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Missing Middle Design Competition 2015 Challenge Opportunity the Neighborhood Main Street Node Approach

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Missing Middle Design Competition 2015 Challenge Opportunity the Neighborhood Main Street Node Approach The Neighborhood Main Street Node Approach Mind the Gap MIND THE GAP illustrates an approach to building Missing Middle housing in a Neighborhood Main Street Node within a mixed-use district in a large-sized city along a commercial corridor. The district consists of varied, mostly traditional and historic structures with heights ranging from APPROPRIATE BUILDING TYPES Missing Middle Design Competition 2015 one to four stories. This Neighborhood Main Street Node is in need of revitalization and reinvestment, including services within walking distance that provide day-to-day amenities and small local businesses. MIND THE GAP shows how medium-density housing can be appropriately In a Neighborhood Main Street Node, a number of integrated into this context. building types may be successful and well-received. Challenge Live/Work Units Stacked Units Mid-Rise Apartments Courtyard Apartments Vertical Mixed-Use Like other urban areas around the country, Michigan communities face a shortage of Missing Middle Housing. These housing options fill the void between single-family homes and high-rise apartment buildings, offering affordable medium-density residential units, typically inserted into tight sites in previously developed areas and within walkable mixed-use environments. They offer sustainable living to a broad range of people, and the market for these housing options continues to grow. Unfortunately, a number of obstacles – regulatory, financial, and perceptual – still exist to building the Missing Middle and must be addressed before these housing types can become realized solutions to our communities’ needs. LOCAL CONTEXT ANALYSIS Regulations Financing Perception While there may be a HOUSING DESIGN WHAT’S Conventional zoning Financing mixed-use projects Lack of information and perceived value in number of appropriate THE walkable urbanism development Policy + Planning Architecture + Site Community PROBLEM building types, the Understand local regulatory and planning Understand the unique qualities of the site and Understand how to preserve and enhance WHY IT Missing Middle housing typologies and Financing walkable mixed-use projects has Many developers still lack an understanding optimal housing solution conditions – what’s allowed, required, and its surroundings to create context-sensitive local character in the form and character of DOESN’T associated densities and building footprints typically been more difficult than financing and appreciation for the value in urbanism encouraged. Work to remove obstacles that architecture and site design. new development. Calibrate design solutions impede Missing Middle housing and mixed-use to reflect the local context, demographics, WORK do not fit the standards in typical single- single-use projects. Developers have often and walkability. Because there is such family and multi-family residential zones; had to put financing together from multiple a shortage of Missing Middle housing for a particular site will neighborhood development. ARCHITECTURE AND SITE CONSIDERATIONS: culture, and traditions. however, that very building diversity sources, and equity investors have limited products, there is a lack of comparable • Adjacent buildings and blending of densities are inherent their investments in these projects to the projects for developers to base their take into consideration PLANNING AND POLICY TOOLS: • Right-of-way composition COMMUNITY DESIGN CONSIDERATIONS: in neighborhoods where Missing Middle “patient capital” part of their portfolios. anticipated return on investment. • Form-Based Code – Sidewalk and streetscape amenities • Building types and unit sizes housing exists. However, financing is getting easier, The development industry has resisted the unique policy, • High-quality public realm – Transit availability • Shared indoor spaces Minimum parking requirements attached especially since it has been documented - change, in part because a shift to building • High level of transit service – Bike lanes • Shared outdoor spaces to land use zones lead to an oversupply particularly in Metro Detroit - that buyers and new housing types can be costly and site, and community • Reduced parking requirements calibrated to – On-street parking • Shared resources, such as transportation, of personal parking, making housing less tenants are willing to pay a substantial price difficult. This can be compounded by the community needs (parking maximums, on- – Traffic lanes energy, and storage affordable and encouraging car-culture premium for residential and office space in perceived difficulty of retrofitting suburban attributes. street spaces) • Topography • Neighborhood retail and service amenities instead of walkable urbanism. walkable urban places. areas and building compatible infill • Developer-provided mobility, such as car • Ecology share, secure bike parking, and transit passes With a strong focus on land use, development. When all three essential contexts are considered, we conventional zoning does not regulate Other developers may still argue that gain the ability for housing to respond to the needs - or prioritize the public realm inherent to Michigan homebuyers want luxury and both vital and colloquial - of the people it serves. walkable, mixed-use neighborhoods. space rather than walkability and transit, despite the trends of Baby Boomers and Millennials. MIND THE GAP arrives at a HOW Form-Based Code is an effective alternative In the planning and entitlement phase, Documentation and case studies at the local The illustration below is an initial “hybrid” design which tests IT CAN to conventional zoning, allowing a variety of developers should consider seeking reduced and peer community level can provide fact- CHANGE housing types and promoting a high-quality (or no) parking requirements and liberalized based evidence on the value of walkable several small-scale housing public realm. height and floor-to-area (FAR) limits, which urbanism. glance at how the local context Municipalities should work to reduce parking can help make a proposal financially The development community in Michigan analysis is applied to a particular site. types in one building and requirements - there are multiple strategies feasible. A developer planning to include should work together to aggressively to do so - with the ultimate goal of reducing open space should seek to monetize that promote the “Missing Middle” in Michigan, creates the possibility for a auto-dependency and getting the supply of value and leverage it for reduced parking or sharing first-hand success stories and parking closer in line with the true demand. added height or density. the impressive figures and reframing the range of shared spaces and Economic development tools such as conversation about housing. Tax Increment Financing and Special ADJACENCIES - REAR resources. This model is Assessment Districts can also be explored with the support of the public sector. Behind the site, off the commercial corridor, is flexible and adaptable to a predominantly single-family residential homes. community’s needs. Opportunity ALLEY ADJACENCIES - SIDE While it may require mitigation, the rear alley is a The site sits between two existing, vacant buildings. significant asset to be utilized and enhanced. It One is a four-story, multi-family residential building is essential to providing vehicular access to the with windows and an arched walkway adjacent to It makes good economic, social, and environmental sense to change the way we view and build housing and buildings and to maintaining a quality pedestrian- the infill site. It is of historic character and has high neighborhoods in Michigan. oriented environment on the street. The alley can potential for renovation. also provide functional and attractive pedestrian pathways, green infrastructure, and front doors to Economically, there is pent-up market demand for walkable neighborhoods of which Missing Middle housing is garages and carriage homes. PARKING REGULATIONS essential. Simply put, it’s what the people want: young singles and couples, traditional and nontraditional families, Progressive parking regulations allow on-street empty nesters and retirees, and multi-generational homes all contribute to the growing demand for a greater variety of parking to be counted toward the minimum housing choices in walkable communities. Missing Middle housing types offer a comfortable level of density, walkability, requirements for a development. Coupled with ADJACENCIES - SIDE New Urbanism parking standards and quality transit amenities, and choice in environments that can accommodate the changing needs of people of all ages and abilities The site sits between two existing, vacant buildings. service, the proposed development can minimize over time. One is a one-story auto-oriented commercial parking and prioritize pedestrian-oriented features. building. Architecturally, it is of little value but has interesting re-use potential if converted for more Socially, Missing Middle housing types are readily adaptable to the needs of today’s and tomorrow’s changing social active commercial use that maximizes the corner. ADJACENCIES - FRONT trends. By adapting classic design with innovative systems, Michigan communities have the opportunity to address The buildings establish the build-to lines for the new Buildings across the street include retail and changing demographics and housing needs with residences that emphasize efficient use of space for shared amenities, development. restaurant uses consisting of one- and two-story
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