inner-city neighborhood design book

8/17/2019 Inner-city Neighborhood Design Book

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C R E A T I N G C O M M U N I T I E S O F O P P O R T U N I T Y

PRINCIPLES FORINNER C ITYN EIGHBORHOODDESIG N

C ONGRESSFOR T HE

N EW

U RBANISM

HOPE VI AND TH E N EW URBANISM


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C ONGRESSFOR T HE

N EWU RBANISM

A COLLABORATION O F TH ECONGRESS FOR TH E N EW URBANISM AN DTH E U.S. DEPARTMENT O F H OUSINGAND URBAN DEVELOPMENT

C R E A T I N G C O M M U N I T I E S O F O P P O R T U N I T Y

PRINCIPLES FORINNER C ITYN EIGHBORHOODDESIG N


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C ONGRESSFOR THE

N EWU RBANISM

HOPE VI is one of the most exciting developments in public housing since 1937,when the nation pledged to provide safe, clean, and decent housing for all Americans.HO PE VI partnerships are not only t ransforming buildings, they are transforming thelives of residents and revitalizing entire communities. Dormant neighborhoods arecoming to life all across the country, and public housing is again seen as a path toself-sufficiency.

Bringing high quality design to the buildings, streets, parks, and public places inHO PE VI communities is critical. The path to self-sufficiency is made easier ifa neighborhood is planned to help residents with different incomes interact with oneano ther. The self-help process is enhanced if every home, regar dless of th e resident’sincome, is both functional and attractive. Finally, the residents can learn real prideand self-respect when their neighborhood looks and feels like neighborhoods in thesurrounding community.

These “P rinciples for Inner City N eighborhood D esign” ha ve been jointly developedby H UD a nd the Congress for the New Urbanism. They are intended to serve as aframework for both the design and the process of designing HOPE VI a nd otherurban inf ill developments. We offer them to you as one more too l for your consider-ation in creating communities of opportunity.

Andrew Cuomo Robert Davis

Secretary C hairU.S. Department of Board of DirectorsHousing and Urban Development Congress fo r the New Urban ism


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W HY D ESIGN M ATTERS

In recent years, designers, planners, and developers have experimented with the principles ofthe “ New Urba nism,” combining features of traditional community planning with new w aysof organizing daily life in a rapidly changing w orld. The tools of N ew Urba nism can helphousing agencies and developers build communities, rather than just buildings.

The fundamental idea of the New Urbanism is to view the neighborhood as the buildingblock of healthy cities and tow ns. In a well designed neighborhood, ad ults and children canwa lk safely to nearby shopping, schools, and pa rks. Public facilities serve as focal points forcommunity activity. A broad ra nge of housing options allow a mix o f family sizes, ages,incomes, and cultures to live ha rmoniously. Transit service to regiona l jobs is a con venientwalk from home. Neighbors know each other and take a special sense of pride in their homesand community. Healthy neighborhoods foster positive community spirit that can in turnhelp mend old wounds and remake the city.

In order to achieve these goals for housing, public agencies and developers must integratedesign and place-making into their process. They must take special care to ensure that thedetails for streets, buildings, parks, and public spaces all work in concert to make the neigh-borhood a place where people want to live and can live safely. We’ve all seen projects thatdid more harm to t he neighborhood tha n good w hen they turned their back on a public streetor w ere out of scale with the character of the surrounding area. A public agency or companyfollowing the New Urbanism will pay a ttention to detail and commit itself to developmentprojects that fit seamlessly with the surrounding city.

To build a community, public agencies and th eir allies must consider design along wit h socialand economic development. Too of ten, groups att empt to develop the social, economic, andphysical components of a community separately. Experience shows that housing develop-ments that consider only social mobility or economic development rarely create lasting posi-tive change in residents’ lives. Similarly, projects that are beautifully designed, but do notintegrate families of diverse incomes often become pockets of wealth - or of poverty.

HO PE VI is part of H UD’s att empt to incorporate design into community development.It has provided a wealth of good examples of how attention to design can make a positivedifference.

I NTRODUCTION

Over the past several years, a new philosophy ha s emerged within the U.S. D epartment ofHousing and Urban D evelopment (HUD ) that recognizes the importance of good design inthe development of public housing. Simply giving people a roof over their heads is no longerenough. HUD now aims to boost community pride—and even revitalize distressed areas—through the provision of high quality housing for everyone. H UD’s new philosophy a lsorecognizes that involving citizens in decisions that will effect their lives helps build a long-term support structure to maintain the livability of neighborhoods into the future.

The Congress for the New Urbanism (CNU) has w orked with H UD t o shape the criteria bywhich communities and their public housing agencies receive funds under the HOPE VIprogram. HO PE VI w as created to transform the most d erelict public housing projects intoneighborhoods of pride and hope. Rat her than just sending money to fix the projects, H UDis making it clear: The projects that receive HOPE VI funding should embrace good designprinciples. With the help of CNU’s principles, housing authorities across the United States arerebuilding crumbling housing projects as integral parts of their broader community, indistin-guishable from (or possibly better than) private development. The new developments offerhousing opportunities for a mix of incomes, ages and abilities. They support the educationalopportunities of residents and the economic future of the surrounding community.

