop â&#x20AC;&#x2DC;n save

sk

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El Tropical Market

10 m inu te wa lk

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sana inc

afghan market

site

almustafa supermarket hamorabi food market mzm grocery and banquets

oa sr

shop â&#x20AC;&#x2DC;n save

sana bosnian bakery

african naturals

jay international foods + the vine market

oi av r g

aldi

chippew a street

baghdad market

gurung bazaar

internationa foods

MAPPING: health services and public safety Community + Connection: Places like health facilities and fitness gyms are venues for connection.

Resouce centers offering councelling improve family relationships.

Wellness + Safety: Networks of pharmacies and health facilities play a role in personal health care by being accessible. Visible and accessible police offers offer a sense of safety.

Education + Skills: Health facilities and public safety facilities play a role in educating the neighborhood residents about wellness, health, and safety issues.

Economy + Prosperity: Health facilities contribute to a vibrant, diverse, and local economy.

This map shows limited access to health and safety facilities within walking distance. However, a network of options are available within the one mile radius. Note the police substation located at the southern edge of the one mile radius. The proximity of this substation ensures efficient response times, when needed, to the North Bevo district. In addition, this substation has an opportunity to supplement surveillance with bicycle police routes throughout the neighborhoods when more bicycle infrastructure is introduced to the area.

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River City Birth Midwivery Services

10 m inu te wa lk

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Oxford House Recovery Center Mercy Neighborhood Health Services

chippew a street CVS pharmacy

Hamorabi Food Market

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St. Louis police substation

Walgreens Pharmacy

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Walgreens pharmacy

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MAPPING: dining and entertainment Community + Connection: Community comes together at local dining destinations and local entertainment venues.

Wellness + Safety: Active streets with outdoor dining and other activities improve the sense of safety on the street.

Culture + Place: Local dining and entertainment build identity for the local culture.

Education + Skills: Local ethnic restaurants, small brew pubs, and coffee roasters are an opportunity for educating community members about diversity, ethnic fares, and craft.

Economy + Prosperity: Local dining and entertainment contribute to a resilent and prosperous local economy.

The area around the Bingham site has a diverse selection of local restaurants and theaters. The area just south of the site is informally known as “Little Bosnia.” This is the location of many Bosnian restaurants. The Kingshighway corridor, Morgan Ford, and Grand Avenue also boast a density of restaurants. Interestingly, the two small theaters, Echo and Kolping House, are both located off the main corridor in a residential context. This map, as well as the Refab customer survey from “Data Harvest” supports the idea of adding more dining and entertainment options at the Bingham site.

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Royale restaurant

local harvest cafe

south city studio and gallery london tea room amsterdam tavern

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El Tropical Market

one mi king and i le ra lemon grass diu s thorn black

city diner

pizza

ra il

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oi av r g Civil Life Brewery

site

sk

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Southtown Avalon Pizza Theatre Company

taft street restaurant and bar

Andre’s Ribs Echo Theater

tree house restaurant

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Gyro Grill

Fu Lee Chinese Restaurant

10 m inu te wa lk

Southtown Pub

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hartford coffee company

colorado bobs ship of fools

Uncle Bill’s Pancake

Corvid’s Cafe

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sekisui restaurant

Silver Ballroom

chippew a street

grbic restaurant kolping house theater

cma art gallery

zlatno zito bakery and deli bosna gold restaurant stari grad

coffee bar skala

taco circus

banh me so saigon gourmet

#9 cafe

giuseppe’s ristorante feasting fox restaurant

MAPPING: institutions and monuments Community + Connection: Faith-based and other intitutions are venues for community. Local monuments are a source of community pride.

Wellness + Safety: Faith-based and other intitutions are considered safe places. They are also places to build mental wellbeing.

Culture + Place: Faith-based and other institutions, as well as monuments, are welcoming places that build community identity.

Education + Skills: Faith-based and other institutinos are often venues for formal youth education.

Economy + Prosperity: Faith-based and other institutions contribute to the local enconomy by offering service house and donations.

The area about the Binham site has limited access to faith-based institutions.

Many, however, are located within the one mile radius of the site. This map shows a density of institutions and monuments at the intersection of Gravois Road and Morgan Ford Road. This is an important intersection for the community because in the north quadrant is the historic Bevo Mill, which is a symbol of the historic German heritage in the neighborhood, and in the south quadrant is the Sabij fountain replica. The fountain is a monument for the local Bosnian community and marks the location of the annual Bosnian Festival.

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king of glory lutheran church

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saint mary magdalen church

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chippew a street

islamic community center Bevo Mill oasis international ministries

miniture museum of greater St. Louis Sebij fountain replica

grace

saint john the baptist church

resurrection of our lord church

MAPPING: open greenspace and community gardens Community + Connection: Parks, public open spaces, and community gardens are places to forge relationships and meet on common ground.

Wellness + Safety: Physical health and mental wellbeing is improved when working and playing in the public greenspaces. When these places are active with diverse groups, they feel more safe.

Culture + Place: Community greenspaces and community gardens contribute to a neighborhoods sense of identity and the infrastructure that defines their local culture.

Environment + Resources: Parks, greenspace, and community gardens are ecological corridors in the urban environment.

Education + Skills: Open space and community gardens are great venues for education about the environment and the food system.

Economy + Prosperity: Parks and community gardens positively influence property values and potentially could influence revenue and income.

This map shows the inaccessibility of greenspace from the North Bevo district. All of the large greenspaces are located outside of the one mile radius and there is not a public greenspace option within walking distance.

Although, there is a youth garden at the Oak Hill school property, an inaccessible site to the public. Part of the reason for the lack of greenspace is the intense industrial developments along the rail corridor. Given the availability of the Bingham site for redevelopment, this site can offer public greenspace as well as a public community garden on the site.

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tower grove park

Cleveland Youth Garden

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The Wedge Community Garden

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Oak Hill Youth Garden

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Kennard Youth Garden

mcdonald park

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chippew a street marquette park

Bevo Long Community Garden

cemetary christy park

MAPPING: education facilities Community + Connection: Education facilities are venues for community and connection.

Wellness + Safety: Education facilities are considered to be safe places in the community.

Culture + Place: Having a variety of students in an area contributes to age diversity.

Education + Skills: Education facilities are venues for formal education.

Economy + Prosperity: Quality education and educational opportunities can positively influence the economy when drop out rates are reduced and higher education is pursued.

This map shows a variety of education facilities within the 10 minute walking radius of the site and a total of ten schools within the one mile radius. The schools have the potential to utilitze the Bingham site after development for field trips, workshops, graduations, or performances.

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central visual and performing arts high school

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kennard classical junior academy

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carpenter library fanning middle community education luv-kiz day care + preschool

king of glory lutheran school

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mary margaret day care

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chippew a street

st. lukes christian academy

st. john the baptist school long middle community education adventure learning center precious children learning center

scruggs school st. maryâ&#x20AC;&#x2122;s high school

d

oi av r g

oa sr

MAPPING: local commercial centers Community + Connection: Commercial centers are the hubs where community members can come to shop and meet.

Wellness + Safety: Active commercial areas increase the sense of safety. If the commercial centers are walkable, these can also contribute to physical health.

Culture + Place: Commercial areas have the potential to capture the identity and culture of a community. Walkable, human-scale urban shopping areas have a quality sense of place.

Economy + Prosperity: Commercial areas with a variety of local and small businesses especially contribute to a resilient and prosperous local economy.

This map shows the surrounding commerial areas. The major commercial areas are dominated by corporate box-store type retail such as Home Depot and PetsMart. However, the neighborhood commercial to the north of the Bingham site features a variety of local cafes, pubs, and shops. To the northeast of the site is the South Grand culture district. This area offers ethnic restaurants, tatoo parlors, and bars. To the south, the â&#x20AC;&#x153;Little Bosniaâ&#x20AC;? commercial district features Bosnian businesses including restaurants and cafes.

