PORTFOLIO PLANNING & URBAN DESIGN YEARS40+ OF INNOVATIVE PLANNING AND COMPREHENSIVE DESIGN SOLUTIONS
Design Collective is a 100% employee LEGAL NAME -owned multi-disciplinary design firm Design Collective, Inc. headquartered in Baltimore, Maryland. OFFICE LOCATIONS The firm’s practice includes projects Baltimore in over 30 states, and in China, South 601 East Pratt Street, Suite 300 Africa, and India. Design Collective offers Baltimore, Maryland 21202 design expertise in planning, architecture, 410.685.6655 landscape architecture, interior design and graphic design. For many of our clients, Chicago these design disciplines coalesce to create 9 W. Washington Street, 4th Floor design solutions. Chicago, Ill 60602 312.625.4747
At Design Collective, we firmly believe that WEBSITE truly great places generate more value than www.designcollective.com they actually cost to create – on a multitude of scales. We design places where people CORPORATE STRUCTURE want to be and be seen; places where Parent Company people want to live, learn, work and play; places that encourage investment FORM OF COMPANY Corporation on financial, social and emotional levels to keep them coming back or convince SERVICES them to stay. Our more than 300 awards • Urban Design & Planning for planning and design excellence are a • Architecture testament to our approach and the quality • Interiors of our work. • Landscape Architecture • Environmental Signage & Graphics
CORE COMPETENCIES 100% • Urban Design & Infill Development EMPLOYEE OWNED • Mixed-Use Multi-Family • Urban Open Space
350+ 50 REGISTERED IN DESIGN AWARDS LEED BUILDINGS 28 STATES Design Collective’s broad planning Design Collective’s planning projects vary experience, informed by our diverse greatly, from as small as a few city blocks architecture practice, enables us to deliver to projects as large as several thousand creative and realistically prescribed acres. In many instances, and serving as planning solutions for diverse project the Prime Contractor, Design Collective types. The firm has prepared master plans manages and coordinates a team of market for mixed-use development, downtown and economic development consultants, and corridor revitalization, office and traffic and transportation consultants, CREATING commercial development, new urban and environmentalists and engineers, to ensure mixed-use neighborhoods, transit-oriented our projects address traffic and transportation A TRUE SENSE OF development, institutionala and college needs, are informed of realistic market and campuses, industrial and Brownfield’s sites. economic considerations, and address local regulatory constraints. Our planning projects COMMUNITY attempt to extract the essence, “local flavor” and character of a place. PURPLE LINE CORRIDOR STUDY M-NCPPC PRINCE GEORGES COUNTY, MARYLAND COMPLETED: 2013
The Purple Line Corridor Access Study is a comprehensive Through extensive community engagement the team has transit oriented development plan for the future Purple suggested a plan that will help Prince George’s County Line light rail line station areas. The study focuses create transit-oriented, pedestrian-friendly mixed-use on five planned station areas along the Purple Line developments at the five targeted Purple Line stations. throughoutPrince George’s County, including UMD-West Campus, College Park-UMD, M-Square(River Road), Riverdale, and Beacon Heights (Riverdale Road).
Each station area was studied to create a plan that addresses future land use, TOD opportunities and constraints, economic feasibility and fisical impact of any development, planning and policy options to attract development, infrastructure and services needs assessment, initial concepts for station area development, opportunities for community revitalization and reinvestment and implementation strategies for the plan.
7 6 LARGO TOWN CENTER M-NCPPC LARGO, MARYLAND COMPLETED: 2012
The Largo Town Center Sector Plan includes approximately The master plan process included 4 public workshops, 713 acres of land, with 208 acres of which are vacant, each building upon the previous, with presentations surface parking or underdeveloped. A primary goal of the followed by roundtable discussions. Participants were master plan is to revitalize the area surrounding the Largo asked to mark-up base maps, evaluate picture icon cards of Town Center Metro Station – with a focus on transforming “preferred Development Scenarios,” evaluate 3-D Sketch- an existing suburban shopping center, office park, and Up models that depicted development mass, scale, and auto-oriented development into a denser, mixed-use, and height, and assist the planning team in defining overall walkable transit-oriented environment. goals and objectives. Key plan goals, developed with public input during these workshops, included 1) increasing the street network to create a pattern of small, walkable blocks; 2) encouraging higher densities and taller, mixed- use buildings closest to transit and transitioning in scale to existing neighborhoods; 3) adding meaningful public open spaces to support events and activities; and 4) creating a more robust multi-modal transportation system that would enable road diets and conversion of 1-way streets to 2-way.