To help HUD and lo cal housing agencies make the most of their HO PE VI investments,CN U members developed the “P rinciples for Inner City Neighborhoo d Design,” 14 strategiesfor rebuilding public housing into vital and vibrant neighborhoods. While the principlesfocus primarily on design, they should be considered in concert with social, economic, andenvironmental strategies. Case studies from HOPE VI projects throughout the countryhelp illustrate how these simple strategies can be utilized.

This book of principles provides examples of how to apply New Urbanism to individualprojects in cities and towns. Communities striving to create neighborhoods of opportunityshould consider these principles as one part of their strategy.

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City-wide and Regional Connections: Neighborhoods should be con-

nected to regional patterns of transportation and land use, to open space, and to

natural systems.

Streets: The primary task of all urban architecture and landscape design is the

physical definition of streets and public spaces as places of shared use. Neighbor-

hoods should have an interconnected network of streets and public open space.

Public Open Space: The interconnected network of streets and public open

space should provide opportunities for recreation and appropriate settings forcivic buildings.

Safety and Civic Engagement: The relationship of buildings and streets

should enable neighbors to create a safe and stable neighborhood by providing

“ eyes on the street” and should encourage interaction and community identity.

Provide a clear definition of public and private realm through block and street

design that responds to local traditions.

Dwelling as Mirror of Self: Recognize the dwelling as the basic element of a

neighborhood and as the key to self-esteem and community pride. This includes

the clear definition of outdoor space for each dwelling.

Accessibility: Buildings should be d esigned to be accessible and visitable while

respecting the traditional urban fabric.

Local Architectural Character: The image and character of new develop-

ment should respond to the best traditions of residential and mixed use architec-

ture in the area.

Design Codes: The economic health and harmonious evolution of neighbor-

hoods can be improved through graphic urban design codes that serve as predict-

able guides for change.

The Inner City Task Force of the Congress for the New Urbanism has developed a set of design principles thathave proven effective in inner city neighborhoods. Theseprinciples have been tested in several HOPE VI projects.They are proposed as a set of working principles to befurther tested and refined through use.

Citizen and Community Involvement: Engage residents, neighbors,

civic leaders, politicians, bureaucrats, developers, and local institutions

throughout the process of designing change for neighborhoods.

Economic Opportunity: The design of neighborhood development

should accommodate management techniques and scales of construction

that can be contracted to local and minority businesses.

Diversity: Provide a broad range of housing types and price levels to

bring people of diverse ages, races, and incomes into daily interaction—

strengthening the personal and civic bonds essential to an authentic

community.

Neighborhoods: Neighborhoods are compact, pedestrian-friendly, and

mixed use with many activities of daily life available within walking

distance. New development should help repair existing neighborhoods or

create new ones and should not take the form of an isolated “ project.”

Infill Development: Reclaim and repair blighted and aba ndoned areas

within existing neighborhoods by using infill development strategically to

conserve economic investment and social fabric.

Mixed Use: Promote the creation of mixed use neighborhoods that

support the functions of daily life: employment, recreation, retail, and

civic and educational institutions.

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Design concept: The planning

process, organized by t he TenantManagement Group, included

residents of adjacent neighbor-hoods, public officials, and thoseresponsible for managing

community facilities in the area.Two wo rkshops, one whichgained information and insights

into the long standing problemsof the area, and one which testedalternative design concepts,included large scale models and

three-dimensional drawings.

Residents of all ages make import ant contri bu- tions to t he planning process.

Resident Council President Jackie Massey (center) and Juanita Darden discuss planning options.

Valley Green / Skyt ower today: Di sjointed projects contribute to community mistrust.

Valley Green / Skytow er tomorrow: A cohesive, community-dri ven vision sets the stage for long-term r evitalization.

Project: Valley Green/Skytower HO PE VI Redevelopment, Washington, D.C . | Urban and Architectural Design: Urban DesignAssociates, Pittsburgh, Pennsylvania | Client: District of Columb ia Housing Authority and a pa rtnership among the Tenant Man agementCoun cil, Enterprise Social Investment Corp oration, an d A & R Development, | Program: 314 new units of mixed-income housing, bothrental and home ownership replacing two public housing projects | Timeline: Designed 1997–98, construction 1998–2000.

Impact: Long standing differ-

ences among various neighbor-hood groups were forgotten in theeffort to create a new neighbor-

hood that would revitalize thecommunity. The process obtained

a H OPE VI grant and construc-tion began in 1998.

C ITIZEN AND COMMUNITYINVOLVEMENT

Engage residents, neighbors, civic leaders,

politicians, bureaucrats, developers, and

local institutions throughout the process ofdesigning change for neighborhoods.

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Concept: Use construction doll

as an economic development toolby packaging the work in a mannwhich levels the playing f ield an dallows small, disadvantagedbuilders the opportunity to

participate as Prime Contractors.

Impact: Nearly fifty (50) Prime

Contracts have been awardedranging from less than $2,000 to

over $2,800,000. The “M ultipleGeneral” approach has enabledsmall neighborhood-basedcontractors the means to build totheir capacity and develop perma

nent relationships with suppliers,lending institutions, and sureties.Prudent phasing and packaging o

the work has increased theprobability of involvement. H OPVI dollars have been recirculated

the community. Significant MBEDBE, and WBE participation has

been achieved.

