Con VERGE
At MLK
Contents
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05
06
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THE PROBLEM GOALS THE APPROACH
DISABILITIES HOUSING NEEDS
METHODOLOGY NEIGHBORHOOD NEEDS WEIGHTED SUITABILITY SITE SELECTION
CONCEPT NEIGHBORHOOD FRAMEWORK GOALS
Introduction
02
BACKGROUND
SUITABILITY
FRAMEWORK
Con
VERGE
At MLK
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Design
Neighborhood Context Program
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Introduction
Figure 1: Contextual Aerial of Uptown Cincinnati. Uptown is located just north of Downtown Cincinnati, and is the regions second largest employment hub. Institutions and Technology businesses create a concentration of innovation and resources.
THE PROBLEM Creating community through inclusive residential design: Families across the United States experience trouble finding appropriate housing on a day-to-day basis. For some, this is the result of a disability which requires spatial considerations that narrow available options. For others it is the struggle to find availability of resources that allow for independent living, such as supportive neighborhood residents and programs, access to transportation and food, and proximity to health care, employment, or education.
UPTOWN
Within Uptown and the high- to medium- density of central Cincinnati, suitable housing options for those who are mentally, physically, developmentally, culturally, or economically disabled, are particularly difficult to find. This leaves residents to settle for unclean, unsafe, isolated, expensive, or cramped living conditions. In addition, residential developments that suit the specific needs for types of disabilities, can result in segregated living; blocking out the rest of the neighborhood. The creation of a housing cooperative within Uptown Cincinnati would give those who choose to live there a vested interest in their residence and community. Not only does this create economic stability through investment, but also create a community of similarlyminded individuals which promotes community stability and support. Programing and the governing structure of housing cooperatives stimulate interaction between neighbors and more equitable decision making processes.
GOALS Mixed Uses Shared Community Spaces Opportunity for Employment Mixed Incomes Limited Equity
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Co-Op Model Inclusive Community Visitable Design High-Tech Features Access to Public Transportation
THE APPROACH Establish a co-operative community that accommodates residents with and without disabilities inclusively and intentionally. In order to create a design that appropriately answers the call for proposals, through research must first be conducted. After establishing the needs for the creation of such a community, a suitability analysis of the characteristics of Uptown indicate the most suitable locations for the development. The site design process then leads into conceptualization and the creation of a neighborhood framework, establishing connections between the sight and the neighborhood surrounding. Problem
RESEARCH
INVENTORY
SUITABILITY
CONCEPT
DESIGN
FEEDBACK
BACKGROUND
Perception Some conditions may affect perception of the world around them or the way the brain thinks.
DISABILITIES 1 in 5 Americans are living with a disability.
This can be in the form of a mental disability such as Depression or PTSD, a developmental disability such as Autism, or a physical disability such as blindness or any degree of paralysis. These disabilities affect one’s life in more ways than one: Access to transportation, access to affordable and safe housing, stigmatization and the criminal justice system, educational environments, access to health care and associated costs, inadequately trained counselors, language barriers (whether because of their mental illness or English as a second language), developing relationships, and societal racism, bias, homophobia, discrimination, and isolation.
HOUSING NEEDS Some of these challenges are reflected in the housing needs of this user group. For example, there is a heavy emphasis on need of opportunities for social capital. In addition, because of the restraints in other areas of life, residents may struggle to make ends meet, and so need to have affordable living options. Spatial considerations are also of concern. Those who may be physically disabled may require extra space within their unit as well as ease of access throughout the development. Finally, there is a strong need for connectivity, both to public transportation, and other nodes of life such as school, work, daycare, grocery, and bank.
Self-Esteem Can be significantly impacted and result in negative affects in all areas of life.
Mood Some may experience severe mood swings or inability to control emotions.
Housing Options can be narrowed, and in cases of criminal record, the right to discriminate. Some may need supported housing. Access to Food Some may have narrowed options for, or need assistance to obtain food to maintain a balanced diet.
