liberty corner otr: balancing density, vibrancy, historic context & the future of the urban core
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LIBERTYCorner
Liberty & Elm in OTR
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
BALANCING Density, Vibrancy, Historic Context & the Future of the Urban Core.
07APR16
CraigE.Gossman,AIA,Principal
TalkingPoints§ TrendsAffec;ngUrbanCoreDevelopment§ OverTheRhine
§ Liberty&ElmStreetDevelopment
§ DevelopmentChallenges&Opportuni;es
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Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Liberty & Elm in OTR
TRENDS§ Urbanpopula;onin2014accountedfor54%ofthe
totalglobalpopula;on.§ 81%oftheUSPopula;onresidesinci;es.§ Theglobalurbanpopula;onisexpectedtogrowanaverageof1.63%peryearbetween2015and2030.
§ In2011,forthefirst;meinnearlyonehundredyears,therateofurbanpopula;ongrowthoutpacedthesuburbs.
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America’sci;esareluringyoungerworkerswithbeWerop;onsfortheircareersandlifestylesvssuburbanareas.Morethanever,talentisclusteringindense,urbanareas.America’sprimaryglobalcompe;;venessasacountryiscenteredarounditsurbanareasandtheameni;esandopportuni;esthattheyoffer.
America’sci;esareluringyoungerworkerswithbeWerop;onsfortheircareersandlifestylesvssuburbanareas.Morethanever,talentisclusteringindense,urbanareas.America’sprimaryglobalcompe;;venessasacountryiscenteredarounditsurbanareasandtheameni;esandopportuni;esthattheyoffer.
“All growing cities must find ways to develop at appropriate, transit-supporting densities without overwhelming the surrounding context. The human- scaled, mid-rise building can be a solution — but achieving a good neighbourhood “fit” is not easy.”
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Trends & Urban Core Development Liberty & Elm in OTR
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Trends & Urban Core Development Liberty & Elm in OTR
America’sci;esareluringyoungerworkerswithbeWerop;onsfortheircareersandlifestylesvssuburbanareas.Morethanever,talentisclusteringindense,urbanareas.America’sprimaryglobalcompe;;venessasacountryiscenteredarounditsurbanareasandtheameni;esandopportuni;esthattheyoffer.
TRENDS§ America’sci;esareluringyoungerworkerswithbeWerop;onsfortheircareersandlifestylesvssuburbanareas.§ Morethanever,talentisclusteringindense,urbanareas.§ America’sprimaryglobalcompe;;venessasacountryiscenteredarounditsurbanareasandtheameni;esandopportuni;esthattheyoffer.
Thepublic’swillingnessorabilitytopayforinfrastructureGrowingdemandforcompact,walkabledevelopmentFamilieswithchildrenchoosingtoliveinthecityCost&availabilityofenergyUseofinfrastructurepricinginnovaGonsIncreases/advancementsoftechnologyInnovaGveorflexibleparkingpoliciesClimatechangesorextremeweatherRiseofcarsharing
Source;ULIInfrastructure2014
CHALLENGESFORINCREASEDDENSITY§ IncreasingCostofLand
§ Aginginfrastructure&fundstorestore§ Consumerdemandformorenear-byretail,hospitality,entertainment,services&publicameni;es
§ Residentdemandforalterna;vehousingchoices
§ Context-sensi;vein-filldesignsolu;ons
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America’sci;esareluringyoungerworkerswithbeWerop;onsfortheircareersandlifestylesvssuburbanareas.Morethanever,talentisclusteringindense,urbanareas.America’sprimaryglobalcompe;;venessasacountryiscenteredarounditsurbanareasandtheameni;esandopportuni;esthattheyoffer.
America’sci;esareluringyoungerworkerswithbeWerop;onsfortheircareersandlifestylesvssuburbanareas.Morethanever,talentisclusteringindense,urbanareas.America’sprimaryglobalcompe;;venessasacountryiscenteredarounditsurbanareasandtheameni;esandopportuni;esthattheyoffer.
At the heart of this discussion on density, lies a major cultural challenge: our democracy is sometimes at odds with our long term interests. Planning and investment decisions made by democratic local governments far too often prioritise the preferences of current residents, who seek to protect what they have, over the needs and interests of citizens who have not yet arrived, or have not yet been born.