Project: Concord Village/Eaglecreek HO PE VI, Indianapolis, IN | Contract Administration: Armonics, Inc., Indianapolis,IN | Client: Indianapolis Housing Authority | Architect Program Manager: ARMONICS & Clyde E. Woods Associates,Inc., Indianapolis, IN | Physic al Program: Demolition and new construction of 220 Public & Home Ow nership HousingUnits and Community Building in the Near Westside of Indianapolis. | Construction Costs: $20,000,000.00

A standard Schedule of Values for multi ple community -based contractors is one of several too ls used to provide technical suppor t and encouragement.

Dix on Construction Co mpany publically bid their fi rst duplex at $99,999.99 as required to remain under the HU D $100,000.0 0 minimin performance bonding limit. The duplex was completed with a “Zero” Punch List.

ECONOMIC O PPORTUNITY

The design of neighborhood development

should accommodate management

techniques and scales of construction thatcan be contracted to local and minority

businesses.

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Design Concept: Fivebasic building types

incorporate eleven diferentunit plans ranging in sizefrom one to fourbedrooms.

Impact: The developmentwill provide homes forfamilies with 25% to

115% of the area medianincome.

Project: Ellen Wilson Neighborhood Development, Washington, DC | Urban Design and Architecture: Weinstein Associates Architects,Washington, DC | Landscape Design: Oehme van Sweden & Associates, Inc. Washington, DC | Client: Ellen Wilson Limited LiabilityCorporation | Program: 154 Cooperative housing units in 92 buildings | Financing: HUD Hope VI and market rate.

This block i s composed of four di fferent building typ es incorporatin g eight different unit types and seven different facades.

Type 1 Type 2 Type 3

DIVERSITY

Provide a broad range of housing types

and price levels to bring people of diverse

ages, races, and incomes into dailyinteraction — strengthening the personal

and civic bonds essential to an authentic

community.

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Design Concept: Infilldevelopment in concert wit h

the reconstruction of a publichousing development willcreate a sustainable commu-

nity. The boundary betweenthe “project” a nd the outsidecommunity will be eliminated.

New construction and therenovation of existing

structures work hand-in-hand.

Impact: Born out of a larger

plan for the East Side ofBaltimore, the infill develop-

ment will be an essentialcomponent in determining thesuccess of the revitalization

effort.

Inf ill development supports the large scale reconstruction of a publi c housing community. Boundary li ne indicates the existing limits of the public housing development. Approx imately 230 units wil l be built on-site with the remaining 100 off-site in a combination of new and renovated structures.

Exi sting building is to be renovated for new a communi ty center.

Before: Many vacant lots.

Project: Flag House Courts HOPE VI, Baltimore, Maryland | Urban and Architectural Design: Torti Gallas and Partners • CH K,Silver Spring, Marylan d | Client: Housing Authority of Baltimore City, Mid-City/Integral, H.J. Russell | Program: 140 public housingrowhouses and apa rtments, 190 market-rate rowho uses and apartments, 12,000 sf of retail , 20,000 sf renovated community center |

Cost of site and exterior improvements: $60,000,000 | Timeline: Designed 1999, construction to begin 2000.

Aft er: A coherent streetscape.

SITE BOUNDARY

INFILL DEVELOPMENT

Reclaim and repair blighted and abandoned

areas within existing neighborhoods

by using infill development strat egicallyto conserve economic investment a nd

social fabric.

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COMMUNITYCOLLEGE

GOVERNMENTCENTER

HOUSING

PARK

Neighborhood C onveniences.Retail conveniences and personal services should be wit hin walking distance of most homes. C ommercial uses should use street-facing archit ecture to make pedestrian routes attractive, and "l ive-work" uses can extend commercial activity and encourage micro-businesses wit hin a neighborhood.

Diverse Housing. A rich mix of housing types should occur with in neighborhoods, and even within each block. To minimize the stigma attached to publi c housing, distinctions between subsidized and market-rate units should be blurred.

Project: Northend Ma ster Plan, Newport, RI | Urban Design: Ca lthorpe Associates, Berkeley, CA | Client: TheCity of Newportand Newport Housing Authority | Timeline: Planning 1998-2000, construction to begin 2000.

Recreation. Inf ormal recreation areas should be wit hin a few blocks of most homes. Buil ding win dows and entries should face these spaces for inf ormal surveillance and a heightened sense of neighborhood.

Education. Pl ace job skills and education r esources near households who may benefit most.

Civic Uses. Priorit ize revitalizing areas for communit y resources,such as day care, libraries, or government centers.

Design Concept: Mixed-useneighborhoods combinecomplementary uses to bring

everyday tasks and needs closetogether. They make it possiblefor people to walk for simple

errands and are supportive oftransit and bicycling as effectitransportation options.

Impact: Through redevelop-

ment, isolated single-usebuildings are connected intovibrant neighborhoods. Schoo

and day care are located closeto homes and workplaces.

People have the opportunityto know and interact withneighbors from all age groupsand w alks of life.

MAIN STREET

M IXED-USE

Promot e the creation of mixed use neighbor-

hoods that support the functions of daily

life: employment, recreation, retail, andcivic and educational institutions.

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Impact: The rigorous guide-lines for building massing, form

and materials will help restorethe community’s unique identity

Design Concept: ReconnectHouston’s economically

depressed Fourth Ward todowntow n and surrounding

communitties through arevitalization plan that cel-ebrates the neighborhood’shistoric corridors.

