Download - East Savannah Gateway course charting
East Savannah Gateway charting the courseWORKING TEAM CHARRETTE | CHOICE NEIGHBORHOODS PLANNING INITIATIVEUrban Collage, Inc. | Quadel Consulting Corporation | The Communities Group | Housing Authority of Savannah | April 2013
ideas and themes to unite esg area in to one.
creating a vision for wheaton street that will guide regulation and investment
setting the conceptual direction for hitch, wessels, and blackshear
introduction 2
chart 1: area 3
chart 2: corridor 5
chart 3: sites 8
EAST SAVANNAH GATEWAY | CHOICE NEIGHBORHOODS PLANNING INITIATIVEUrban Collage, Inc. | Quadel Consulting Corporation | The Communities Group | Housing Authority of Savannah | April 2013
East Savannah Gateway charting the course
EAST SAVANNAH GATEWAY | CHOICE NEIGHBORHOODS PLANNING INITIATIVEUrban Collage, Inc. | Quadel Consulting Corporation | The Communities Group | Housing Authority of Savannah | April 2013 2
East Savannah Gateway charting the course
On Friday March 22 2013, a group ofstakeholders was convened in the trainingroom of the Housing Authority of Savannahtodiscuss issuesand ideasrelatedtophysicalredevelopmentintheEastSavannahGateway.Thegoal of thework sessionwas tomapouta vision for the ESG that could inform thedirectionoftheTransformationPlan,andguideredevelopment / revitalization planning forstrategicHASpropertiesalongWheatonStreetincludingFredWesselsHomes,theHitchVillagesite,andtheEdgarBlackshearcommunity.Thesession lasted approximately four hours andculminated in the observations and thoughtscapturedbelow.
Participants Earline Davis, Housing Authority of Savannah
Rosalyn Truitt, Housing Authority of Savannah
Yolanda Fontaine, Housing Authority of Savannah
Monifa Johnson, Housing Authority of Savannah
Tammy Altizer Brawner, Housing Authority of Savannah
Shaun Vermilyea, Housing Authority of Savannah
Jermaine Durham, Housing Authority of Savannah
Michael Adams, Chatham County – Savannah MPC
Amanda Bunce, Chatham County – Savannah MPC
Jack Butler, Chatham County – Savannah MPC
Leah Michalak, Chatham County – Savannah MPC
Charlotte Moore, Chatham County – Savannah MPC
Martin Fretty, City of Savannah
Barry Baker, City of Savannah
Cristy Lawrence, City of Savannah
Julie McLean, City of Savannah
Peter Shonka, City of Savannah
Tom Stephens, City of Savannah
Taffanye Young, City of Savannah John Sawyer, City of Savannah
Shirley Smith, City of Savannah Gladys Turner, Ben Van Clark Neighborhood Association
Benjamin Green, Wessels Neighborhood Association
Michael Hughes, Thomas & Hutton
Melodee Melin, Quadel Consulting
Jaime Bordenave, The Communities Group
Bill Little, The Hunt Company
Bob Begle, Urban Collage
John Skach, Urban Collage
EAST SAVANNAH GATEWAY | CHOICE NEIGHBORHOODS PLANNING INITIATIVEUrban Collage, Inc. | Quadel Consulting Corporation | The Communities Group | Housing Authority of Savannah | April 2013 3
CHART 1: areastrateGic chaLLenGe:
The first conversation was set against the growing desire for Choice Neighborhoods to be identified as one unique place with an identity embraced by its residents, even if the planning covers several different local (sub) neighborhoods. ESG overlaps no less than ten Savannah neighborhoods; and so the group was encouraged to come up with a unifier that could transcend individual boundaries in a new construct.
• Gateway (All The Way)
The attraction to streets and natural features as neighborhoodidentifiers is not surprising given that the ESG historically was not adistinctplaceliketheOglethorpecity,butwasthemeetingoftwolargerlandscapes–theforest,andtheriverasembodiedbywetlandricefields.Wherethecenterisdrawnnowwasearlieranedge,tracedbythelineofwhatusedtobethe“RoadtoThunderbolt”.Today’sLiberty-Wheaton-Skidawaycorridoroverlaysthisroad,showninwhiteinthe1779mapabove.Throughdiscussion,thegroupintuitivelysensedtheanswer:thatthisroadcannolongeractassimplyaconduitbuthastoberemadeasaplace.
