Density v3
Dean J. Almy III, RA, FFUD, PROF. research group : Anna Lake-Smith Chetan Kulkarni Jingrong Zhao Miao Feng Michelle M Hipps-Cruz Noel R Kuwabara Nupur Gunjan Robert Anderson Ruifeng Zhou Seonhye Sin Uttara Ramakrishnan Valentina Scalia Weishu Chen Xue Yang Zhaoran Li
ATX_
MSCRP+MSUD M. Arch II UD M. Arch II UD MSUD MSUD MSUD MSCRP MSCRP M. Arch II UD MSUD M. Arch II UD MSUD MSUD MSUD MSUD
MODELING THE EASTERN ARCHIPELAGO
D
D e n s i t y
D
_1 AUSTIN NEIGHBORHOOD ANALYSIS _2 BLOCK DENSITY TOOLKIT
D
_1 AUSTIN NEIGHBORHOOD ANALYSIS
Neighborhoods of varying densities and urban conditions in Austin were studied to understand the existing neighborhood types, housing densities, block typologies, and housing typologies typical to Austin. Twelve neighborhoods across the city were identified and were evaluated in relationship to one another on the presence and accessibility of jobs, markets, education and cultural institutions.
7
3
1 4
2
8
5
9
6
11
10
12
0
3.75
7.5
15 Miles
1 Hyde Park 2 Hancock 3 Windsor Park 4 Mueller 5 MLK TOD 6 Cesar Chavez TOD / Plaza Saltillo 7 North Burnet / Domain 8 Tarrytown 9 Bouldin 10 Montopolis 11 Johnston Terrace 12 Colony Park
CURRENT NEIGHBORHOOD SAMPLES
Hyde Park
The first suburb of Austin and a model for future housing expansions
0 1000
3000 1: 20.000 1/2 mi
Culture Job Education Market
488 acres 8,249 residents 6.8 units/acre
Typical Housing Block rd ssor y Dw se Hou
Fron t
450’
Yard
cce
k Ya
Bac
or A
se
Hou
Fron t
Yard
ellin
g Un
it
Housing Typology
506 W 37th St
~50
de l
ots
Ave n
y Ac
Ave n
ue
cess
’ wi
Alle
ue
Single Family Housing - Historic District:
4525A Avenue H
330’ 450’
4500 Avenue H
0
500
1500 1: 10.000 1/4 mi
Patterson House - Historic Landmark
Hancock
Neighborhood with a prominent retail space
0 1000
3000 1: 20.000 1/2 mi
Culture Job Education Market
540.8 acres 5,235 residents 4 units/acre
Typical Housing Block
1370’
165’ 330’
Housing Typology
3909 Willbert Rd
Century Plaza
Sabina Living
Windsor Park
A planned neighborhood from the 1950’s
0 10000 1000 3000 3000 1: 20.0001: 20.000 1/2 mi 1/2 mi
1000’ 300’ ble r : walka adius mile 1/4
Typical Housing Block
Culture Job Education Market
2.3 sqmi [1472 acres] 16,643 residents 5 units/acre
Mueller
Recently planned neighborhood with higher density than typical single family housing prevalent in Austin
0 1000
3000 1: 20.000 1/2 mi
Culture Job Education Market
1.1 sqmi [704 acres] 13,000 residents 10 units/acre
Housing Typology
1917 Mccloskey St
4111 Berkman Dr
4117 Lawless St
580’ 40’ lots
200’
480’
0
500
1500 1: 10.000 1/4 mi
No Backyard
~70’ wide avenue
Typical Housing Block
50’ lots
MLK TOD: Existing
Culture Job Education Market
14,337 residents 7units/acre
MLK TOD: Planned Re-development of the area along transit
0 1000
3000 1: 20.000 1/2 mi
TOD Mixed Use Medium Density Residential Low Density Residential Live/Work Flex
Culture Job Education Market
3.3 sqmi [2112 acres]
East Cesar Chavez: TOD
One of the older neighborhoods of Austin with medium density, mixed-use housing
Culture Job Education Market
0 1000
3000 1: 20.000 1/2 mi
Area 435.2 acre Population 22,346 Units per Acre 20 units/acre
Housing Typology
1004 E 2nd St
1601 E Cesar Chavez St
1601 E Cesar Chavez St
1214 Holly St
1805 Garden St
1904 Garden St # B
1304 E Cesar Chavez St
Corner of 4th and Chicon - One Bedroom Apartments
North Burnet | The Domain
Newly planned neighborhood with mixed use and comemrcial spaces
0 1000 0 1000
3000 1: 20.000 1/2 mi
3000 1: 20.00 1/2 mi
Housing Typology
11915 Stonehollow Drive - Clubhouse
11915 Stonehollow Drive - Playground
11915 Stonehollow Drive - 1 Bedroom Apartment
IMT @ The Domain
IMT @ The Domain - Studio Apartment
11501 Century Oaks Ter
Addison at Kramer Station
Addison at Kramer Station - GYM
Culture Job Education Market
3.2 sqmi [2048 acres] 3,819 residents 8 units/acre
0 1000
3000 1: 20.000 1/2 mi
Tarrytown
An older neighborhood along the riverfront
2000’
Culture Job Education Market
2.49 sqmi [1,594 acres] 9,479 residents 2.4 units/acre
Bouldin An older neighborhood bordering the creek with numerous historic homes, and local businesses
0 1000
3000 1: 20.000 1/2 mi
Culture Job Education Market
1.1 sqmi [704 acres] 10,569 6 units/acre
Typical Housing Block
330’
160’
470’
Montopolis An older neighborhood of Austin close to the airport
0 1000
3000 1: 20.000 1/2 mi
Culture Job Education Market
2.5 sqmi [1600 acres] 6,869 residents 8 units/acre
HOUSING TYPOLOGY
1101 Grove Blvd
TH 320’
6109 Club Ter
6808 Cruz St # B
500’ 1450’
6409 Santos St
350’ SF
750’ SF
950’
6202 Kasper St
SF Single Family TH Townhome
0
500
1500 1: 10.000 1/4 mi
6311 Felix Ave # B
Johnston Terrace
Neighborhood with prominent commercial areas
Culture Job Education Market
0 1000
3000 1: 20.000 1/2 mi
Area 10,240 acre Population 3,347 Units per Acre 1.2 units/acre
Housing Typology
6003 Jain Ln
6003 Jain Ln - Interior
5905 Ventus St
1106 Desirable Dr
1104 Emmitt Run
1104 Emmitt Run - Backyard
1024 Gardner Rd
5928 Ventus St
5928 Ventus St - Kitchen