9 8 GREENLEIGH AT CROSSROADS ST. JOHN PROPERTIES WHITE MARSH, MARYLAND COMPLETED: 2014
Creating a live/work/play environment with a mix of mid-rise The residential neighborhoods comprising Greenleigh are Class A commercial office buildings, retail amenities, and a envisioned to emulate the design principles of Traditional variety of housing options developed within the framework Neighborhood Development (TND) which include short, of a walkable, pedestrian-friendly community. walkable blocks; a connected street grid designed for all users, including pedestrians, cyclists, and motorists; Baltimore Crossroads is a 1,000 acre masterplanned, a network of open spaces including plazas, squares, mixed-use community located 3 miles east of I-95 on White greens, parks, and trails to provide a variety of recreational Marsh Boulevard/MD Route 43 in the White Marsh area of opportunities; and a variety and mix of residential types Baltimore County. close to neighborhood-serving retail and employment options. TND communities are structured with one or more Comprising 200 acres of Baltimore Crossroads, Greenleigh neighborhoods sized to a five-minute walk or roughly a is planned to include approximately 1,700 residential units, quarter mile from center to edge. 500,000 square feet of office space, and 100,000 square feet of retail. The residential units proposed include a mix of single-family attached (townhouses), single-family detached, apartments, and/or condominium units.
11 10 TRANSIT DISTRICT DEVELOPMENT PLAN M-NCPPC COLLEGE PARK, MARYLAND COMPLETED: 2014
MNCPPC engaged Design Collective to plan 300 acres of land in the historic towns of College Park and Riverdale Park, MD. The study area is home to the College Park/ University of Maryland Metro Green Line station, a MARC station, and is the site of 2 of 22 proposed new Light Rail Stations. The College Park-Riverdale Park Transit District Development Plan included a 9-month public planning process, resulting in support for rezoning for denser, mixed- use, transit-oriented development. Participants evaluated several land use scenarios, 3-D models, traffic impacts, and multi-modal transportation investments, together with urban, architecture, and streetscape design objectives. Lake Artemesia
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Prince George’s County Planning Department Prince George’s County Planning Department Street Hierarchy Plan Diagram Prince George’s County Planning Department Prince George’s County Planning Department Street Network Plan THE MARYLAND-NATIONAL CAPITAL TDDP Neighborhoods Plan Diagram THE MARYLAND-NATIONAL CAPITAL THE MARYLAND-NATIONAL CAPITAL Open Space Network Plan Diagram THE MARYLAND-NATIONAL CAPITAL Land Use Diagram PARK AND PLANNING COMMISSION College Park - Riverdale Park TDDP PARK AND PLANNING COMMISSION College Park - Riverdale Park TDDP PARK AND PLANNING COMMISSION College Park - Riverdale Park TDDP PARK AND PLANNING COMMISSION College Park - Riverdale Park TDDP 13 12 ROUTE 1 CORRIDOR PLAN COLLEGE PARK CITY - UNIVERSITY PARTNERSHIP COLLEGE PARK, MARYLAND COMPLETED: 2014
The Route 1 Corridor Plan was prepared for the College The vision was developed during a series of community Park City-University Partnership. The study area includes workshops with key property owners, developers, approximately 8 blocks in downtown College Park, MD, University of Maryland and City of College Park along Route 1 (Baltimore Pike). Property owners and key representatives, and local elected officials. The master plan stakeholders included the University of Maryland, the City calls for new mixed-use development with Housing above of College Park, numerous private land owners, and several retail on the west side of Route 1 and office above retail on historic neighborhoods and area residents. The objectives the east side of Route 1. An historic, but vacant, school is of the plan included, among others: targeted for adaptive use as daycare and a new City Hall. The plan includes a small central green and plaza to be 1. Establish a vision with community input for the used for civic, cultural, and seasonal events. Streetscape transformation of Route 1 into a more walkable, mixed- improvements include wider sidewalks, landscaping, use, main street environment; improved lighting, street trees, and signage. Some infill 2. Prepare detailed site plans for key opportunity sites for townhouses are targeted for faculty and staff housing. redevelopment, The plan has received overwhelming support from all area 3. Rehabilitation, and infill new construction strategies; stakeholders and property owners. 4. Identify streetscape, open space, connectivity, and bicycle facility improvements to make the corridor less auto-oriented and more pedestrian, bike, and transit friendly; 5. Identify candidate buildings for demolition, property assemblage, and new construction; 6. Identify land use, building height, and phasing strategies for redevelopment.
