Mixed-Income Urban Neighborhoods

m i x e d - i n c om e u r ba n n e i g h b or ho od s

urban design associates

urban design associates

mixed-income neighborhoods

Introduction Broadway Overlook baltimore | maryland

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Park DuValle louisville | kentucky

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First Ward charlotte | north carolina

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Westbury portsmouth | virginia

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Clarksdale Neighborhood louisville | kentucky

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Crawford Square pittsburgh | pennsylvania

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Heritage Crossing baltimore | maryland

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Treme/Lafitte & Tulane/Gavier Homebuilding Plan new orleans | louisiana

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Diggs Town norfolk | virginia

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West Park tulsa | oklahoma

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Petersburg Strategic Investment Plan petersburg | virginia

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Gilroy Cannery gilroy | california

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Legends Park memphis | tennessee

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Liberty Park pittsburgh | pennslvania

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Cary Street richmond | virginia

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Jefferson Mews richmond | virginia

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Randolph Neighborhood richmond | virginia

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Craylands Master Plan aberdeenshire | scotland

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Wheeling Neighborhood wheeling | west virginia

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Introduction

Since its founding in 1964, Urban Design Associates has been creating innovative Master Plans, Urban Designs, Pattern Books, and Architecture for traditional mixed-income neighborhoods. In some cases, these have been part of revitalizing existing city neighborhoods. In others, these efforts have been part of either creating new neighborhoods in existing towns or of building new towns.

In all instances – regardless of scope from Master Plan to Architecture for the site – we use a participatory planning process that engages local residents as well as political, religious, cultural, and business leaders in the creative process of design.

Dynamic, three-dimensional graphics, developed as an integral part of our participatory process, help build the support and consensus needed to successfully implement each project.

Variety and Sustainability American traditional neighborhoods have long provided a range of types and cost of housing, all within walking distance of daily services, schools, and churches.

The mix of age and income in these neighborhoods has ensured the long-term stability of these communities by providing lifelong housing options for people: small, inexpensive housing for those beginning their careers; larger family houses when children come along; smaller, more urban housing for empty nesters; and assisted living for the elderly. Studies have demonstrated that, over time, the social capital created in such neighborhoods is a key factor in community stability, the health of its residents, and in providing role models for success who inspire young people and, thereby, support the economic and social mobility of the neighborhoods’ citizens.

Development practices in the second half of the twentieth century turned away from this tradition, building isolated, single-income, car-dependent subdivisions.

As the problems of these practices have become more vivid, interest in the traditional patterns has not only returned, it continues to increase. UDA pioneered this return to traditional neighborhood development and remains at the forefront of this development activity.

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The UDA Process For each project, UDA’s plan establishes a framework of streets and public open space. The plans include architectural designs for the character and quality of the housing. These designs build on local architectural traditions so that the new development fits into and supports the best of the existing housing. The character of each house is based on these traditions rather than on its type, size, cost or means of financing. In this way, it is possible to create a diverse neighborhood in which the positive qualities shared by all of the buildings are more compelling than the differences among individual structures. UDA Pattern Books, often commissioned by developers as part of a project’s deliverables, assist builders in creating the desired image for the development.

In existing neighborhoods, our first step in the planning process is to assist all participants to gain an understanding of the strengths and weaknesses of the community. This makes it possible to identify sites that will have maximum positive impact. We often refer to this process as urban acupuncture during which we study the structure of the community in order to find the best place to make small- or large-scale changes for the overall health of the area. Implementation involves a wide range of organizations and agencies as well as the broader public.

By creating a vision for both the overall plan and the character of the houses, it is possible to provide a shared focus for these groups to work effectively together.

Diversity of Project Types In the effort to revitalize cities, many underutilized and decayed areas are being redeveloped as mixed-income neighborhoods. UDA’s experience in re-establishing traditional neighborhood development includes a wide range of project types – from carefully inserted infill development to complete redevelopment of large parts of neighborhoods, from brownfield and vacant industrial sites to new development on previously undeveloped land. Some projects have been developed by private developers, others by Community Development Corporations, and still others through public private partnerships.

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Revitalization of Existing Neighborhoods UDA’s experience also includes the transformation of public housing sites. The HOPE VI program, among others, has made it possible to redevelop distressed housing projects as mixed-income neighborhoods. For example, Charlotte’s First Ward, once a depressed area adjacent to downtown has been transformed into a vibrant, mixed-income neighborhood with a very wide range of incomes and ages of people. A key to its success has been its design which has the image of a stable, traditional Charlotte neighborhood.

