Light-Rail Adjacent Development for Central City South | CENK | M.Arch Thesis

LIGHT-RAIL-ADJACENT

DEVELOPMENT

CONTENTS 2

CALLOUT DIAGRAM

4

INTRODUCTION

6

SITE PLAN

10

NORTH SITE

26

PLAZA

38

SOUTH SITE

2

N

SITEPLAN

4

LIGHT-RAIL-ADJACENTDEVELOPMENT The planned light rail expansion will provide a great incentive for future development.

Often, mixed-use developing along the light rail creates a disconnect to the existing neighborhoods.

Light rail development should serve to redefine commercial design in Phoenix by creating a cultural gradient that keeps Central Avenue connected to the existing surrounding neighborhoods.

6

1000 S Central Ave

St. Anthony’s Church, a Catholic church and community institution in Central City South. The church owns the plaza lot and constantly utilizes it for events, festivals and parking. View from Tonto St.

St. Anthony’s Church, a Catholic church and community institution in Central City South. The church owns the plaza lot and constantly utilizes it for events, festivals and parking. View from Tonto St. and Central Ave.

EXISTINGCONDITIONS

The only operating business on the South Site is a llantera

The north site s seen from Sherman Street.

8

NORTHSITE

10

“EXISTING SMALL BUSINESS”

“CENTRAL AVE” LIGHT RAIL INTRODUCTION TO THE NEIGHBORHOOD

“VACANT LAND ALONG

G CENTRAL AVE”

QUALITATIVE SECTION EXISTING

“EXISTING COMMUNITY”

12

“EXISTING SMALL BUSINESS” ECONOMICALLY DISPLACED BY RISING RENT

“CENTRAL AVE” LIGHT RAIL SERVES NEW DEVELOPMENT AND IGNORES EXISTING NEIGHBORHOOD ASSETS

“TYP. 4 OVER 1 DEVELOPM DEVELOPERS LOOK TO MAXIMIZE PROFITS WITH COMMUNITY

MENT” HOUT REGARD FOR EXISTING

QUALITATIVE SECTION TYP. DEVELOPMENT

“EXISTING COMMUNITY” SEGREGATED FROM BENEFITS OF NEW DEVELOPMENT

14

“EXISTING SMALL BUSINESS” NEW DEVELOPMENT SUPPORTS LOCAL BUSINESS

“CENTRAL AVE” LIGHT RAIL SERVES NEW DEVELOPMENT AND IGNORES

“MIA HOU COMMERCIAL/HOUSING NEEDS ARE A

USING” ADDRESSED IN APPROPRIATE SCALE

QUALITATIVE SECTION PROPOSED

“EXISTING COMMUNITY” NEW DEVELOPMENT INTEGRATES BETTER WITH NEIGHBORHOOD

16

These townhomes on Roosevelt offer commercial spaces on the ground floor.

The practice of placing residential floors above ground-floor commercial space dates back to the beginning of the urban form.

NORTHPRECEDENTS The north site features a new, more flexible kind of live-work housing combined with multiple sub-rental opportunities. These situations are often infomral and under the table, but there are several examples in the Valley and beyond.

Townhomes on Farmer Avenue in Tempe feature office and retail space on the ground floor. The townhomes are sold as one unit including the residential and commercial spaces.

18

20

22

POLICIES parcel reconfiguration Wide streets built to favor cars and large public right-of-way setbacks can be shrunk while giving land back to homewoners as incentives to densify their neighborhoods themselves, on their own terms, while retaining the comfort of a low-scale residential neighborhood.

Affordable Housing Requirement for Developers New parcels created by reconfiguration can be placed in a trust subsized by the affordable housing requirement for developers, wherein instead of placing units within the primary development, the entity finances construction of affordable units nearby. Developers could also directly fund secondary dwellings.

Higher-rent units along Central Ave. could be offset by neighborhood infill along the alleys and vacant lots.

open alleys Instead of closing alleys due to trash accumulation and undesirable activity, the city should encourage the activation of alleys to take advantage of unused land, encourage appropriately-scaled density, enable income-producing rentals, add housing stock and create pedestrian-friendly streets.

NORTHSITE land trust In exchange for land along the current streets, landowners would give their land fronting the alleys to a community land trust that would be dedicated to permanent affordable housing.

co-op living The land along the alleys could consist of parcels for ownership along the lines of a land trust, or could combine in a co-op housing scenario. In the event parcel reconfugaration does not take place but alley developemnt occurs, a co-op rental system could develop where owners retain the rights to their land but the occupants of alley housing have more custody, and incentive to care for, their buildings.

home-based business Current zoning often discourages and outlaws operating a business from a residential property. Many residential leases prohibit commercial activity. The city should encourage entrepreneurship and small business development and lower the barrier to entry, especially for low-income and historically disadvantaged populations. Finding space to create a business is a crucial barrier to entry.

24

PLAZASITE

26

“CENTRAL AVE” INCOMING LIGHT RAIL WILL BRING MORE VISITORS

“CHURCH OWNED LOT” GRAVEL YARD USED FOR OVERFLOW PARKING AND EVENT S

SPACE

QUALITATIVE SECTION EXISTING

“ST. ANTHONYʼS CHURCH”

28

“CENTRAL AVE”

“EVENT/PARKING SPACE TURNED INTO PLAZA” RESPECTING THE CURRENT USE OF THE SPACE, THE GRAVEL YARD CAN KEEP BEING USED AS TEMPORARY EVENT SPACE AS WELL AS PA

ARKING WHENEVER NEEDED

QUALITATIVE SECTION PROPOSED

“PASEO” WHEN ACTIVATED, THIS CORRIDOR CAN SERVE TO CONNECT THE THREE SITES

“ST. ANTHONYʼS CHURCH”

30

The lot in front of St. Anthony’s is host to not only church events but community events such as a car show one Sunday featuring dozens of lowriders and restored classic cars. The plaza serves as its own precedent when it’s utilized, but in the heat of the summer and often throughout the year the lot sits empty.