Access to Transportation Some may have limited or no driving privileges and may struggle to navigate complex public transportation trips.
Internal
Physiological
Health & Safety
Impaired Physical Health Some conditions can cause a toll on physical health as well as mental. Insurance Costs May be charged hefty amounts for health and auto coverage in addition to significant costs of uncovered treatment.
Jobs May result in narrowed job field, in cases of criminal record, the right to discriminate. May result in narrowed benefits due to part-time work or coverage options.
Educational & Professional
Attainment
Social
Trouble Focusing Can result in trouble studying or trouble managing money.
Access to Services Narrowed education options due to services. May encounter high costs for other services.
Trouble Communicating Some may experience trouble communicating in social and professional settings. Change in Behavior Some conditions cause a change in behavior that can outwardly affect all aspects of life.
Affect Relationships Some may experience social withdrawal or other characteristics which can make relationships hard to establish and maintain.
Discrimination Because of a negative stigma associated with mental illness, some may encounter discrimination in their day-to-day lives.
Figure 2: The chart above shows how areas of one’s life can be affected by a disability, divided into five sub-groups; Internal, Physiological, Health & Safety, Social, and Educational and Professional Attainment.
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http://www.crayola.com/free-coloring-pages/print/neighborhood-map-coloring-page/
owned businesses that offers a good to the people who live in this neighborhood. It gives convenient to food.
Madison Schillig Brett Price Ramón Fischer Sam Schroeder Toni Strauch
Private Amenities
Spring Semester 2016
Suitability
Weekly
Pharmacy
Monthly
Fast Food
Fitness
Day Center
Banks/ATM
Grocery
Restaurants
Neighborhood Business District Composition Short Vine
Calhoun
Building Healthy & Resilient Places Seasonly
Ludlow
Bars
Coffee/Tea
Arts/Entertainment
Gasoline
Clothing
Neighborhood Business District Composition Short Vine
Other
Calhoun
Ludlow
Health/Beauty
Auto
Specialty Stores
Accommodations
Neighborhood Business District Composition
Other
Short Vine
Calhoun
Ludlow
Other
METHODOLOGY This project included the analysis of the socioeconomic needs of physically, mentally, developmentally, economically, and culturally disabled or undeserved communities. By applying available local GIS data, prime locations for the development of a network of inclusive Private Amenities serve the housing co-operatives within Uptown Cincinnati could be identified. community as a whole.
Madison Schillig Brett Price Ramón Fischer Sam Schroeder Toni Strauch
NEIGHBORHOOD NEEDS
Scale: 75+ Units • 1-3 Bedroom Apartments 700-1000 Square Feet • 3-4 Bedroom Town Houses 1250-1400 Square Feet Amenity Availability • 3 Acres Few (0)
Independent Living Options
0
Amenity Availability
Amenity Availability
g 36,400
500 1,000
2,000 Feet
Few (0)
Many (8 +)
Working, Low-income
0
500 1,000
2,000 Feet
g
Few (0)
Seniors
Many (8 +)
0
500 1,000
2,000 Feet
g
Healthcare
Child Care
The annual household income in Ohio with a disable working wage individual is
community is family-oriented, and has a higher percentage of owner-occupied housing.
Similar availiblity of amenities to site 1, with a stronger retail anchor. The community has seen significant recent investment, and is primarily Healthcare made up of renter-occupied units.
Seniors
Opportunities for Social Capital
Access to Affordable Food
24, 295
165
330
total living with physical disabilities in Cincinnati
which places emphasis on most valuble amenities for our target community. These are ranked based on a study of desired amenities performed by the Center for Independent Living Options.