New Mixed-Income Neighborhoods Mixed-income neighborhoods in new towns – especially in growth areas with rapidly increasing real estate values – can provide long-term stability for those communities. For example, UDA created a plan for the new East Garrison community in Monterey, California which will provide affordable housing underwritten by the market-rate units. In Santa Barbara, California, UDA prepared a plan for the University to develop housing for students, faculty, and staff on land currently owned by the University, making it possible for them to provide affordable housing to these members of the University community.

In all of these efforts, the design and building of housing is an essential part of the process of building great neighborhoods and communities. Recent examples of UDA’s work in the design of traditional mixed-income neighborhoods can be found on the pages that follow.

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Broadway Overlook baltimore | maryland

primary client

Landex Corporation project size

7 Acres year completed

2002 reference

Judy Siegel, President Landex Corporation 801 International Drive, Suite 110 Linthicum, MD 21090 (443)451-1271 judy@landex.org

Redevelopment of this seven acre super-block, previously occupied by the vacant and abandoned Church Home and Hospital, made possible the replacement of a distressed and isolated public housing project with a mixed-income development that is seamlessly integrated into the historic Washington Hill neighborhood.

UDA led a public participatory process that included a wide range of local stakeholders (including Johns Hopkins Medical Center), and developed a Master Plan and architecture based on careful study of the adjacent neighborhood patterns and historic precedents. The variety of building types, including townhouses, stackedflats, a small apartment building and the adaptive reuse of the historic east wing of the hospital, supports a mix of tenures, ages and incomes. The resulting revitalization plan has spawned almost one billion dollars of new development on the east side of Baltimore.

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Park DuValle louisville | kentucky

primary client

Louisville Metro Housing Authority and The Community Builders year completed

2001 reference

Tim Barry Louisville Metro Housing Authority 420 South 8th Street Louisville, KY 40203 (502)569-3423 barry@lmha1.org

A former residential site and part of the “Little Africa” community, the area had undergone a series of urban renewal efforts. Once dominated by 1,100 public housing units, vacant land, and abandoned houses, Park DuValle has become a stable, mixedincome neighborhood. A total of 613 units of mixed-income/mixed-finance rental units and 397 home-ownership units will be built or are under construction.

The new development has attracted a wide range of income levels. Market-rate units are immediately adjacent to rental houses with a high percentage of lowand very low-income families. Most importantly, the development has changed the image of the larger area in which it is located, from one of abandonment and decay to that of a vital and desirable neighborhood. As a result, adjacent neighborhoods are experiencing revitalization and, for the first time in generations, new retail and community services are being attracted to the area.

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First Ward charlotte | north carolina

primary client

Bank of America year completed

2000 reference

Nancy Crown Senior Vice President Community Development Corporation Bank of America 101 S. Tryon Street, 18th Floor Mail Code NC1-002-18-02 Charlotte, NC 28255-0001 (704)388-7174 nancy.crown@nationsbank.com

First Ward is a remarkable city building effort launched in the mid–nineties with a public/private initiative to create a master plan and development strategy for one of the four quadrants in Charlotte’s Uptown. Urban Design Associates worked with the Uptown Partnership, Bank of America, city officials and citizens in a series of public forums and workshops to develop a master plan and chart a reinvestment initiative to develop a strategy for the First Ward. The vision included light rail transit, new retail, recreation and education facilities supporting a series of residential precincts. Today, First Ward has over 1,600 units of mixed-income residential units; a public and private elementary school; six civic facilities; 36 dining and nightlife establishments; three hotels; 30 neighborhood service businesses, 256 employers and 15,570 jobs representing almost $1.6 billion dollars of private/public investment over the past 10 years.

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Westbury portsmouth | virginia

primary client

Cornerstone Housing, LLC project size

41.4 Acres year completed

2007 reference

Kirk Gray Cornerstone Housing LLC 5950 Symphony Woods Drive Columbia, MD 21046 410.884.3410 klggla@aol.com

The Westbury project includes master planning and architectural design services as part of a Hope VI revitalization effort in Portsmouth, Virginia. The goal of the project is to introduce mixed-income housing within a pedestrian-friendly neighborhood plan with generous open spaces and a sense of place that reflects the regional character.

UDA developed a series of housing types including single-family, duplex, triplex, and senior cottages that are built in a variety of architectural styles. The process calls for a phased approach, and currently the fifth and final phase is under construction.

