Mixed-Use Infill

mixed-use infill

urban design associates

urban design associates

mixed-use infill development

Introduction Freemason District norfolk | virginia

3

Fort Norfolk norfolk | virginia

4

Virginia Beach Form-Based Code virginia beach | virginia

5

Newtown Strategic Growth Area virginia beach | virginia

6

Alexander Street Corridor yonkers | new york

7

South Lake Union seattle | washington

8

East Baltimore Bio-Technical District baltimore | maryland

9

North Shore pittsburgh | pennsylvania

10

West Don Lands toronto | ontario | canada

11

Gilroy Cannery gilroy | california

12

Storrs Town Center storrs | connecticut

13

The Moorings at Lantana lantana | florida

14

Aksarben Future Trust omaha | nebraska

15

Prairie Trail ankeny | iowa

16

Hampton Coliseum District hampton | virginia

17

Baxter Village fort mill | south carolina

18

A101 Development Concept moscow | russia

19

Ludhiana Township punjab | india

20

South Pass fayetteville | arkansas

21

    

     

       

Introduction

Urban Design Associates creates Master Plans, detailed three-dimensional Urban Designs, and Architectural Designs for compact, mixed-use developments. We have developed designs for infill sites in downtowns and commercial areas, on vacant or brownfield sites, and on suburban and commercial sites. In these cases, underutilized land has become an economic asset. Many of our clients are private developers, but UDA has also developed these designs for cities to use as the basis for selecting a development team.

New Vitality through High Density Infill These high density developments combine retail, entertainment, business, civic and residential uses. They usually include structured parking and require a thorough understanding of construction techniques and code requirements for mixeduse structures.

The mixed-use nature of these developments provides vitality and life for cities and towns. By including residential development, the designs bring a 7-day, 24-hour population to downtowns, waterfronts, and urban districts. By providing many of the services needed for daily activities, they reduce auto usage and energy consumption and require less land to create sustainable environments.

Dynamic, Beautiful Places A central theme for UDA’s designs is the creation of beautiful public spaces and streets. More than a collection of buildings, these developments create a sequence of memorable addresses. Their character and architectural vocabularies are designed in response to the traditions of the community in which they are located. This approach has resulted in marketable developments that have attracted investment and proven to be successful.

1

| Mixed-Use Infill Development

The UDA Process To be implemented, these projects rely on the skills of a broad range of professionals. UDA’s design process engages all those with a role in the creative process of design to ensure that each of the technical components is seen in the context of the goals of the project. Key among these is the marketing team to make sure that the design can capture the imagination of potential users. Where appropriate, the projects are developed through a process that engages the community in their design. The result is broad support for the development.

A Sampler of Successes The examples on the pages which follow illustrate projects ranging in size from relatively small-scale developments to extensive, high density developments in locations throughout the United States and internationally. Whatever the scale, the principles of creating beautiful public spaces and providing a wide range of uses and activities create dynamic and vital developments.

2

|  www.urbandesignassociates.com

    

     

       

Freemason District norfolk | virginia

primary client

City of Norfolk, Virginia reference

The Honorable Paul Fraim City of Norfolk, City Hall Building 810 Union Street, Suite 1109 Norfolk, VA 23510 (757) 664-4679 paul.fraim@norfolk.gov

The Freemason District Initiative encompasses two related development efforts.

First, the re-opening of Freemason Street offers an opportunity to re-connect the East Freemason Historic District to the intact, mixed-use neighborhood to the west. Second, the redesign of Boush Street as a landscaped boulevard unleashes the potential of four blocks that are now empty or used for surface parking.

The concept plan and design guidelines proposed by UDA for the new Freemason neighborhood call for the construction of approximately 200 residential units in three-story apartment and townhouse (or stacked flat) buildings located on four blocks. New residences and convenience retail completes the West Freemason District as an in-town neighborhood, strengthens the ‘24 hour’ quality of Downtown, and bolsters the market for new retail and entertainment uses in the adjacent districts.