The bright central plaza in San Miguel del Allende, Guanajuato, Mexico is lined with restaurants and filled with vendors on the weekends, when it becomes a destination not only for foreign tourists but weekenders from the surrounding towns.

PLAZAPRECEDENTS The traditional Latin American plaza is built after the Spanish Colonial model, where churches, government offices, restaurants and small shops surround and spill out into an open space. The plaza is naturally activated by these uses as well as by festivals and events; it becomes a place to gather even when there is nothing particular going on.

The main plaza in Dolores Hidalgo, Mexico. The plaza is also lined with small shops. It sees fewer visitors, but the plaza is still lined with vendors and shops catering to the local population and is lively any day of the week.

32

34

POLICIES parcel reconfiguration Wide streets built to favor cars and large public right-of-way setbacks can be shrunk while giving land back to homewoners as incentives to densify their neighborhoods themselves, on their own terms, while retaining the comfort of a low-scale residential neighborhood.

Affordable Housing Requirement for Developers New parcels created by reconfiguration can be placed in a trust subsized by the affordable housing requirement for developers, wherein instead of placing units within the primary development, the entity finances construction of affordable units nearby. Developers could also directly fund secondary dwellings.

Higher-rent units along Central Ave. could be offset by neighborhood infill along the alleys and vacant lots.

open alleys Instead of closing alleys due to trash accumulation and undesirable activity, the city should encourage the activation of alleys to take advantage of unused land, encourage appropriately-scaled density, enable income-producing rentals, add housing stock and create pedestrian-friendly streets.

PLAZASITE land trust In exchange for land along the current streets, landowners would give their land fronting the alleys to a community land trust that would be dedicated to permanent affordable housing.

co-op living The land along the alleys could consist of parcels for ownership along the lines of a land trust, or could combine in a co-op housing scenario. In the event parcel reconfugaration does not take place but alley developemnt occurs, a co-op rental system could develop where owners retain the rights to their land but the occupants of alley housing have more custody, and incentive to care for, their buildings.

home-based business Current zoning often discourages and outlaws operating a business from a residential property. Many residential leases prohibit commercial activity. The city should encourage entrepreneurship and small business development and lower the barrier to entry, especially for low-income and historically disadvantaged populations. Finding space to create a business is a crucial barrier to entry.

36

SOUTHSITE

38

“ABANDONED BUILDINGS” OFTEN RUNDOWN, CREATES BLEMISH ON THE NEIGHBORHOOD

“UNUSED PARKING LOT” LATENT POTENTIAL FOR PLA

AZA

QUALITATIVE SECTION EXISTING

“CENTRAL AVENUE” LATENT POTENTIAL OF THE AREA CAN BE IMPROVED

40

“DEMOLISHED BUILDINGS” INSTEAD OF BUILDING ON EXISTING ASSETS, NEW DEVELOPMENTS OFTEN DEMOLISH AND START FROM SCRATCH

QUALITATIVE SECTION TYP. DEMOLISHED BUILDING

“CENTRAL AVENUE” LATENT POTENTIAL OF THE AREA CAN BE IMPROVED

42

“ROOFTOP GARDEN” OPPORTUNITY FOR EDUCATION AND EVENTS

“RENTABLE OFFICE SPACE” COWORK SPACE FOR SMALL BUSINESS AND ENTREPENEURS

“MARKET” COMMUNITY CO-OP MARKET/KITCHEN BUILDS COMMUNITY IDENTITY

“PLAZA EXTENSION” COMMUNITY EVENT AND GATHERIN

NG SPACE

QUALITATIVE SECTION PROPOSED

“CENTRAL AVENUE” LATENT POTENTIAL OF THE AREA CAN BE IMPROVED

44

The Portland Mercado is a unique social and commercial enterprise project.

It features 19 diverse permanent small businesses open regular hours in addition to hostings events including “mercaditos,� where cottage businesses have a platform to sell their food and wares. Most, but not all, are related to food.

At the core of Detroit’s successful food vending network, the Eastern Market Corporation has built an infrastructure around the market tosupport their mission to enrich Detroit nutritionally, culturally, and economically. On Sundays, the interior of these open air sheds are lined with rows of farming vendors preparing to sell the freshest foods available to Detroit residents.

Eastern Market has also become a primary tailgating location for football enthusiasts, devoting their Sundays to the Detroit Lions.

SOUTHPRECEDENTS The traditional Latin American plaza is built after the Spanish Colonial model, where churches, government offices, restaurants and small shops surround and spill out into an open space. The plaza is naturally activated by these uses as well as by festivals and events; it becomes a place to gather even when there is nothing particular going on.

Fuerza Local/Local First Arizona opened a community commercial kitchen in an affordable housing development in downtown Mesa, Arizona. The program also holds classes for entrepreneurs , especially those in the food business.

46

48

50

POLICIES parcel reconfiguration Wide streets built to favor cars and large public right-of-way setbacks can be shrunk while giving land back to homewoners as incentives to densify their neighborhoods themselves, on their own terms, while retaining the comfort of a low-scale residential neighborhood.

Affordable Housing Requirement for Developers New parcels created by reconfiguration can be placed in a trust subsized by the affordable housing requirement for developers, wherein instead of placing units within the primary development, the entity finances construction of affordable units nearby. Developers could also directly fund secondary dwellings.

Higher-rent units along Central Ave. could be offset by neighborhood infill along the alleys and vacant lots.

MIA housing The Modular Income Assistance housing model makes homeownership more accessible for low- and middleincome residents with a flexible floor plan that makes it easy to rent part of your home to a residential or commercial tenant but allows for future re-combination of the units.

SOUTHSITE land trust In exchange for land along the current streets, landowners would give their land fronting the alleys to a community land trust that would be dedicated to permanent affordable housing.

co-op living The land along the alleys could consist of parcels for ownership along the lines of a land trust, or could combine in a co-op housing scenario. In the event parcel reconfugaration does not take place but alley developemnt occurs, a co-op rental system could develop where owners retain the rights to their land but the occupants of alley housing have more custody, and incentive to care for, their buildings.

home-based business Current zoning often discourages and outlaws operating a business from a residential property. Many residential leases prohibit commercial activity. The city should encourage entrepreneurship and small business development and lower the barrier to entry, especially for low-income and historically disadvantaged populations. Finding space to create a business is a crucial barrier to entry.