C ITY-WIDE AND REGIONALCONNECTIONS

Neighborhoods should be connected to re-

gional patterns of tra nsportation and land

use, to open space, and to natural systems.

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The Fourth Ward master plan reconnects the neighborhood wit h Houston’s downtown.

It i s critical to understand a neighborhood’s physical connection to regional systems such as roads and greenways when p lanning revitalization.

Open spaces, parks, and other community ameni ties were used to reconnect the communi ty.

To maintain the historic r elationship between buildin g scale and sidewalk, parki ng is located at the rear of buildings.

“H istoric Corr idors”—those streets that retained a sufficient mass of significant structur es—were identifi ed and targeted for appropriate infill.

Project: Fourth Ward Master Plan, Houston, TX | Urban and Architectural Design: Stull & Lee, Inc. | C lient: City of Houston , TX |Program: Revitalization for Historic Neighborhoo d | Timeline: Master plan 1998–1999.


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Design Concept: New streetswere added to an existing publichousing project in order tosubdivide the project’s super-blocksinto neighborhood scale blocks.

The barren, unclaimed “ commonareas” o f the project havebeen transformed into a series

of residential addresses.

Impact: Streets have become afocus of community life withresidents on the porches and

children in the street. The formerproject is now becoming a

neighborhood.

Before plan: The project had super-blocks wit h undifferentiated open space that had become a dangerous no-man’s land.

Aft er plan: Where possible, new streets created blocks similar in size to the adjacent neighborhood.

Project: Diggs Town Public Housing Transformation, Norfo lk, Virginia | Urban and Architectural Design: Urban Design Associates,Pittsburgh, Pennsylvania | Client: Norfolk Redevelopment and Housing Authority | Architects of Record: CMSS Architects | Program:528 units of Public Housing in CIAP program renovation | Cost o f site and exterior improvements: $17,000/unit | Timeline: Designed1990–1993, constructed 1993–1995.

Before view: A no man’s land

Aft er view: A neighborly street

STREETS

The primary task of all urban architecture

and landscape design is the physical defini-

tion of streets and public spaces as places ofshared use. Neighborhoods should have an

interconnected network of streets and pub-

lic open space.

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Resident leaders and city offi cials conduct the ribbon cutting ceremony at New Hope Circle.

Constructi on photo in Nov ember of 1997 shows the new neighborhood organized around the central square.

Franklin Square in West Baltimo re sets an example for Pleasant View Gar dens.

Project: Pleasant View Ga rdens, Baltimore, Maryland | Urban and Conceptual Architectural Design: Torti Gallas and Partners • CHK, SilverSpring, Maryland | Client: Housing Authority of BaltimoreCity | Design/Builder: A & R/Har kins Joint Venture | Program: 201 public housingrental rowhouses, 27 for-salerow houses, 110 unit senior building, 10,000 sf. Day Care Center, 15,000 sf. recreation center, renovated community

building | Cost of site and exterior improvements: $52,000/unit | Timeline: Designed 1995, construction complete 1998

Named “N ew Hop e Circle” by area residents, the square is the scene of casual neighborhood activ ity.

Design Concept: A mixed-income neighborhood isformed around new streets ana residential square, an eleme

that graces many traditionalBaltimore neighborhoods.

Impact: Residents feel securein a place “w here you canwalk through t he neighbor-

hood at any hour of the nighand feel safe.” Public open

spaces with good defensiblespace characteristics contributo the dramatic improvement

in living conditions in thecommunity.

PUBLIC O PEN SPACE

The interconnected netw ork of streets a nd

public open space should provide oppo r-

tunities for recreation and appropriatesettings for civic buildings.

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Concept: If we investi-gated the origins of Jazz,we would understand theorigins of the Porch. Theporch represents the fusionof European and Africanarchitectural expression.The porch serves a dualpurpose: the vestibule tothe occupant’s privateresidence, and the occu-pant’s vestibule to thestreet. Perhaps Architects,Designers, Planners, andOwners should use thescience of Ethnomusicologyfor inspiration when

revitalizing inner citycommunities.

Impact: Regardless of reaestate type (home owner-ship, rental, or transi-tional), the residents displaa natural sense of owner-ship in their dwelling andbeyond. This results ingreater social interactionand a higher quality of life

Project: Concord Village/Eaglecreek HOP E VI, Indianapolis, IN | Contract Administration: Armonics, Inc. Indianapolis,IN | Client: Indianapolis Housing Authority | Architect Program Manager: ARMONICS & Clyde E. Woods Associates,Inc., Indianapolis, IN | Physic al Program: Demolition and new construction of 220 Pub lic & Home Ownership HousingUnits and Community Building in the Near Westside of Indianapolis. | Construction Costs: $20,000,000.00

Ms. Ryder’s Grandchildren “On t he Porch” Virgini a Ryder, President,Resident’s Council

Streetscapes and details from t he occupied Concord Vil lage/Eaglecreek HOPE VI development. Residents have taken ownership of their homes, their porches, and their community.

DWELLING AS M IRROROF SELF

Recognize the dw elling as the ba sic

element of a neighborhood and the key to

self-esteem and community pride. Thisincludes the clear definition of outdoor

space for each dwelling.

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These are twelve of the t wenty-three facade designs for Buil ding Type 1, all of w hich have essentially the same floor plan.