3

| Mixed-Use Infill Development

Fort Norfolk norfolk | virginia

primary client

City of Norfolk, Virginia reference

The Honorable Paul Fraim City of Norfolk, City Hall Building 810 Union Street, Suite 1109 Norfolk, VA 23510 (757) 664-4679 paul.fraim@norfolk.gov

Fort Norfolk will become a new, mixed-use waterfront neighborhood, rich in character, containing diverse housing and employment options along with supporting uses. The neighborhood will accommodate expansion of the adjacent Sentara Norfolk General Hospital, as well as other commercial development, through the creation of a new office campus along Brambleton Avenue. The environment around the historic Fort Norfolk, for which the district is named, will be improved with trails, a visitors center, and a public space to provide the Fort with a more prominent and dignified setting and increased public accessibility.

The primary public focus of the new neighborhood will be a new waterfront park, promenade, and anchorage for boats and ships. Streets and walkways will lead to the waterfront, which will remain public and accessible to all.

4

| www.urbandesignassociates.com

    

     

       

Virginia Beach Form-Based Code virginia beach | virginia

primary client

City of Virginia Beach year completed

2010 reference

Stephen Herbert Chief Development Office City of Virginia Beach Office of the City Manager Municipal Center - Building 1 2401 Courthouse Drive Virginia Beach, VA 23456-9001 (757)385-4242 sherbert@vbgov.com

The City of Virginia Beach has long struggled with a dysfunctional zoning code for their historic beachfront. UDA (with the assistance of Code Studio and Landmark Design) was commissioned to prepare a new form based code to encourage mixed-use, transit oriented development and the creation of more beautiful public spaces. Currently in progress, this code will replace the current zoning district regulations with new illustrated standards that will liberate development potential and encourage redevelopment of this unique coastal community.

5

| Mixed-Use Infill Development

Newtown Strategic Growth Area virginia beach | virginia primary client

City of Virginia Beach, VA project size

200 Acres (180 Developed) year completed

2010 reference

Karen Lasley City of Virginia Beach ,VA Department of Planning Municipal Center, Building 2 2405 Courthouse Drive Virginia Beach, VA 23456 klasley@vbgov.com 757-385-4621

The Newtown Strategic Growth Area (SGA) on the city’s western border, is the City’s first transit-oriented SGA with Norfolk’s HRT light rail line, that will open at the SGA’s doorstep in early 2011. Urban Design Associates led a multidisciplinary team to develop a master plan for a transit-oriented mixed-use district. The plan identified specific initiatives that both the city and private sector could implement over time. Approximately 1,000 housing apartment, condo, and single-family housing units will provide more housing diversity for the city. Retail and employment uses are structured around a new street network and transit corridor. An educational campus is proposed near the center of the district for existing higher education institutions and their corporate partners.

6

| www.urbandesignassociates.com

    

     

       

Alexander Street Corridor yonkers | new york

primary client

City of Yonkers year completed

2009 reference

Sharon L. Ebert Deputy Commissioner Planning and Development City of Yonkers 87 Nepperhan Avenue Suite 311 Yonkers, NY 10701 (914)377-6651

The redevelopment plan provides new waterfront access, expanded park space, and venues for public events. UDA was selected to refine the plan and prepare sustainable design guidelines for the redevelopment area. The process began with a place making exercise to define the concentrations of uses, character of public spaces and the range of architecture. The streets and parks were designed to accommodate a range of uses and activities for residents and visitors. Guidelines for the design of public space provide standards for each development team to follow as they implement projects. The highly illustrated document prepared by UDA provides a clear vision and promotional tool for the city as they work with developers, designers, and officials to build the district.

7

| Mixed-Use Infill Development

South Lake Union seattle | washington

Vulcan, Inc. project size

50 Acres year completed

2005 reference

Sharon Coleman Real Estate Development Vulcan, Inc. 505 Fifth Avenue South, Suite 900 Seattle, WA 98104 (206)342-2149 sharonc@vulcan.com

Urban Design Associates prepared a master plan and design guidelines for Vulcan, Inc. (the investment company of Paul Allen, co-founder of Microsoft) which has assembled nearly 50 acres of land north of downtown Seattle in the South Lake Union neighborhood. The project is an ongoing revitalization of the district, with new development of 9 million square feet of new and rehabilitated commercial and residential property and a strong emphasis on creating a biotech and biomedical research cluster. New developments include the University of Washington medical research campus, Seattle Biomedical Research Institute, the Bill and Melinda Gates Foundation, Google and ZymoGenetics. These have joined the renowned Fred Hutchinson Cancer Research Center already located in South Lake Union.