52

DEVELOPMENT

CONTENTS 2

CALLOUT DIAGRAM

4

INTRODUCTION

6

NEIGHBORHOOD PATTERNS

10

EXISTING CONDITIONS

14

ANTI-DISPLACEMENT

16

PRECEDENTS

18

TECHNIQUE

20

QUALITATIVE SECTION: PROPOSED

22

POLICIES

2

GOALS AFFORDABLE HOUSING INCOME SOURCE RESPECTS EXISTING HOMES

ALLEY-FACINGDEVELOPMENT A STRATEGY THAT SPLITS PARCELS TO ALLOW INCREASED DENSITY WHILE ENABLING CURRENT RESIDENTS TO STAY IN THEIR HOMES.

Currently, single-family homes sit on large parcels with wide streets, setbacks and often alleyways. In Central City South, there are also many vacant lots. Front yards are often utilized as social spaces.

Often, new development aggregates adjacent lots and creates proportionately massive structures, disrupting the neighborhood atmosphere. Single-family homes precariously co-exist with monolithic apartment buildings, while owners who sell lose generational equity opportunities.

Single-family neighborhoods can support additional density while retaining the village-like atmosphere and private space that makes them attractive to families.

People maintain ownership and equity for future generations but can sell portions of their lots facing an alleyway-easement.

4

N

NEIGHBORHOODPATTERNS alleys vacant lots light rail corridor park infill potential light rail visibility RESIDENTIAL STREETS

6

N

existing alleys potential alleys Many neighborhoods were built to utilize alleys, but the potential exists to add pedestrian easements between homes as part of parcel reconfiguration in additional neighbrhoods.

ALLEYMAP

8

50% OF THE LAND AREA CONSISTS OF STREETS AND SETBACKS

60% OF STREETS IN CENTRAL CITY SOUTH DO NOT HAVE SIDEWALKS

In response to complaints of criminal activity, the City of Phoenix has attempted to simply closed and locke many alleys in Central City South and move trash collection to the primary streets.

Streets are wide and built for cars, not pedestrians or bicycles. Large setbacks separate the paved street from property lines, and many streets lack sidewalks.

EXISTINGCONDITIONS

A utilized but empty alley in decent shape

A utilized but empty alley in derelict shape.

10

“BACKYARD LOTS” UNDER-USED EXPANSIVE BACKYARDS

“ALLEY” COMPLAINTS ABOUT CRIMINAL ACTIVITY; TO BE CLOSED BY CITY

QUALITATIVE SECTION EXISTING

MONTEZUMA STREET

HADLEY STREET

THIRD AVE

FOURTH AVE

TONTO STREET

BUCKEYE ROAD

“VACANT LOTS” EMPTY, GRAVEL LOTS; SPECULATIVE LAND-BANKING

12

anti-cultural-displacement: identity Alleys offer opportunities for small, hyperlocal home businesses to cater to their neighbors in an intimate setting that encourages local identity.

anti-economic-displacement: opportunity Alley development fights economic displacement by offering opportunities for home-based income creation for residents, even if they are renting their homes.

anti-physical-displacement: housing Alley-facing residential will be affordable for renters, and homeowners with units on their property will be less susceptible to physical displacement.

ANTI-DISPLACEMENT The current state of alleys in Central City South, and across many parts of Phoenix, is less than ideal. In responses to complaints about safety and trash in the alleys, the city is attempting to move trash collection to the streets and block off access to the alleys. But what if instead of letting city-owned land go to waste, what if the city utilized an asset that’s already there, and it spurred development in the neighborhood? Alley-facing development advocates for the benefits of alleys and proposes even the creation of new alleys.

The practice of additional dwelling units, additions and granny flats is common in Central City South and across Phoenix. Simultaenously, front yards are active spaces. If these secondary dwellings were encouraged to front the alley directly as a house fronts its street, the alleys would become active and social spaces. Property owners would gain supplemental income from rent or the outright sale of a subdivided lot. Density would increase organically in a way that retained the comfortable, village-like atmosphere. Since properties would be developed by their own neighbors, the development is inherently in and of the community. Properties could be residential, commercial or combined, depending on the local market factors and wishes of the property owners.

It is in the public’s best interest to decrease the negative aspects of the alleys, so property owners who sell their land along the alleys are incentivized to do so by taking part in parcel reconfiguration, where they gain property rights to what is now setbacks and paved right-of-ways along their respective street frontages.

14

Relatively newly-built home facing the alley in Central Park

This built project completed in 2010 by Vine Saccento, the Mod Box, is a trio of prefabricated living spaces sit on what was once a empty lot. He was able to rezone it from single family to multifamily in order to accommodate the Mod Box designs.

PRECEDENTS

Residential properties featuring, from south to north: a split parcel, an ADU that spans two parcels and an ADU on a single parcel.

16

existing conditions

single rental per existing house

own lot

own lot + shops

TECHNIQUE

multi-lot + shops

shared-space + shops

shared yard

18

“HOME” AFFORDABLE DWELLINGS

“FRONT YARD” LATENT POTENTIAL STRENGTHENED

“ALLEY” COMFORTABLY SCALED PATHWAY

“CONVEN LIVE/W

“AZOTEAS” OPPORTUNITY FOR EXPANSION

NIENCE STORE/ABARROTES” WORK-STOREFRONT SPACE

QUALITATIVE SECTION PROPOSED

MONTEZUMA STREET

HADLEY STREET

THIRD AVE

FOURTH AVE

TONTO STREET

BUCKEYE ROAD

“HOME” LIVE/WORK-AFFORDABLE DWELLINGS

20

POLICIES open alleys Instead of closing alleys due to trash accumulation and undesirable activity, the city should encourage the activation of alleys to take advantage of unused land, encourage appropriately-scaled density, enable income-producing rentals, add housing stock and create pedestrian-friendly streets.