The buildings of Westbury all include passive environmental strategies, including natural lighting and ventilation, overhangs and porches for shade, and an overall project density that preserves considerable open space.

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Clarksdale Neighborhood louisville | kentucky

primary client

Louisville Metro Housing Authority and The Community Builders year completed

2007 reference

Tim Barry Louisville Metro Housing Authority 420 South 8th Street Louisville, KY 40203 (502)569-3423 barry@lmha1.org

In the spring of 2000 a group of entities that included the City of Louisville came together to revise the Downtown Development Plan, a ten-year plan for revitalizing the center city of Louisville. The Plan calls for adding residential development for all income groups as a key element in economic revitalization, with the goal of transforming the Central Business District into a 24-hour, 7-day week Downtown. Clarksdale, Smoketown and the neighboring communities were included in this development area and were integral in this process; their participation in the planning focused mainly on the larger Clarksdale area and their recommendations became a key part of the Downtown Development Plan.

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Crawford Square pittsburgh | pennsylvania

primary client

McCormack Baron & Associates project size

16.2 Acres year completed

1995 reference

Richard Baron, Chairman & CEO McCormack Baron Salazar, Inc. 1415 Olive Street, Suite 310 St. Louis, MO 63103-2334 (314)621-3400 richard.baron@mccormackbaron.com

Crawford Square is a landmark event in the process of rebuilding Pittsburgh’s Lower Hill District. It has successfully rebuilt a residential neighborhood and stimulated further revitalization in the rest of the Hill District. The Urban Design Plan creates a series of streets and public spaces that serve not only the development itself, but also provide new linkages for the rest of the Hill to the city.

Over fifty percent of the units are subsidized, but no distinction is apparent in either the architecture or the character of the neighborhood. A total of 500 units of mixed-income housing have been built, including a mix of rental and for-sale units, with a wide range of prices.

Crawford Square served as a model mixed-income community for HUD as they were forming the Hope VI mixed-income housing program.

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Heritage Crossing baltimore†|†maryland

primary client

Enterprise Foundation year completed

2003 reference

Chickie Grayson, President Enterprise Homes, Inc. 312 N. Martin Luther King Jr., Blvd.

3rd Floor Baltimore, MD 21201 (410)332-7400 CGrayson@ESIC.org

Urban Design Associates developed an urban design plan and architectural designs for the redevelopment of Murphy Homes and Julian Gardens, a 793-unit public housing project in West Baltimore. The urban design plan calls for the development of a traditional mixed-income neighborhood with single-family detached houses and townhouses that include both rental and home ownership units. This transformation will create a new front door for West Baltimore neighborhoods, with a recreated historic park serving as the shared focal point for the entire community. Closed streets will be reopened and new streets created that encircle the park and provide a strong image and character for all of the surrounding neighborhoods.

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Treme/Lafitte & Tulane/Gavier Homebuilding Plan new orleans | louisiana

primary client

Enterprise Foundation year completed

2009 reference

Chickie Grayson, President Enterprise Homes, Inc. 312 N. Martin Luther King Jr., Blvd.

3rd Floor Baltimore, MD 21201 (410)332-7400 CGrayson@ESIC.org

The Homebuilding Plan was developed in the aftermath of hurricane Katrina in an open public process that engaged residents from Lafitte, as well as the adjacent neighborhoods of Treme and Tulane-Gravier. In addition, a series of working sessions were held with various stakeholders including design professionals, public officials, social service providers, institutions, and business interests in the community. The process also included an outreach program to Lafitte residents who had been displaced by the hurricane, with a newsletter, telephone interviews and surveys, and involved a series of open public meetings in which participants expressed their housing and community goals and debated aspects of the program. The result was a Master Plan for rebuilding that garnered wide community support.

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Diggs Town norfolk | virginia

primary client

Norfolk Redev. & Housing Authority project size

30 Acres year completed

1996 reference

James Gehman Director of Design & Const.

Norfolk Redev. & Housing Authority 201 Granby Street P.O. Box 968 Norfolk, VA 23510 (757)624-8642 jgehman@nrha.norfolk.va.us

Like many large public housing projects, Diggs Town was built in the 1950s as an institutional ­environment. In recent years it had become plagued with serious problems of unemployment, crime, drugs, and decay. Residents felt they had lost control of their community and feared for their lives. The Norfolk Redevelopment and Housing Authority commissioned Urban Design Associates to work with the residents to transform it from a ‘project’ into a ‘neighborhood. The concepts developed in this process demonstrate how physical form and architectural character can contribute to community pride and public safety when residents of a community can control the outdoor space around their homes.