South Lake Union has earned national recognition as a successful revitalization of an urban district.

Flickr Attribution: ChasRedmond

primary client

8

| www.urbandesignassociates.com

    

     

       

East Baltimore Bio-Technical District baltimore | maryland

project type

Mixed-Use Infill Urban District primary client

City of Baltimore, Maryland East Baltimore Development, Inc. Johns Hopkins Hospital reference

Michael Iati Director, Architecture & Design Johns Hopkins Hospital 600 North Wolfe Street Houck 5 Baltimore, MD 21287 (410)955-9815 miciat@jhmi.edu

Urban Design Associates was commissioned by the City of Baltimore with funding from local foundations to develop a Master Plan for a Bio-Technical District as well as revitalize the East Baltimore neighborhood. The Plan provides 2,000,000 square feet of research facilities as an extension of Johns Hopkins Medical Center and 1200 new and rehabilitated residential units. The process produced an unprecedented consensus among the community, the City, and the Hospital by clearly defining the edge between institutional uses and the neighborhoods, creating a first phase that benefits both the bio-tech park and adjacent neighborhoods, and providing amenities including retail, restaurants and parks. The UDA Plan provides planning critieria for an RFP issued for a master developer.

9

| Mixed-Use Infill Development

North Shore pittsburgh | pennsylvania

primary client

City of Pittsburgh, Pittsburgh Steelers, PIttsburgh Pirates, Carnegie Institute reference

Arthur J. Rooney II, President Pittsburgh Steelers Sports, Inc. 3400 South Water Street Pittsburgh, PA 15203 (412)432-7809 lowed@steelers.nfl.com

Urban Design Associates prepared a master plan for the North Shore, an area of downtown Pittsburgh that was the site designated for two new major league stadiums for the Steelers and the Pirates and related economic development.

Implemented features of the North Shore Master Plan include: a new urban street grid; two stadiums; two parking garages; a Marriott Hotel; new headquarters buildings for Del Monte Foods and Equitable Resources; and a $30 million riverfront park. Future phases include light rail stations, an amphitheater, retail uses, and multi-family housing.

10

| www.urbandesignassociates.com

    

     

       

West Don Lands toronto | ontario | canada

primary client

Waterfront Toronto year completed

2004 reference

John Campbell President & CEO Waterfront Toronto 20 Bay Street, Suite 1310 Toronto, ON M5J 2N8 Canada (416)214-1344 jcampbell@waterfrontoronto.ca

The West Don Lands, located in the southeast corner of Downtown, is envisioned as a new mixed-use precinct with an emphasis on urban living. The master plan was developed in a public process to understand the opportunities in the precinct. The project will inherit many of the unique qualities and characteristics of the precincts and neighbourhoods surrounding it, yet it will be distinguished by a major new park on the Don River. This park is designed with flood control devices and is a critical component of the restoration of the Don River and the creation of a major continuous greenway for the City.

11

| Mixed-Use Infill Development

Gilroy Cannery gilroy | california

primary client

South County Housing project size

12 Acres year completed

2005 reference

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

A new mixed-use neighborhood designed and developed in downtown Gilroy, located 30 miles south of San Jose. 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.

12

| www.urbandesignassociates.com

    

     

       

Storrs Town Center storrs | connecticut Storrs Town Center is a mixed-use development adjacent to the main campus of the University of Connecticut in the town of Storrs. The design takes inspiration from New England college town centers, providing retail, entertainment and other services for the town and university. A vibrant village street is anchored on both ends by two public square. Built along a ridge, the quiet residential precinct offers townhouses and condos direct access to the woodland preserve.

primary client

Leyland Alliance LLC project size

47.7 Acres year completed

2007 reference

Steve Maun Leyland Alliance LLC P.O. Box 878 Tuxedo, NY 10987 (845) 351-2900 mtoledano@leylandalliance.com www.leylandalliance.com

© 2007 ur ban de sign asso ciate s

A variety of outdoor venues for dining, celebrations, festivals, markets, concerts and informal gathering can be found throughout the plan. Every retail space was designed for a targeted use and a mixed offering of residential units (including urban lofts, apartments, condominiums, and town houses) created to provide broad market appeal.

