Design first design-based planning for communities
David Walters, Linda Brown.
- x, 276 p. ill. (some col.), maps (some col.) 25 cm. book
Includes bibliographical references (p. 257-268) and index.
Part I History 5 -- Chapter 1 Paradigms Lost and Found: Dilemmas od the Angle America City: Synopsis 7 -- The Role of History 7 -- Modernism in Operation 10 -- Anti modernist Reactions 16 -- Real Places and Virtual Communities 22 -- Chapter 2 Cities, suburbs and Sprawl: Synopsis 29 -- The Evolution of the Anglo American Suburb 29 -- From Suburb to Sprawl: The Devolution of The American environment 43 -- Part II Theory 51 -- Chapter 3 Traditional Urbanism: New Urbanism and Smart Growth: Synopsis 53 -- The Origins, concepts and Evolution of New Urbanism 53 -- New Urbanism and Smart Growth 66 -- Myths and criticism of smart Growth and New Urbanism 68 -- Chapter 4 Devices and Designs: sources of Good Urbanism: Synopsis 75 -- The Affirmation of Place 75 -- Urban Design Methodologies 79 -- The Street and Café Society 89 -- Part III Practice 95 -- Chapter 5 Growth Management, Development Control and the Role of Urban Design: Synopsis 97 -- Designing Communities in Different Cultures 97 -- Planning Visions and Development Control 109 -- Design and Development Control 112 -- Chapter 6 urban Design in the Real World: Synopsis 121 -- The Urban Future 121 -- Urban Design Techniques 130 -- Master Plans and Master Planning: the Charrette Process 143 -- Part IV Preamble to Case Studies 153 -- Chapter 7: The Region, Case Study 1: CORE, North Carolina: Project and context description 157 -- Key issues and goals 159 -- The charrette 159 -- The master plan 159 -- Implementation 168 -- Conclusions 170 -- Critical evaluation of case study 171 -- Chapter 8 The City, Case Study 2: City of Raleigh, NC Arena small area plan: Project and context description 175 -- Key issues and goals 176 -- The charrette 178 -- The master plan 180 -- Implementation 187 -- Conclusions 187 -- Critical evaluation of case study 187 -- Chapter 9 The Town, case Study 3: Mooresville, North Carolina: Project and context description 191 -- Key issues and goals 192 -- The charrette 193 -- The master plan 193 -- Implementation 198 -- Conclusions 198 -- Critical evaluation of case study 198 -- Chapter 10 The Neighborhood, Case Study 4: Haynie Sirrine Neighborhood, Greenville, South Carolina: Project and context description 201 -- Key issues and goals 205 -- The charrette 205 -- The master plan 207 -- Implementation 213 -- Conclusions 216 -- Critical evaluation of case study 217 -- Chapter 11 The Block, Case Study 5: Town Center, Cornelius, North Carolina: Project and context description 219 -- Key issues and goals 222 -- The master plan 222 -- Implementation 224 -- Critical evaluation of case study 226 -- Afterword 227 -- Appendix I The Charter of the Congress of the New Urbanism: The Region: Metropolis, City, and Town 231 -- The Neighborhood, the District, and the Corridor 232 -- The Block, the Street, and the Building 232 -- Appendix II Smart Growth Principles 235 -- Appendix III Extracts from a typical Design based Zoning Ordinance 237 -- Appendix IV Extracts from General Development Guidelines 245 -- Appendix V Extracts from Urban Design Guidelines 251 -- Bibliography 257 -- Index 269 -- Figures: Figure 1.1 Alton West State, Roehampton, London, London County Council Architect’s Department, 1959. Bold versions of Le Corbusier’s Unité d’Habitation are set in the soft landscape of south London, creating an image of the modernist dream. Compare this image with Figure 1.4. 8 -- Figure 1.2 Le Corbusier’s vision of The Contemporary City for Three Million Inhabitants, 1922. Tower blocks isolated in space and mid rise slabs disassociated from the streets, and set apart in landscape became the standard typologies for city building after world war II 10 -- Figure 1.3 Kiefhoek Housing Estate, Rotterdam, J.J.P. Oud, 1925 to 1929. Until Le Corbusier’s doctrines were embodies in the all encompassing Athens Charter of 1933, other modernists pioneers such as Oud were reluctant to abandon the street 11 -- Figure 1.4 Tower block in Benwell, Newcastle upon Tyne, UK,1970. All too often the modernist vision of towers in the park was reduced to towers in the urban wasteland by bad design and cheap building. Housing was seen merely as a political issue of numbers of units constructed rather than an integral element of city building 11 -- Figure 1.5 The Brooklyn neighborhood, Charlotte, NC, USA early 1950s. Every building in this African American community but one or two on the urban blocks in the fore and middle ground of this aerial view were demolished in the federally funded urban renewal programs of the 1960s/ The area is now dominated by extensive complexes of government buildings, parking lots, and a large church with a white congregation. A new plan has recently been completed that will, over time, restore part of the black structure and promote mixed income housing 14 -- Figure 1.6 Housing at Byker, Newcastle upon Tyne, Ralph Erskine, 1968 to 1982. Despite the fame of the Byker Wall seen in the background most of the housing at Byker is two and three storeys organized around intimate urban spaces. 17 -- Figure 1.7 The Byker Wall, Newcastle upon Tyne, Ralph Erskine. Designed originally to shield the low rise housing from the noise of an urban motorway that was never built, the Byker Wall has become the dominant symbol and landmark of the Byker redevelopment. It is mainly lived by elderly residents who enjoy magnificent views across the valley of the River Tyne 19 -- Figure 1.8 The Town Wal in Civilia, an imaginary city on reclaimed land in the English midlands, 1971 Traditional landscape is constructed from modernist buildings 20 -- Figure 1.9 Suburban house designs I the inner city; Birmingham, UK, 1980s 20 -- Figure 1.10 Modern versions of traditional urban forms; Gloucester Green market square, Oxford, UK, 1987 to 1990 21 -- Figure 1.11 Seaside, Florida, Duany and Plater Zyberk,1982. This modest development became the poster child of traditional urbanism, but soon became the victim of its own success with escalating house prices, fostering the unfair image of New Urbanism as the exclusive province of an elite middle class 22 -- Figure 1.12 Camden Road, Charlotte, NC. At the heart of an evolving urban neighborhood, the street outside the author’s studio id occasionally taken over by an arts and crafts market 25 -- Figure 1.13 Working in a beautiful urban place. An anonymous worker telecommutes with mobile phone and laptop from the quayside in Dartmouth, Devon. When we can work anywhere, we’re likely to choose a beautiful place 26 -- Figure 2.1 Office towers and adjacent surface parking lots, Charlotte, NC, 2003. In a new plan for this part of the city, this area is being reclaimed to become a two block park over four levels of underground parking. This part will be framed with mid rise housing, offices and shops. A new light rail line is being constructed immediately adjacent to this area 30 -- Figure 2.2 Coolidge Corner, Boston, Massachusetts. This mature suburban centre in Boston thrives around a stop on the city’s elderly Green Line light rail system 34 -- Figure 2.3 Riverside, Chicago, Fredrick Law Olmsted ,1869. A curving street sweeps alongside a park towards the local town center designed around the commuter railroad station with service to central Chicago 34 -- Figure 2.4 Port Sunlight, near Liverpool, UK, begun 1888. Soap magnate William Lever employed over thirty architects in the design of this industrial model village. It is characterized by picturesque groupings of traditional buildings in counterpoint to the long neo classical that forms the axis of the plan leading to the Lady Lever Art Gallery, completed in 1922 35 -- Figure 2.5 New Earswick, near York, UK, Parker and Unwin, 1903. The housing in this model village was commissioned by Joseph Rowntree, a York industrialist famous for his chocolate products, to provide affordable housing for low income workers. Residency was open to all applicants in need, and was not limited to employees of Rowntree’s nearby chocolate factory. The housing layout illustrates the early development of Park and Unwin’s picturesque composition and spatial arrangement 35 -- Figure 2.6 Ebenezer Howard’s Garden City diagram detail 37 -- Figure 2.7 Housing at Letchworth Garden City, Parker and Unwon, 1904. Parker and Unwin progressively refined their techniques of housing design and layout. Note the attention to three dimensional composition with a gable from termination the visual axis while the street curves away to the right 37 -- Figure 2.8 Hampstead Garden Suburb, Parker and Unwin, 1907. Mixed use buildings on Finchley Road. Unwin’s admiration for German medieval architecture is evident I the design of these buildings at the main entrance into the suburb. 