Diggs Town has earned national recognition for it's successful revitalization of a community, including an Honor Award from the American Institute of Architects.

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West Park tulsa | oklahoma

project type

Urban Neighborhood primary client

George Kaiser Family Foundation and McCormack Baron Salazar project size

Acquisition Area is 7.5 Acres year completed

2010 reference

Barbara Freeland Senior Vice President McCormack Baron Salazar 720 Olive Street, Suite 2500 St. Louis, MO 63101 (314)621-3400 barbara.freeland@mccormackbaron.com

The West Park Master Plan is a comprehensive land use plan that includes the development of approximately 7.5 acres identified by the City for mixed-income housing. It also includes recommendations for potential development opportunities on surrounding blocks. The proposed project includes a mix of residential, commercial, and recreational uses. The plan will accommodate approximately 123 residential units within the acquisition area boundary plus off-site units, 10,880 square feet of commercial uses (including a management office), community gardens, and the revitalization of Kendall-Whittier Park.

In the spirit of the “Super School” initiative, the Master Plan seeks to radically transform rundown buildings and vacant land into a sustainable, safe, and visitable mixed-income neighborhood. In order to achieve the desired housing variety, a varied palette of building types was also developed.

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Petersburg Strategic Investment Plan petersburg†|†virginia

primary client

Virginia LISC (Local Initiatives Support Corporation) project size

1,200 Acres year completed

2007 reference

Veronica Jemmott One Monument Avenue 413 Stuart Circle, Suite 300 Richmond, VA 23220 (804) 358-7602 (ext. 16) vjemmott@liscnet.org

A planning team consisting of UDA and LISC staff members conducted a public planning process to study the revitalization opportunities for the city of Petersburg. The goal of this process was to build consensus among stakeholders regarding initiative areas, as well as strategies for stabilizing neighborhoods within the city. Four initiative areas were selected as a first step in the revitalization effort by LISC: Battersea, Blandford and the I-95 Gateway, Halifax, and the Rome Street and Birdville neighborhoods. These initiatives were chosen as prime locations to spur a long-term revitalization that would eventually spark improvements to the entire Petersburg area, create a context for public and private re-investment, and improve the quality of life for residents, businesses and community institutions.

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Gilroy Cannery gilroy | california

primary client

South County Housing project size

12 Acres year completed

2005 reference

South County Housing 9015 Murray Avenue, Suite 100 Gilroy, CA 95020 (408) 843-9275 andy@scounty.com www.scounty.org

Gilroy Cannery is a new mixed-use neighborhood designed and developed in downtown Gilroy, located 30 miles south of San Jose. While historically the city went through growth periods in response to the large agricultural business in the valley, it has maintained a relatively small-town character.

A new light rail station connects Gilroy to San Francisco and Silicon Valley. The opportunity to attract new business to revitalize and support downtown retail and entertainment uses is dependent on attracting a new market of urban residential uses and related businesses into the downtown. This new neighborhood will be sited on an existing cannery site, and offer office and residential uses in loft buildings that express an industrial rail-district character. New development will be appealing for residents with a variety of lifestyles by offering affordable options in a mix of condo, townhouse, and single-family units.

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Legends Park memphis | tennessee

primary client

McCormack Baron Salazar project size

29.6 Acres year completed

2006 reference

Tom Currell Mid-South Office 20 South Dudley Memphis, TN 38103 (901) 527-0516 ext: 13 tom.currell@mccormackbaron.com

The Legends Park HOPE VI Plan is part of sweeping revitalization that is redefining the City of Memphis.

Situated as a northern bookend of the resurging Memphis Medical District, Legends Park is also the eastern transition between cosmopolitan Downtown and quieter, more traditional neighborhoods near Crosstown and the Overton area.

Legends Park adds a unique dimension to the overall redevelopment of Memphis’ core city. With its focus on stable, mixed-income rental housing, Legends Park will be home to a varied list of residents, some of which will be longtime residents of these redeveloped blocks returning to a reconceived neighborhood. Its location and amenities will also draw employees and students of the Medical District who are vital to its success.