Existing Capitol Hill row houses

New construct ion blends into the existing street.

Design Concept: The

variety of architecturalelements and styles of the

surrounding housing inspia wide range of facadedesigns, despite similaritie

in plan. The block designstrategy emulates the “3 o

buildings at a time” naturof the development of theexisting neighborhood.

Impact: Long time resideand their new neighbors

applaud the architectural“ fit” with the neighborh

Spaces alloted at all incomlevels in the three-tier schesold quickly, demonstratin

the high desirability of thnew homes even for famil

who have the greatest

locational choice.

Project: Ellen Wilson Neighborhood Development, Washington, DC | Urban Design and Architecture: Weinstein Associates Architects, Washington, DC |Landscape Design: Oehme van Sweden & Associates, Inc. Washington, DC | Client: Ellen Wilson Limited Liability Corpora tion | Program: 154Coop erativeh ousing units in 92 buildings | Financing: HUD Hope VI and market rate.

LOCAL ARCHITECTURALCHARAC TERThe image and character of new

development should respond to the best

traditions of residential and mixed-usearchitecture in the area.

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Impact: Six home buildersdeveloped the first stage

of H omeownership units andtwo architects designed therental buildings. All designs

reflect the character ofLouisville’s architecture and

create a neighborhood withan image that is attractingnew residents in all incomegroups.

Project: Park D uValle HOPE VI Project, Louisville, Kentucky | Urban Design and Pattern Book: Urban Design Associates,Pittsburgh, Pennsylvania | Rental Building Architecture: Stull and Lee, Inc, Boston, Massachusetts and William A. RawnAssociates, Architects | Program: 1100 homes in a mix of single-family, duplex, row, and apartment houses | Timeline: Designed1997–1999, constructed 1998–2001.

Design concept: A PatternBook provides guidelines formassing and placement of

houses as well as an inventoryof correctly proportionedelements such as windo ws,

doors, porches, and otheressential qualities of tradition

Louisville architecture.

DESIGN CODES

The economic health and harmonious evo-

lution of neighborhoods can be improved

through graphic urban design codes thatserve as predictab le guides for cha nge.

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A BOUT CNU

The Congress for the New Urbanism is a non-profit membership organizationmade up of professionals, elected officials, and community activists with interestsincluding architecture, urban design, real estate development, housing andtransportation policy, environmental protection, and civic activism. CNU membersbelieve that compact, pedestrian-friendly neighborhoods are the best buildingblocks for vibrant communities.

A CKNOWLEDGEMENTS

This publication w as produced in collaboration w ith C NU’s Inner City Task Forceand HUD’s Office of Public Investment. The following individuals deserve specialrecognition for their contributions: Elinor Bacon, Jonat han Ba rnett, M att Bell,Ralph Bennett, Stephanie Bothw ell, Peter Calthorpe, Roma Ca mpanile,Robert Da vis, Cynthia D emitros, Olon D otson, H ope Fang, Ro bert Freedman,Ray Gindroz, Miriam G usevich, Christopher H udson, David Lee, Cheryl O’Neill,Elizabeth Pla ter-Z yberk, Shelley Poticha, J eff Riddel, Andy Shafer, Eleano r Smith,Da n Solomo n, Ma tt Taecker, J ohn Torti, Amy Weinstein, Terri Wolfe,Emmanuel Yeow

For more case studies that demonstrate how the Principles for Inner CityNeighborhood Design can b e used, visit CNU’s w eb site: w ww.cnu.org.

HOPE VI: T HE L ONG V IEW

When public housing was bo rn during the Great Depression, economic hardship wa s wide-spread, but poverty was considered temporary. Times would improve. All the same, povertywa s understood to be shameful; no family wa s expected to live in public housing longer thanthey had to. Once incomes rose, tenants were expected—or even required—to move out.Public housing w as intended to be clean a nd decent, it w asn’t intended to be a permanenthome. Little details, like using curtains instead of closet doors, and numbers instead of namesfor buildings, reinforced that impression. Nobody reflected that up-and-out was a recipe forcommunity insta bility. The result wa s that cities were loaded wit h housing projects that w ereheaded for implosion. Co mpare the old policies w ith those of H OPE VI.

Instead of d esigning a group o f buildings to be temporary w ay-stations on a family’s climbout of poverty, today, a whole mixed-income neighborhood is designed so that people can livethere permanently if they choose. The building types—houses, rowhouses, and small apart-ment buildings—have been designed to be suitable for family living without the need for largeoperating and maintenance staffs required by high-rise construction. Slum clearance has givenway to historic preservation, repair, and restoration. The emphasis is on designing new devel-opment as a seamless part of larger existing neighborhoods and communities.

Public housing no longer segregates low income families. Instead, it is one element of a largerpolicy. Toda y’s housing policy includes vouchers that provide low -income families with t heopportunity to find housing in higher income communities and home-ownership programsthat encourage families with resources to buy into formerly low income districts. The realestate market is used to help shape each project.

Planning now involves community participation. Design solutions respond more to theirimmediate environment. Buildings allow for more diverse tenants and provide more room forindividual and family development.