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Trends & Urban Core Development Liberty & Elm in OTR
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Downtown & Over The Rhine
I-75I-71
Liberty Street
CentralPkwy
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Downtown & Over The Rhine
CBD
I-75I-71
Downtown
OTRSouth
OTRNorth
WestEndCentra
lPkwy
Pendleton
Liberty Street
Mt.Auburn
Riverfront
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Over The Rhine Liberty & Elm in OTR
ElmStreet
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Over The Rhine Liberty & Elm in OTR
ElmStreet
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Impacts of the Streetcar Liberty & Elm in OTR
-4-
Based on these Guiding Principles, the study team established the following Goals and Opportunities for the potential streetcar investment:
Goal 1: Improve mobility and connectivity within downtown Cincinnati.
• Provide convenient access and local circulation for major employment, commercial, recreational, and cultural activity centers;
• Provide better connectivity between neighborhoods and activity centers;
• Provide an attractive means of transportation for residents, workers, customers, and visitors; and,
• Improve access and opportunities for transit-dependent populations. Goal 2: Support existing and proposed development in downtown and surrounding neighborhoods in the City of Cincinnati, creating a more livable and more walk-able environment.
• Consider transit investment that supports the existing and planned built environment and which minimizes adverse impacts;
• Consider transit investment to help shape urban form through reinvestment along selected corridors and neighborhoods;
• Encourage neighborhood revitalization and livable and walk-able communities through development of good streetscapes and pedestrian environment;
• Link key destinations in the corridor;
• Capture the economic benefit resulting from improved transit service and mobility in these areas; and,
• Maximize energy efficiency of the transit operation and minimize negative impacts on historic, archaeological, traditional cultural places, parklands, and other public recreation areas.
Goal 3: Maximize the efficiency and effectiveness of the local and regional transit system.
• Attract new riders to the local and regional transit system by providing a convenient, frequent, reliable, and attractive streetcar transit service;
• Integrate the planned streetcar line or lines with the overall transportation system, complementing and ensuring compatibility with the existing and planned street and roadway network and transit system;
• Provide convenient access to the transit system using various modes and means of travel (e.g., pedestrian, bicycle, bus, automobile);
• Develop safe, comfortable, and convenient transit facilities, including stations and stops;
• Provide viable mobility options to discourage increased single occupancy vehicle use in the CBD and already congested roadway network;
• Complement previous planning studies and planned multimodal operations; and,
• Identify suitable sites for a streetcar maintenance facility.
-4-
Based on these Guiding Principles, the study team established the following Goals and Opportunities for the potential streetcar investment:
Goal 1: Improve mobility and connectivity within downtown Cincinnati.
• Provide convenient access and local circulation for major employment, commercial, recreational, and cultural activity centers;
• Provide better connectivity between neighborhoods and activity centers;
• Provide an attractive means of transportation for residents, workers, customers, and visitors; and,
• Improve access and opportunities for transit-dependent populations. Goal 2: Support existing and proposed development in downtown and surrounding neighborhoods in the City of Cincinnati, creating a more livable and more walk-able environment.
• Consider transit investment that supports the existing and planned built environment and which minimizes adverse impacts;
• Consider transit investment to help shape urban form through reinvestment along selected corridors and neighborhoods;
• Encourage neighborhood revitalization and livable and walk-able communities through development of good streetscapes and pedestrian environment;
• Link key destinations in the corridor;
• Capture the economic benefit resulting from improved transit service and mobility in these areas; and,
• Maximize energy efficiency of the transit operation and minimize negative impacts on historic, archaeological, traditional cultural places, parklands, and other public recreation areas.
Goal 3: Maximize the efficiency and effectiveness of the local and regional transit system.
• Attract new riders to the local and regional transit system by providing a convenient, frequent, reliable, and attractive streetcar transit service;
• Integrate the planned streetcar line or lines with the overall transportation system, complementing and ensuring compatibility with the existing and planned street and roadway network and transit system;
• Provide convenient access to the transit system using various modes and means of travel (e.g., pedestrian, bicycle, bus, automobile);
• Develop safe, comfortable, and convenient transit facilities, including stations and stops;
• Provide viable mobility options to discourage increased single occupancy vehicle use in the CBD and already congested roadway network;
• Complement previous planning studies and planned multimodal operations; and,
• Identify suitable sites for a streetcar maintenance facility.
-4-
Based on these Guiding Principles, the study team established the following Goals and Opportunities for the potential streetcar investment:
Goal 1: Improve mobility and connectivity within downtown Cincinnati.
• Provide convenient access and local circulation for major employment, commercial, recreational, and cultural activity centers;
• Provide better connectivity between neighborhoods and activity centers;
• Provide an attractive means of transportation for residents, workers, customers, and visitors; and,
• Improve access and opportunities for transit-dependent populations. Goal 2: Support existing and proposed development in downtown and surrounding neighborhoods in the City of Cincinnati, creating a more livable and more walk-able environment.