Affordable Food
Social Capital
Fitness
Clothing Stores
Specialty Stores
Auto Services
Accommodations
2
4
3
5
2
2
2
4
4
4
4
5
3
4
3
4
3
4
2
4
2
2
1
4
1
0
0
5
2
Site 3
5
5
5
Health & Beauty
Bank / ATM
5
Gas
Day Center & Care
660 Feet
Accommodations
330
Healthcare Access
165
3
4 Auto Services
Site Suitability
Specialty Stores
Clothing Stores
Health & Beauty
Restaurants
660 Feet
Site 3
Large availability of health services, with an emphasis on automotive transportation. Community will experience significant investment in the comming years.
Site 1
Source: https://www.irs.gov/pub/irs-pdf/p907.pdf
amenities for our target community. These are ranked based on a study of desired amenities performed by the Center for Independent Living Options.
Site 3
5
5
660 Feet
The figure below indicates amenity Businesses can take a deduction for the costs concentration based on a weighted scale of becoming ADA compliant (removing which places emphasis on most valuble barriers), also called the Disabled Access Credit.
Large availability of health services, with an emphasis on automotive transportation. Community will The figure below indicates amenity experience significant investment inconcentration based on a weighted scale the comming years.
2
5
330
Weighted Suitability Analysis
CLAIM TAX BREAKS
Weighted Suitability Analysis
4
Site 2
165
Opportunities for Social Capital
660 Feet
2
5
0
Figures indicate percent suitability within each desired site area
Access to Affordable Food
660 Feet
4
5
Private Amenities
330
Similar availiblity of amenities to site 1, with a stronger retail anchor. The community has seen significant recent investment, and is primarily made up of renter-occupied units.
Grocery
Pharmacy
Site 2
Suitibility Matrix
165
330
Source: http://accessadvocates.com/ada-compliance-is-beneficial-to-business/
0
0
Fitness
Social Capital
Affordable Food
total living with physical disabilities in Cincinnati
Bank / ATM
Day Center & Care
Healthcare Access
Grocery
Pharmacy
Grocery (produce)
Checking & Savings
165
Site 2
0
Mainly commodity based, with good
of totalaccess monthly income to transportation. The that should go to rent each month
24, 295
Source: http://accessadvocates.com/ada-compliance-is-beneficial-to-business/
of all Cincinnati's population under the poverty line use public transit to get to work
Site 1
Years of age and older
of total monthly income that should go to rent each month
0
30%
Pharmacy
of all Cincinnati's population under the poverty line use public transit to get to work
Private Amenities
Source: http://accessadvocates.com/ada-compliance-is-beneficial-to-business/
75
community is family-oriented, and feature, but also because if sold a new owner has a higher percentage of will not have to remodel to meet ADA owner-occupied housing. compliance requirements.
Years of age and older
Checking & Savings
PROVIDE POSITIVE BUSINESS IMAGE
Mainly commodity based, with good
Working, Low-income
The user group is focused but not limited to physically disabled and working poor, two characteristics that are often associated with one another.
of the items on the Community 50% 75 The figure 550% (bottomAmenity right) Preference indicates amenity Survey were concentration based for private amenities on a weighted scale which places emphasis on most valuable Affordable amenities for our target community. TheseFunction: are ranked based on a30% Recognizing that our clientele begins study of desired amenities performed by the ofdisabilities Independent with Center those with physical and being a member of the working poor there’s a focus on affordable units Living Options. The web diagram to the right shows this ranking.
Suitibility Matrix
50%
Recognizing that our clientele begins with those with physical disabilities and Child Care being a member of the working poor there’s a focus on affordable units
User Group: PD & Working Poor
85%
money at a business that accommodates their needs, ignoring those that don’t.
Grocery (produce)
Visiting patrons will have a better perception of the business when ADA compliant. The visitors will view the establishment as a place that offers products and services to everyone, improving the company’s reputation.