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re c

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culture district

ra il

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s diu a r

major commercial

site

little bosnia commercial

chippew a street

oi av r g

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MAPPING: neighborhood hybrid map Health nodes: pharmacies, health centers, groceries, and farmers markets Cultural nodes: dining, entertainment, institutions, and monuments Production garden nodes: school gardens and community gardens Public parks Cemetaries Education nodes: schools and day care facilities Economy nodes: major commercial and neighborhood commercial areas

This map shows a hybrid of the amenities and facilities surrounding the Bingham site. This map makes the case for a neighborhood scale greenspace on the site. Given the diverse neighborhood, this site can also be a place for the different cultures to come together. Geographically, this area is centered in south St. Louis so by enhancing connectivity and improving the infrastructure, the place has the potential to be a pillar in the community where everyone is welcome.

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site

chippew a street

king of glory lutheran school

il uter ra comm

apartments [good condition]

Chippewa

Street

bakery outlet

apartments [vacant] Ba

isc

hL

apartments [walled in]

an

e

laramo coffee

d rd Ro a

tire + wheel outlet

Bin

chauvin coffee [building for sale]

an Fo

gh

am

Av en

Morg

ue

SI

mississippi valley offset

TE

manufacturing [bags, cases, holsters]

neibling auto repair car wash

oak hill school

for sale for sale for sale brown shoe manufacturing [abandoned, heritage, icon]

sana inc + bakery

predominantly single family homes [32% owner occupied/ 36% below poverty level/ up to 80% vacancy rates

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MAPPING: the neighbors The Bingham site has diverse neighbors within the district. Most of the retail and shopping is located to the north, south, and west of the site.

This area features many vacant buildings that are for sale. Other structures are manufacturing or auto related. Without balanced greenspace, the dominant industries and manufacturing seem unattractive and uninviting.

There is a need in this area for accessible food, which was indicated by the chalk wall responses. Currently, at this scale, residents can walk to the gas station and convience store on the east edge of the district, or they can visit one of the bakeries on the west edge. In either case, the food options are very limited in this area. ue

en Av ois v a r

G

gas station + c-store

offices

Me

ram

ec

St

ree

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EXISTING SITE: core

The core of ths site is an open space between the heritage buildings on the site. The pavement areas shown in the images here are actually the ruins of a building. Under this surface is a basement. The building structures surrounding the ruins area create a sense of enclosure. However, the surface will be difficult to introduce designed planting material because of the

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existing subsurface basement. The images show the site overgrown and in disrepair. The heritage value of the structures is almost unnoticeable because of the crumbling facades with various graffiti tags. Actually, this part of the site has the highest density of graffiti compared to other locations on the site.

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EXISTING SITE: west side

The large heritage building is located on the west side of the site. This building has two exposed stories on the front facade, and four stories on the back facade. The alley on the west provides access to the rear of the building. A steep slope down leads to an overgrown area and a small shed.

Again, dilapidation, graffiti, and vegetative overgrowth are evident here.

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EXISTING SITE: east side

The organization, Refab, is operating out of the east warehouse and adjacent grounds on the site. This operation requires storage for material acquisition and retail areas. Customers park among the salvage material yard on the weekends. From the photos, it is clear the space has an opportunity to be used more efficiently on the exterior of the warehouse.

This part of the site is fenced and mostly paved with asphalt. The edges to the north and east have dense unmaintained vegetation.

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STREETSCAPE: visual analysis The Bingham site has the potential to showcase historic Industrial architectural heritage in a park-like context. The two most prominent buildings along the Bingham streetscape are both have heritage status according to the National Parks Service. The large building on the left identified as #01 is one of a limited number of industrial buidlings in St. Louis that is constructed in the early 20th century with an exposed concrete facade. Heritage building #02 is a classic example of small brick office buildings from this same time period. When these buildings were occupied for most of the 20th century, the greenspaces were limited to the periphery of the property. As this property is revisioned for contemporary uses, these spaces â&#x20AC;&#x153;in-betweenâ&#x20AC;? are identified as potential park-like areas for public open space. This opportunity for flexible greenspace is supported by comparable adaptive reuse projects, such as The Steel Yard and Wychwood Barns. Adding accessible greenspace in this neighborhood is

01_heritage building

02_small shelter

Pos t-ind ust rial fab ric

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03_connector building

Park-l i ke

04_heritage building

Post-i n d u st ri al fa b r i c

also supported by quality of life indicators. This neighborhood in St. Louis has a disproportionately low level of park access. Although the Bingham site is small at under 5 acres, if the site is programmed and activated, the site can serve a large and diverse community.

05_warehouse

Park-l i ke

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SITE ANALYSIS: how to integrate quality of life infrastructure

gateway

gateway gateway

FOR SALE

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FOR SALE

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FOR SALE

potential TOD including convenience store future rail transit stop

l tia

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n co on

FOR SAL

in ea

od

go

vegetated slope

ruins of 5th building basement intact

ok tree

potential entrance plaza gateway

parking in front of the heritage building

of

views onto ro

go

od

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[de]fence introduce liveable streets, lighting + infrastructure

good views potential community garden along streetscape near the cafe

outdoor seating along the streetscape

no access

gateway

potential new entrance to Refab along streetscape

80% VACANCY RATE - BLOCK potential green building land lab

50’

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vie

transition

transition

potential good views

potential accessible green roof

Threat: Refab salvage material yard is 35,000 sf and is inefficiently organized

FOR S landma Brown building

water

water

water

heritage 1 floor 4,800 sf abandoned

opportunity for public greenspace

loading dock

warehouse 1 floor 17,550 sf tenant: Refab

transition

heritage building 2 floors 70,000 sf dilapidated and abandoned

easement access gateway

vie

nt

introduce structural shade strategy unsafe shed

lost space overgrown unsafe

habitat and stormwater opportunity

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potential residence parking

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se

introduce informal surveillance here

FOR SALE

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Community + Connection: The Bingham site is an oppotunity to welcome all from the diverse neighborhood through food, art, and maker programming.

Wellness + Safety: The Bingham site will support wellness by providing spaces for physical activity, access to fresh produce. Well-lit, visible, and active spaces increase the sense of safety.

Culture + Place: The diverse cultures in the area are welcomed with signage in their native languages and inclusive programming.

Environment + Resources: Street trees, community gardens, and native habitat for stormwater management improves the local environment. Walkability infrastructure reduces dependency on resources.

Education: The Bingham site has the potential to be an education hub for makers, growers, craftspeople, and culinary arts.

Economy: The local economy around the Bingham site is supported through connective infrastructure and skills development programming.

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CULT UR A L C O N T EX T

This section indroduces the historic German settlement in the Bevo Mill area as well as the current Bosnian population. As discussed in the “Orientation” section and the “Data Harvest” section, the North Bevo district is part of the most culturally diverse area in St. Louis city. Outside of this area, the city has a sharp divide of predominantly black residents north of downtown and white residents to the south of downtown. Currently, the races represented in the district area are asian, black, hispanic, multiracial, and white.

WIthin thie district, it is estimated that about 30 percent of the residents were born in another country including various Sub-saharan African counties, Mexico, Asian countries, Germany, and the former Yugoslavia (“MO Real Estate Information”). This high percentage of immigrant residents is correlated with limited English language skills. This section introduces the original German settlers in the area that historically defined the neighborhood. Over time, the neighborhood transitioned. Then the Bosnian Immigration began to shift the local character to what it is today.

This section introduces a short summary of each period.

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LOCAL CULTURE: german settlement In the 1830s the first German immigrants arrived in St. Louis, lured here by stories of a familiar landscape as the “American Rhineland.” The German people settled outside the dense St. Louis core, to the north in Hyde Park Neighborhood and to the southwest in present day Bevo Mill neighborhood.