39 -- Figure 2.9 Radburn, New Jersey, Clarence Stein and Henry Wright, 1928. This innovative separation of cars and pedestrians in the interest of safety was hailed by many as the new model of suburban design, However, it started a trend that has led to the banal sterility of suburban layouts as the quality of the pedestrian environment progressively diminished in America 40 -- Figure 2.10 The Barbican, London, Chamberlain, Powell and Bon, 1954 to 1955. This 40 acre development in the heart of London extend the theme of separation of vehicles and pedestrians into the vertical plane. While this was a seductive urban theory, in practice the results were often inhuman. Streets were turned into dark service tunnels or canyons, while the pedestrian upper levels became little more than wild blown concrete wastelands. There is a pleasant urban space in the middle of the development around the Barbican Concert Hall, but this is small recompense for the brutal mutilation of the city fabric 41 -- Figure 2.11 Post war American suburbia, early 1950s. One of the authors plays with her mother in the front yard of their new suburban home in Illinois. Although small, and located in what began as bleak environments, these new suburban bungalows represented a major improvement I living standards for many working and middle class American families 43 -- Figure 2.12 Medical insurance office building, Chapel Hill, NC, 1970s. Many architects became seduced in the 1960s and 1970s with abstract formalism and minimalism. So much attention was focused on the form of the object that little consideration was given to the qualities of public space around and between structures 44 -- Figure 2.13 Generic commercial sprawl in the American city. South Boulevard, Charlotte, NC, 2003. Ever piece of this visual and functional mess is the result of developers following planning regulations that focused on the minutiae of individual projects with no regard for the larger urban whole 48 -- Figure 2.14 First Ward Place, Charlotte, NC, 1997 to 2001. Under the auspices of the US government HOPE VI program, and following New Urbanist design principles, several cities have transformed blighted urban area into attractive mixed income neighborhoods like this Charlotte example 49 -- Figure 2.15 Lindberg Center, Atlanta, Cooper Carry architects, 1998 to 2003. The bell South telecommunications company has consolidated its regional offices as the centerpiece of this large mixed use development built on top of and around a MARTA train station in Atlanta, Georgia 49 -- 2.16 Conservation subdivision design. On greenfield sites, new development can minimize its negative aspects and engender a sense of place by clustering in more compact layouts to preserve existing landscape amenities and ecologies 50 -- Figure 3.1 Office buildings, Newcastle upon Tyne, Ryder and Yates, architects, 1970. Many buildings from the 1970s were quite sophisticated structures, The office building on the left, for example, is designed as a giant beam from which the floors are suspended by cables enclosed in stainless steel cruciform moldings, creating large open plan floor areas. Despite such cleverness, buildings often demonstrated a crushing insensitivity to their context and the urban scale of the city. Other buildings of the late modernist period were far less clever. The example in the photograph on the right is just terrible. The new slab has no redeeming feature whatsoever. It is a test ament to the aesthetic power of the adjacent Victorian building that it even holds its own against this monstrous intrusion into the city fabric. Such design outrages are particularly poignant in Newcastle, which has a marvelous early Victorian urban structure and architectural legacy 55 -- Figure 3.2 Clarence Perry’s Neighborhood Unit,1927. The circle illustrates a five minute walk from the center 57 -- Figure 3.3 Traditional Neighborhood, 1997, as designed by Duany Plater Zyberk and company. As with Figure 3.2 the circle represents a five minute walk from the center 58 -- Figure 3.4 Excerpt from the Regulating Code for Davidson, NC, Walters and Keane, 1995. These two code pages establish the three dimensional controls for apartment buildings in terms of urban form and building contribute effectively to making properly defined public spaces the streets, squares and parks of the community 60 to 61 -- Figure 3.5 Transit oriented Development diagram. Developed originally as the Pedestrian Pocket by Peter Calthorpe in the late 1980s, the concept of TOD has become widespread across the USA. This diagram along with Figure 3.2 and 3.3 are taken from the Lexicon of The New Urbanism by Duany Plater Zyberk and Company 65 -- Figure 3.6 A page from the original 1973 version of the Essex Design Guide for Residential Areas. These drawings illustrate the precept of using modest buildings to create coherent, spatially enclosed public space. 64 -- Figure 3.7 Pueblo Español, Barcelona, Reventós, Folguera, Nogues and Utrillo, 1927. Faithful reproductions of traditional Spanish architecture are used to re create an intimate urban scale and sense of place. Created for the international exhibition of 1927, it remains a popular tourist destination today 65 -- Figure 3.8 Poundbury, Dorset, Leon Krier, 1988 to 1997. Although cleverly designed by Leon Krier, Poundbury’s over traditional and neoclassical architecture has led several critics to dismiss this variant to New Urbanism as merely an exercise in nostalgia 65 -- Figure 3.9 Kirchsteifeld, Potsdam, Germany, Rob Krier, 1992 to 2003. Rob Krier, brother of Leon, has used similar traditional urban typologies of street and square, but this new German suburb has been built with refreshingly crisp and clean contemporary aesthetics. Similar successful urban design in the USA is all too often rendered in clumsy, pastiche neo classicism 65 -- Figure 4.1 Section Through a Typical Street at Neshboa Count Fair. This drawing illustrates how porches and verandas on the building facades facing the public space of the street may vary in detail and size but not in their basic form and orientation. The requirement for all structures to include these spaces in their design contributes hugely to the exciting interplay of public and private spaces throughout the Fair 77 -- Figure 4.2 Figure ground Site Plan of Neshoba County Fair,1980s. The newer neighborhoods are easily recognized by their more regular and geometric layout. Founders’ Square is toward the lower left of the plan, with the community assembly pavilion slightly off center within it. The large oval space is formed by the race track 77 -- Figure 4.3 Founders’ Square, Neshboa County Fair compared with the Courthouse Square in Neighboring Philadelphia, Mississippi. Drawn at the same scale, these two spaces clearly illustrate typological similarities. In both cases, a geometrical formal space is enclosed around a focal community building 78 -- Figure 4.4 Fosse Street, Dartmouth, Devon. The tight urban enclosure enhances the social experience of shopping for residents and visitors alike in this seaside town. Note how the vista is terminated by the tower of the parish church. 