Monthlyincreased value not only has Seasonly added selling accessan to transportation. The
Function: Affordable
36,400
*with the user group in mind making the apartments larger than average is important to meet their specific needs
INCREASED PROPERTY VALUE
Amenity Consideration Property that is ADA compliant Site has an1
Restaurants
• 1-3 Bedroom Apartments 700-1000 Square Feet • 3-4 Bedroom Town Houses 1250-1400 Square Feet • 3 Acres
of working poor in Cincinnati rent
Auto
ry
individual is
The user group is focused but INCREASED COMPETITIVENESS not limited to physically disabled and working poor, two characteristics that are often Weekly The disabled are more likely to spend their associated with one another.
of working poor in Cincinnati rent
Apartments & Town Homes
Scale: 75+ Units
Specialty Stores
5%
5%
Architype: Full Mixed Use
Gas
R
t uran 5% esta
B
5%ank
Density: Mixed-Use
20%
Groc e
Seasonly
The annual household income in Ohio with a disable working wage
Pharmacy
WEIGHTED SUITABILITY ANALYSIS
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Monthly
User Group: PD & Working Poor Building Healthy & Resilient Places 85% Amenities Site Suitability - Private
Spring Semester 2017
Entertainment
Day Center
Weekly
HOW DOES ACCESSIBILITY AFFECT AMENITIES?
Madison Schillig Brett Price Ramón Fischer Sam Schroeder Toni Strauch
30%30 or more units per acre
15%
Many (8 +) *with the user group in mind making the apartments larger than average is important to meet their specific needs
Building Healthy & Resilient Place Amenity Consideration
Apartments & Town Homes
30 or more units per acre
to a study performed by the Center of Independent Living Options. This was applied to available data, to weight most important Most Desired Private Amenities characteristics. according to survey by Center of
Pharmacy
Architype: Full Mixed Use
Density: Mixed-Use
Whole neighborhoods have amenities as well. These are defined by the businesses and services that are easily accessible to residents and visitors. Sometimes certain buildings and business offer amenities, such as The hotels, chartairports, showsand most neighborhood amenities, according evendesired restaurants.
15%
Site Suitability - Private Amenities
Spring Semester 2017
0
165
330
660 Feet
4
Figures indicate percent suitability within each desired site area
Site Suitability
0% 0
100 % 500 1,000
2,000 Feet
Overall Site Suitability
Suitability Matrix Site 1
Site 2
Site 3
3
3
4
Slope & Soil
2
3
4
Land Value
5
5
5
Transit
Natural Features
Building Healthy & Resilient Places
Built Features
Connectivity
e1
s
menities crucial to the success of
Character
Uptown Overview
Land Value
Slope & Soil
Transit
Healthcare
Grocery
4
4
5
Healthcare
5
5
5
Grocery
5
5
5
Pharmacy
2
2
4
Daycare
5
5
3
Walkability
2
5
4
Zoning & Housing Type
1
3
4
Racial Diversity
5
4
2
Recreation
5
4
2
Cultural Amenities
4
3
3
Education
4
2
5
Age Diversity
3
3
3
Tree Canopy
3
4 Willi2am Howard TaBike ft Rd
Pharmacy
Daycare
Walkability
Zoning & Housing Type
Racial Diversity
Recreation
Cultural Amenities
Education
Age Diversity
Tree Canopy
Bike
Least Important
SITE SELECTION
The area is home to a mix of amenities crucial to the success of our user groups. While lacking the number of entertainment and other cultural amenities found in the other areas, nearby healthcare services are plentiful. This area is currently being transformed by large scale construction projects associated with healthcare and also the construction of the MLK interchange.
Site 2
Site 3
1
Burnet Ave
e
Kilometers
1
Kilometers
Martin Luther King Jr Dr
Auburn Ave
Vin e
St
e
Private Amenities
Figures indicate suitability within each desired site area
Most Important
es
Public Amenities
ng R d
Spring Semester 2017
Read i
Brett Price Ramรณn Fischer Sam Schroeder Toni Strauch
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This area is home to a mix of amenities crucial to the success of
This area is home to a mix of amenities crucial to the success of our user groups. While lacking the number of entertainment
Framework Concept ConVerge at MLK is an inclusive housing community in which residents assume ownership of the place they live and create an intentional residential community in Uptown Cincinnati. By transitioning living space into common areas and strengthening connections to area transportation, employers, and amenities, conVerge will become a beacon for inclusive and diverse community housing options in Uptown.