In addition to settling near the urban core, some settled further west along the Missouri River to practice their family trade by establishing vineyards.

Other Germans brought with them their brewing expertise, like the Anheuser and Busch families (“German History”).

August A. Busch and architects, Klipstein and Rothmann, are responsible for the neighborhood landmark, the Bevo Mill. Prior to World War I, they toured Europe to study German and Dutch windmill design with the intention of building a structure in St. Louis. They selected a site currently at the intersection of Gravois Avenue and Morgan Ford Road because of the convenient location between the Anheuser-Busch brewery just south of the downtown and Busch’s home to the southwest of St. Louis at Grant’s Farm. Construction on the Bevo Mill began in 1915 and was complete the following year. The Busch family used the venue for private dining hall and entertainment space. In 1917, the site was open to the public as a familyfriendly drinking and eating establishment (“German History” and National Parks Service).

The German population that settled in the Bevo Mill neighborhood developed along Gravois Road, a major trade route between St. Louis city and the countryside. Many buildings in this neighborhood were constructed between 1900 and the Great Depression. Ornate churches erected, cemetaries were sited, public schools were built, and industry developed along the rail corridor. During this prosperous time, the Bevo Mill area established its existing character as primarily a German settlement. By the 1960s and throughout the rest of the 20th century, the neighborhood became more integrated with racial diversity (“German History” and National Parks Service).

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4,605 miles ( 7,411 km)

Germany St. Louis, MO

Image of the landmark Bevo Mill (National Parks Service)

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LOCAL CULTURE: little bosnia In the 1990s, the Bosnian civil war was increasingly becoming unstable.

Many Bosnians had to flee their homes to find safety abroad. South St. Louis city in and around the Bevo Mill neighborhood became a popular destination for the refugee Bosnian community. This is because of work done by the local International Institute and availability of scholarships at local universities. As of 2013, about 70,000 Bosnians settled in the area and 50,000 are in the Bevo Mill neighborhood. This is the largest Bosnian population outside of Eastern Europe (“Mala Bosna”). Current trends indicate that Bosnian Americans are leaving other US cities for the opportunity in St. Louis (Sczesny).

When asked if life in St. Louis feels like a foreign country, a newly-wed Bosnian couple agrees that their new roots are established by saying, “I feel at home here (“Mala Bosna”). This is the sentiment that many St. Louis Bosnians have about their home in America. According the the

minaret

sebij fountain

Image of the Main Square in the Turkish Quarter in Sarajevo. The minaret is an Islamic architectural feature. The Sebij fountain is an Ottoman style structure at the heart of the Bascarsija, which is a bazaar.

(Musial, Adam)

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5,173 miles ( 8,325 km)

Bosnia St. Louis, MO

Bosnian Chamber of Commerce, there are 43 registered Bosnian-owned businesses, many located along the south Gravois corridor on the east edge of the Bevo Mill neighborhood. According to one local business owner, “...this part of (the) city was... once in decline... (and) now (it is) thriving with all things Bosnian”(“Mala Bonsa”). These success stories are a source of pride. Another business owner, Sadik Kukic reflects on his own progress and that of his friends when only twenty years ago they were fleeing a prisoner camp in Bosnia (Sczesny).

Most Bosnians practice Islamic faith at the mosques such as the Islamic Community Center. This particular location boasts a mostly Bosnian membership of about 80 percent (Patrick). This unassuming facility is located in an urban/suburban context near the Bevo Mill neighborhood.

It features a minaret, which is a vertical architectural feature of Islamic mosques. The structure is reminiscent of the minaret at the famous Gazi Husrev-Bey mosque in Sarajevo.

An important religous tradition for Muslim Bosnians, and all Muslims, is Ramadan. During this time, Muslims fast from sunrise to sunset as one of the five pillars of Islam. The local Islamic Community Center hosts a series of public iftars. The events of prayer and a shared meal are open to the public at this facility (Patrick).

The St. Louis Bosnian community also celebrate their culture through the Bosnia Festival, which began in 2004. This event is celebrated over the Labor Day weekend at the end of August and features carnival rides, local fare, and performances. The 2014 festival was also a time to dedicate the new Sebij fountain. The President of Bosnia and the mayor of St. Louis partnered with the St. Louis Bosnian community to indroduce a replica of the famous Sebij Fountain. It is offered as a gift to St. Louis for the city’s 250th birthday celebration. This traditional Ottoman-style fountain structure is a popular tourist destination at the Main Square of the Turkish Quarter in Sarajevo. This Sebij now has a home at the southern quadrant

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of the Gravois Road and Morgan Ford Road intersection in St. Louis, Missouri. This is an ideal location for the monument as it is at the same intersection of the famous Bevo Mill structure, an icon for the historically German neighborhood.

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SITE FUTURE _district masterplan

_site design

_final thoughts

BINGHAM COMMONS The adaptive reuse of the historic Alligator Oil Company in St. Louis offers a unique opportunity to embrace semiotic changes at a post industrial site while also improving quality of life through design. The new Bingham Commons are nestled as a bridge between the Bevo neighborhood to the south and the industrial and commercial district to the north. This unique location presents opportunities for connection, expression, and experience.

Through design, the historic post-industrial site supports the diverse and contemporary intentions of the community through open and meaningful spaces that will reside in a new generation of memories.

This section will introduce the North Bevo District masterplan as well as a detailed site design for the Bingham Commons. The district context communicates the connective urban fabric surrounding the site. The district analysis quantifies the district improvements.

The Bingham Commons site design captures the lessons from the literature review, case studies, and community data collection methods like the Refab customer survey and the public chalk wall. A series of contemporary and exciting spaces accommodate the dense and diverse site programming.

Connectivity and on-site ruins are integrated seemlessly by defining plaza spaces and introducing an elevated cat walk. Visible productive landscapes greet neighbors and visitors alike, showcasing a value system of land ethics. Activated, occupied, and well-lit spaces welcome those from the local community and beyond while also providing a sense of comfort and safety. The adaptive reuse design of the historic post-industrial site illustrates the latent potentials embedded in obsolete and dilapidated urban landscapes. By embracing an evidence-based design approach with an indicator genome framework, the success of the adaptive reuse project is also measured using place-based quality of life indicators.

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DI ST RI CT MA ST E RP L AN

The district masterplan proposes a connective district. This section considers infrastructure design diagrammatically. The following pages address multimodal transportation with a the pedestrian network, bicycle network, and parking strategies. The district requires significant improvements for accessible public space, so additional diagrams consider public space networks and greenspace networks. Since the district is located in a postindustrial area along a rail spine, much of the area is paved with hard surfaces. A canopy recommendation is provided to enhance liveability in the area, reduce stormwater runoff, and reduce heat island effect. Finally, an architectual heritage inventory introduces neighboring structures and considers their potential for adaptive reuse or preservation. This section considers these elements diagrammatically. Future design efforts will develop these concepts further.

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DISTRICT PEDESTRIAN NETWORK This diagram shows the robust pedestrian network in the North Bevo District. Prior to the Bingham Commons adaptive reuse development, the elevated train tracks presented pedestrian and vehicular conflicts to the east of the site. In this proposal, pedestrian connectivity is improved with the addition of two safe railroad track crossings, on the north side of the overpass as well as the south side.