Massing and Facade Composition

Manor House Apartments

The Stables

The Park Tower

The Manor House Apartment building is an elegant residence at the edge of town with units that enjoy views of the surrounding wooded preserve. The four and a half story building features an entrance court and units and picturesque massing with an animated roofscape, dormers, towers and chimneys. Paired with the Stables, the ensemble resembles a converted estate.

The Stables is an assembly of rowhouse units organized around an interior courtyard. Living spaces for each unit are oriented to the surrounding forest. The central court, once for horses, is now a motor court with garages behind stable doors wrapping around the courtyard. The units vary in height from one-and-a-half- to two-and-a-half-story units. The units are unique because they are designed as converted stable lofts.

The tall apartment building is designed in the great tradition of elegant ‘park address’ apartment houses, similar to precedents found along Chicago’s North Shore, New York’s Central Park, and Boston’s Charles River. The building is oriented to maximize views and features exclusive penthouse units. The apartments feature large balconies and terraces that overlook the woodlands.

The Rise Architecture b

addresses

13

18

| Mixed-Use Infill Development

The Moorings at Lantana lantana†|†florida

primary client

A Related/Lennar Venture project size

15 Acres year completed

2001

Located just south of Palm Beach, Florida, this 15-acre industrial waterfront site is a mixed-use neighborhood. The waterfront edge of the site has a retail and restaurant district and provides marina facilities. The site is designed as a neighborhood with a pattern of streets that can be extended on adjacent sites to create a larger waterfront district. The ten buildable acres accommodates 400 large units in a mix of apartments, condominium flats, townhouses, and stacked townhouses.

All residential parking is in structures. Parking structures are linked directly to the upper floors of residential buildings. The buildings are of a lower scale along the waterfront and street edge of the site, and then step up to a total of eight stories in the center. The proposed architectural character is based on a series of Caribbean and Gulf Coast precedents.

14

|  www.urbandesignassociates.com

    

     

       

Aksarben Future Trust omaha | nebraska

primary client

Noddle Companies project size

70 Acres year completed

2005 reference

Jay Noddle, President Noddle Companies 1125 South 103rd Street, Suite 450 Omaha, NE 68124 (402)496-1616 jay@noddlecompanies.com

Aksarben (“Nebraska” spelled backwards) is a 70-acre cleared site in Omaha, formerly the location of an historic horse racetrack and indoor amphitheater. The Noddle Companies has been designated the master developer by the Aksarben Future Trust, the non-profit owner of the land. The site is being developed as a mixed-use town center including technology facilities for the University of Nebraska Omaha, Nebraska Medical Center, Peter Kiewit Institute, and the Scott Technology Center, office buildings, retail, museum, parking, public open space, and 700 housing units.

15

| Mixed-Use Infill Development

Prairie Trail ankeny |†iowa

primary client

CIty of Ankeny project size

1,031 Acres year completed

2007 reference

Tim Moerman Economic Development Director, City of Ankeny 220 West First Street Ankeny, IA 50023-1751 (515) 963-3548 tmoerman@ci.ankeny.ia.us www.ci.ankeny.ia.us

Prairie Trail is a new mixed-use community in Ankeny, Iowa based on New Urbanist design principles. The 1,031-acre project will be developed on the site of the Iowa State University research farm in the center of Ankeny. The Master Plan and Pattern Book of Prairie Trail takes its cues from towns in central Iowa, such as Winterset, Pella, Newton, Adel and historic neighborhoods in Ankeny and Des Moines. A major feature of Prairie Trail is a new town center for Ankeny with a traditional Iowa town square as its focal point. The open space system is designed to control and manage stormwater and will help restoration of prairie grass lands and native vegetation.

16

|  www.urbandesignassociates.com

    

     

       

Hampton Coliseum District hampton | virginia

primary client

City of Hampton, Virginia year completed

2005 reference

Terry O’Neill Planning Director City of Hampton 1 Franklin Street, Suite 603 Hampton, VA 23669 (757)727-6460 toneill@hampton.gov

Urban Design Associates prepared a revitalization plan for the Coliseum district along Mercury Boulevard for the city and the Coliseum Business Improvement District. UDA worked closely with property owners and citizens to create a new vision for the major retailing and entertainment district. A direct result of the plan was the redevelopment of Hampton Mall into a Life Style Center by the mall owners and new infill residential development adjacent to the coliseum.

Peninsula Town Center opened in March 2010 and is a major new retail destination in the Hampton Roads area.