80 -- Figure 4.5 Birkdale Village, Huntersville, N, Shook Kelly, 2002. The more relaxed spatial enclosure of this urban village accommodates the car while providing generous spaces for pedestrians 81 -- Figure 4.6 Rosedale Commons, Huntersville, NC, 2000. The low scale of the buildings around the square defeats any intention of creating an inviting enclosed space for pedestrians. This weak element mars an otherwise attractive development with an integrated mixture of uses and a good pedestrian structure 81 -- Figure 4.7 Latta Park, Dilworth, Charlotte, NC. The social space of this neighborhood park is defined by the homes behind the streets lining the public streets around the perimeter. Activities are supervised informally by the resident who look over the space and by pedestrians on the streets 81 -- Figure 4.8 Design for a redeveloped suburban shopping center. This quick sketch from an urban design work shop for planner was produced by professional planning officers with no formal training in design or graphics. Although a little crude, it shows a clear grasp of the spatial enclosure needed to define effective public space, with buildings fronting onto streets and a large formal lawn between two public buildings 82 -- Figure 4.9 Typical Street Section Drawing. Properly proportioned sections vertical slices through buildings and spaces effectively three dimensional qualities of a design proposal by illustrating the heights and relative sizes of buildings, trees, people and cars 82 -- Figure 4.10 Perimeter Block, Charlotte, NC, LS3P Architects, 2003. Apartments line the public streets, creating a pleasant central courtyard despite the rather anaemic pseudo classicist architecture. This space is shared by the residents but is distinct from the fully public realm of the city beyond 83 -- Figure 4.11 South Quadrangle, University of North Carolina at Charlotte, 2003. The typology of the academic quadrangle is alive and well, but the banal and vaguely historicist architecture stifles the development of social life in the space. The generic façades are sealed around the perimeter, providing few intermediate social spaces for sheltered gathering 83 -- 4.12 Broadgate Arena, London, Arup Associates, Phase I, 1985. The circular form of the main public space in line with stores on several levels, and its shady passageways and overhanging balconies create multiple opportunities for smaller, intimate spaces around the edge of the main focal plaza 84 -- 4.13 to 4.15 Oaklands Park, Dawlish, Devon, Mervyn Seal and Associates, 1972 to 1976. Buildings in this modest housing estate are arranged to enclose a specific series of spaces and to frame particular views as the resident of visitor moves through the development by car or foot. The architecture is and abstracted version of the Devonshire seaside vernacular 86 -- 4.16 Drawings of Piazzas after Camilo Sitte, Excerpted from The American Vitruvius; by Hegeman and Peets, 1922. These two examples, San Gimignano and Perugia, illustrate one of the Sitte’s main points about the asymmetrical placement of mayor buildings in public space, thus creating a series of varied spaces of different sizes and character 87 -- 4.17 Gordon Cullen’s Serial Vision from Townscape, 1961. The sensibility to evocative qualities of irregular urban form and space in Sitte’s work is taken to a higher plane of development by Cullen. While Sitte’s work exists largely in two dimensional plan form. Cullen’s genius as a draughtsman brings the third dimension of urban experience vividly to life 88 -- 4.18 Two Rodeo Drive, Beverly Hills, California, Kaplan McLaughlin Díaz, Architects, 1990. Located at the intersection of Rodeo Drive and Wilshire Boulevard this upmarket theme park for adults as uses a diagonal to create attractive pedestrian space in a car dominated environment 89 -- 4.19 Camden Road, Southend, Charlotte, NC, Namour Wright, Architects, 1998. Useful new urban infill development is often masked in America by a fake historicism that glorifies the past at the expense of the present. To fit with public taste, many developers desire their buildings to look old the moment they are completed 93 -- Figure 5.1 Faneuil Hall Marketplace, better known as Quincy Market, Boston, Alexander Parris, 1826, Refurbished by Benjamin Thompson and Associates, 1978. The architects convinced the developers to persevere with this project at a time when redevelopment and refurbishment of historic structures was not a high priority in America. Here, new building insertions and details do not attempt to look old; there is a healthy dialogue between historic and contemporary. The pubic spaces are well scaled and crammed with city residents, office workers, and tourists, availing themselves of the many restaurants and stores 101 -- Figure 5.2 Sycamore Commons Shopping center, Matthews, NC. LS3P Architects, 2002. Searching for a semblance if urbanity to use as a marketing tool, American developers increasingly commission their architects to design fragments of pedestrian space around restaurants as islands of refuge with large surface parking lots serving big box stores 102 -- Figure 5.3 canary Wharf, London, in 1995. For several years after its initial construction, Canary Wharf was seen by many as an unwelcome symbol of crony capitalism in league with the Thatcher government at the expense of local neighborhoods and cash strapped London boroughs. As the architecture has matured, new buildings constructed and new transportation infrastructure the Jubilee Line extension provided, this image has softened and improved, along with a more constructive political climate of cooperation between the public and private sectors 107 -- Figure 5.4 The Lowry Center, Salford Quays, Manchester, UK, Michael Wilford, architect, 1997 to 2000. This project is a good example of utilizing dramatic architecture to catalyze redevelopment of decayed urban areas. Adjacent areas are slowly being filled in by useful mixture of commercial and residential buildings but lively public spaces are still missing, despite the potential of the dockside environment 107 -- Figure 5.5 An extract from a planning and development brief produced by the City of Birmingham, England. This document and other like it are produced to stimulate and guide new development and redevelopment of critical urban areas. Note the way the axonometric drawing is able to convey specific visual and three dimensional criteria in additional to programmatic requirements 108 -- Figure 5.6 Queens Road West, Myers Park, Charlotte, NC, John Nolen, 1911. Planner John Nolen created the spatial structure of this great boulevard with seven rows of identical Willow Oaks, marching across public and private space alike. The trees make the space. The buildings are secondary 112 -- Figure 5.7 Street in Benwell, Newcastle upon Tyne, 1970. Typical workers’ housing on the banks of the Industrial River Tyne on northeast England used the Tyneside flats terraced houses divided into upstairs and downstairs apartments to increase density. Front gardens and setback were non existent, back yards were miniscule just large enough to hold the outside lavatories ad a short clothes line and recreational spaces such as parks or playgrounds were never considered. Every piece if space was devoted to maximizing profit for the developer 113 -- Figure 5.8 Lexington Avenue, Dilworth, Charlotte, NC. This street was laid out in the early years of the twentieth century when car ownership was very low. Its narrow dimensions mean that cars today must move slowly between parked vehicles for safety. Such narrow street designs are ack in factor with designers, planers and some transportation engineers as American professionals relearn that streets are for pedestrians as well as automobiles 116 -- Figure 5.9 gateway Village, Charlotte, NC, Duda Paine and David Furman. Architects, 2001. Urban design guidelines by RTKL, 1997. These mixed use buildings in Charlotte’s city center all conform to detailed urban design guidelines that establish height, setbacks of top storeys, vertical rhythms, and the requirement for pedestrian level permeability, that is, views into the ground floor uses by passing pedestrians and urban activity 117 -- Figure 5.10 Casa Mila, Barcelona, Antonio Gaudi, 1906 to 1910. Gaudi’s buildings obey the dictates of Ildefonso Cerda’s urban regulations with a simple plan that follows the required height and massing with its 45 degree corner splay. But within the apartments, Gaudi explores very sophisticated spatial rhythms, and his urban façade pulsates with idiosyncratic detail. Even greater freedom is evident on the roof which is a riot of sculptural ornamentation. All this architectural invention occurs within a tightly controlled urban frame, and is all the more resonant because of this contrast 117 -- Figure 6.1 Public space in downtown Charlotte, NC. A