[Indicator 9] Linear distance of bike and pedestrian infrastructure in the district: pedestrian benchmark: 14,306 ft pedestrian proposed: 18,015 ft *pedestrian and bicycle infrastructure lengths include the distance of both directions of traffic

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DISTRICT BICYCLE NETWORK Comprehensive and connective bicycle infrastructure is essential in this district. The â&#x20AC;&#x153;Data Harvestâ&#x20AC;? section revealed that this area has low car ownership compared to other St. Louis neighborhoods. By introducing a bicycle infrastructure strategy and heirarchy to the road networks, local cyclist commuters will be more mobile throught the city. In this district plan, 100 percent of the roads feature a bicycle facility. The arterial and local roads feature dedicated bike lanes. These roads account for 5575 linear feet and 70.6 percent of the district roads. The remainder of the roads are residential. Sharrows are appropriate for this type of road because of the low vehicular traffic use. Sharrow roads account for 2324 linear feet of district roads, or 29.4 percent of the total district roads.

[Indicator 8] Number of community (public) places connected to the bike and pedestrian network in the district: benchmark: 4 proposed: 7 [Indicator 9] Linear distance of bike and pedestrian infrastructure in the district: bicycle benchmark: 5,060 ft bicycle proposed: 16,078 ft *pedestrian and bicycle infrastructure lengths include the distance of both directions of traffic

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DISTRICT PARKING STRATEGY FOR BINGHAM COMMONS Parking for the Bingham Commons development is accommodated with a mix of on-street parking, public parking lots, and a private parking lot.

In the â&#x20AC;&#x153;Site Studyâ&#x20AC;? section, site visits indicated that the Refab material yard is currently used as a parking lot. This situation causes confusion as well as safety issues with unnecessary pedestrian and vehicle conflicts.

Bingham Avenue is currently designed to accommodate on-street parking.

At capacity, this street can park over 100 vehicles. During the summer of 2014, Refab weekend sales would attract approximately 60 customers per day throughout the operating hours from 10:00 am to 4:00 pm. Some customers would also carpool. In addition to on-street parking, ten spaces in front of the Alligator studios accommodate visitors to the Bingham Commons. Resident artists and live work artists are assigned to parking spots to the west of the Alligator Studios. Multi-modal transportation is encouraged with parking at the transit-oriented development and three bike parking nodes.

[Totals] Artist residency parking: 14 Alligator studios public parking: 10 Bingham on-street parking: 109 TOD parking: 20 Bike parking nodes: 3

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[Indicator 3] Number of small/local businesses in the district with a bike rack: benchmark: 0 proposed: 2 (Refab + North Bevo Deli) [Indicator 4] Number of bike rack nodes in the district: benchmark: 0 proposed: 3 (Alligator studios, Refab, North Bevo Deli)

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DISTRICT PUBLIC SPACE This diagram shows all the public space in the district. As a benchmark, the only commercial-free public space, indoor or outdoor, are the right of way corridors. The district proposal indroduces a series of public spaces at the Bingham Commons site as well as the Metrolink transit stop site. As development continues, there is potential for future public spaces to infill the existing district fabric.

[Indicator 65] Percentage of (commercial free) public spaces within the district (indoor and outdoor): benchmark: 21.7% proposed: 39.0% [Indicator 66] Percentage of (commercial free) public spaces within the district (outdoor only): benchmark: 21.7% proposed: 36.1%

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DISTRICT OPEN GREENSPACE NETWORK This diagram illustrates additional public greenspace added to the North Bevo district. Greenspace at Bingham Commons punctuate the heritage structures along the streetscape. To the northeast, the transit-oriented development features a greenspace to greet transit riders to the North Bevo district. Additional sites throughout and around the district have been identified for future greenspace locations. As the mapping revealed in the “Data Harvest” section as well as the “Site Study” section, this district is lacking an accessible public open greenspace. Ideally residents in this area would have a public greenspace within 0.25 miles, or a 10 minute walk, from their home.

Dashed proposal indicates potential greenspace for future phases.

[Indicator 42] Number of acres (and percentage of district) in the district dedicated to public greenspace: benchmark: 0 proposed: 2.75 acres [Indicator 43] Number of acres of the largest public open greenspace in the district: benchmark: 0 proposed: 0.65 acres [Indicator 46] Number of square feet of green roof systems in the district: benchmark: 0 proposed:40,409 sf [Indicator 47] Total square feet of surface stormwater infrastructure in the district: benchmark: 0 proposed:40,409 sf

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DISTRICT CANOPY STRATEGY District canopy is especially a priority because of the lack of public greenspace access. Currently, canopy cover in the district is under 20 percent. With a density of urban industrial sites, this district can improve large, open, and paved conditions by introducing more canopy trees. Urban trees serve environmental benefits by improving stormwater infiltration, soil quality, air quality while reducing heat island impacts. Urban trees are correlated with increased property values and decreased crime rates as well. The district proposal increases canopy cover by about 100 percent.

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[Indicator 40] Percentage of canopy cover in the district: Benchmark: 19.3% Proposed: 38.4%

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DISTRICT ARCHITECTURAL HERITAGE The North Bevo District has 7 architecturally significant structures on 6 sites.

Other than Oak Hill School (#1) and the King of Glory Lutheran Church and School (#5), the structures are all abandoned, derelict, or underutilized.

These structures have the potential to serve as the built environment identity for the district and a source of pride for the district residents. When redeveloping, prioritize thoughtful adaptive reuse approaches that provide public access and community programming when possible.

[Indicator 17] Number of adaptive reuse heritage sites in the district 2 [Indicator 23] Number of heritage structures adapted for community use in the district 2 [Indicator 25] Number of heritage structures protected from demolition in the district 2 [Indicator 27] Number of education nodea at district heritage sites 3 (multi language gateway wall, food education, and materials education at Bingham Commons)

1

Brown Shoe Factory

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Alligator Oil building-east

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Alligator Oil building-west

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Oak Hill School

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3 2

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King of Glory Lutheran Church and School

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Wedding Gallery

SIT E DE S I G N

The Bingham Commons proposal emerged from a public participatory process. From the chalk wall installation, community wishes were articulated in public space and on a platform that encouraged community members to respond and react to each other. The imagery here captures the power that a simple intervention can have in the transformation of the community landscape. See the â&#x20AC;&#x153;Data Harvestâ&#x20AC;? section for more information about this methodology.

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SITE DESIGN: guided by design goals The site design introduces systems, programs, details, and spaces that collectively compose the Bingham Commons proposal. Each diagram and image represents a layered approach to achieving the design goals. The design goals provide a guide to discuss the design proposal. A narrative will describe the mulitple ways in which each image illustrates the design goal achievements.

The design goals are introduced in the â&#x20AC;&#x153;Frameworkâ&#x20AC;? section and are also repeated on the opposite page. Note that the design goals are the built environment goals intended to support district goals, which are broader goals for improving quality of life.

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DESIGN GOALS

PUBLIC SPACES Provide a series of public spaces; include a diversity of scales for gathering spaces and event spaces for the diverse people in the North Bevo district.

GREENSPACES Provide a series of accessible greenspaces within the district.

CONNECTIVITY AND PHYSICAL HEALTH Provide a built environment with infrastructure to support accessible connectivity and physical activity opportuniites with walkable and bikeable facilities througout the district.

SAFETY AND SECURITY Establish a built environment that is safe and feels safe for community members.

IDENTITY AND CULTURE Provide a built environment that showcases community identity and local culture.

PRODUCTIVE LANDSCAPES Provide a built environment with visible and accessible productive landscapes including community gardens, bioretention areas, and salvage material resources.

HERITAGE Provide a built environment where heritage structures are showcased and celebrated through preservation, restoration, and adaptive reuse.

EDUCATION INFRASTRUCTURE Provide infrastructure to connect to existing public education facilities and public space information nodes throughout the district.

ECONOMY INFRASTRUCTURE Provide the infrastructure to support economic prosperity for local business and opportunities for new ventures.