the group was able to better enunciate possible themes when thinking at a smaller scale or in more specifics:• Water/wetlands/river(boathornscanbeheardinESG)
• KeystreetsincludingWheaton-Liberty,President,andGwinnett
• Intensifieddevelopmentaround/nearSpencerElementary
• Asignature“destination”orparktoraisetheimageofWheaton
RESULTING CONCEPTS
COME UP WITH A THEME OR IDEA THAT CAN UNITE THE VARIOUS ESG NEIGHBORHOODS INTO ONE
• East Side • Center / Place
As a result of this, three conceptual areas were identified:
EAST SAVANNAH GATEWAY | CHOICE NEIGHBORHOODS PLANNING INITIATIVEUrban Collage, Inc. | Quadel Consulting Corporation | The Communities Group | Housing Authority of Savannah | April 2013 4
Urban Collage, Inc.Quadel Consulting Corporation
the Communities GroupHousing Authority of Savannah
March, 20130 150 300 600 feet NORtH
CONTEXT MAPEAST SAVANNAH GATEWAYCHOICE NEIGHBORHOODS PLANNING INITIATIVE
CHART 1: area
ParticipantsalsoidentifiedotherassetsthattheTransformationPlancouldbebuilton,aswellaschallengesthatneedtobe
addressedandmissingelementsthatmightbeconsidered:
• AtlasWastebrownfieldsite(nomoneyforremediation)
• Homelessencampments
• TrumanParkway(abarrier)
missing elements:FullyStockedLibrary:Systeminterestedinsatellitelocations.Operatingexpensesanissue
“Walkable”Grocery/Retail:OffWheatonStreettoservecommunity
RecreationalFacilities:i.e.:YMCA
Jobs:BigBoxRetailSites
ASSETS, CHALLENGES, & MISSING ELEMENTS
• CulturalResourcesincludinghistoricchurches
• NaturalResources-WithAmenitiesLikeBoardwalks
• SavannahGardens
• DFCSFacility • NeighborhoodResourceCenter
• SavannahGolfCourseMarketRateBuyer/RenterAmenity
• ExistingEnterpriseZone• Randy’sBBQ
• SavannahHighSchool
• ExistingParksIncludingLowPark
• RiverStreet/SavannahRiver
• SavannahRiverLandingButNeedsAffordableHousing
• W.W.LawCommunityCenterOpportunitytoexpandprograms
• FutureBikeConnectionsthroughESG
• HitchVillageSite
• SavannahEntrepreneurialCenter
• Trustee’sGardenArea
assets:
challenges:
EAST SAVANNAH GATEWAY | CHOICE NEIGHBORHOODS PLANNING INITIATIVEUrban Collage, Inc. | Quadel Consulting Corporation | The Communities Group | Housing Authority of Savannah | April 2013 5
• SavannahGolfCourseMarketRateBuyer/RenterAmenity
• SavannahHighSchool
• SavannahRiverLandingButNeedsAffordableHousing
• W.W.LawCommunityCenterOpportunitytoexpandprograms
• Trustee’sGardenArea
CHART 2: corriDor
• WagnerHeightsneighborhoodasrehab/infill
• HousingfocusforHAS“commercialsite”
• CatalystdevelopmentsiteeastofSpencerES(potentialnon-retaildestinationlikeIslandsYMCA)
• Cultural/tourismdestinationatoldricefields
• FuturebikefacilitiesalongWheaton,President,Gwinnett,Truman
• Possibletrailaccesstowetlandsat(CedarStreet)canal
• Citystreetscape/revitalizationinitiativeonWatersAvenue
• Potential(long-term)streetcaronWheaton,Waters
• NewTrumanParkwayinterchangeunlikely(orverylong-term)
• Threelanesfacilitatehorses(carriagetourtrade)withouttyinguptraffic
• Consistent,unifyingstreetscapewithpedestrian/trafficseparationneeded
• Newbikelanesneeded
**
key outcomes incluDe the following:
strateGic chaLLenGe:CREATE A PHYSICAL VISION FOR WHEATON STREET THAT WILL GUIDE REGULATION & INVESTMENT
• PreservationatBlackshearisimportant(popularwithfamilies,highoccupancy,goodreturn)
• SomeintensificationisappropriateatBlackshearalongWheaton
• PlanstorebuildcourtsatBlackshearbasketballcomplex
• Grocery/pharmacyneededsomewhereincorridor(ornearby)
• Liberty-Randolph-Wheatonareashouldevolveintoadestinationovertime
Wheaton Street has been a subject of revitalization initiatives for several years, but no comprehensive physical visioning has ever been undertaken. Choice Neighborhoods presents the opportunity to create this vision, particularly since the larger neighborhood narrative is also about reclaiming Wheaton Street as a center. The second conversation used the MPC’s recent work on the Unified Zoning Ordinance, and the 2007 President Street Concept Study, as points of departure in creating this vision. Three topics were discussed: future land use / development, corridor mobility, and the street section.