15 14 DOWNTOWN COLUMBIA & WARFIELD - MASTER PLAN & STREETSCAPE KETTLER CONGRESS OF NEW COLUMBIA, MARYLAND URBANISM CHARTER COMPLETED: ONGOING AWARD WINNER
The Town Center for Columbia, one of the country’s first Mall parking lots become pedestrian-scaled blocks with planned communities of the 1960’s, was envisioned as a housing and office above shops, obsolete buildings are vibrant, mixed-use, urban environment that would provide demolished, a new corporate boulevard aligns the north jobs, retail, and other destination uses for the 14,000-acre side of Symphony Woods, two transit stations are included town. Today, Columbia’s Town Center is a mostly auto- to accommodate future rail and/or Metro service, and oriented destination, which includes a hugely successful Little Patuxent Parkway is transformed into a four-lane and economically viable 1.4 million SF regional mall, street with on-street parking, shops, cafes, housing and office buildings, restaurants, and a beautifully landscaped office buildings facing the street. The plan includes the waterfront park, amphitheatre and promenade. extension of nearby neighborhood streets to better link the neighborhoods to the Town Center. New greens, squares, Design Collective led a week-long design charrette in an and plazas are located at key intersections. Terminated effort to establish a new 30-year vision for the Town Center. vistas and other important sites are reserved for civic and Over 1,000 residents participated. The comprehensive cultural buildings. The plan also recommends demolishing plan illustrates how the 500-acre Town Center could be the mall to complete the urban fabric of streets and blocks, transformed into a walkable, urban environment. transforming the Town Center into a walkable downtown.
17 16 MAPLE LAWN GREENEBAUM ENTERPRISES FULTON, MARYLAND COMPLETED: ONGOING
The master plan for this 600-acre TND recommends four distinct residential neighborhoods – each with an identifiable urban center and green space. As a sustainable development, Maple Lawn effectively combines 1.2 million SF of commercial and retail space with 1,340 residential units.
19 18 DOWNTOWN FREDERICK REVITALIZATION PLAN CITY OF FREDERICK GREAT AMERICAN FREDERICK, MARYLAND MAIN STREET AWARD COMPLETED: 2002 WINNER
Downtown Frederick, MD suffered from intense flooding The master plan outlined disposition strategies for the until a $60 million infrastructure investment was completed sale and development of city-owned land, recommended in 1993. Additionally, the city acquired more than 28 acres construction of public parking structures, required a of private property as part of the East Street extension. balance of historic preservation and adaptive use with As a result, the downtown was left with large swaths new infill construction, and recommended an “industrial- of underutilized industrial properties and unsightly mill” architectural and urban design aesthetic for new infrastructure. development. Based upon a comprehensive market demand analysis by Randall Gross Development Economics, Through a week long public planning and design charrette, our team’s economic consultant, the plan suggests 400,000 Design Collective prepared a redevelopment strategy for SF of office, 150,000 SF of retail, and 300 new residential the study area including urban design, land use, design units. At the time of the plan, combined public and private guidelines, transportation, connectivity, open space, and sector investments were estimated to generate 1500 jobs infrastructure improvements. The charrette included and $2.5M in net new annual city and county property taxes. participation from historic preservation advocates, developers, property owners, the City’s economic Since the plans adoption, over $150 million of private development agency, residents, and small business owners. investment has led the transformation into a vibrant, mixed- The proposed redevelopment strategy received virtually use, transit-oriented district, including: 1) a new MARC unanimous approval from charrette participants. commuter train station; 2) South Market Center, 42,000 SF office/retail (architecture by Design Collective); 3) Maxwell Place, 68-unit condo building (architecture by Design Collective); 4) Carroll Creek Park, a $10 million public park; and 5) two public parking structures that support downtown businesses.