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SITE DIAGRAM: zones of program

PARKING

WAIT GO MIX USE

BACKYARD

LIVE + LEARN

INFILTRATE MAKE + ENTERTAIN

BOSQUE

SHOP GATHER

PLAY PARKING

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NOURISH

GROW

The Bingham Commons proposal is divided into zones of activity to establish order and appropriate adjacencies on the site. The following is a brief introduction to each zone. See the â&#x20AC;&#x153;Frameworkâ&#x20AC;? section for more details about the site programs. _[live + learn] is the large heritage building on the site. It is programmed for a community workshops, shows and exhibitions, as well as artist residency and live work space. _[backyard] is a private and secure space for residents. _[make + entertain] is a flexible plaza for outdoor making or events such as outdoor concerts of film. _[play area] is a sculpture playground on a small public greenspace with a rotating interactive exhibit. _[bosque] is an enclosed space for outdoor dining, drinking, or reflecting _ [nourish] is a community kitchen. _[infiltrate] is the site stormwater managment area. _[shop] is the existing Refab organization with accessible greenroof. _[grow] is the Bingham community garden. _[gather] is the largest public greenspace in the district with outdoor cooking facilities. _[mix use] is the transit oriented development building. _[wait] is a public greenspace to comfortably await light rail transit. _[go] is the adjacent light rail transit stop platform.

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SITE DIAGRAM: circulation building entries main circulation secondary circulation catwalk elevated circulation backyard circulation

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The circulation on the site is concentrated along the streetscapes. Active streetscapes with people walking, dining, interacting, or meeting new friends provide many benefits. Safety, and feelings of safety are enhanced by an active street. Pedestrian traffic is also good for business, especially if the facades are friendly and visually permeable. Secondary circulation routes provide access into site spaces. The elevated catwalk provides and exciting pedestrian connection between the accessible greenroof and the second floor of the Alligator building. Images of the catwalk details are included later in this chapter. A fourth circulation typology is in the backyard private space for the resident artists.

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15 14 16 25 Alligator Building (studios, workshops, exhibition)

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11

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Alligator Kitchen + Speakeasy

19 Refab Warehouse + accessible greenroof

Refab material yard

12 Figure 05.18_

BINGHAM COMMONS SITE MASTERPLAN 01_ Gateway sculpture playground 02_ Depressed Refab entrance 03_ Bevo Coworking (2nd fl. Entreprenual housing) 04_ Bevo Deli and C-store (2nd fl. Grant offices) 05_ MetroLink Meramec stop 06_ Meramec Green 07_ Bioretention area 08_ Bingham community garden 09_ Catwalk 10_ Speakeasy bosque 11_ Alligator Plaza (with roman shades) 12_ Outdoor dining 13_ Visitor parking 14_ Resident parking 15_ Art cave 16_ Resident “back yard” 17_ Stage area for theater, music, film 18_ Bioswale 19_ Ruins 20_ Kiss and Ride 21_ TOD parking 22_ Safe railroad crossing path 23_ Refab loading dock 24_ Truck access (for loading) 25_ Truck access (for loading) 25’

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Alligator Green + Spit Roast Pavilion

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EATING OPPORTUNITIES A KITCHEN AND SPEAKEAS STREET TREES

SHADED SEATING

HERITAGE BUILDING ADAPTIVE REUSE VIEWS INTO THE SITE

HERITAGE BUILDING ADAPTIVE REUSE

INFORMAL PORCH AND BALCONY SURVEILLANCE

“FRIENDLY FACADES” WITH ACCESSIBLE VIEWS TO INTERIOR

ALLIGATOR STUDIOS AND GALLERY

VISIBLE ART AND ARTFUL DESIGN SHADED SEATING

ALLIGATOR PLAZA

ALLIGATOR KITCHEN AND SPEAKEASY

RE

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STREETSCAPE ELEVATION: activation strategies for streetlife

The streetscape is the main pedestrian spine at the Bingham site. Research covered in the literature review highlights good practices when planning a streetscape. Design has the potential to activate a street with lively gathering and enticing views and decision points. Shade, seating, visibility, friendly facade windows, shopping opportunities, and informal surveillence with balconies and porches are exemplary design strategies to breathe life back into an urban street.

VIEWS OF PRODUCTIVE LANDSCAPE: GREEN ROOF

VIEWS OF PRODUCTIVE LANDSCAPE: COMMUNITY GARDEN

SHOPPING OPPORTUNITIES AT REFAB

ACCESSIBLE GREENSPACE: GREEN ROOF

EFAB WAREHOUSE ENTRANCE + ACCESSIBLE GREEN ROOF + LLIGATOR COMMUNITY GARDEN

ACCESSIBLE GREENSPACE: PARK SPACE

STREET TREES

ALLIGATOR GREEN

THE CATWALK: views from north

The industrial metal grating catwalk structure connects the Refab warehouse green roof on the east to the second floor of the Alligator studios building on the west. The landmark catwalk offers an exciting experience on the site and is accessible for people with diverse abilities. The catwalk achieves several of the design goals with this one design element. [public spaces] The structure provides an exciting experience and expands the public space on the site. [safety and security] The catwalk contributes to safety and security by offering an additional vantage point for informal surveillance and multiple circulation options, thus reducing entrapment opportunities on site.

[Identity and culture] Identity and culture is supported by introducing a landmark catwalk structure that defines the site and the local neighborhood. [heritage] The catwalk and the connecting overhead armature is a structural symbol representing the former fifth building on the site that was destroyed by a fire. The catwalk provides connection and a threshold into the siteâ&#x20AC;&#x2122;s Alligator Plaza.

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CATWALK AND RUINS: from ruins to place This diagram is a view from north to south, in the direction of Bingham Avenue. The drawing shows the historic mass of the connector building as well as the subsurface structure that still remains. The east space and west space are clearly distinguished through the existing grade changes and the change in overhead canopy type. The drawing illustrates the ways the site ruins are integrated into the design proposal at the catwalk ramp entrance

SPATIAL MASS OF FIFTH BUILDING IS DIVIDED INTO TWO DISTICT PLAZAS EAST SPACE: SPEAKEASY BOSQUE

CANOPY: TREES CATWALK RAMP MOVES THROUGH RUINS

SUBSURFACE RUINS

TREE PLACEMENT ON SUBSURFACE COLUMNS

on the east and the tree placement in the Speakeasy Bosque. The catwalk site feature is a landmark design element that offers a unique perspective and experience on the site. The catwalk offers a connection that reflects the connection made by the destroyed fifth building. The structure also provides a threshold into the site from Bingham Avenue.

WEST SPACE: ALLIGATOR PLAZA

CANOPY: ARMATURE + RETRACTABLE ROMAN SHADES

ELEVATED CONNECTION: CATWALK

SUBSURFACE RUINS

GRADE CHANGE DIVIDES SPACES

ALLIGATOR PLAZA: poetry blocks

The multifunctional Alligator Plaza at the core of the site is a place where artists and craftspeople can work outside during the day and music, film, and theater activate the space in the evening. Given the dense and diverse events calendar, this space requires order to be built into the groundplane.

During large performance events, walkway paths delineate the spaces where spectators will informally gather. Typically, outdoor event staff must delineate walkways with temporary structures or posts. However, in the poetry blocks scheme, the spaces for gathering during events are marked with poetry on the groundplane. This design detail not only connects Bingham Commons with the cultural context in the Bevo neighborhood, but it also serves a utilitarian purpose during events. [public space] Alligator Plaza is accessible public space for exciting events. [identity + culture] By integrating poetry into the pavment surface, local cultural diversity is celebrated. [productive landscape] This space is effective for use by the resident artists.

Outdoor woodworking or metal working during the daytime is appropriate when scheduled events are not a conflict.

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[education] Alligator Plaza is a space ideal for facilitating workshops for woodworking, metal working, or bike repair. [economy] Alligator Plaza supports a local economy by providing a venue for making and crafting products for local exhibition or sale.