• Consider transit investment that supports the existing and planned built environment and which minimizes adverse impacts;
• Consider transit investment to help shape urban form through reinvestment along selected corridors and neighborhoods;
• Encourage neighborhood revitalization and livable and walk-able communities through development of good streetscapes and pedestrian environment;
• Link key destinations in the corridor;
• Capture the economic benefit resulting from improved transit service and mobility in these areas; and,
• Maximize energy efficiency of the transit operation and minimize negative impacts on historic, archaeological, traditional cultural places, parklands, and other public recreation areas.
Goal 3: Maximize the efficiency and effectiveness of the local and regional transit system.
• Attract new riders to the local and regional transit system by providing a convenient, frequent, reliable, and attractive streetcar transit service;
• Integrate the planned streetcar line or lines with the overall transportation system, complementing and ensuring compatibility with the existing and planned street and roadway network and transit system;
• Provide convenient access to the transit system using various modes and means of travel (e.g., pedestrian, bicycle, bus, automobile);
• Develop safe, comfortable, and convenient transit facilities, including stations and stops;
• Provide viable mobility options to discourage increased single occupancy vehicle use in the CBD and already congested roadway network;
• Complement previous planning studies and planned multimodal operations; and,
• Identify suitable sites for a streetcar maintenance facility.
-4-
Based on these Guiding Principles, the study team established the following Goals and Opportunities for the potential streetcar investment:
Goal 1: Improve mobility and connectivity within downtown Cincinnati.
• Provide convenient access and local circulation for major employment, commercial, recreational, and cultural activity centers;
• Provide better connectivity between neighborhoods and activity centers;
• Provide an attractive means of transportation for residents, workers, customers, and visitors; and,
• Improve access and opportunities for transit-dependent populations. Goal 2: Support existing and proposed development in downtown and surrounding neighborhoods in the City of Cincinnati, creating a more livable and more walk-able environment.
• Consider transit investment that supports the existing and planned built environment and which minimizes adverse impacts;
• Consider transit investment to help shape urban form through reinvestment along selected corridors and neighborhoods;
• Encourage neighborhood revitalization and livable and walk-able communities through development of good streetscapes and pedestrian environment;
• Link key destinations in the corridor;
• Capture the economic benefit resulting from improved transit service and mobility in these areas; and,
• Maximize energy efficiency of the transit operation and minimize negative impacts on historic, archaeological, traditional cultural places, parklands, and other public recreation areas.
Goal 3: Maximize the efficiency and effectiveness of the local and regional transit system.
• Attract new riders to the local and regional transit system by providing a convenient, frequent, reliable, and attractive streetcar transit service;
• Integrate the planned streetcar line or lines with the overall transportation system, complementing and ensuring compatibility with the existing and planned street and roadway network and transit system;
• Provide convenient access to the transit system using various modes and means of travel (e.g., pedestrian, bicycle, bus, automobile);
• Develop safe, comfortable, and convenient transit facilities, including stations and stops;
• Provide viable mobility options to discourage increased single occupancy vehicle use in the CBD and already congested roadway network;
• Complement previous planning studies and planned multimodal operations; and,
• Identify suitable sites for a streetcar maintenance facility.
OTR’sNewestMixed-UseProject
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Liberty & Elm in OTR