Of course, it is possible for a ny enterprise to go wrong. A danger for H OPE VI w ould be tolet the design innovation devolve into a new set of stereotypes, comparable to some of the oldpublic housing stereotypes. Projects can be poorly administered; buildings can be allowed todeteriorate; public spaces can be neglected. However, the HOPE VI program allows for theevolution of real communities, which can act to preserve their physical and social environ-ment over the long term.

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For more informat ion contact :

TH E CON GRESS FOR TH E NEW URBANISM

The Hearst Building, 5 Third Street, Suite 725San Francisco, CA 94103-3202

Tel 415 495-2255; Fax 415 495-1731e-mail: [email protected], website: ww w.cnu. org

C ONGRESSFOR T HE

N EWU RBANISM

For more informat ion contact :

T HE DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT

Washingto n, D .C . 20410-0001


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COMMUNITYCOLLEGE

GOVERNMENTCENTER

HOUSING

PARK

Neighborhood Conveniences.Retail conveniences and

personal services should bewithin walking distance of most homes. Commercial uses should use street-facing architecture tomake pedestrian routesattractive, and "live-work"uses can extend commercial activity and encouragemicro-businesses withina neighborhood.

Diverse Housing. A rich mixof housing types should occur withinneighborhoods, and even within eachblock. To minimize the stigma attached to public housing, distinctions betweensubsidized and market-rate units should be blurred.

Project: Northend Master Pla n, Newport, RI | Urban Design: Calthorpe Associates, Berkeley, CA | Client: The City of Newportand Newport Housing Authority | Timeline: Planning 1998-2000, construction to begin 2000.

Recreation. Informal recreationareas should be within a fewblocks of most homes. Building windows and entries should facethese spaces for informal surveillance and a heightened sense of neighborhood.

Education. Place job skillsand education resourcesnear households who maybenefit most.

Civic Uses. Prioritize revitalizing areas for community resources,such as day care, libraries, or

government centers.

Design Concept: Mixed-useneighborhoods combinecomplementary uses to bringeveryday tasks and needs closertogether. They make it possiblefor people to walk for simpleerrands and are supportive of

transit and bicycling as effectivetransportation options.

Impact: Through redevelop-ment, isolated single-usebuildings are connected intovibrant neighborhoods. Schoolsand day care are located closerto homes and workplaces.People have the opportunityto know and interact withneighbors from all age groupsand walks of life.

MAIN STREET

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CITY-WIDE AND REGIONALCONNECTIONS

Neighborhoods should be connected to re-

gional patterns of transportation and land

use, to open space, and to natural systems.

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Impact: The rigorous guide-

lines for building massing, formand materials will help restorethe community’s unique identity.

Design Concept: ReconnectHouston’s economicallydepressed Fourth Ward todowntown and surroundingcommunitties through arevitalization plan that cel-ebrates the neighborhood’shistoric corridors.

19

The Fourth Ward master plan reconnects the neighborhood withHouston’s downtown.

It is critical to understand a neighborhood’s physical connection toregional systems such as roads and greenways when planning revitalization.

Open spaces, parks, and other community amenities were used toreconnect the community.

To maintain the historic relationship betweenbuilding scale and sidewalk, parking is located at the rear of buildings.

“Historic Corridors”—those streets that retained asufficient mass of significant structures—wereidentified and targeted for appropriate infill.

Project: Fourth Ward Master Plan, Houston, TX | Urban and Architectural Design: Stull & Lee, Inc. | Client: City of Houston, TX |Program: Revitalization for Historic Neighborhood | Timeline: Master plan 1998–1999.


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STREETS

The primary task of all urban architecture

and landscape design is the physical defini-

tion of streets and public spaces as places of

shared use. Neighborhoods should have an

interconnected network of streets and pub-

lic open space.

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Design Concept: New streetswere added to an existing publichousing project in order tosubdivide the project’s super-blocksinto neighborhood scale blocks.

The barren, unclaimed “commonareas” of the project havebeen transformed into a seriesof residential addresses.

Impact: Streets have become afocus of community life withresidents on the porches andchildren in the street. The formerproject is now becoming aneighborhood.

Before plan: The project had super-blocks with undifferentiated open spacethat had become a dangerous no-man’s land.

After plan: Where possible, new streets created blocks similar in size to the

adjacent neighborhood.

Project: Diggs Town Public Housing Transformation, Norfolk, Virginia | Urban and Architectural Design: Urban Design Associates,Pittsburgh, Pennsylvania | Client: Norfolk Redevelopment and Housing Authority | Architects of Record: CMSS Architects | Program:528 units of Public Housing in CIAP program renovation | Cost of site and exterior improvements: $17,000/unit | Timeline: Designed1990–1993, constructed 1993–1995.

Before view: A no man’s land

After view: A neighborly street

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PUBLIC OPEN SPACE

The interconnected network of streets and

public open space should provide oppor-

tunities for recreation and appropriate

settings for civic buildings.

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Resident leaders and cityofficials conduct the ribboncutting ceremony at NewHope Circle.

Construction photo in November of 1997 shows the newneighborhood organized around the central square.

Franklin Square in West Baltimore sets an example for Pleasant View Gardens.

Project: Pleasant View Gardens, Baltimore, Maryland | Urban and Conceptual Architectural Design: Torti Gallas and Partners • CHK, SilverSpring, Maryland | Client: Housing Authority of Baltimore City | Design/Builder: A & R/Harkins Joint Venture | Program: 201 public housingrental rowhouses, 27 for-sale rowhouses, 110 unit senior building, 10,000 sf. Day Care Center, 15,000 sf. recreation center, renovated communitybuilding | Cost of site and exterior improvements: $52,000/unit | Timeline: Designed 1995, construction complete 1998

Named “New Hope Circle” by area residents, the square is thescene of casual neighborhood activity.