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ALLIGATOR PLAZA: ruins The Bingham site historically featured a connector building between the large heritage building on the west and the warehouse to the east. This structure was a victim of arson in 1995. Currently, ruins of this structure remain on the site as a brick wall and open second storey attached to the warehouse building. The basement of this structure remains, leaving large hardscape surfaces on the site. The void this building left on the site is an opportuity for outdoor activity including make spaces, performance spaces, and this image is showing an example of an outdoor film night. The concept of the fifth building emerges through design on the site with an armature of the structure providing much needed shade for the space and the elevated landmark catwalk offering a pedestrian connection from the warehouse roof to the second floor of the Alligator Studios building to the west.

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Representation of the historical fire destruction and the potential contemporary uses of the void created.

THE MAIN GATEWAY: sculpture playground and intersection art

The main gateway at the Bingham Commons is between the two heritage buildings, the large Alligator Oil building to the west and the small heritage building on the east. This main gateway offers a small public greenspace and a rotating outdoor sculpture exhibit. The sculptures invite visitors to interact and play. This space allows for views into the site to the catwalk and the Alligator Plaza. Art is also featured at the intersection. The colorful pavement surface announces the gateway. Art intersection is a traffic calming technique as well as an expressive surface for resident artists. The images on the following pages capture experiences that can happen in the main gateway areas. [public spaces] The greenspace and the intersection space expand the public space network in the district. The engaging art connects visitors by offering artful objects for interaction or discussion. [greenspace] The sculpture playground is a small public greenspace within the district. [safety and security] The sculpture playground allows visibility into the site offering a sense of safety and reduced opportunity for entrapment.

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[identity + culture] The resident artists and rotating exhibits contribute to the areaâ&#x20AC;&#x2122;s sense of identity. The intersection art is an opportunity to express contemporary local culture or cultural histories.

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THE MAIN GATEWAY: gateway sculpture playground

THE MAIN GATEWAY: intersection art The proposal for the Bingham site offers a relavant and vibrant place for the north Bevo district. The concept illustrates the potentials residing in abandoned and derelict post-industrial sites in our urban environments. In this rich urban context, the site begs for a densely programmed community destination. The site will continue to carry and enrich its own story by becoming a place where the diverse community in the Bevo neighborhood come together.

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This drawing captures the essence of the passage of time existing around the stoic walls.

The windows on the facade represent portals to the past by framing graphic advertisement art from the original owner, Alligator Oil Company, a raincoat manufacturer.

The foreground shows an intersection art installation, a dynamic program of rotating art as the crew of resident artists change at the Alligator Studios.

The intersection art celebrates the artists who invest their time and creative energy at Bingham.

Programs like this one provide a venue for community and connection as well as a strong identity as an emerging St. Louis neighborhood.

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EAST GATEWAY SKATE DOT

The eastern gateway to Bingham Commons welcomes visitors with a multiple language wayfinding wall. Taking direction from the chalk wall feedback, the neighborhood skaters requested more sites to grind. A neighborhood skate park is located only a few blocks away. To expand their playground, this low wall serves as a skate dot, which is a site with a singe skate structure. This is a skatable feature that contributes to the neighborhood skate network. While skating or passing through, residents and visitors can reflect on the diversity in the area by reading the wayfinding information on the wall in multiple languages. [connectivity] The skate dot gateway supports multimodal transportation access to the site, especially for the local skaters. [identity + culture] The North Bevo area is home for many local skaters.

This is part of the current identity of the district. The skate dot offers this group an additional skate feature in the district network. The wall structure also serves to welcome and provide wayfinding in multiple languages. [education] The multiple languages on the skate dot wall allow site visitors to explore different languages.

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ALLIGATOR GREEN + SPIT ROAST PAVILION

Alligator Green is the largest greenspace in the district at 0.65 acres.

This space serves as open greenspace for physical activity and recreation like soccer or yoga. This space features an outdoor cooking area for spit roasting. An event like a community spit roast dinner has the potential to bring together people with diverse backgrounds. The image on the following page captures the magnatizing effects of a community dinner event. [public space] The greenspace contributes to the districtâ&#x20AC;&#x2122;s public space network. Events held here enrich the social capital among the neighbors by offering an activity for them to meet and forge relationships. [greenspace] The Alligator Green is the largest greenspace in the North Bevo district.

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ALLIGATOR GREEN: community dinners bring diverse residents together

PRODUCTIVE LANDSCAPE SYSTEMS

MATERIALS

FOOD

Bingham Commons offers infrastructure to support productive landscapes.

The material system is already functioning on the site through the local organization, Refab. The material system is expanded to include refabrication and exhibition of the salvaged materials on the site. The food system is local and small scale. The site has space for growing, processing and cooking, and dining. The following images illustrate the productive systems on the site. [public space] The productive systems are visible and accessible from the streetscape. The productive landscapes are a part of the public space network in the district. The programming in these areas are a venue for social capital and forging relationships with neighbors. [greenspace] The Bingham community garden is part of the greenspace network. The greenroof on Refab is also a productive landscape. It functions as a reliable, protective roof as well as an efficient insulator and habitat that reduces heat island effect in humid St. Louis city. [identity + culture] The culture of local economy and the maker movement is a potential defining characteristic of the North Bevo district.

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[productive landscapes] The food and material systems on site are productive systems. In addition, the greenroof at Refab and the infiltration areas at the rear of the site contribute to a diversity of functioning landscapes. [education] The programming within the material and food system on site is an opportunity for education and skills development. Food system programming includes: food production, culinary arts, and hospitality.

The material system supports programming for deconstruction, retail, woodworking, and metalworking. [economy] The food and material system support a local economy by generating and selling products using the resources from the site.

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PRODUCTIVE LANDSCAPE SYSTEMS: materials This diagram illustrates the closed-loop material system on the Bingham Commmons site. This system builds upon the existing Refab architectural salvage deconstruction and resale organization that currently operates from the warehouse on the site. Supportive programming enriches the material narrative. By introducing workshops and studio workspaces at the Alligator studio building, resident artists, local craftspeople, and community participants refabricate the salvage materials into utilitarian products or sculptures for indoor or outdoor exhibition.

DECONSTRUCT offsite locations

Refab warehouse

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SALVAGE RESALE

MAKE

EXHIBIT + SELL

Gateway outdoor exhibition

Alligator exhibition

Alligator workshops

Alligator plaza workspace

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PRODUCTIVE LANDSCAPE SYSTEMS: food

ion t p m u s on c d foo

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SAFETY + SECURITY: night lighting strategy building entry lights pedestrian scale lighting typical roadway lighting dark sky lighting open greenspace lighting motion sensor lighting no lighting

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The lighting and access strategy contributes to the safety and security at Bingham Commons. Lighting is considered by zones of activity. The pedestrian lighting illuminates main sidewalks and pathways. The pedestrian lighting allows for intuitive wayfinding at night while the entry lights beaming from the buildings announce portals for access.

Greenspace lighting allows for active recreation in the evening hours.

A “dark sky” strategy at the Gateway Sculpture Playground and the art cave back yard area consist of habitat-friendly lighting in the vein of undermount lighting and bollard lighting. This strategy allows for pedestrian visibility while also supporting an ecological mandate to respect natural circadian rhythms in our urban habitat, not only for insects and wildlife but also for humans. These areas offer visibility in addition to establishing a lighting heirarchy for easy pedestrian wayfinding. The “dark sky” strategy reduces glare and improves views of starry nights.

Inaccessible areas are fenced and planted with dense vegetation allowing the space to be safe after dark by not offering entrapment spaces. These areas offer quality urban habitat and reduced light pollution similar to the “dark sky” areas. The inaccessible areas around Refab including the community garden, the material yard, and the greenroof are left dark but feature fencing and motion sensor lighting. See the following diagrams for a fencing and vegetation diagram.