ADU permitting Backyard rental units create simple, dependable income potential and create pathways for property ownership for low-income popoulations. Higher density and human-scale buildings encourages walkability. Permitting for new structures should be streamlined and made affordable and accessible for all residents.

parcel reconfiguration Wide streets built to favor cars and large public right-of-way setbacks can be shrunk while giving land back to homewoners as incentives to densify their neighborhoods themselves, on their own terms, while retaining the comfort of a low-scale residential neighborhood.

land trust In exchange for land along the current streets, landowners could donate or sell at a below-market price their land fronting the alleys to a community land trust that would be dedicated to long-term affordable housing and commercial space.

co-op living The land along the alleys could consist of parcels for ownership along the lines of a land trust, or could combine in a co-op housing scenario. In the event parcel reconfugaration does not take place but alley developemnt occurs, a co-op rental system could develop where owners retain the rights to their land but the occupants of alley housing have more custody, and incentive to care for, their buildings.

Affordable Housing Requirement for Developers New parcels created by reconfiguration can be placed in a trust subsized by the affordable housing requirement for developers, wherein instead of placing units within the primary development, the entity finances construction of affordable units nearby. Developers could also directly fund secondary dwellings.

Higher-rent units along Central Ave. could be offset by neighborhood infill along the alleys and vacant lots.

22

PARCEL RECONFIGURATION

CONTENTS 2

CALLOUT DIAGRAM

4

INTRODUCTION

6

NEIGHBORHOOD PATTERNS

10

EXISTING CONDITIONS

14

ANTI-DISPLACEMENT

16

PRECEDENTS

18

TECHNIQUE

20

QUALITATIVE SECTION: PROPOSED

22

POLICIES

2

GOALS AFFORDABLE HOUSING INCOME SOURCE RESPECTS EXISTING HOMES

PARCELRECONFIGURATION A STRATEGY THAT SPLITS PARCELS TO ALLOW INCREASED DENSITY WHILE ENABLING CURRENT RESIDENTS TO STAY IN THEIR HOMES.

Currently, single-family homes sit on large parcels with wide streets, setbacks and often alleyways. In Central City South, there are also many vacant lots. Front yards are often utilized as social spaces.

Often, new development aggregates adjacent lots and creates proportionately massive structures, disrupting the neighborhood atmosphere. Single-family homes precariously co-exist with monolithic apartment buildings, while owners who sell lose generational equity opportunities.

Single-family neighborhoods can support additional density while retaining the village-like atmosphere and private space that makes them attractive to families.

People maintain ownership and equity for future generations but can sell portions of their lots facing an alleyway-easement.

4

N

NEIGHBORHOODPATTERNS alleys vacant lots light rail corridor park infill potential light rail visibility RESIDENTIAL STREETS

6

N

PARCELMAP

property parcels streets, setbacks, rights-of-way, riverbed In this parcel map of the central strip of Central City South, the wide streets running through the residential neighborhoods are apparent, as well as the small sizes of the single-family homes in comparison to their lots. Although not all additions were captured, aerial images consistently show relatively small homes on large lots.

8

50% OF THE LAND AREA CONSISTS OF STREETS AND SETBACKS

ONLY 22% OF HOUSEHOLDS OWN PRIVATE VEHICLES

MEDIAN LOT SIZE IS 6500 SF WITH 50’ OF STREET FRONTAGE

According to a rough calculation based on several average Central City South blocks and intersections, approximately half of the neighborhood land mass consist of public streets and required setbacks, while 50% of the land is contained within the parcels. Data is pulled from the Maricopa County Assessor’s map and online resources.

Median block and street+setback widths

O

80’

300’

60’

260’

EXISTINGCONDITIONS

Streets are wide and built for cars, not pedestrians or bicycles. Large setbacks separate the street from property lines, and many streets lack sidewalks.

Front yards, often firmly delineated with a fence along the property line, are actively used as social spaces, not just for decoration or privacy buffers from the street as is the case in many Phoenix suburbs.

10

“FRONT YARD” UNCLAIMED CITY LAND BELONGS MAINLY UTILIZED PORTION OF THE HOMES TO RESIDENTS AND CAN BEGIN TO IN THE COMMUNITY CLAIM OWNERSHIP SIDEWALKS ARE OFTEN NON-EXISTENT

“ONE WAY STREET”

QUALITATIVE SECTION EXISTING

MONTEZUMA STREET

HADLEY STREET

TONTO STREET

THIRD AVE

“FRONT YARD” MAINLY UTILIZED PORTION OF THE HOMES IN THE COMMUNITY

FOURTH AVE

UNCLAIMED CITY LAND BELONGS TO RESIDENTS AND CAN BEGIN TO CLAIM OWNERSHIP

BUCKEYE ROAD

SIDEWALKS DONʼT PROVIDE MUCH WALKABILITY

12

anti-cultural-displacement: identity Development takes place at a smaller scale. Incoming residents are literally and mentally integrated into the community.

anti-economic-displacement: opportunity Parcel reconfiguration fights economic displacement by offering opportunities for rental or land-sale-income for property owners and affordable housing for renters.

anti-physical-displacement: housing Affordable rental housing is created in a way that’s woven into the neighborhood fabric. Homeowners are incentivized to stay in their homes instead of selling to developers.

ANTI-DISPLACEMENT Property owners are under pressure to sell their land to developers, who generally plan to demolish existing structures and build large. While they can gain a one-time profit, it would be better if they could develop the land themselves in a way to avoid displacement, not only of their own families but their communities.

The practice of additional dwelling units, casitas and granny flats is common in Central City South and across Phoenix. If these dwellings were encouraged but required to front the alley directly as a house fronts its street, the alleys would be active and social spaces. Property owners would gain supplemental income from rent or the outright sale of a subdivided lot. Density would increase organically in a way that retained the comfortable, village-like atmosphere. Since properties would be developed by their own neighbors, the development is woven into the fabric of the neighborhood.