controversial street exhibition promoting vegetarianism took over the center city sidewalk at lunchtime in the summer of 2003, mingling with hot dog stands. Many people were upset by these images, but the demonstrators were exercising their democratic rights in public space 125 -- Figure 6.2 Central square, Brindleyplace, Birmingham, UK. Urban design master plan by John Chatwin, 1993. Decayed canalside land has been reclaimed as an exciting, productive mixture of uses tough a comprehensive urban design master plan, good contemporary architecture and the careful design of the public spaces 126 -- Figure 6.3 One Colorado, Pasadena, California, Kaplan McLaughlin Diaz, architects, 1992. A decayed commercial area in Pasadena has been revived into a mixed use complex, drawing people to a previously blighted part of town. 126 -- Figure 6.4 Ashburton, Devon, UK. The physical expansion of the town is strictly limited to preserve the working farmland around its edges. A modest new development of townhomes I just visible in the middle of the photograph a with gable and two long parallel roofs fitting between adjacent buildings and backing up to the fields 127 -- Figure 6.5 Diagram of sun angles in urban space. This infill development in Asheville, NC, around an historic church benefits from careful study of sun penetration and shading of public space 131 -- Figure 6.6 Ashton Bull Ring, Devon. These two vies of the same urban space illustrate the markedly different spatial character derived from open and closed views. The open view, on the left, pulls the viewer onwards, while the closed view, on the right, suggests a destination. The name Bull Ring owes its origin to the cruel practice of baiting bulls and bears during the medieval fairs held in this location 133 -- Figure 6.8 Victoria Square, Birmingham, UK. Public art and fountain are integral elements of this important and attractive and well used public square 133 -- Figure 6.9 Urban square in Savannah, Georgia. One of twenty one surviving squares from James Oglethorpe’s original 1735 town plan, this delightful mini park epitomizes the urban shade generated by the native evergreen live oak trees in the hot and humid American South. The lush planting, however, was a Victorian development. Originally the squares were hard surfaced for everyday urban uses, including drilling the town’s militia 133 -- Figure 6.10 Piazza Grande, Arezzo, Tuscany; Logia by Giorgio Vasari 1511 to 1574. Like many European plazas, the Piazza Grande functions as the urban living room for the community, the setting for informal gathering and large communal events like the antique market 134 -- Figure 6.11 Convent Garden, London, Inigo Jones 1637; market buildings by Charles Fowler, 1832. This refurbished space is now the most European and lively of London’s public squares, with arcaded edges, 18 hour a day activity and a complete lack of greenery except for imported Christmas trees 134 -- Figure 6.13 Main Street, Salisbury, NC. The iconic American space if Mainstreet has declined in stature and character since the 1950s with the development of suburban shopping centers. However, the renewal interest in urban living since the 1990s has stimulated downtown refurbishment and two of these buildings far left and far right in this small North Carolina town now boast apartments above active stores 135 -- Figure 6.14 Residential Street in Dilworth, Charlotte, NC. Many streets in American streetcar suburbs devolved to slum conditions in the 1960s and 1970s as residents moved out to the new houses in the new suburbs. Urban pioneers reclaimed these older neighborhoods during the late 1970s and by the end of the 1990s houses on streets like this example were selling for several hundred thousand dollars a inner city living became desirable once again. Pedestrian friendly streets like this now form one of the public space models for New urbanist designs 135 -- Figure 6.15 Newberry Street, Boston. What were once the front gardens of mass produced town homes in this Boston neighborhood have become thriving places if recreation an commerce , creating one of the most dynamic and enjoyable streets in North America 135 -- Figure 6.16 The Logia, Piazza Grande, Arezzo. Arcades and colonnades provide a handsome and sheltered setting for casual dinning and social interaction. These half indoor, half outdoor spaces are valuable urban design tools for creating lively urban places 136 -- Figure 6.17 Residential stoops at 400, North Church Street, Charlotte, NC, FMK architects, 1997. The steps tumbling to the street from the elevated first floor apartments serve to connect the public and private realms, while the difference in level maintains the necessary detachment for private living spaces. The porches and steps provide visual interest to the streetscape, while the ground floor walls mask private car parking 136 -- Figure 6.18 Townhouses, Mint Street, Charlotte, NC, 1998. The repetitive rooflines are dramatic, and bring a sense of appropriate scale to the row of houses without being fussy and over ornamental 136 -- Figure 6.19 Dilworth Crescent, Charlotte, NC, 1992. The setbacks between each townhouse effectively screen garage doors from view and establish a separate architectural identity for each house in the terrace 137 -- Figure 6.20 House on Park Avenue, Dilworth, Charlotte, NC, late 1980s. These modern reproductions of Victorian houses fit into the neighborhood by maintaining a consistent setback from the street 137 -- Figure 6.21 Radcliffe in the Green, Charlotte, NC, FMK architects, 2002. This block of luxury downtown housing above offices and restaurants creates complex rhythms and relationships to integrate a wide range of architectural elements across the façade -- Figure 6.22 Atherton Heights, Dilworth, Charlotte, NC, David Furman, architect, 1998. This low cost housing organizes the proportions of its façade by tying together different sized openings with patterned brickwork on a predominantly solid wall 138 -- Figure 6.23 Fifth and Poplar apartments, Charlotte city centre, LS3P architects, 2003. The projecting entryways to the ground floor dwellings of this perimeter block contrast with recessed balconies on the floor above to create a lively street scene while protecting residential privacy 138 -- Figure 6.24 Hearts Plaza, Charlotte city centre, Shook Kelley architects, 2003. This plaza has been inserted into the existing city fabric as a new public urban space at the foot of a large office tower. The walls of the new low rise buildings enclosing the space provided a dynamic contrast with the older architecture without overpowering the scale of the existing buildings 138 -- Figure 6.25 Infill housing, Victoria, London. This infill housing from the late 1980s early 1990s manages to insert a new, larger building into its context by carefully matching the ground floor proportions and cornice heights 138 -- Figure 6.26 Urban housing, 400, North Church Street, Charlotte, NC, FMK architects, 1997. The repetitive rhythms of projections and recessions in this façade create multiple shadow patterns and sources of visual interest 139 -- Figure 6.27 Gateway Village, Charlotte, NC, Duda Paine architects; Cole Jenest and Stone, landscape architects, 2001 to 2002. Innovative fountain and landscape design enrich and unify the main public space between office buildings to right and left, and apartments in the distance 139 -- Figure 6.28 Gateway Village, Trade Street condominiums, Charlotte, NC, David Furman architects, 2001. The dominant vertical rhythms of the street façade are enhanced by the pedestrian’s perspective, giving a sense of urban compaction and activity. In the distance is the Bank of America tower by Cesar Pelly, 1992 139 -- Figure 6.29 Nineteenth century terrace in Belgravia, London. This view illustrates the power of repetition. Flat facades, so typical of nineteenth century developers’ architecture, reduce construction costs, but their potential boredom is relieved by the bold projection of entrance porches. Although identical, their vertical rhythms satisfy the eye and break the entrance down into identifiable units 140 -- Figure 6.30 Eleventh Street, Atlanta, Georgia. Within the constraints of cheap modern construction, the new apartments on the left use projecting