21 20 DOWNTOWN PROVIDENCE MASTER PLAN CITY OF PROVIDENCE - DEPARTMENT OF PLANNING & DEVELOPMENT PROVIDENCE, RHODE ISLAND COMPLETED: 2008
As part of Providence’s 2020 Plan, Design Collective The week was organized so that a single day focused facilitated a charrette to prepare a master plan for on each of the 4 districts, 1 day on building heights/ downtown , including Capital Center, Downcity, Jewelry FAR/density, and 1 day to wrap-up and present. Among District, and Old Harbor. The 1-week charrette included numerous recommendations were strategies for adaptive input from developers, property owners, local businesses, use, infill development, a downtown-wide shared parking residents, public and elected officials (the Mayor), non strategy, and provisions for a future streetcar. Most profits and neighborhood groups, and numerous other significantly was the overwhelming support to demolish stakeholders. and relocate the I-195 bridge, and reconnect Old Harbor to the rest of downtown.
23 22 HOUSING HEROES CASCADE VILLAGE AWARD AKRON METROPOLITAN HOUSING AUTHORITY SMART GROWTH AWARD AKRON, OHIO COMMUNITY COMPLETED: 2006 IMPACT AWARD
Elizabeth Park was a neglected public housing complex in the low-income neighborhood of North Hills, and along Howard Street, a once thriving African American cultural district. Through a weeklong public design charrette, Design Collective helped residents plan a new mixed- income neighborhood, a revitalized Howard Street, and new trails and greenways to link to nearby amenities.
The master plan follows the principles New Urbanism, and includes a diversity of housing types, market-rate and affordable, and both rental and for-sale. New retail, mixed- use, a new school, ball fields, community center, daycare, and medical offices were identified along Howard Street to serve as catalysts for corridor revitalization. Now called Cascade Village, the project has won a Housing Heroes Award, a Smart Growth Award, and a Community Impact Award.
25 24 COLLEGE PARK-RIVERDALE PEARL TRANSIT *
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Prince George’s County Planning Department THE MARYLAND-NATIONAL CAPITAL Building Height Plan Diagram MNCPPC engaged Design Collective to plan 300 acres of The master plan prescribes policy recommendations to PARK AND PLANNING COMMISSION College Park - Riverdale Park TDDP land in the historic towns of College Park and Riverdale maximize transit ridership, minimize traffic impacts, advance Park, MD. The study area is home to the College Park/ economic and neighborhood goals, preserve the Anacostia University of Maryland Metro Green Line station, a MARC River corridor, link to the existing Anacostia Tributary Trail station, and is the site of 2 of 22 proposed new Light Rail network, support infrastructure investments, and advance Stations. The College Park-Riverdale Park Transit District Complete Streets strategies and road diets. Development Plan included a 9-month public planning process, resulting in support for rezoning for denser, mixed- use, transit-oriented development. Participants evaluated several land use scenarios, 3-D models, traffic impacts, and multi-modal transportation investments, together with urban, architecture, and streetscape design objectives. The master plan, Sector Plan, and rezoning have been approved by County Council.