17

| Mixed-Use Infill Development

Baxter Village fort mill†|†south carolina

primary client

Celebration Associates project size

2,300 Acres year completed

2003 reference

Joseph Barnes, Director of Design Celebration Associates 317 E Water Street, Ste 200 Charlottesville, VA 22902 (540)839-3276

Baxter Village is the first of several villages to be built adjacent to 2,300 acres of a nature preserve that connects each village. The village center is based on historic Upcountry South Carolina towns such as Chester and York. The design and layout of streets, blocks and civic spaces all relate to the most loved places throughout the region.

The village center has an elementary school adjacent to the commercial core of over 100,000 sq.ft. of retail and office uses. The center is also designed to accommodate apartments, small garden houses and a range of single family housing types. Trail systems connect the village center to the surrounding neighborhoods.

18

|  www.urbandesignassociates.com

    

     

       

A101 Development Concept moscow | russia

primary client

Masshtab Managing Company reference

Sergey Kirilenko Masshtab Kommunarka Town Leninskiy District Moscow Region, 142770 Russia 7 495 221-7112 kirilenko@masshtab.ru

The A101 Master Plan combines the lessons of successful developments in the U.S., Transit-Oriented Development sensibilities and Russian historic precedents with the goal of setting a new standard for sustainable Russian development to yield a uniquely positioned project in the Moscow market. The outcome is a vibrant series of mixed-use districts, incorporating high-density housing, office, and commercial uses. These districts are interconnected with a street tram network and are only a short ride away from Moscow city center on the high speed tram.

Mature birch forests and existing lake form the core of the Green and Blue Networks. The Central Park has been designed to incorporate the forests and the surrounding rolling landscape for recreational benefits of the residents.

Existing streams will be controlled to create series of pools for filtration and increase land values.

19

| Mixed-Use Infill Development

Ludhiana Township punjab | india

primary client

IREO Management India Pvt. Ltd. project size

500 Acres year completed

2009 (Phase 1) total project fee

$715,000 reference

Madhukar Tulsi Building No. 8, Tower A, 3rd Floor DLF Cyber City, DLF Phase II Gurgaon, Haryana, 122002 India 91 124 4574027

Ludhiana Township is designed as a new integrated urban center with, residential precincts, commercial services, institutional, health care, and entertainment facilities. It represents a new model for Indian development which draws on the Northwest Region while offering urban amenities and conveniences. The design of integrated water and energy systems will result in a fully sustainable community, a unique opportunity in this market. A network of neighborhood parks, a central lake and tree lined streets create inviting outdoor spaces.

20

| www.urbandesignassociates.com

    

     

       

South Pass fayetteville | arkansas

primary client

Nock Developments, LLC year completed

2007 reference

John Nock Nock Developments, LLC 217 E. Dickson Street Suite 204 Fayetteville, AR 72701 (479)442-1425 johnnock@yahoo.com

Three miles from downtown Fayetteville, the South Pass site is comprised of nearly one thousand acres of rolling topography of farmland, forests, streams and ponds. It's proximity to downtown and the University of Arkansas, and adjacency to key regional corridors, make it a logical location for future growth. UDA's challenge was to balance physical growth with the preservation of the natural ecological systems, and inherent beauty of the site.

The Master Plan includes a high density mixed-use town center of retail, residential, and commercial uses and a series of interconnected residential neighborhoods.

21

| Mixed-Use Infill Development

© 2 0 1 0 u r b a n d e s i g n a s s o c i a t e s

All information and material in this Request for Proposal/Qualifications Response are subject to copyrights owned by Urban Design Associates (UDA) and other individuals or entities. Any reproduction, retransmission, republication, or other use of all or part of this document is expressly prohibited, unless prior written permission has been granted by UDA or the appropriate copyright owner. All rights reserved.

Document printed on Mohawk Color Copy 100% Recycled; manufactured entirely with Green-e certified wind-generated electricity.

Front cover printed on Mohawk Via Vellum®; acid free and manufactured entirely with Green-e certified wind-generated electricity.

Tabs printed on Neenah ENVIRONMENT®; 100% recycled, including 30% post-consumer fiber, neutral pH, archival, acid free, no new trees.

Back cover printed on Neenah classic columns® Papers, which is carbon neutral.