Design Concept: A mixed-income neighborhood isformed around new streets anda residential square, an elementthat graces many traditionalBaltimore neighborhoods.

Impact: Residents feel securein a place “where you canwalk through the neighbor-hood at any hour of the nightand feel safe.” Public openspaces with good defensiblespace characteristics contributeto the dramatic improvementin living conditions in thecommunity.

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SAFETY AND CIVICENGAGEMENT

The relationship of buildings and streets

should enable neighbors to create a safe

and stable neighborhood by providing

“eyes on the street” and should encourage

interaction and community identity. Pro-

vide a clear definition of public and private

realm through block and street design that

responds to local traditions.

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Design Concept: Apartmentswere built around an innercourtyard formed by threebuildings. All units enter froma courtyard that provides aprotected place for children toplay and adults to gather.Security is ensured by gates,which are transparent bound-aries that protect private areas

while maintaining their link tothe outside world.

Impact: Residents report thatcommon spaces and buildingdesign has fostered communityinteraction and security. Thecomplex provides affordablehousing to lower incomeresidents, and tenant turnoverhas been low.

Controlled open space is provided in adense, urban setting.

Project: Del Carlo Court, San Francisco, California | Arch itec ts: Solomon Architecture and Urban Design, San Francisco,California | Client: Mission Housing Development Corporation | Program: 25 affordable rental units | Construction costs:$3,784,000 | Timeline: Designed 1991, completed 1993.

By creating places like gardens and courtyards that people can relate to, inhabitants are given a sense of ownership and belonging to their environment.

The new building addresses the street and is compatible with its neighbors.

Street and building design reinforces safeenvironments without compromising accessibility and openness.

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DWELLING AS M IRROROF SELF

Recognize the dwelling as the basic

element of a neighborhood and the key to

self-esteem and community pride. This

includes the clear definition of outdoor

space for each dwelling.

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Concept: If we investi-gated the origins of Jazz,we would understand theorigins of the Porch. Theporch represents the fusionof European and Africanarchitectural expression.The porch serves a dualpurpose: the vestibule tothe occupant’s privateresidence, and the occu-pant’s vestibule to thestreet. Perhaps Architects,Designers, Planners, andOwners should use thescience of Ethnomusicologyfor inspiration whenrevitalizing inner city

communities.

Impact: Regardless of realestate type (home owner-ship, rental, or transi-tional), the residents displaya natural sense of owner-ship in their dwelling andbeyond. This results ingreater social interactionand a higher quality of life.

Project: Concord Village/Eaglecreek HOPE VI, Indianapolis, IN | Contract Administration: Armonics, Inc. Indianapolis,IN | Client: Indianapolis Housing Authority | Archi tect Program Manage r: ARMONICS & Clyde E. Woods Associates,Inc., Indianapolis, IN | Physical Program: Demolition and new construction of 220 Public & Home Ownership HousingUnits and Community Building in the Near Westside of Indianapolis. | Construction Costs: $20,000,000.00

Ms. Ryder’s Grandchildren“On the Porch”Virginia Ryder, President,Resident’s Council

Streetscapes and details from the occupied Concord Village/Eaglecreek HOPE VI development. Residents havetaken ownership of their homes, their porches, and their community.

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ACCESSIBILITY

Buildings should be designed to be acces-

sible and visitable while respecting the tradi-

tional urban fabric.

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Design Concept: Developinnovative designs thatcontinue the best qualities of traditional houses in a newphysical form that eliminatesbarriers for disabled persons.

Impact: Accessible designincreases the supply of barrier-free housing, providesvisitability for as many homesas possible, and provides theopportunity for disabled

persons to fully participate intheir communities.

Project: Strategies for Providing Accessibility & Visitability for Hope VI Homeownership | Consultants: Urban Design Associates,Pittsburgh, PA; Weinstein Associates Architects, Washington, DC; Larry Perry, Architect | Client: HUD Office of Public HousingDevelopment | Program: HOPE VI | Timeline: Completed 1999.

Steps, doorsills and other conventional architectural detailscan become obsticles to disabled persons.

Many homes can be made accessible without sacrificing architectural integrity

TYPICAL DOOR SILL

EXISTING SLAB FOUNDATION

A-4

3

M I N

2 I N

.

NEW CONC. SLAB

EXISTING CONC. SILL

6 IN.

STL. DOOR FRAME

ALUM. & VINYL SADDLE

1/2 IN. EXP. BD-TYP.

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Accessibility is maintained throughout neighborhoods by incorporating curbcuts and eliminating barriers

Sloped walks and wide doors make homes visitable.


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LOCAL

ARCHITECTURAL

CHARACTERThe image and character of new

development should respond to the best

traditions of residential and mixed-use

architecture in the area.

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These are twelve of the twenty-three facade designs for Building Type 1, all of which have essentially thesame floor plan.

Existing Capitol Hill rowhouses

New construction blends into the existing street.