Parcel reconfiguration goes hand-in-hand with the development of alleyways as viable neighborhood transit arterials. Property owners who sell their land along the alleys are incentivized to do so.

14

Presidio Terrace in San Francisco. The street was sold at a public auction after the HOA failed to pay property taxes for many years. The buyers intended to charge for parking. The sale was later revoked after outry by wealthy residents.

“Underground Atlanta,” a sale of a public street to private developers in Atlanta for the redevelopment of a shopping mall Imagery ©2019 Google, Map data ©2019 Google

20

PRECEDENTS While cities such as New York and San Francisco commonly sell streets and sidewalks to private entities, in Phoenix the practice is unknown. In these cities, the land is usually sold to large developers or corporations. These entities can then conduct business such as charging for parking or access, or developing the land. Usually the deals require the private entitities to be developing for a public good, although the definition of that can vary greatly and often these deals are accompanied by public outcry. In the case of Presidio Terrace, the wealthy neighborhood pressured the city council to revoke the sale. A BBC story quotes a law professor at the University of Virginia saying, “There’s always been a very vibrant trade in streets... It has actually been quite prevalent in the US for a long time.” Usually cities sell their land to pay debts, or enable things like restricting guns or creating an entertainment district where patrons must pay to enter. Here, the process would work toward a different goal.

Phoenix attempted an “alley activation” pilot program in 2016 which resulted in a few murals in downtown alleys.

There is a small precedent of alley abandonment, where the land is given to a private developer, but only one documented case which ended with the developer closing the alley. Phoenix does have formal processes to request to split a property parcel or abandon a street but there are permit fees in excess of thousands of dollars, and the process is confusing. There is no process to abandon a street that is technically in use just because it is too large.

16

1

2

3

4

original parcel lines

the property owner sells or donates the back portion of their parcel

the owner gains a portion of the street which their front yard faces

the final reconfigured parcels

TECHNIQUE

16

“FRONT YARD” LATENT POTENTIAL OF THE AREA CAN BE IMPROVED

LAND IS GIVEN TO THE PROPERTY OWNERS IMPROVED “HUMAN” SCALE COULD IMPROVE WALKABILITY

“ONE WAY STREET”

QUALITATIVE SECTION PROPOSED

MONTEZUMA STREET

HADLEY STREET

UNCLAIMED CITY LAND BELONGS TO RESIDENTS AND CAN BEGIN TO CLAIM OWNERSHIP

THIRD AVE

FOURTH AVE

TONTO STREET

BUCKEYE ROAD

“FRONT YARD” LATENT POTENTIAL OF THE AREA CAN BE IMPROVED

18

POLICIES parcel reconfiguration Wide streets built to favor cars and large public right-of-way setbacks can be shrunk while giving land back to homewoners as incentives to densify their neighborhoods themselves, on their own terms, while retaining the comfort of a low-scale residential neighborhood.

Affordable Housing Requirement for Developers New parcels created by reconfiguration can be placed in a trust subsized by the affordable housing requirement for developers, wherein instead of placing units within the primary development, the entity finances construction of affordable units nearby. Developers could also directly fund secondary dwellings.

Higher-rent units along Central Ave. could be offset by neighborhood infill along the alleys and vacant lots.

open alleys Instead of closing alleys due to trash accumulation and undesirable activity, the city should encourage the activation of alleys to take advantage of unused land, encourage appropriately-scaled density, enable income-producing rentals, add housing stock and create pedestrian-friendly streets.

land trust In exchange for land along the current streets, landowners would give their land fronting the alleys to a community land trust that would be dedicated to permanent affordable housing.

co-op living The land along the alleys could consist of parcels for ownership along the lines of a land trust, or could combine in a co-op housing scenario. In the event parcel reconfugaration does not take place but alley developemnt occurs, a co-op rental system could develop where owners retain the rights to their land but the occupants of alley housing have more custody, and incentive to care for, their buildings.

home-based business Current zoning often discourages and outlaws operating a business from a residential property. Many residential leases prohibit commercial activity. The city should encourage entrepreneurship and small business development and lower the barrier to entry, especially for low-income and historically disadvantaged populations. Finding space to create a business is a crucial barrier to entry.

20

FLEX FILL

CONTENTS 2

CALLOUT DIAGRAM

4

EXISTING CONDITIONS

6

PRECEDENTS

8

ANTI-DISPLACEMENT

10

TECHNIQUE

14

SITE PLAN

16

POLICIES

2

Housing in Central City South features additions and secondary dwellings on a single parcel.

Many homes have front porches and yards that serve as an extension of the indoor living space.

EXISTINGCONDITIONS Typical alley conditions in Central City South.

4

Small commercial buildings shield a quiet residential neighborhood from a busy street in Portland, Oregon.

Starter Homes*, a project by Office JT, designs custom homes for non-conforming lots to create targeted infill while staying connected to the existing urban fabric.

PRECEDENTS A cluster of historic shotgun houses in Eastlake, Phoenix.

6

anti-cultural-displacement: IDENTITY Flex-fill housing is built at the household level, allowing property owners or the renters themselves to build out structures as they see fit. They are spaces created by the community. Lowering the barrier to entry for small businesses encourages local identity.

anti-economic-displacement: OPPORTUNITY Infill housing rental prices are hyperflexible according to demand, and the income stays in the community, creating resilient property owners. The communal yet private environment offer opportunities for small businesses to begin and thrive with low rents and overhead.

anti-physical-displacement: HOUSING Infill housing that’s flexible to fit housing needs moving forward can accomModate different household structures, from a single individual to a growing, multi-generational family.

ANTI-DISPLACEMENT Alley development and parcel reconfiguration create opportunities for housing to fill in between existing homes, creating wealth for current residents and increasing density in a community-friendly way.