Connec;ons
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Liberty & Elm in OTR
ExisCngMigraConPaEernstoConsider
CampbellStreet
NewIn-Fill&HistoricBuildingsDevelopment
1.46Acres
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Liberty & Elm in OTR
LookingBack………
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Liberty & Elm in OTR
DevelopmentChallenges&Opportuni;es§ ContextSensi;veDesign[historicneighborhoods]
§ NeighborhoodConnec;ons§ TODDevelopmentOpportuni;es§ Density/Cri;calMass§ Economics/ROI
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Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Liberty & Elm in OTR
8DEC14
ElmStreet
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Future Development Opportunities
Liberty & Elm in OTR
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Factors Influencing Development Liberty & Elm in OTR
HistoricPreserva;on• Preserva;onDesign:
• ComprehensivePlan• NeighborhoodContext• BuildingCode• HistoricTaxCredits
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Factors Influencing Development Liberty & Elm in OTR
HistoricPreserva;on• Preserva;onDesign:
• ComprehensivePlan• NeighborhoodContext• BuildingCode• HistoricTaxCredits
Transporta;on• Connec;vity• ParkingRequirements• SiteAccess/Connec;vity• Bike,Streetcar,Pedestrian• StreetImprovements
Planning&Zoning• Deed/Easements/Liens• LandUse–past&present• Zoning(FAR,height,density)• PDDesigna;on• OTRCompPlan/LongRangePlans
InfillBldgDesign• OTRFInfillTaskForceReview• InfillDesign:
• ContextSensi;vity• Massing/Fenestra;on• Base/Middle/Cornice
SiteFactors• LandOwnership/Purchase• Physical–SoilCondi;ons,Flood
plain,Air/WaterQuality• EnvironmentalConcerns
Infrastructure• Gas/Water/SanitaryElectric• Trash/Delivery• Alterna;veEnergy• Police,Fire,Security
CityGoals• NeighborhoodRevitaliza;on• TransitOrientedDevelopmentTOD• Density• IncreasedTaxBenefitfromDensity
Economics• Budget/Cost/Financing• MarketDemand/Affordability• TaxCredits/TIF• StreetcarPropertyAssessment• PublicFinanceComponent
PublicSupport• ValueAddedBenefitsofProject• CommunityCouncil/CityCouncil• CommunityInputSessions• Stakeholders• PlanningCommission
FaçadeProporConsReferenceHistory
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Factors Influencing Development Liberty & Elm in OTR
HistoricStreetFace
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Factors Influencing Development Liberty & Elm in OTR
Other Examples
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Historic Context Liberty & Elm in OTR
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Moving Forward Liberty & Elm in OTR
MARCH 1 2016
WEST LIBERTY STRET
LOG
AN
ST
RE
TGREEN STRET
FINDLAY MARKET
ELM
ST
RE
T
GreenStreetLoganStreet
WestLibertyStreet
Elm
Street
LIBERTYCornerLiberty & Elm in OTR
PROJECT HIGHLIGHTSREHABILITATION OF FOUR HISTORIC BUILDINGS• 214, 212 W. LIBERTY, 1711, 1731 ELM• YIELDS 24-28 UNITS• REHABBED GROUND LEVEL COMMERCIAL SPACES• WILL UTILIZE BOTH STATE AND FEDERAL HISTORIC
PRESERVATION TAX CRDITS
NEW PARKING GARAGE• ONE LEVEL BELOW GROUND• ONE LEVEL AT GROUND• ONE ELEVATED PARKING DECK• 155 +/- PARKING SPACES• SELF-PARKS THE ENTIRE PROJECT• POSSIBILITY OF FOR-RENT PARKING FOR THE
NEIGHBORHOOD AT-LARGE
NEW 6 STORY MIXED-USE BUILDING• APPROXIMATELY 15,000 SF OF GROUND LEVEL
RETAIL/RESTAURANTS TO COMPLIMENT THE VENDORS AND SHOPS AT FINDLAY MARKET
• APPROXIMATELY 95 MARKET RATE APARTMENTS• BLEND OF STUDIOS, ONE BEDROOMS AND TWO BEDROOMS• RESIDENTIAL AMENITY TERRACES, FITNESS CENTER, AND
COMMUNITY ROOM
LIBERTYCornerLiberty & Elm in OTR
PROJECT HIGHLIGHTSREHABILITATION OF FOUR HISTORIC BUILDINGS• 214, 212 W. LIBERTY, 1711, 1731 ELM• YIELDS 24-28 UNITS• REHABBED GROUND LEVEL COMMERCIAL SPACES• WILL UTILIZE BOTH STATE AND FEDERAL HISTORIC
PRESERVATION TAX CRDITS
NEW PARKING GARAGE• ONE LEVEL BELOW GROUND• ONE LEVEL AT GROUND• ONE ELEVATED PARKING DECK• 155 +/- PARKING SPACES• SELF-PARKS THE ENTIRE PROJECT• POSSIBILITY OF FOR-RENT PARKING FOR THE
NEIGHBORHOOD AT-LARGE
NEW 6 STORY MIXED-USE BUILDING• APPROXIMATELY 15,000 SF OF GROUND LEVEL
RETAIL/RESTAURANTS TO COMPLIMENT THE VENDORS AND SHOPS AT FINDLAY MARKET