entrances, balconies, cornice lines and roof overhangs to harmonize with the bold architecture f the 1920s apartments on the right hand side of the street 140 -- Figure 6.31 Gateway village, Charlotte, NC, Duda Paine, architects, 2001, detail. The façade of ths large office building is enriched by the subtle details of the brick and tile cladding, where small projections and recessions combine with changes of material to break down the surface into a complex grid of regulating lines 140 -- Figure 6.32 town Center, Kingston upon Thames, London. Many European cities have pedestrianized their main shopping streets to great effect, whereas American efforts to do the same have failed miserably. The key factor is the availability of efficient public transit, used by all socioeconomic groups, that reduces the need for every trip to be taken in private automobiles 141 -- Figure 6.33 Parking lot, South Boulevard, Charlotte, NC. The standard American formula of large parking lots in front of stores created spaces for cars but nowhere that a normal human being could ever find hospitable. When the retail businesses fail, there is no other reason to be in these spaces, the cycle of decline increases 141 -- Figure 6.34 Seventh Street parking deck, Charlotte, NC. This parking deck located on a new light rail line through the city center, features a grocery store and two restaurants o its lower floor. Its walls are enlivened by public art 142 -- Figure 6.35 Affordable housing, Davidson, NC, John Burgess, architect, 2000. All affordable housing should utilize the same architectural style and attention to detail as typical market rate housing in the same neighborhood 148 -- Figure 6.36 Traditional neighborhood combination diagram. Each neighborhood can combine to form a larger structure of streets and open spaces. Individual site characteristics will engender local variations within this unified structure 149 -- Figure 3.37 Rosedale Commons, Huntersville, NC. This lower density development mixes uses horizontally in adjacent buildings rather than vertically within the same structure. Although not ideal, this kind of development is easier to build and finance than more complex vertical mixing of uses. To function properly the various uses, housing, offices, and shops, must be linked together by pedestrian friendly streets and urban spaces 150 -- Figure 6.38 North Carolina State University Centennial Campus, Raleigh, NC. Instead of following the standard suburban office park formula, this research campus of a large university has been planned around a more pedestrian oriented network of streets and spaces and linked to the main university by regular transit service 151 -- Figure 6.39 Transit supportive office typology, The Lawrence Group, 2002. The arrangement of typical large office buildings can be improved by screening the parking and creating entrance courtyards close to the streets that can be used by transit vehicles and pedestrians 151 -- Figure 7.1 CORE Charrette Schedule. Meetings are prearranged with key individuals and groups, but design work begins on the first morning and continues all day, each day, with a public discussion of each day’s design ideas at 5:30 pm 160 -- Figure 7.2 Connectivity Index Diagram. Street connectivity is vital for efficient and sustainable neighborhood design, and is measured by the ratio of links to nodes. Links are represented by black circles and nodes by stars. This example gives a connectivity index of 1.22 dividing links by 9 nodes. This is barely sufficient. An index ratio of 1.4 or 1.5 is much preferred. For example, if the two cul de sacs were eliminated and the streets extended in a north east direction to connect to adjacent streets, the number of nodes stars, would not increase, but there would be two extra links circles created between the new intersections. This would give a connectivity index of 1.44 13 links divided by 9 nodes 162 -- Figure 7.3 Cross section of a Multiuse Path. Where sidewalks adjacent to busy roads are not formed by buildings, multiuse paths can provide valuable connections for cyclists and pedestrians 162 -- Figure 7.4 Aerial perspective of Metro Center. We were able to refine and develop a project that was already I the planning stages to maximize its potential as a catalyst for adjacent transit friendly and sustainable development 163 -- Figure 7.5 RTP Service Center, as existing. This photo collage illustrated an undistinguished collection of buildings with no spatial cohesion or sense of place. Compare with Plate 20 165 -- Figure 7.6 Houses with Porches, Davidson, NC. These new houses, although a bit too traditional for the authors’ tastes, provide an excellent illustration of the rich streetscape and semipublic social spaces provided by generous front porches located within talking distance of the sidewalk 166 -- Figure 7.7 Townhomes, Baxter, Fort Mill, SC. These townhomes use the same design motifs, albeit very traditional, of adjacent single family homes, allowing them to bend seamlessly with their more expensive neighbors and achieving some measure of residential diversity 166 -- Figure 7.8 Apartment building, Davidson, NC. These apartments screen their parking at the rear and provide good definition to the public space of the street. It is important that some entrances onto the building are accessible directly from the sidewalk. These connect that private spaces of the building visually and socially to the public space of the street 167 -- Figure 8.1 West Raleigh Location Map. The east west dimension of the master plan area is a little over three miles, and the north to south distance just over a mile on average 175 -- Figure 8.2 Charrette Schedule. Four day charrettes are typically the minimum period we will accept to deal with the complexity of a community master plans. Five or six days produce better results, but at around 1500 to 2000 a day, plus the costs of preparation and producing the subsequent reports and zoning documents, some municipalities opt for the shorter period 179 -- Figure 8.3 Axonometric View of the New Road Bridge at the Fairgrounds Station. This three dimensional sketch was crucial in obtaining agreement between the city highway engineers and the university administrators regarding new rad construction to relieve congestion at this busy intersection 181 -- Figure 8.4 Main Road Extensions Plan. This drawing illustrates the new highway planned by the city and state to improve north south connectivity. We suggested substantial design revisions to turn this road into a pedestrian friendly boulevard to serve adjacent neighborhoods as well as moving traffic for other parts of the city 182 -- Figure 9.1 Location Map. Mount Mourne is located south of downtown Mooresville and north of the three Mecklenburg county towns of Huntersville, Cornelis and Davidson. These communities embrace new Urbanist and Smart Growth concepts in their zoning ordinances and land use plans See Chapter 11 192 -- Figure 9.2 Morehead Street, Charlotte, NC. These streets served as a model for the new and upgraded streets in the areas around the hospital. Offices, apartments, churches, shops and medical facilities all line the street to create a well balanced and attractive public real. Parking is screened behind buildings 194 -- Figure 9.3 The new Lowes Corporate Headquarters under construction, 2003, Calloway Johnson Moore and West, architects. This refreshingly contemporary design is free from the needless neoclassical ornamentation so beloved by other North Carolina architects 195 -- Figure 9.4 New Townhomes at Station View. These new homes, constructed in 2003 in locations indicated by the master plan were the first new residential buildings to capitalize on the location or the future commuter train station. 