Central City South as a neighborhood can benefit from more people; nearly 80% of households do not own a car, so a denser urban fabric means easier, quicker and cheaper access to jobs, services and recreation.

Flex/fill building techniques serves several needs. The structures created are endlessly flexible to provide for growing families, changing demographics, and conversion of space between residential and commercial. Structures can span parcels and expand horizontally and vertically. Simple construction techniques help streamline permitting and lower costs.

Flex/fill aspires to create a social, communal neighborhood while simultaneously providing comfortable, private space for families and individuals. The design privileges the social front yard space with shotgun-style design, while private courtyards and backyards provide light and outdoor interaction.

8

SIMPLE+CHEAP CONVERSIONS AND ADDITIONS

Flex/fill buildings provide affordable housing for new residents, existing renters and “right of return� residents. The building strategy consists of permanent structural columns on a grid, with partition or exterior walls filled in between them. The pattern can snake between existing home, fill in large backyards and populate small or irregular vacant lots. The simple constructions makes horizontal and vertical expansion easy, allowing for multiple stories, lofts and inhabitable rooftop azoteas.

EASYADDITIONS

1

2

3

two families decide to build secondary units in their backyards

another unit is added; columns are filled in with sound-dampening fill

another unit is added

4

5

fill is removed to combine two small units into a larger unit as need changes

two small units split a unit between the two of them

10

Mingling small shops and businesses with residential is a plus for both. Residents have easier access to services, while business owners can live next to their storefronts. Commrecial rent is lowered and a wider variety of services and retail is made available to the neighborhood at a small scale.

12

EXISTINGSITE

New homes and businesses populate vacant lots and extra backyard space. A new alley is formed between 1st and 2nd Avenues.

PROPOSEDSITE

14

POLICIES open alleys Instead of closing alleys due to trash accumulation and undesirable activity, the city should encourage the activation of alleys to take advantage of unused land, encourage appropriately-scaled density, enable income-producing rentals, add housing stock and create pedestrian-friendly streets.

ADU PERMITTING Backyard rental units create simple, dependable income potential and create pathways for property ownership for low-income popoulations. Higher density and human-scale buildings encourages walkability. Permitting for new structures should be streamlined and made affordable and accessible for all residents.

PARCEL RECONFIGURATION Wide streets built to favor cars and large public right-of-way setbacks can be shrunk while giving land back to homewoners as incentives to densify their neighborhoods themselves, on their own terms, while retaining the comfort of a low-scale residential neighborhood.

HOME-BASED BUSINESSES Current zoning often discourages and outlaws operating a business from a residential property. Many residential leases prohibit commercial activity. The city should encourage entrepreneurship and small business development and lower the barrier to entry, especially for low-income and historically disadvantaged populations. Finding space to create a business is a crucial barrier to entry. Additionally, homebased services and retail create a more walkable city.

16

WILDFLOWERS THRIVE IN A GRANT PARK ALLEY & BACKYARD

MODULAR INCOME ASSISTANCE

A

NG

HOUSI

AN ALTERNATIVE SOLUTION FOR HOUSING DESIGN THAT IS MEANT TO REPLACE THE TYPICAL 4 OVER 1 HOUSING PROPOSAL. THE TRADITIONAL 4 OVER 1 HOUSING PROPOSAL OFTEN IGNORES THE SURROUNDING CONTEXT OF ITS SITE. MIA HOUSING AIMS AT PROVIDING LOW INCOME RENTERS WITH AN OPPORTUNITY TO GAIN OWNERSHIP OVER A PIECE OF PROPERTY; THUS PROVIDING THE FAMILY WITH STABILITY. THIS ANTI-ECONOMIC-DISPLACEMENT HOUSING TECHNIQUE CAN BE IMPLEMENTED ONTO AN EMPTY PARCEL AS STAND ALONE UNITS, OR CAN CO-EXIST WITHIN A COMMERCIAL DEVELOPMENT PROPOSAL.

3 SEPARATE PREFABRICATED MODULES ARE CRANED INTO PLACE ON SITE 2 ADJACENT MODULES ARE COMBINED TO MAKE UP AN 864 SF TWO BEDROOM HOME THE THIRD MODULE CAN BE RENTED SEPARATELY BY THE HOME OWNERS AS A 432 SF STUDIO APARTMENT WHEN FINANCIAL ASSISTANCE IS NO LONGER NEEDED, THE FAMILY CAN USE THE ENTIRE SPACE AS A 1296 SF FAMILY HOME CONTAINING 3 BEDROOMS INCLUDING A PRIVATE MASTER SUITE

36’

12’

12’

12’

IS THIS AFFORDABLE?

01 02 03 04

MEDIAN FAMILY INCOME

CURRENT CENTRAL CITY SOUTH MEDIAN FAMILY INCOME �17,000

AVERAGE MONTHLY RENT

CURRENT AVERAGE MONTHLY RENT �800/MONTH �9600/YEAR APPROXIMATELY 56% OF YEARLY INCOME

ADDITIONAL INCOME

MIA STUDIO UNIT �700-�1000/MONTH �8400-�12,000/YEAR MIA RENTABLE VENDOR SPACE �400-�1200/MONTH �4800-�14,400/YEAR

POTENTIAL MORTGAGE PLAN

ESTIMATED PRICE OF MIA HOUSING UNIT �150,000.00 POTENTIAL DOWN PAYMENT 2% MORTGAGE TERM 30 YEARS INTEREST RATE 7% MONTHLY MORTGAGE PAYMENT �1272.36 YEARLY MORTGAGE PAYMENT �15,268.32