27 26 ELKTON DOWNTOWN MASTER PLAN WILMINGTON AREA PLANNING COUNCIL ELKTON, MARYLAND COMPLETED: 2010
The Town of Elkton, with a population of 15,000, serves focused on encouraging infill and mixed-use development as the county seat for Cecily County. Old Baltimore Pike near the station, re-establishing rail service, and creating is the town’s historic Main Street, at one time the primary a link from “Train to Main.” Plan recommendations include thoroughfare between Baltimore and Wilmington. Today, retail, office and residential mixed-use development to Route 40 serves as the primary north-south route, by- “complete the urban fabric,” streetscape improvements to passing the downtown. As the county seat, several establish a pedestrian and cycle friendly environment, and institutions and government offices call Elkton home infill restaurants, galleries, and other evening retail uses including Union Hospital, Cecil College, and the County along the route to draw people to Main Street, a short walk Board of Education. from the station.
Although downtown and Main Street are largely stable, The planning efforts involved educating the community growth over the last several decades has occurred in the through participatory meetings and workshops regarding form of commercial strip development along Route 40, Smart Growth and TOD principles and benefits; balancing with little development investment downtown. WILMAPCO traffic, transit, parking, and intermodal functional needs and the Town of Elkton engaged Design Collective to lead with mixed-use, development possibilities; addressing the effort to establish a Master Plan for the historic town. pedestrian, bus, kiss ’n ride, and vehicular circulation and Master plan goals included reinvigorating the downtown safety needs and conflicts; addressing varied property and Main Street, growing existing institutional, medical, and owner considerations; preparing a visionary, flexible, and government employment opportunities, and reintroducing market-driven plan with realistically supportable land use a rail stop in Elkton at the historic, but vacant, train station, recommendations; and defining implementation strategies, filling a 20-mile gap in public rail service in the Northeast policies, and priorities. Corridor (NEC). In order to achieve these goals, planning
29 28 HARFORD ROAD CORRIDOR REVITALIZATION BALTIMORE COUNTY DEPARTMENT OF PLANNING PERRY HALL, MARYLAND COMPLETED: 2009
HARFORD ROAD - STAGE 1 TRANSFORMATION
Baltimore County, Maryland’s 2040 comprehensive plan Through creation of a public awareness campaign, aided anticipates 57,000 new residents and 44,000 new jobs. by research and a mobile presentation prepared by Design The plan anticipates the need for upwards of 15,000 Collective, the county has built support for intensifying acres to accommodate the expected growth. Since this development along and retrofitting its existing commercial HARFORD ROAD - STAGE 2 TRANSFORMATION would require revisiting the county’s urban-rural boundary, corridors. The policy presentation outlines both county- extensive rezoning, and extension of water and sewer, wide and community benefits, steps and strategies for there was a need to explore more creative and sustainable redevelopment, necessary design standards, and policy ways to grow. recommendations needed for support and implementation.
HARFORD ROAD - STAGE 3 TRANSFORMATION
31 30 PERRYVILLE DOWNTOWN MASTER PLAN TOWN COMMISSION OF PERRYVILLE PERRYVILLE, MARYLAND COMPLETED: 2011
Located at the southern end of the Susquehanna River as to promote local and regional walking, bicycling and and the head of the Chesapeake Bay, the Town of transit use. Identified in the town’s Comprehensive Plan, the Perryville, with a population of 4,000, is currently poised TOD study focuses on three primary revitalization areas, for major growth as a result of the military-base relocation including: the Rodger’s Tavern waterfront, the MARC Train and closure (BRAC) activities of the federal government, Station and adjacent trailer park, and the area around the estimated to bring approximately 40,000 jobs to the existing Town Hall. surrounding area. The town is also the northern terminus of the MARC commuter rail to Baltimore and Washington Goals of the master plan include creating a “heart” for D.C. and has experienced expanding ridership over the downtown with a central square and new town hall, recent years. identifying strategies to enhance community character in Perryville, encouraging infill development to help reconnect In concert with local and state Smart Growth policies the urban fabric, and embracing the town’s history while and economic development initiatives and in partnership preparing for its future. The master plan is a result of, with the Town of Perryville, WILMAPCO, the New Castle and follows critical public input received from numerous County MPO, and Cecil County engaged Design Collective stakeholder interviews, intercept surveys, and educating to develop a Master Plan and a Greenway plan to help the community through participatory meetings and guide development, policy, and infrastructure investments workshops regarding Smart Growth and traditional town needed to support town goals. The plans aim to promote planning principles and benefits. opportunities for transitsupportive redevelopment as well