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SAFETY + SECURITY: vegetation and fencing strategy gates safe routes dense and prickly vegetation fencing

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The vegetation and fencing strategy also support safety and security at Bingham Commons. The vegetation indicated here serves the site in multiple ways. In addition to reducing opportunities for entrapment, these areas also support urban habitat and infiltrate stormwater on the site. A fencing strategy futher secures the site. The location of the gates are indicated in the diagram. These are locked at night. In the case of the gates at the large Alligator Building, residents may access this area with a code or a key. This diagram also illustrates nighttime pedestrian routes at key decision points on the site. The nighttime routes are intuitive for pedestrians with gates, fencing, vegetation, and lighting.

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areas at Bingham Commons with informal surveillance lighted beacons for emergency calls are placed at the edges of the informal surveillance; add to security on site and fosters a sense of safety among visitors and residents

SAFETY + SECURITY: informal surveillance and emergency beacons informal surveillance areas lighted beacons for emergency calls

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The informal surveillance and emergency beacons also foster security and a sense of safety on the site. The informal surveillance areas are indicated on the diagram. These areas are within views of major pedestrian corridors, the fronts of homes, balconies and porches, evening establishments, or transit stops. The emergency beacon locations are determined by considering the edges of the surveillance areas. This way the beacons are easy to find and in the areas where they are most needed.

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SITE DIAGRAM: phasing phase one phase two phase three phase four phase five catwalk and armature

The phasing concept for Bingham Commons site prioritizes revenue building endeavors and streetscape frontage. [phase one] The Refab quarters are the main focus of the first phase. The roof is in desperate need of repair so this phase is a great opportunity to include the accessible greenroof. [phase two] Retrofit the Alligator heritage building for workshops, studios, and exhibition space. Add parking and rear backyard area for security and private outdoor space. Construct the Gateway Sculpture Playground to

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enhance the streetscape and liveability. [phase three] Retrofit the first floor of the small heritage building for a community kitchen. Redevelop Refab entry scheme with Bingham community garden area. Add the Alligator Green and the infiltration basins. [phase four] The Speakeasy Bosque, Alligator Plaza, and the rear infiltration area is developed in phase four. The St. Louis Metrolink light rail expansion is introduced in the district. [phase five] The infill development at the corner of Meramec and Gravois will introduce additional parking, greenspace, and mixed use to the district. [phase catwalk and armature] This is the final large design gesture on the site. The landmark catwalk and armature enhance comfort and connections on the site.

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BINGHAM COMMONS EVENTS The built environment influences quality of life to an extent. A whole host of other factors contribute to our individual experience of life including, for example, healthy family bonds and public policies. In the case of this research and design project, the relationship between the built environment and quality of life is studied, explored, and tested through design. The purpose of this project was to provide the infrastructure, space, and program to benefit quality of life in the North Bevo district. However, in order for the project to be a genuine success, the spaces require appropriate and engaging events. Through the combination of “space” and “event” is “place” truly deemed meaningful and valuable for the local community. The following images illustrate an example of an exciting and inclusive events calendar for Bingham Commons.

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01 JAN

Bosnian New Year (Nova Godina) Alligator Exhibition Hall 7:00 pm - 12:00 am

03 JAN

First Friday Open Studios Alligator Studios 5:00 pm - 9:00 pm

09 JAN

Bosnian Republic Day Alligator Exhibition Hall 7:00 pm - 12:00 am

20 JAN

Third Tuesday Book Club Alligator Kitchen 3:00 pm - 4:00 pm

22 JAN

Metals Sculptures Opening Reception Alligator Exhibition Hall 7:00 pm - 12:00 am

24 JAN

Home Repair Reciprocity Info Session Refab Warehouse 4:00 pm - 5:00 pm

31 JAN

Ice Sculptures Workshop Gateway Sculpture Playground 10:00 am - 1:00 pm

february

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First Friday Open Studios Alligator Studios 5:00 pm - 9:00 pm

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Bosnian Winter Festival Alligator Exhibition Hall times vary

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Singles Mingle Pot Luck Alligator Kitchen 7:00 pm - 12:00 am

16 FEB

Third Tuesday Book Club Alligator Kitchen 3:00 pm - 4:00 pm

29 FEB

Leap Day Concert Speakeasy 8:00 pm - 12:00 am

Bosnian Independence Day Alligator Kitchen 7:00 pm - 10:00 pm

04 MAR

First Friday Open Studios Alligator Studios 5:00 pm - 9:00 pm

12 MAR

Youth Maker Academy Alligator Workshops 12:00 pm - 5:00 pm

15 MAR

Third Tuesday Book Club Alligator Kitchen 3:00 pm - 4:00 pm

26 MAR

Garden Spring Cleaning Bingham Community Garden 10:00 am - 12:00 pm

26 MAR

Environmental Art Exhibit Gateway Sculpture Playground 3:00 pm - 6:00 pm

27 MAR

Bicycle Tune Up Workshop Alligator Workshops 10:00 am - 12:00 pm

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Alligator Exhibition Hall 5:00 pm - 9:00 pm

01 APR

First Friday Open Studios Alligator Studios 5:00 pm - 9:00 pm

04 APR

Bosnian Day at the Captital Alligator Kitchen 8:00 am departure

Bosnian Labor Day 02 MAY

Culinary Arts Workshop Alligator Kitchen 6:00 pm - 9:00 pm

04 MAY

Bosnian Victory Day Alligator Exhibition Hall 5:00 pm - 9:00 pm

09 APR

06 MAY

Alligator Workshops 12:00 pm - 5:00 pm

Alligator Studios 5:00 - 9:00 pm

Youth Maker Academy 16 APR

Composting Workshop Bingham Community Garden 9:00 am - 11:00 am

19 APR

Third Tuesday Book Club Alligator Kitchen 3:00 pm - 4:00 pm

23 APR

Spring Harvest Event Bingham Community Garden 9:00 am - 3:00 pm

23 APR

Open Mic Night Speakeasy 8:00 pm - 12:00 am

30 APR

Junk and Funk Clean Up Party Refab Material Yard 10:00 am - 5:00 pm

First Friday Open Studios Alligator Studios 5:00 pm - 9:00 pm

07 JUN

Ramadan Community Dinner Alligator Kitchen 7:00 pm - 10:00 pm

09 JUN

Bevo Mill Group Bike Ride Alligator Plaza 5:00 pm - 9:00 pm

11 JUN

Youth Maker Academy Alligator Workshops 12:00 pm - 5:00 pm

First Friday Open Studios

11 JUN

11 MAY

Alligator Plaza 7:00 pm - 12:00 am

Poetry Slam

Speakeasy 7:00 pm - 12:00 am

14 MAY

Youth Maker Academy Prom Alligator Exhibition 7:00 pm - 11:00 pm

17 MAY

Third Tuesday Book Club Alligator Kitchen 3:00 pm - 4:00 pm

21 MAY

Spring Roast Community DInner Alligator Green 12:00 pm - 10:00 pm

28 MAY + 29 MAY + 30 MAY

Memorial Day Sale Refab Warehouse 9:00 am - 6:00 pm

Bosnia Classical Music Concert 18 JUN

Local Film Festival Alligator Plaza 7:00 - 11:00 pm

19 JUN

Tomato Staking Day

Bingham Community Garden 8:00 am - 11:00 am

20 JUN

Summer Solstice Salutations Alligator Green 6:30 am - 7:30 am

21 JUN

Third Tuesday Book Club

Alligator Kitchen 3:00 pm - 4:00 pm

26 JUN - 27 JUN

Mostar Summer Fest Alligator Green 12:00 pm - 12:00 am

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First Friday Open Studios

Independence Day Bevo Party Bingham Commons 10:00 am - 10:00 pm

01 JUL - 04 JUL

Independence Day Sale Refab Warehouse 9:00 am - 6:00 pm

09 JUL

Youth Maker Academy

Alligator Workshops 12:00 pm - 5:00 pm

11 JUL

Summer Culinary Workshop Alligator Kitchen 5:00 pm - 8:00 pm

15 JUL - 17 JUL

International Folklore Festival Bingham Commons times vary

19 JUL

Third Tuesday Book Club Alligator Kitchen 3:00 pm - 4:00 pm

22 JUL

Fibers Exhibition Opening Reception Alligator Exhibition Hall 7:00 pm - 12:00 am

05 AUG

First Friday Open Studios Alligator Studios 5:00 pm - 9:00 pm

13 AUG

Youth Maker Academy Alligator Workshops 12:00 pm - 5:00 pm

12 AUG -14 AUG

Sarajevo Film Festival Stream Alligator Plaza 7:00 pm - 11:00 pm

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Open Mic Night Speakeasy 7:00 pm - 11:00 pm