Design Concept: Thevariety of architecturalelements and styles of thesurrounding housing inspireda wide range of facadedesigns, despite similaritiesin plan. The block designstrategy emulates the “3 or 4buildings at a time” natureof the development of theexisting neighborhood.

Impact: Long time residentsand their new neighborsapplaud the architectural“fit” with the neighborhood.Spaces alloted at all incomelevels in the three-tier schemesold quickly, demonstratingthe high desirability of thenew homes even for familieswho have the greatestlocational choice.

Project: Ellen Wilson Neighborhood Development, Washington, DC | Urban Design and Architecture: Weinstein Associates Architects, Washington, DC |Landscape Design: Oehme van Sweden & Associates, Inc. Washington, DC | Client: Ellen Wilson Limited Liability Corporation | Program: 154Cooperative housing units in 92 buildings | Financing: HUD Hope VI and market rate.

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DESIGN CODES

The economic health and harmonious evo-

lution of neighborhoods can be improved

through graphic urban design codes that

serve as predictable guides for change.

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Impact: Six home buildersdeveloped the first stageof Homeownership units andtwo architects designed therental buildings. All designsreflect the character of Louisville’s architecture andcreate a neighborhood withan image that is attractingnew residents in all incomegroups.

Project: Park DuValle HOPE VI Project, Louisville, Kentucky | Urban Design and Pattern Book: Urban Design Associates,Pittsburgh, Pennsylvania | Rental Building Architecture: Stull and Lee, Inc, Boston, Massachusetts and William A. RawnAssociates, Architects | Program: 1100 homes in a mix of single-family, duplex, row, and apartment houses | Timeline: Designed1997–1999, constructed 1998–2001.

Design concept: A PatternBook provides guidelines for

massing and placement of houses as well as an inventoryof correctly proportionedelements such as windows,doors, porches, and otheressential qualities of traditionalLouisville architecture.

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HOPE VI: T HE L ONG V IEW

When public housing was born during the Great Depression, economic hardship was wide-

spread, but poverty was considered temporary. Times would improve. All the same, povertywas understood to be shameful; no family was expected to live in public housing longer thanthey had to. Once incomes rose, tenants were expected—or even required—to move out.Public housing was intended to be clean and decent, it wasn’t intended to be a permanenthome. Little details, like using curtains instead of closet doors, and numbers instead of namesfor buildings, reinforced that impression. Nobody reflected that up-and-out was a recipe forcommunity instability. The result was that cities were loaded with housing projects that wereheaded for implosion. Compare the old policies with those of HOPE VI.

Instead of designing a group of buildings to be temporary way-stations on a family’s climbout of poverty, today, a whole mixed-income neighborhood is designed so that people can livethere permanently if they choose. The building types—houses, rowhouses, and small apart-ment buildings—have been designed to be suitable for family living without the need for largeoperating and maintenance staffs required by high-rise construction. Slum clearance has givenway to historic preservation, repair, and restoration. The emphasis is on designing new devel-opment as a seamless part of larger existing neighborhoods and communities.

Public housing no longer segregates low income families. Instead, it is one element of a larger

policy. Today’s housing policy includes vouchers that provide low-income families with theopportunity to find housing in higher income communities and home-ownership programsthat encourage families with resources to buy into formerly low income districts. The realestate market is used to help shape each project.

Planning now involves community participation. Design solutions respond more to theirimmediate environment. Buildings allow for more diverse tenants and provide more room forindividual and family development.

Of course, it is possible for any enterprise to go wrong. A danger for HOPE VI would be tolet the design innovation devolve into a new set of stereotypes, comparable to some of the oldpublic housing stereotypes. Projects can be poorly administered; buildings can be allowed todeteriorate; public spaces can be neglected. However, the HOPE VI program allows for theevolution of real communities, which can act to preserve their physical and social environ-ment over the long term.

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A BOUT CNU

The Congress for the New Urbanism is a non-profit membership organization

made up of professionals, elected officials, and community activists with interestsincluding architecture, urban design, real estate development, housing andtransportation policy, environmental protection, and civic activism. CNU membersbelieve that compact, pedestrian-friendly neighborhoods are the best buildingblocks for vibrant communities.

A CKNOWLEDGEMENTS

This publication was produced in collaboration with CNU’s Inner City Task Forceand HUD’s Office of Public Investment. The following individuals deserve specialrecognition for their contributions: Elinor Bacon, Jonathan Barnett, Matt Bell,Ralph Bennett, Stephanie Bothwell, Peter Calthorpe, Roma Campanile,Robert Davis, Cynthia Demitros, Olon Dotson, Hope Fang, Robert Freedman,Ray Gindroz, Miriam Gusevich, Christopher Hudson, David Lee, Cheryl O’Neill,Elizabeth Plater-Zyberk, Shelley Poticha, Jeff Riddel, Andy Shafer, Eleanor Smith,Dan Solomon, Matt Taecker, John Torti, Amy Weinstein, Terri Wolfe,Emmanuel Yeow

For more case studies that demonstrate how the Principles for Inner CityNeighborhood Design can be used, visit CNU’s web site: www.cnu.org.


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For more information contact:

T H E C O N G R E S S F O R T H E N E W U R B A N I S M

The Hearst Building, 5 Third Street, Suite 725San Francisco, CA 94103-3202

Tel 415 495-2255; Fax 415 495-1731e-mail: [email protected], website: www.cnu.org

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