STREET SECTION
MOBILITYFUTURE LAND USE/ DEVELOPMENT
EAST SAVANNAH GATEWAY | CHOICE NEIGHBORHOODS PLANNING INITIATIVEUrban Collage, Inc. | Quadel Consulting Corporation | The Communities Group | Housing Authority of Savannah | April 2013 6
?•Conservation Area•Cultural Destination•Tourism Focus
•HAS ”Commercial Site”
•Blackshear See: Page 8
•Blackshear See: Page 8
•Hitch See: Pages 11-12
•Wessels See: Page 10
•Pending Improvements•Potential For Expansion?
•Streetscape•Bike Facilities•Long-Term Streetcar
REHABILITATED RICE FIELDS
EAST GATEWAY NODE
MIXED-USE “GATEWAY VILLAGE”
HOUSING FOCUS
CATALYST SITE
CATAYST SITE
CATALYST SITE
CATALYST SITE
“GATEWAY VILLAGE”
WHEATON STREET IMPROVEMENTS
WEST GATEWAY N0DE
Access Point / Canal Connection
Long-Term Use Change?
Blackshear Basketball Complex
Neighborhood BusinessEconomic Development Area
Waters StreetRevitalization Effort
Key Intersection• Pedestrian Crossing
?
Historic Commercial /Cultural Heritage Area
Possible Interpretive Trail?
Historic Resources /Neighborhood Landmarks
WHEATON STREET VISION / FRAMEWORK PLANThediagrambelowisthefirstcutatadevelopmentandpublicspaceframeworkthatseekstoreorientWheatonStreetawayfromatrafficconduitandintoaplace.Itfeaturesnewmixed-useandresidentialdevelopmentattwogatewaynodes,andinfillimprovementsthatmediatebetweenthewetlandconservationareaandtheEastSideneighborhood.
Thisconceptincorporatestheinputofthesessionparticipantsandtheideasofthedesignanddevelopmentteam.
CHART 2: corriDor
EAST SAVANNAH GATEWAY | CHOICE NEIGHBORHOODS PLANNING INITIATIVEUrban Collage, Inc. | Quadel Consulting Corporation | The Communities Group | Housing Authority of Savannah | April 2013 7
BROADER CONNECTIONSWhiletheWheatonStreetCorridor,theadjacentneighborhoodsandthewet-landareaarethedefiningelementsoftheEastSavannnahGatewayChoiceNeighborhood,theyoccupyonlythewesternhalfofthestudyarea.Therede-velopmentofSavannahGardensandongoinginvestmentalongPennsylvaniaAvenuemakesitimperativetostrengthenconnectionsbetweeneastandwest.PresidentStreet,GwinnettStreetandEastHenryStreetareallimportantlinks;butGwinnettisapriorityforpedestianimprovementsbecauseofitsdirectre-lationshipwiththeWheatondistrictandanemergingneighborhoodcommercialnodeatPennsylvania.
CHART 2: corriDor
EAST SAVANNAH GATEWAY | CHOICE NEIGHBORHOODS PLANNING INITIATIVEUrban Collage, Inc. | Quadel Consulting Corporation | The Communities Group | Housing Authority of Savannah | April 2013 8
ThisconceptualdiagramsuggeststhatrevitalizingthefrontagealongWheatonstreetcanmakewayforreplacementunitsthataddressthestreetwhilealsocreatingenoughspace
forthepotentialintroductionofnewunitsandroads.
blackshear Demolition strategy
RehabilitatedBuildings
SelectiveDemolition-18Units
new st. lukea. m. e. church
st. paulmissionarybaptistchurch
bunn memorialbaptistchurch2nD mt.
calvarybaptist church
5th streetmissionarybaptistchurch
wheaton st
note: this concept is strictly a study not a development proposal.
CHART 3: sites
BLACKSHEAR STRATEGY
strateGic chaLLenGe:SET THE CONCEPTUAL DIRECTION FOR THE HITCH, WESSELS, & BLACKSHEAR REVITALIZATIONS
The target sites stand as the most tangible
catalysts within the ESG area. The ideas for Hitch establish a fused language of connectivity
to the constitutional framework of the city and its natural assets while assisting in the “branding” of the Wheaton Street corridor. Subsequently, the Wessels and Blackshear revitalization visions
offer proposals for a longer term solution for further integration.
EAST SAVANNAH GATEWAY | CHOICE NEIGHBORHOODS PLANNING INITIATIVEUrban Collage, Inc. | Quadel Consulting Corporation | The Communities Group | Housing Authority of Savannah | April 2013 9
P
P
P
P
P
P
phase 1 infiLL: ±18 units|type: townhome
phase 2 infiLL: ±43 units|type: townhome
potentiaL new roadway
potentiaL parkinG area- requires further study
proposed streetscape improvement areas
rehabiLitated buiLdinGs
blackshear infill strategy
P
wheaton st
new st. lukea. m. e. church
st. paulmissionarybaptistchurch
bunn memorialbaptistchurch
2nD mt. calvarybaptist church
5th streetmissionarybaptistchurch
note: this concept is strictly a study not a development proposal.