198 -- Figure10.1 Members of the design team need the help of the local police to cross Church Street, the six lane highway that divides the Hayne Sirrine community 202 -- Figure 10.2 Urban decay I the Hayne Sirrine neighborhood. Despite the depressing environment in some parts of the neighborhood, members of the community remained optimistic about the area’s potential. This photograph illustrates the lack of care and maintenance by both public and private sectors 202 -- Figure 10.3 The Springer Tunnel. This is not a place you would like to walk alone 203 -- Figure 10.4 Neighborhood Street. While the houses need maintenance and the street needs sidewalks several local streets like Chicora Drive shown here provide a potentially very decent environment 203 -- Figure 10.5 Children on the Front Porch. Local residents described in their neighborhood as a front porch community. Here, local children collaborated on their homework until disturbed by the design team 204 -- Figure 10.6 Traditional Southern Shotgun Houses. Although some of these houses were too decayed to be rehabilitated, others could be saved. This modest housing type can usefully serve as a model for new affordable housing in the community 204 -- Figure 10.7 Traditional Bungalow. This common American house type is a staple of single family housing in towns across the nation. Several good examples remained in the study area 204 -- Figure 10.8 Local newspaper front page. Active engagement with the local media is essential in any charrette process. We spoke extensively with newspapers and television reporters, and were rewarded with good and sympathetic coverage. See also Figure 10.10 205 -- Figure 10.9 Vacant Land and Homeowners Map. This analysis enabled us to clarify which areas were available for major redevelopment and which other parts the pockets of homeownership should be protected and nourished 206 -- Figure 10.10 Newspaper Coverage od the Charrette. Worth its weight in gold 207 -- Figure 10.11 Site of Church Street Neighborhood Center, as existing, Compare with Plate 42 208 -- Figure 10.12 Apartments screening parking deck, Park Avenue, Charlotte, NC, 2002. David Furman, Architect. The parking deck is shared with an adjacent office building and street level stores. This is a standard, but highly effective urban typology. The only drawback is that the apartments are single aspect, that is, they face only one way and are accessed off an internal corridor. The consequent lack of natural cross ventilation means that most climate control has to be mechanical even under benign external conditions 208 -- Figure 10.13 Haynie Street Section. At this urban focus, the spatial enclosure on the neighborhood streets is tightened. Here the height to width ratio is approximately 1:1.5, and sense of a central place 209 -- Figure 10.14 Church Street Section. This section is taken at a typical point along the length of the street rather than at the neighborhood center in order to demonstrate the generic condition. With a street width of 130 feet 39 meter, the buildings can rarely be tall enough to create the desired spatial enclosure. Disciplined tree panting helps to break down the width and create zones of enclosure within the overall space 209 -- Figure 10.15 Church Street North as existing and proposed. This part of the site, at the ridge overlooking downtown Greenville has the greatest redevelopment potential for upmarket mixed use development. Compare with Plate 43 210 -- Figure 10.16 Wide Sidewalk for Outdoor Dinning. If the detailing is right, outdoor dining can be pleasant even near a busy street. The street trees help to provide spatial definition to the area and separation from the street 211 -- Figure 10.17 Existing Biltmore Avenue duplexes. These badly designed buildings are only 25 years old, but are already slums. Their unlovely, squat designs is a large factor in this sorry state of affairs. Compare with Plate 44 211 -- Figure 10.18 Entrance Staircase in Savannah, Georgia. Stairs and porches to the front doors at the elevated main entrance level provide visual interest to the street as well as establishing visual privacy to the main rooms. Compare with Figure 6.17 and 6.23 211 -- Figure 10.19 Sirrine neighborhood center as existing. Compare with Plate 47 213 -- Figure 11.1 Aerial Photo of Cornelius Old Mill Site. This photo from 1997 records the early stages of demolishing the old mill buildings, ugly sheds of no architectural quality 219 -- Figure 11.2 Cornelius Town Center, Student Thesis Project, 1996. As part of a continuing dialogue between the town of Cornelius and students at the UNC Charlotte College of Architecture, this design by Mick Campbell identified key themes for the redevelopment of the block: the main retail stored organized around a parking piazza with the block; smaller shops and apartments lining the streets; and a new town hall on the main corner opposite the suture train station. Compare with Plate 52 221 -- Figure 11.3 Grocery store viewed from Main Street. Two rows of the three storey live work units line the new Cornelius Main Street, creating a space between them through which the grocery store and its parking are clearly visible and accessible. In this way the large parking area does not dominate the townscape 222 -- Figure 11.4 Cornelius Town Hall, Shook Kelley Architects, 1999. The monumental scale of the new townhall was a shook to many local residents, used to paying their taxes and going to meetings in a single storey shed for several decade. While this building works well and provides excellent facilities for the town, the authors can’t help but wish the architecture had made a more contemporary statement rather than retreating in to historicism 223 -- Figure 11.5 Live work units on Cornelius Main Street, David Furman, Architect, 2001. These buildings illustrate a common American quandary: progressive urban design constructed with historicist aesthetics. American taste at the beginning of the twenty first century has little affinity with crisp, modern aesthetics to match the advances I urbanism. Compare this architecture with that illustrated in Figure 3.9 223 -- Figure 11.6 Aerial View of partly completed development showing Police Station, LS3P Architects, 2002. The police station is visible on the left hand side of the photograph, opposite the town hall. Like the town hall it contributes to good urban design but its tepid neoclassicism is disappointing 224 Figure 11.7 Revised TOD Master Plan Layout, Cole Jenest and Stone, Landscape Architects, 2001. This plan retained many elements of the original DPZ plan, but revised parts of the street pattern to suit detailed topographical conditions. The commuter rail line makes a shallow arc on the left hand edge of the drawing, and the train station will be located next to the pedestrian connection across the tracks to the adjacent town center. The mixed use development discussed in this chapter is immediately off the drawing on the left hand side 225 -- Plates: Pate 1 Founders’ Square, Neshboa County Fair, Philadelphia, Mississippi. The public space is enclosed and framed by vernacular buildings that follow the community’s self generated building codes. Open, shaped porches create a whole new in between realm of semi public social space of the square to the private interior spaces of the cabins 102 -- Plate 2 A Typical Stret at Neshboa County Fair. The public space of the street is framed by the structured social spaces of the porches and balconies See Figure 4.1 102 -- Plate 3 Ideal City Probably by Luciano Laurana c.1420 to 1472. The same typology that drives the design of Founders’ Square and American courthouse square towns the placement of a significant public building within a defined urban space can be seen in this famous painting from the early Renaissance 102 -- Plate 4 Birkdale Village, Huntersville, NC, Shook Kelly, Architects, 2003. Surface car parking faces the miserable environment of an eight lane suburban highway, but the mixed use urban core creates a new pedestrian friendly urban center that connects to adjacent neighborhoods by a grid of walkable streets. See Plate 7 102 -- Plate 5 Main Street, Birkdale Village, Huntersville, NC. This town center development crucially lacks a civic component such as a post office or townhall, but in other respects its sense of urbanity is quite convincing. The streets in the development have been taken over by the town of Huntersville as public right of way 102 -- Plate 6 Christmas shoppers at Birkdale Village, Huntersville, NC. The level of urban activity in this central urban area has become so great that some retailers, and the apartment dwellers over the shops, have begun to complain about the noise in the evenings. Many suburban Americans crave an urban experience, but most have forgotten about the natural