20 AUG - 21 AUG

Summer Harvest Event Bingham Community Garden 8:00 am - 12:00 pm

20 AUG

Greenroof Star Gazing Refab Greenroof 9:00 pm - 12:00 am

27 AUG

Culinary Workshop Alligator Kitchen 5:00 pm - 8:00 pm

23 JUL

28 AUG

Refab Warehouse 4:00 pm - 5:00 pm

Refab Warehouse 4:00 pm - 5:00 pm

Home Repair Reciprocity Info Session

Home Repair Reciprocity Info Session

02 SEP - 05 SEP

Labor Day Sale Refab Warehouse 9:00 am - 6:00 pm

02 SEP

First Friday Open Studios Alligator Studios 5:00 pm - 9:00 pm

05 SEP

Trivia Night

Speakeasy 7:00 pm - 10:00 pm

09 SEP

Digital Art Exhibition

Alligator Exhibition + Gateway Scupture Playground 6:00 pm - 12:00 am

10 SEP

Youth Maker Academy Alligator Workshops 12:00 pm - 5:00 pm

17 SEP

Garden Work Day

Bingham Community Garden 8:00 am - 11:00 am

17 SEP

Bosnian Ballet Fest Alligator Plaza 6:00 pm - 10:00 pm

20 SEP

Third Tuesday Book Club Alligator Kitchen 3:00 pm - 4:00 pm

20 SEP

Meditation in the Garden Speakeasy Bosque 6:30 am - 7:30 am

29 SEP

Pass down the recipe

Alligator Kitchen 5:00 pm - 8:00 pm

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First Friday Open Studios Alligator Studios 5:00 pm - 9:00 pm

08 OCT

Youth Maker Academy Alligator Workshops 12:00 pm - 5:00 pm

08 OCT - 09 OCT

Half off sale

Refab Warehouse 9:00 am - 6:00 pm

13 OCT

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Get out the vote Alligator Exhibition Hall 8:00 am - 8:00 pm

04 NOV

First Friday Open Studios Alligator Studios 5:00 - 9:00 pm

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First Friday Open Studios Alligator Studios 5:00 pm - 9:00 pm

09 DEC

Winter Holiday Sculpture Exhibit

Exhibition Hall + Gateway Sculpture Plaza 7:00 pm - 11:00 pm

20 DEC

Alligator Kitchen 3:00 pm - 4:00 pm

Speakeasy 7:00 pm - 12:00 am

Alligator Kitchen 3:00 pm - 4:00 pm

Local artist holiday gift sale Exhibition Hall + Refab warehouse 9:00 am - 10:00 pm

Third Tuesday Book Club

22 OCT

15 NOV

21 DEC

Alligator Theater 7:00 pm - 11:00 pm

Alligator Kitchen 3:00 pm - 4:00 pm

Alligator Exhibition 6:30 am - 7:30 am

Third Tuesday Book Club

Winter Solstice Salutations

28 OCT

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26 DEC

Alligator Exhibition Hall 7:00 pm - 10:00 pm

Speakeasy + Theater 7:00 pm - 12:00 am

Alligator Kitchen 3:00 pm - 10:00 pm

3D Prints Exhibition

Sarajevo Jazz Fest

Boxing Day Pot Luck

31 OCT

27 NOV

31 DEC

Bingham Underground 6:00 pm - 10:00 pm

Bingham Community Garden 9:00 am - 12:00 pm

Exhibition Hall 7:00 pm - 1:00 am

Haunted Basement Tours

Winterize the garden event

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Theater Festival

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Poetry Slam

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Third Tuesday Book Club

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Autumn Roast Community Dinner Alligator Green 5:00 pm - 9:00 pm

Th

New Years Eve Ball

The district masterplan and the site design integrate the district goals and design goals using a layered approach. Each design move satisfies multiple goals and often serves multiple programs on the site. This follows lessons from the case study and literature review research and it allows for an effective design by consitently supporting goals.

If given more generous time to expand the scope of this project, more community engagement and feedback loops would have been integrated into the methodology of this work. Access to residents in the North

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This project weaved together adaptive reuse theory and quality of life indicator methods. These two bodies of work overlap when valued heritage structures are repurposed for the benefit of a local community and, thus, enhancing quality of life. This practice enriches local stories by adding another layer to the embedded industrial heritage. Adaptive reuse of post-industrial sites for the purpose of public and community use undergo semiotic shifts. These shifts breed attachments to place and feelings of connection. In the case of the Bingham proposal, the site is transformed from a dilapidated and underutilized site to an activated and cherished community place.

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FI N AL TH O U G H T S

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Bevo district representing an immigrant population are ideal to refine site program, revise the quality of life indicators, and develop design details. However, this project works as a template to follow in the vein of methodology for community adaptive reuse projects and evaluation frameworks. The current design functions as a proposal, inviting critique and welcoming revisions recommended by the community members and the end users of this site.

The quality of life evaluation framework has broader implications for urban designers. The quality of life genome captures the complexity that the idea of quality of life summons. The genome functions as a template where the district goals, design goals, and indicators can be revised to reflect different projects, different intentions, and different value systems.

Other filters can replace the design goal filter which measures the built environment. Additional filter ideas are a policy filter and a program filter.

If the genome is expanded to include these other filters, then quality of life is evaluated with a wider net and more accuracy.

This work has room to expand and improve, recognizing the potential benefits of the concepts and designs proposed in this work. This research

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blazes a trail for the connections between adaptive reuse theory and quality of life. In addition, as the body of research surrounding evaluation frameworks continues to grow, designers require access to evaluation strategies that are adaptable and capture complexity--complexity that moves away from single-focus gross national product or profits. The complexity found in this evaluation strategy contributes to existing literature by organizations like EcoDistricts, and research by Brandon and Lombardi and Colantonio and Dixon. The concept echos an an idea advoced

by Robert Kennedy in 1968.

Too much and for too long, we seem to have surrendered personal excellence and community values in the mere accumulation of material things. Our Gross National Product... counts air pollution and cigarette advertising, and ambulances to clear our highways of carnage... special locks for our doors and the jails for the people who break them... Yet the gross national product does not allow for the health of our children, the quality of their education or the joy of their play. (Kennedy)

The quality of life indicator genome will capture the healthfulness of childresn, quality of education and skills development opportunities, and the joy of everyoneâ&#x20AC;&#x2122;s play.

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publ ic gree space nspa wal ce safe kabilit y ide ty pro ntity he duct ed ritag ion u e ec cati on om on pu y gr bli ee c s ns pa pa ce ce

Bigham Redux is a prototype for testing quality of life indicators as a framework for an adaptive reuse design of an urban postindustrial site in St. Louis, Missouri. The project provides an ideal platform for quality of life investigation because of the robust body of work supporting the transformative latent potential embedded in abandoned historic built fabric. Literature and case studies, a library of indicators, and public participation methods are all employed to develop program and design. The indicators serve an additional purpose to evaluate quality of life changes as they relate to the built environment over time.