• APPROXIMATELY 95 MARKET RATE APARTMENTS• BLEND OF STUDIOS, ONE BEDROOMS AND TWO BEDROOMS• RESIDENTIAL AMENITY TERRACES, FITNESS CENTER, AND
COMMUNITY ROOM
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Liberty & Elm in OTR
A-A
A-A
C-C C-C
D-DD-D
B-B
B-B
GR
EEN
SC
REE
N
LOBBY
FF = 535.5FC = 556
FF = 541FC = 556
FF = 536FC = 556
RETAIL 2525 GSF
FF = 534.5FC = 556
FF = 538.5FC = 556
FREEPORT ALLEY
GROUND FLOOR PLAN
LIBERTY + ELMPRELIMINARY CONCEPT
02.10.16
THIS DOCUMENT IS THE PRODUCT AND EXCLUSIVE PROPERTY OF NEW REPUBLIC LIMITED ©2015. NEITHER THE DOCUMENT NOR THE INFORMATION IT CONTAINS MAY BE COPIED OR USED FOR OTHER THAN THE SPECIFIC PROJECTFOR WHICH IT WAS PREPARED WITHOUT THE EXPLICIT CONSENT OF NEW REPUBLIC LIMITED
GRFL SECOND FLOOR PLAN
LIBERTY + ELMPRELIMINARY CONCEPT
02.10.16
THIS DOCUMENT IS THE PRODUCT AND EXCLUSIVE PROPERTY OF NEW REPUBLIC LIMITED ©2015. NEITHER THE DOCUMENT NOR THE INFORMATION IT CONTAINS MAY BE COPIED OR USED FOR OTHER THAN THE SPECIFIC PROJECTFOR WHICH IT WAS PREPARED WITHOUT THE EXPLICIT CONSENT OF NEW REPUBLIC LIMITED
2ndFL
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Liberty & Elm in OTR
THIRD - FIFTH FLOOR PLAN
LIBERTY + ELMPRELIMINARY CONCEPT
02.10.16
THIS DOCUMENT IS THE PRODUCT AND EXCLUSIVE PROPERTY OF NEW REPUBLIC LIMITED ©2015. NEITHER THE DOCUMENT NOR THE INFORMATION IT CONTAINS MAY BE COPIED OR USED FOR OTHER THAN THE SPECIFIC PROJECTFOR WHICH IT WAS PREPARED WITHOUT THE EXPLICIT CONSENT OF NEW REPUBLIC LIMITED
3rd–5thFL
ROOFTERRACE
2 BR
1000 SF
SIXTH FLOOR PLAN
LIBERTY + ELMPRELIMINARY CONCEPT
02.10.16
THIS DOCUMENT IS THE PRODUCT AND EXCLUSIVE PROPERTY OF NEW REPUBLIC LIMITED ©2015. NEITHER THE DOCUMENT NOR THE INFORMATION IT CONTAINS MAY BE COPIED OR USED FOR OTHER THAN THE SPECIFIC PROJECTFOR WHICH IT WAS PREPARED WITHOUT THE EXPLICIT CONSENT OF NEW REPUBLIC LIMITED
6thFL
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Liberty & Elm in OTR
GreatStreetPresence
CoolInterior&RoojopSpaces
ContextSensi;veDesign
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Liberty & Elm in OTR
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Early Design Approach Liberty & Elm in OTR
§ MaximumBuild-OutMassing§ 85’height§ Impactonadjacenthistoricbuildings
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Liberty & Elm in OTR
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Liberty & Elm in OTR
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Liberty & Elm in OTR
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Liberty & Elm in OTR
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Historic Context Sensitive Design Liberty & Elm in OTR
§ 4-6Storiesfor“humanscale”character&comfort
§ Step-backdesignfordiminishedheightofstreetwall
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Pushing Context Density & Design Liberty & Elm in OTR
§ OTRProjectsinMo;on§ Density§ Massing
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Pushing Context Density & Design Liberty & Elm in OTR
§ PushingtheEnvelope§ RadicalContextDeparture
§ Ver;cal&HorizontalMassing§ Fenestra;on§ Materials-color/texture§ Ligh;ng/Signing/Awnings
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Historic Context Sensitive Design Liberty & Elm in OTR
§ Integra;onofHistoricArchitecture§ Massing§ FaçadeJuxtaposi;on
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Historic Context Sensitive Design Liberty & Elm in OTR
DevelopmentChallenges&Opportuni;es§ ContextSensi;veDesign[historicneighborhoods]
§ NeighborhoodConnec;ons§ TODDevelopmentOpportuni;es§ Density/Cri;calMass§ Economics/ROI
-
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Liberty & Elm in OTR
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Additional Reading Liberty & Elm in OTR
Mid-Rise:DensityataHumanScale,RobertFreedman;2014-hWp://www.plane;zen.com;TheRise;mixeduseprojectinVancouver,Bri;shColumbia;ULI;CaseStudy–2014UrbanDensity,CreaGvity&InnovaGon;BrianKnudsen,RichardFlorida,GaryGates,KevinStolarick,May2007Density:drivers,dividendsanddebates;ULI;June2015
Grayscale PMS 654 & 646 PMS 1675 & 144
PMS 576 & 567 PMS 5463 & 5483 PMS 7694, 1675 & 144
LIBERTYCorner Liberty & Elm in OTR
ThankYou!Questions?
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