Colony Park : Existing Neighborhood near Walter E Long lake
(New Neighborhood Expansion Plan)
Culture Job Education Market
93 acre 1.076 residents 4 units/acre
Colony Park : Planned Expansion plan to propose higher densities and mixed use with a well defined center
0 1000
3000 1: 20.000 1/2 mi
C
Neighborhood Residential
Attached Residential
Neighborhood Center
Mixed-Use
Institutional
C
Open Space
Culture Job Education Market
208 acres
Conclusion The neighborhoods can be categorized into four typologies, with single family hosuing of low densities. While areas along CONCLUSION down-town have higher densities, the city typically consists of neighborhoods with densitites around 4 units/acre. There is a lack of neighborhoods in the city with densities falling in the ‘missing-middle’ range.
Neighborhood Typology A.
Density 1 unit/acre
Grid + Road Hierarchy
Johnston Terrace : 1.2 units/acre
Tarry Town
: 2.4 units/acre
Hancock
: 4 units/acre 5
Winsor Park : 5 units/are
Bouldin
B.
: 6 units/acre
Off the Main highway
Hyde Park
: 6.8 units/acre
Montopolis : 8 units/acre
Domain
: 8 units/acre 10
Mueller
: 10 units/acre
C.
Inner Residential Core
15
D.
Fragmented
20 units/acre Transit Line
Non-Residential Programs ( market, education, job )
East Cesar Chavez : 20 units/acre
Block Typology
Ideal Type 1000’
300’ Job centres, Mixed use development to be located along the main street.
450’
300’
Alley Access
~50’ wide lots
Jobs, mixed use and market to be located along main street and transit
40’ lots
200’ 100’
~70’ wide avenue
50’ lots
Market, offices to be located all along the edges of the main roads and the core of the neighborhood is occupied by residential blocks.
600’
250’
Alley Access
Market, offices to be located all along the edges of the main roads and the core of the neighborhood is occupied by residential blocks.
Job
Mixed Use
Market
D
_2 BLOCK DENSITY TOOLKIT
The process of designing the town centers would require a range of densities of housing that do not exist in Austin . The increase in population in the proposed town centers would require densities ranging upwards of 7units per acre. The toolkit provides a way to understand what these densities of housing would look like. It provides a tool of parts appropriated from examples found all over the United States. Starting from block sizes and typologies to the resultant block morphology, it provides a way to guide developments across the city of Austin at the requisite densities. It consists of examples of block design and morphologies of various densities from 7units per acre to 45 units per acre. Each spread of the toolkit describes a certain density range that progressively increases. A representative image for each range gives an idea of the physical manifestation of the density. The toolkit works from the scale of the individual block to the agglomeration of many blocks responding to certain specific natural, urban conditions. The right -most column provides options for block typologies derived from the different sites under consideration. Each of these typologies of blocks are then supported by a column of example block designs that are found in existing urban conditions across the country, providing a range of block sizes that relate to certain housing densities. In addition to housing, the toolkit provides guides to design schools and industries in the new neighborhoods. Typologies of schools and industries are proposed to respond to varied urban and natural conditions. A limitation of the toolkit is that only some block typologies and their resultant morphologies have been taken into consideration. The toolkit is only meant to guide the designing of blocks while allowing for the possibility of hybridization of blocks.
Index
Orenco
7.1
Fresno
8.1
Boulder
Sacramento
Tampa
Tampa
9.0
14.7
15.4
15.6
Shaker Heights
20.5
San Jose
21.0
San Francisco
Portland
Charlestown
26.7
Longview
27.8
Redmond
Seattle
Boston
25.0
34.0
36.0
21.2
37.0
Hamtramck
Camden
Hermosa
11.2
13.1
14.4
Oakland
Salt Lake City
18.1
Cleveland
19.2
Washington DC
Boston
Baltimore
17.0
21.8
23.2
Dorchester
29.0
Tampa
29.9
Santa Monica
New Orleans
Minneapolis
Los Angeles
38.9
40.0
23.7
32.6
42.8
School
_Block Design Principles - Interconnected, navigable system of streets and blocks. - Neighborhoods to have discernable centers that are well connected by transit. This could be compounded by provision of mixed use dense blocks. - Blocks to be integrated with public infrastructure - sidewalks, pocket parks that add to the public realm. Blocks to be programmed to respond to site conditions. - Blocks to make provision for different housing types and neighborhoods must enable the provision of affordable housing. - Scales of blocks are to be small and porous to aid social and economic interactions. This implies that the size of blocks are to be within the range of 200-600ft for enhanced walkability. Perimeter of block to not exceed 3000ft. -Buildings located in blocks at the town centers are to have high street frontages.