TOTAL FAMILY INCOME WITH SUPPORTING MIA HOUSING FEATURES = $30,200 - $43,400

MIXED-USE MIA HOUSING DEVELOPMENT CONCEPT

TOTAL FAMILY INCOME INCREASE = $13,200 - $26,400/YEAR

56% 56%

TOTAL (NEW) INCOME

-

MORTGAGE

=

AFFORDABILITY

$43,000.00

BE ST CA SE

35.5%

-

$15,268.32

=

SC E

$27,731.77

NA

RIO

TOTAL (NEW) PERCENTAGE OF INCOME SPENT ON HOUSING

$30,200.00

-

$15,268.32

=

$14,931.68

A N E

C S E

S A C T S R WO

O I R

51%

TOTAL (NEW) PERCENTAGE OF INCOME SPENT ON HOUSING

COMMERCIAL SPACE

VENDOR SPACE OUTDOOR PLAZA FRONT YARD

MIXED-USE MIA HOUSING DEVELOPMENT CONCEPT

SITE PLAN UP

COMMERCIAL ENTRANCES ARE ADJACENT TO THE FUTURE LIGHT RAIL DEVELOPMENT. ENTRANCES TO MIA UNITS ARE ACCESSIBLE FROM THE OUTDOOR COURTYARD SPACE. THE EXISTING RESIDENTIAL HOMES REMAIN VISUALLY AND PHYSICALLY CONNECTED TO THE NEWLY DEVELOPED HOUSING UNITS. THE COURTYARD BECOMES AN EXTENSION OF A CULTURAL CORRIDOR THAT CONNECTS 3 LINEAR SITES ALONG CENTRAL AVENUE.

Room 3731 SF

25

Room 2307 SF

20

Room 2224 SF

19

UP

Room 2129 SF

18

Room 1983 SF

17

Room Not Enclosed

24

Room 2347 SF

16

MODULAR INCOME ASSISTANCE

N

ANTI-DISPLACEMENT

POLICY

CONTENTS 4

PARCEL RECONFIGURATION

6

ALLEY-FACING DEVELOPMENT

8

ADU PERMITTING

10

LAND TRUSTS

12

CO-OP LIVING & TENANT ASSOCIATIONS

14

COMBINATION RESIDENTIAL & COMMERCIAL

16

AFFORDABLE HOUSING REQUIREMENT

18

FLEX/FILL HOUSING

20

M.I.A. HOUSING

22

ADDITIONAL SUGGESTIONS

2

PARCEL RECONFIGURATION Wide streets built to favor cars and large public right-of-way setbacks can be shrunk while giving land back to homeowners as incentives to densify their neighborhoods themselves, on their own terms, while retaining the comfort of a low-scale residential neighborhood.

Phoenix has a theoretical precedent of alley abandonment in certain scenarios, as well as an open application to the city for road abandonment. The policy can be amended to include partial widths of existing streets and setbacks as incentive for developing on their property or splitting their parcel.

anti-cultural-displacement: IDENTITY Development takes place at a smaller scale. Incoming residents are literally and mentally integrated into the community. Parcel aggregation is diminished as owners are less likely to sell to developers.

anti-economic-displacement: OPPORTUNITY Parcel reconfiguration fights economic displacement by offering opportunities for rental or land-sale-income for property owners and affordable housing for renters.

anti-physical-displacement: HOUSING Affordable rental housing is created in a way that’s woven into the neighborhood fabric. Homeowners are incentivized to stay in their homes instead of selling and moving.

4

ALLEY-FACING DEVELOPMENT Instead of closing alleys due to debris accumulation and undesirable activity, the city should encourage the activation of alleys to take advantage of unused land, encourage appropriately-scaled density, enable incomeproducing rentals, add housing stock and create pedestrian-friendly streets.

The current state of alleys in Central City South, and across many parts of Phoenix, is less than ideal. In responses to complaints about safety and trash in the alleys, the city is attempting to move trash collection to the streets and block off access to the alleys. But what if instead of letting city-owned land go to waste, what if the city utilized an asset that’s already there, and it spurred development in the neighborhood? Alley-facing development advocates for the benefits of alleys and proposes even the creation of new alleys.

The practice of additional dwelling units, additions and granny flats is common in Central City South and across Phoenix. Simultaenously, front yards are active spaces. If these secondary dwellings were encouraged to front the alley directly as a house fronts its street, the alleys would become active and social spaces. Property owners would gain supplemental income from rent or the outright sale of a subdivided lot. Density would increase organically in a way that retained the comfortable, village-like atmosphere. Since properties would be developed by their own neighbors, the development is inherently in and of the community. Properties could be residential, commercial or combined, depending on the local market factors and wishes of the property owners.

anti-cultural-displacement: IDENTITY Alleys offer opportunities for small, hyperlocal home businesses to cater to their neighbors in an intimate setting that encourages local identity.

anti-economic-displacement: OPPORTUNITY Alley development fights economic displacement by offering opportunities for home-based income creation for residents, even if they are renting their homes.

anti-physical-displacement: HOUSING Alley-facing residential will be affordable for renters, and homeowners with units on their property will be less susceptible to physical displacement.

4

ADU PERMITTING Available housing doesn’t meet demand in the Valley, and affordable housing is especially lacking. It should be standard that at least one additional dwelling unit is allowed in single-family residential neighborhoods. If the property is owner-occupied, more units should be allowed. Property owners of single-family homes should be encouraged and incentivized to build additional housing on their parcels.

Permitting for new structures should be streamlined and made affordable and accessible for all residents.

In Central City South and other historically minority neighborhoods, much of the housing stock was built by hand and does not meet current code. Many have unpermitted additions dating back decades. The informal status of these homes prevents them from obtaining government grants for renovations.

anti-cultural-displacement: IDENTITY Housing is built at the family or individual level, allowing property owners or the renters themselves to build as they see fit. Structures reflect the community.

anti-economic-displacement: OPPORTUNITY Infill housing rental prices are hyperflexible according to demand, and the income stays in the community, creating resilient property owners.

Additionally, the environment offer opportunities for small businesses to begin and thrive with low rents and overhead.

anti-physical-displacement: HOUSING Housing that’s flexible to fit community needs moving forward can accomodate different household structures, from a single individual to a multi-generational family.

4

LAND TRUSTS Community land trusts can be utilized for affordable housing or affordable commercial space. The land is retained in a legal trust in perpetuity for the public good, while the structures—homes, commercial space or both—is sold to an owner.