rhythms and behavior patterns of authentic street life 102 -- Plate 7 Plan of Birkdale Village, Huntersville, NC, 2003. The urban spaces and density of the urban core are supported by four hidden, mid block parking decks to serve residents, office workers and shoppers. There is good connectivity in the street grid, but a design mistake in the adjacent housing means that dwellings back up to a linear park formed by a power easement instead of facing the pubic green as do the town homes of the central core 102 -- Plate 8 Proposed Transit village at Scaleybark Light Rail Station, Charlotte Area Transit System, 2003. Despite the potential for increased transit ridership, planners in Charlotte and other car dominated American cities often feel they have to play safe and provide plenty of car parking at the new urban centers of the light rail stations 102 -- Plate 9 Latta Pavillion, Dilworth, Charlotte, FMK architects, 2002. This dense, mixed use development in a prosperous Charlotte neighborhood the kind of infill project along major thoroughfares so crucial to any smart growth strategy so enraged local residents that they organized to stop all future development of this type. Private selfishness thumped over sensible public policy, and a creative developer was pilloried for his efforts 102 -- Plate 10 Cornelius East masterplan, office campus aerial perspective, The Lawrence Group, 2003. Three dimensional drawings convey the content and future direction of on urban design master plan effectively to both lay and professional audiences 102 -- Plate 11 Two centre master plan, Mint Hill, NC, The Lawrence Group, 2002. The detailed vison established in the master plan by drawings like these can be then encoded into design based zoning ordinances to ensure implementation by public policy in dialogue with private development interests 102 -- Plate 12 Master plan final preparation by the design team. One of the authors, second from left, works with other Lawrence Group team members on the final plan drawings are made by hand on site, and then digitized for immediate presentation and web site use. The plan being completed is illustrated in Plate 53 102 -- Plate 13 Center Rural Village, Troutman, NC, The Lawrence Group, 2001. Small settlements require especially sensitive handling to enhance their unique qualities of scale and space. The urban fabric typically needs repair and infilling as shown in this example 102 -- Plate 14 CORE region Municipal Boundaries Map. This diagram clearly illustrates the circumstantial and patchy collision of political jurisdictions 102 -- Plate 15 Green Infrastructure Plan. The design process begins with an inventory of the environmental and ecological factors to create an interconnected framework of green spaces as a basic armature of all subsequent developments. 102 -- Plate 16 Transportation Infrastructure Plan. Public transit plays a big role in any strategy of more sustainable development. In this example, public transit was the key to locating new urban and suburban centers of activity, indicated by the quarter and a half mile concentric circles 102 -- Plate 17 CORE Master Plan. The masterplan combines all the various infrastructure systems and land use typologies into a holistic vision. It is the elaborated in more detail and three dimensions. See Figure 7.4 and Plate 20 102 -- Plate 18 Metro Center Plan. This Plan establishes a benchmark and standard for future development. It embodies key design strategies for walkable and sustainable community developments. See also Figure 7.4 102 -- Plate 19 Morrisville Neighborhood Center. The complex geometries of existing roads and the airport noise contour the light dotted line crossing the community from the north east to southwest distort the classic pattern of transit oriented development pushing housing disproportionately to the north and west 102 -- Plate 20 RTP Service Center, as Proposed New Buildings create a street presence and sense of identity. Compare with Figure 7.5 102 -- Plate 21 West Raleigh Master Plan. At this smaller scale, part of city as opposed to a region, it’s possible to develop more design specific detail related to the particulars of a place. Each piece of land is considered in terms of its environmental characteristics and potential for development or conservation, and design accordingly 102 -- Plate 22 Fairgrounds Station Area Plan Detail. This is one of two commuter train stations sites, and we have used this opportunity to create a mixed use urban village on underused land adjacent to the state fairgrounds center let and the North Carolina State University School of Veterinary Medicine top right 102 -- Plate 23 Hillsborough Street Corridor Area Plan Detail. This sb area presented an opportunity to preserve and enhance areas of open landscape for parkland and ecological storm water management while maximizing medium density residential development along a major transportation corridor not fair from either of the new train stations. New single family residential development was extended from existing subdivisions t form the edge of the new park 102 -- Plate 24 West Raleigh Station Area Plan Detail. As the companion development to the Fairgrounds station transit village, we planned the West Raleigh station area with a special cultural component as part of the village square. This was partially to make a polemical point about the unfortunate proposal in Raleigh at that time for a new performing arts center mile from any supporting activities and accessible only by car. There is often a huge gap to be bridged in the thinking of local government and philanthropists about the sitting of cultural facilities. Far too often these facilities are conceived as stand alone monuments rather than integral pieces of the city fabric 102 -- Plate 25 Village square and Performing Arts center. The performing arts center is seen in the middle distance on the left hand side, forming one corner of the Public square. The train station is on the far right with other buildings comprising apartments and offices above shops 102 -- Plate 26 West Raleigh Main Street. Behind the buildings on the left hand side in this drawing, residential density drops quite sharply, leading to new single family housing that adjoins existing low density development of that same type. The main street is designed as a multilane boulevard with on street parking to shield pedestrians from thorough traffic 102 -- Plate 27 corporate center drive Plan detail. A public greenway, or small linear park, becomes the new focus of this typical suburban office park area. This landscape feature creates a new identity for the area and assists in the environmental management of water runoff from adjacent parking areas 102 -- Plate 28 159 acres, Option A. This alternative plan limits the development to the part of the site that extends the theme of the Corporate Drive linear park immediately to the south. It preserves the majority of sensitive landscaped areas as a community resource. This single access point, however, creates a significant problem for adequate access 182 -- Plate 29 159 acres, Option B. This plan is based on mare conventional assumptions about development priorities, but tries o salvage as much opens space to aesthetic and environmental purposes as possible 182 -- Plate 30 159 acres, Option C. This option accepts a large amount of development as inevitable given the state’s firm intent to raise money by selling the land for commercial use. The design sacrificed the visual beauty of the meadow, leaving a fragment as a small, but attractive park framed by buildings in order to leave undeveloped the more environmentally sensitive land around the stream corridor 182 -- Plate 31 Entertainment, Sports and Cultural District Plan Detail. This area was the least susceptible to coherent urbanization due to the random placement of the large entertainment facilities isolated in acres of car parking. Only modest improvements could be made to the infrastructure by adding pedestrian sidewalks and street trees, while at the eastern edges of this sub area, new hotels and conference facilities could provide compatible patterns of use without competing with other, more urban developments in adjacent sections of the master plan 182 -- Plate 32 Mount