Neighborhood Framework Gateway to Avondale Renaissance: The intersection at Martin Luther King Drive and Reading Road is experiencing quick and dramatic change. Incoming investment will have the opportunity to shape the future of the intersection. The diagram shows a proposed framework for the neighborhood to guide the fabrication of this proposal. With the completion of the MLK/I-71 interchange project, the Reading Road and MLK intersection will become a gateway to Uptown Cincinnati for regional travelers. Ease of access and a concentration of industry, the area will continue to grow in employment opportunity. As Reading Road moves northward, the area transitions into a lower density residential community. At this intersection, many different networks converge. The connectivity, area amenities, neighborhood character, and opportunity for growth make this area a prime location for development of an intentional co-op community.
GOALS
Interconnect Create separate and connected pedestrian and automotive networks. Improve bus stop accessibility and provide opportunity for bike network connectivity.
Identify Create a gateway to Uptown Cincinnati that is representative of Avondale’s growth. To preserve the neighborhood character of Avondale, public spaces will create transitional areas.
Include
Inspire Facilitate growth and i nvestment in t he area. B egin t o establish “knowledge clusters� of businesses and i nstitutions. Create m ixed u se e nvironments and opportunities for public spaces.
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09
DESIGN A bikeway connection leads from ConVerge at MLK towards Xavier University, eventually connecting with the Wasson Way trail, and further, the Little Miami Trail. This bikeway also offers local connectivity, offering a pedestrian connection to the transportation hub at MLK and Reading Road. Union Street leads away from Reading Road, more narrow, offering the atmosphere of a compact, walkable urban neighborhood. The interior space offers a semi-public green space secluded from the high traffic of the intersection by the form of the offices. This greenspace give relief to the built form of the area and offers a location for local workforce, residents, and cyclists a place to live outside the walls of their houses.
Street level lease-able space along Reading Road will be devoted to retail, restaurant, and service use. Priority will be given to lunchtime venues, cafes, delis, convenience stores, banks, laundry, and other services, and destination restaurants.
Complete streets, with pedestrians protected from wide high-volume traffic by green stripping and street trees. Wide sidewalks allow for an uninhibited pedestrian experience.
Public plaza, proposed future home of the Martin Luther King Jr. Memorial Statue previously located nearby.
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Street trees and wide sidewalks create a leisurely neighborhood atmosphere.
Green spaces located in the interior of residential structures create a semi-private space which allows for residential living to spill outdoors. The proximity of the surrounding town-homes stimulates community interaction and support.
Diverse town-home and apartment option create diversity in income, race, family type, and culture.
Dense trees buffer the development from the neighboring infrastructure.
Visitor Handicapped parking allows for accessibility for all users.h
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Green Space: Parking Spaces:
NEIGHBORHOOD CONTEXT
5 Acres 325 Spaces
https://www.dwell.com/amp/article/sustainability-is-the-centerpiece-of-this-new-austin-development-071e1a55
Significant incoming investment will cause the built form of the area to become more dense, with buildings fronting streets and parking oriented internally. Ample public green space will begin to connect individual uses with the larger community, and promote mixed use development. Automotive circulation is primarily concentrated on MLK Drive and Reading Road, creating opportunity for more complete interior streets oriented towards the pedestrian experience.
PROGRAM Site Area:
7.5 Acres
Office: Retail: Townhomes: Apartments: Studio: 1 BRM: 2 BRM:
82,500 Square feet 22,500 Square feet 28 Units 109,500 Square feet 22 Units 52 Units 30 Units
Green Space: Parking Spaces:
5 Acres 325 Spaces
http://www.fwdsignsolutions.com/
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Con VERGE
At MLK
Toni Strauch Capstone Final Report PLAN 5099 April 28, 2017