CHART 3: sites
EAST SAVANNAH GATEWAY | CHOICE NEIGHBORHOODS PLANNING INITIATIVEUrban Collage, Inc. | Quadel Consulting Corporation | The Communities Group | Housing Authority of Savannah | April 2013 10
ThisconceptsuggeststhattherevitalizationofWesselscancomeaboutwithstrategicsurgicalmoves.Byreplacingamini-
malamountofunitsandrehabiliatingtherest,itallowsforgreaterconnectivityandtheimplementationofnewunits.
wessels Demolition strategy
RehabilitatedBuildings
Selective±44Units+Demolition-Office/CommunityCntr.
e. oGLethorpe ave.
e. president st.
ran
do
Lph s
t.
hit
ch
sit
e
note: this concept is strictly a study not a development proposal.
CHART 3: sites
WESSELS STRATEGY
EAST SAVANNAH GATEWAY | CHOICE NEIGHBORHOODS PLANNING INITIATIVEUrban Collage, Inc. | Quadel Consulting Corporation | The Communities Group | Housing Authority of Savannah | April 2013 11
P
P P
P
P
P
P
PP
P
P
P P
P
phase 1 infiLL: ±44 units|type: 2/3 story waLk-up
phase 2 infiLL: ±70 units|type: 3 story senior housinG
potentiaL new roadway
potentiaL parkinG area- requires further study
proposed streetscape improvement areas
rehabiLitated buiLdinGs
e. oGLethorpe ave. extension
e. perry street extension
wessels infill strategy
P
hit
ch
sit
e
ran
do
Lph s
t.
note: this concept is strictly a study not a development proposal.
CHART 3: sites
EAST SAVANNAH GATEWAY | CHOICE NEIGHBORHOODS PLANNING INITIATIVEUrban Collage, Inc. | Quadel Consulting Corporation | The Communities Group | Housing Authority of Savannah | April 2013 12
Thisconceptstudiesthepossibilityofsmall,connectedblocksbyutilizing
offsitelandasthelocationforthecom-munitycenter/library.Thiscreatesan
openingfortwomorehousingblocksandgreaterconnectivitytothewest.
0 50 100 200 feet
offsitearchitecturaL controLsneeded on edGes
e. oGLethorpeavenueextension
WESSELS
WESSELS
unbuiLdabLe area±12 ft. beLow site Gradestormwater mitiGation open space asset
±36units
±40units
±38units
±24units
±24units
±48units
±46units
±24units
±24units
centraL missionarybaptist church
second ebenezerbaptist church
±80units
±28units
WHEATON ST.
EAST PERRY ST. (EXTENSION)
Option“A”TotalUnits:+/-388not incLudinG offsite
communityamenity center
“hitch square”at deveLopment Grade
unbuiLdabLe area±12 ft. beLow site Gradestormwater mitiGation open space asset
note: this concept is strictly a study not a development proposal.
CHART 3: sitesHITCH OPTION “A”
EAST SAVANNAH GATEWAY | CHOICE NEIGHBORHOODS PLANNING INITIATIVEUrban Collage, Inc. | Quadel Consulting Corporation | The Communities Group | Housing Authority of Savannah | April 2013 13
ThisconceptfollowsthesamenotionofOption“A”butmaintainsalldevelopmentonsite.Inordertoachieveaunitcount
closetothefirstoption,twoblocksmustbeconsolidated.
HITCH OPTION “B”
offsitearchitecturaL controLsneeded on edGes
communityamenity center
WESSELS
WESSELS
unbuiLdabLe area±12 ft. beLow site Gradestormwater mitiGation open space asset
±100units
±38units
±24units
±24units
±46units
±24units
±100units
±28units
WHEATON ST.
EAST PERRY ST. (EXTENSION)
0 50 100 200 feet
Option“B”TotalUnits:+/-384
note: this concept is strictly a study not a development proposal.
unbuiLdabLe area±12 ft. beLow site Gradestormwater mitiGation open space asset
“hitch square”at deveLopment Grade
e. oGLethorpeavenueextension
centraL missionarybaptist church
second ebenezerbaptist church
CHART 3: sites
EAST SAVANNAH GATEWAY | CHOICE NEIGHBORHOODS PLANNING INITIATIVEUrban Collage, Inc. | Quadel Consulting Corporation | The Communities Group | Housing Authority of Savannah | April 2013 14
0 15 30 60 feet
0 15 30 60 feet
HALF BLOCK LAYOUT
FULL BLOCK LAYOUT
SAMPLE DENSITY TESTS
CHART 3: sites