Mourne Master Plan. The master plan divides the site into fur main geographical areas: 1. The Transit Village within the ¼ mile radius of the train station and the areas immediately to the northeast within the half mile radius, 2. The hospital district to the west of the station within the half mile radius, 3. The Interstate and Hospital West, comprising the land to the west of the interstate; and 4. The north neighborhood the largely residential areas north of the transit village and hospital 182 -- Plate 33 Transit Village Plan Detail. The existing community of Mount Mourne can be seen in the undeveloped southeast quadrant of the plan. The train station is located at the center of the ¼ mile circle 182 -- Plate 34 Hospital District Detail Plan. We intended that the area around the hospital and adjacent to the transit village would develop with primarily medical office buildings for services supporting the hospital. Theses uses could extend into the undeveloped land in the southwest quadrant of the plan, just outside our study area We had expected that larger office development would also take place nearby, adjacent to the freeway interchange. See Plate 36 182 -- Plate 35 Revised Master Plan with Lowes Headquarters. As it turned out, the land south of our study area opened up for development sooner than expected, and the Lowes Corporation master planned that site to take advantage of the opportunities noted in our charrette report. With other consultants, notably the landscape architecture firm of Land design in Charlotte, the Lawrence Group helped revise the master plan to connect the Lowes campus directly to the future transit village and to increase the density of office development between the campus and the hospital to accommodate some of the many vendors who are expected to relocate near their major customer 182 -- Plate 36 The Interstate and Hospital West Detail Plan A. A Planned new bridge over the interstate will provide excellent access to land in the west of out study area. We considered this area a prime site for new corporate offices at a scale smaller than Lowes. Now this site is likely to be developed for smaller companies who provide Lowes with products and materials 182 -- Plate 37 North Neighborhood Detail Plan. Development of this land between downtown Mooresville and Mount Mourne can provide a wide range of housing typed to accommodate substantial portion of Morrisville’s growth without radically extending the town limits into new greenfield areas. The plan sets out housing, retail and commercial sub centers, parks, green ways and a local school to allow some measure of self sufficiency for the neighborhood 182 -- Plate 38 Haynie Sirrine Property Values Map. An accurate assessment of economic condition is a very important factor in the analysis phase of the charrette. It directly informs preliminary design decisions 182 -- Plate 39 Redevelopment Potential Map. The physical and economic analysis allowed the design team to establish three categories of redevelopment potential: blue indicates major redevelopment opportunities due to factors such as vacant land, multiple properties under common ownership, or areas of excessive housing blight. Green identifies locations for moderate redevelopment, land characterized mainly as multiple rental properties under common ownership and areas of moderate infrastructure degradation where infill development could occur using the existing block structure. Yellow areas are those slated for minimal redevelopment, predominately owner occupied housing or well maintained rental housing where only minor repairs are needed to the housing and or infrastructure 182 -- Plate 40 Master Plan of the Haynie Sirrine Neighborhood. At full size, this drawing is approximately six feet 1.8 meters square, al drawn by hand. We than take a digital photograph in the last hours before the public presentation and build the graphic image into the final PowerPoint presentation 182 -- Plate 41 Potential Redevelopment Projects. The master plan is broken down into smaller definable projects as the basis for implementation strategies 182 -- Plate 42 Church Street Neighborhood Center, as proposed compare with Figure 10.11. Watercolor perspective renderings are very effective tools in creating images of proposed development. The richness of the medium adds depth and luster that is rarely present in pencil or colored marker drawings. Two design team member vegan working on a series of perspectives from about the halfway point in the schedule. This means identifying key sites and projects early in the process. See also Plates 43, 44, 47 and 49 182 -- Plate 43 Church Street North as proposed. This part of the site at the ridge overlooking downtown Greenville ahs the greatest redevelopment potential for upmarket mixed use development. Accordingly, the buildings here are larger and denser that elsewhere on the site. Compare with Figure 10.15 182 -- Plate 44 Proposed Biltmore Park and Townhomes. In this illustration, the squalid duplexes have been demolished and the stream that ran beneath them in a culvert opened up to the daylight as the main feature of a neighborhood park. New townhomes along the rear of the site provide more dwellings than were demolished, and face onto the park, enclosing the space and providing informal neighborhoods security. Compare with figure 10.17 182 -- Plate 45 Section through New Townhomes and Biltmore Park. Existing dwellings far left and far right frame the new development. Note the graphic consistency of pencil stroke and angle for application. Such precision pays handsome dividends in the quality of the final graphics 182 -- Plate 46 Section through Springer Street and New Park. Affordable townhomes and apartments are fitted onto tight sited framing a new neighborhood park 182 -- Plate 47 Sirrine Neighborhood center as proposed. New live work units screen a new parking deck and provide the much needed spatial enclosure for the street and local neighborhood center. Compare with Figure 10.19 182 -- Plate 48 Section through Sirrine Stadium and New Parking Deck. This is a prime example of multiuse shared parking facilities 182 -- Plate 49 Redesigned Springer Street Tunnel. The city of Greenville selected this design as the first public project to be constructed. Compare with Figure 10.3 182 -- Plate 50 Zoning or Regulation Plan. Within the new Zoning District, four sub zones regulate the form and intensity of the development. These four categories, in ascending order, are defined as Neighborhood edge NE, neighborhood General NG, Neighborhood Center NC, and University Ridge Village Center URVC. These are geographic areas defined according to their urban character and are mapped directly over the urban design master plan 182 -- Plate 51 North Mecklenburg Map. This large map covering approximately 80 square miles was created by the authors over a period of two years working with three north Mecklenburg towns of Huntsville, Cornelius and Davidson. It illustrated the hypothetical build out of the full land area, including new urban village centers, transportation infrastructure and areas od landscape conservation, and formed the basis of the region’s coordinated establishment of New Urbanist design based zoning ordinances 182 -- Plate 52 Cornelius Town Center Master Plan, Shook Kelley, Architects,1997. Many elements in common with Campbell’s thesis are visible in this plan, see figure 11.2. The main difference is the location of the town hall away from the corner paired with a new police station in Beaux Arts symmetry 182 -- Plate 53 Cornelius East Master Plan, The Lawrence Group, 2003. This master plan sits to the south of the Cole Jenest and Stone TOD plan shown in figure 11.7, it links Cornelius with the adjacent communities of Davidson to the north east and Huntersville to the south, and strikes a balance between extensive preservation of rural land, some low density development, and focal areas of increased density. This last category includes an employment led TOD at the next stop south on the commuter line from Cornelius town center 182 -- Tables: Table 7.1 Implementation Matrix, Extract. Master plans are incomplete without clear implementation strategies that identify the project content, priority and responsible parties 169 --