A commercial land trust concept can be used for underutilized public space to both activate the park and provide economic opportunity to the neighborhood.

anti-cultural-displacement: IDENTITY The community retains control over the land and what is developed.

Commercial land trusts foster local business and identity and foster social spaces that belong to the community.

anti-economic-displacement: OPPORTUNITY Money stays in the local economy. Commercial land trusts ensure affordable rents for local businesses.

anti-physical-displacement: HOUSING Residential land trusts ensure affordable housing despite conservative political changes that may not support housing assistance.

4

CO-OP LIVING/TENANT’S ASSOCIATIONS Stronger tenant rights and eviction protections are essential to protect against physical displacement.

The current types of living situations in Central City South are owner-occupied properties, rentals and government-subsidized housing such as the Marcos de Niza complex. Landlords in the area often don’t maintain properties properly, and public housing is notoriously underfunded in Phoenix and Maricopa County. We propose an alternative that falls between conventional renting, public housing and outright ownership featuring strong tenant protections and fostering emotional custody and responsibility for the homes and property.

anti-cultural-displacement: IDENTITY Residents who feel more custody over their homes and their properties feel more “at home� in their own neighborhood, contributing to a communal sense of permanence and stability.

anti-physical-displacement: HOUSING Stronger protections against rent increases and evictions directly decrease physical displacement.

4

COMBO RESIDENTIALAND COMMERCIAL Current zoning often discourages and outlaws operating a business from a residential property. Many residential leases prohibit commercial activity. The city should encourage entrepreneurship and small business development and lower the barrier to entry, especially for low-income and historically disadvantaged populations. Finding space to create a business is a crucial barrier to entry.

anti-cultural-displacement: IDENTITY Small, local businesses run and staffed by community members increases neighborhood identity and social cohesion.

anti-economic-displacement: OPPORTUNITY Entrpreneurship and small-business ownership offer potential for income and stability. Local businessess are more likely to hire locally, create jobs within the community and keep more dollars in the local economy.

anti-physical-displacement: HOUSING Encouraging home-based businesses makes homeowners and renters more likely to be able to financially stay in their homes.

4

AFFORDABLE HOUSING REQUIREMENT The county should require a percentage of units of any given multifamily development be designated as affordable housing on a minimum 50-year deed restriction. The county, as opposed to the city, should take on this responsibility, to lower the chances of a race to the bottom amongst neighboring cities in the Valley. The percentage of affordable housing required will be scaled to the economic status of the surrounding area within a 1-mile radius of the site.

A flexible program allows developers several options for compliance: 1. Designate units within the primary development as affordable

OR

2. Build affordable units within a given radius—see chart

OR

3. Subsidize affordable units within a given radius—see chart within 1/2 mile: 100% of required units/round up within 1 mile: 110% of required units/round up within 3 miles: 200% of required units within 5 miles: 300% of required units

anti-economic-displacement: OPPORTUNITY By spending 30% or less of their income on rent, vulnerable communities develop more resilience.

anti-physical-displacement: HOUSING Requiring affordable housing levels to match the need in low-income communities directly prevents physical displacement.

4

FLEX/FILL HOUSING Alley development and parcel reconfiguration create opportunities for housing to fill in between existing homes, creating wealth for current residents and increasing density in a community-friendly way. Central City South as a neighborhood can benefit from more people; nearly 80% of households do not own a car, so a denser urban fabric means easier, quicker and cheaper access to jobs, services and recreation.

Flex/fill building techniques serves several needs. The structures created are endlessly flexible to provide for growing families, changing demographics, and conversion of space between residential and commercial. Structures can span parcels and expand horizontally and vertically. Simple construction techniques help streamline permitting and lower costs.

Flex/fill aspires to create a social, communal neighborhood while simultaneously providing comfortable, private space for families and individuals. The design privileges the social front yard space with shotgun-style design, while private courtyards and backyards provide light and outdoor interaction.

anti-cultural-displacement: IDENTITY Flex-fill housing is built at the household level, allowing property owners or the renters themselves to build out structures as they see fit. They are spaces created by the community. Lowering the barrier to entry for small businesses encourages local identity.

anti-economic-displacement: OPPORTUNITY Infill housing rental prices are hyperflexible according to demand, and the income stays in the community, creating resilient property owners. The communal yet private environment offer opportunities for small businesses to begin and thrive with low rents and overhead.

anti-physical-displacement: HOUSING Infill housing that’s flexible to fit housing needs moving forward can accommodate different household structures, from a single individual to a growing, multi-generational family.

4

MIA: MODULAR INCOME ASSISTANCE An alternative solution for housing design that is meant to replace the typical 4 over 1 housing proposal. the traditional 4 over 1 housing proposal often ignores the surrounding context of its site. MIA housing aims at providing low income renters with an opportunity to gain ownership over a piece of property; thus providing the family with stability. This anti-economic-displacement housing technique can be implemented onto an empty parcel as stand-alone units, or can co-exist within a commercial development proposal.

anti-cultural-displacement: IDENTITY Commercial entrances are adjacent to the future light rail development.

Entrances to MIA units are accessible from the outdoor courtyard space. The existing residential homes remain visually and physically connected to the newly developed housing units. The courtyard becomes an extension of a cultural corridor that connects 3 linear sites along Central Avenue.

anti-economic-displacement: OPPORTUNITY MIA units provide homeowners with additional income opportunities, and provide affordable commercial spaces for local businesses.

anti-physical-displacement: HOUSING Current renters in Central CIty South are given preference to purchase MIA units, directly proventing physical displacement.

4

ADDITIONAL SUGGESTIONS Support vending and informal businesses.

Small grants for signage and marketing for local businesses that double as community beautification and identity.

Alternative education, apprenticeships and trade schools.

Innovative, community-based finance tools: community credit unions, cundidas and microloans to stave off predatory lenders and encourage small business creation.

Local hire ordinance.

Co-op/non-profit businesses such as a food-based marketplace.

Stronger municipal backbone to require exactions from developers.

4