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Liberty Park pittsburgh | pennslvania

primary client

McCormack Baron & Associates year completed

2005 reference

Richard Baron, Chairman & CEO McCormack Baron Salazar, Inc. 1415 Olive Street, Suite 310 St. Louis, MO 63103-2334 (314)621-3400 richard.baron@mccormackbaron.com

Urban Design Associates prepared a Master Plan for East Liberty Development Corporation that included the redevelopment of a deteriorated high rise residential housing project. The master plan proposed a new network of streets and parks, mixed-income housing and mixed-use buildings. UDA then prepared a master plan for McCormack Baron Salazar, Inc. to redevelop portions of the site using low-income tax credits from the Pennsylvania Housing and Finance Agency. This new neighborhood re-integrates surrounding residential areas, repairing damage to East Liberty during urban renewal, and repopulating a critical area of the city. UDA designed a variety of residential buildings including walk up apartments, townhouses and a mixed-use building with community services and accessible apartments.

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Cary Street richmond | virginia

primary client

Better Housing Coalition year completed

1996 reference

T.K. Somanath Better Housing Coalition P.O. Box 12117 Richmond, VA 23241 (804)644-0546 tk.somanath@betterhousingcoalition.org

The Better Housing Coalition initiated the East End Transformation Program, a comprehensive urban revitalization plan that includes both affordable rental apartments and home ownership opportunities. Cary Street is a successful rental and for-sale mixed-income infill development. It includes the renovation of blighted houses along the street.

The Cary Street project has significantly improved the walkability, livability and sense of place within the East End of Richmond.

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Jefferson Mews richmond | virginia

primary client

Better Housing Coalition year completed

1996 reference

T.K. Somanath Better Housing Coalition P.O. Box 12117 Richmond, VA 23241 (804)644-0546 tk.somanath@betterhousingcoalition.org

In 1993, Better Housing Coalition initiated the East End Transformation Program, a comprehensive urban revitalization plan that includes both affordable rental apartments and home ownership opportunities. To jump start the transformation process, BHC developed Jefferson Mews, a block of award-winning affordable homes. Completed in 1996, the full block includes 29 housing units surrounding a courtyard with off-street parking: there are 14 affordable rental townhouse apartments and 15 owner-occupied townhomes.

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Randolph Neighborhood richmond | virginia

primary client

Better Housing Coalition year completed

1990 reference

T.K. Somanath Better Housing Coalition P.O. Box 12117 Richmond, VA 23241 (804)644-0546 tk.somanath@betterhousingcoalition.org

Demolished in the 1960s, the heart of Randolph has been rebuilt as a traditional neighborhood. During the decades in which it stood empty, former residents returned to worship in the churches that remained. Members of this “absentee” community worked with the Richmond Redevelopment and Housing Authority and Urban Design Associates to design the new neighborhood. The Master Plan created an interconnected network of streets and three parks, all lined with houses that continue the architectural traditions of Randolph. New construction includes public housing, subsidized rental, elderly housing, and a range of marketrate, for-sale homes.

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Craylands Master Plan aberdeenshire | scotland

primary client

Swan Group year completed

In Progress reference

Mark A. Thompson, Deputy Chief Executive Pilgrim House High Street, Billericay Essex, UK CM129XY 1277 844700 mthompson@swan.org.uk www.swannewhomes.co.uk

The Craylands Master Plan was adopted in 2007. It was prepared by English Partnerships (now the Homes and Community Agency) through a community consultation process with the residents of Craylands. The Craylands Master Plan provides an overall framework for development, but detailed plans for each phase must be prepared in order to obtain Detailed Planning Approval and begin construction.

Subsequently, Swan Homes was selected as the developer, detailed planning for Phase 1 was approved and construction of sub-phases 1A and B has begun.

Urban Design Associates was asked to prepare an implementation plan for the next phases of development by engaging the residents and refining the masterplan to reflect concerns of the community, changes in market, and to improve the efficiency of construction.

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Wheeling Neighborhood wheeling | west virginia

primary client

The Community Builders project size

150 units year completed

2002 reference

Willie Jones The Community Builders 95 Berkeley Street Boston, MA 02116 (617) 695-9595 wjones@tcbinc.org

Urban Design Associates developed a master plan and designed housing for a new urban neighborhood in Wheeling, West Virginia. The redevelopment effort is a partnership between The Community Builders and the Wheeling Housing Authority. The new units include a mix of rental and ownership with initial phase of 150 units. The housing is designed to fit on steeply sloping sites and to blend in and revitalize the adjacent historic housing within the downtown neighborhoods.

The process was an open collaboration and part of a HOPE VI program. The project recieved several awards upon completion.

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