33 32 DAVIDSON NC73 MASTER PLAN TOWN COMMISSION OF DAVIDSON DAVIDSON, NORTH CAROLINA COMPLETED: 2005
Design Collective was retained to facilitate a week- Design Collective developed a plan, that when long charrette and develop a land use and economic implemented, will provide the town with a network of development plan for the town of Davidson located in streets and a variety of street types, a series of distinct North Carolina. Davidson is an award-winning, smart- walkable neighborhoods, a range of building types growth community with a desire to increase office and and uses, a variety of open spaces, a green network of light industrial tax revenues, maintain viewsheds, while pedestrian pathways, and a range of housing types. It is developing walkable, livable and sustainable mixed-use estimated that 2.6 million SF of commercial space will be neighborhoods. Charrette participants expressed concern developed and 3,770 new jobs created. The plan is phased about dwindling greenfields, suburban sprawl, the desire to allow for planned and flexible improvements over five- for compact development, connectivity, traffic and phasing - and 10-year periods with full build-out expected in 30 years. common themes that contributed to the master plan for the 1600-acre study area.
35 34 EAST LIBERTY REVITALIZATION PLAN THE MOSITES COMPANY PITTSBURGH, PENNSYLVANIA COMPLETED: 2012
Prior to the revitalization plan, East Liberty included several Higher density mixed-use buildings, including retail with high-rise public housing buildings, vast areas of surface apartments above and much needed neighborhood parking, underutilized and vacant structures along Penn services, are proposed in the downtown area while Avenue (the area’s mainstreet), and a four-lane, one-way a transition to lower density, residential buildings are road, Penn Circle, that isolated the public housing and proposed closer to the existing neighborhoods surrounding downtown from adjacent neighborhoods. the downtown.
The neighborhood revitalization plan includes an 80-acre, To date East Liberty has made great strides in implementing 50-block area in East Liberty and was prepared during and the master plan, with several new mixed-use residential directly following a series of design workshops with area developments, new retail including Target and Whole residents, stakeholders, and city officials. The plan call for Foods, as well as the Phase I reconstruction of Penn Circle. the demolition of non-contributing structures, contextual infill development, and reconstruction of Penn Circle back to its historic neighborhood-oriented scale, with on-street parking, building frontage, and two-way traffic, as a way to rebuild the neighborhood into a more pedestrian-oriented EXISTING CONDITIONS community. The plan includes a mix of housing, all of unique and contextual East Liberty architecture.
37 36 Design Collective, Inc. WESTMINSTER TOWN CENTER PLAN Master Plan 11
3. Define and reinforce key intersections with key buildings and Figure 23 civic spaces. Town Center & Area Activity Centers Map 4. Program the Town Center with a series of places, events, attractions connecting key civic buildings and open spaces. 5. Strengthen connections between the Town Center and other TOWN OF WESTMINSTER MASTER PLAN activity centers. 6. Create a better transition between Town Center uses. TOWN OF WESTMINSTER 7. Establish a coordinated signage and streetscape program WESTMINSTER, MARYLAND representing the distinctive overall Town Center identity. COMPLETED: 2003 Gateway Signage Key gateway locations should both define the points of interest as well as provide directional assistance to vehicles and pedestrians with a hierarchy of Westminster area road signage (Figure 22), including:
a) State highway directional and informational signage to celebrate the arrival into the Greater Westminster area, direct visitors to the historic Town Center area, and direct through traffic movement around the Town Center b) Town Center directional signs signifying entrance gateway access points, and urban traffic conditions c) Town Center auto-oriented directional wayfinding signage locating key parking locations d) Pedestrian Town Center wayfinding signage indicating important points of interest
Highway-oriented gateway signage is perceived as a specialized set of highway signs located at key intersections along MD 140 (e.g. Route 97, MD 32, etc.), where motorists are instructed that the Westminster Town Center area consists of the next few exits (Figure 23). Whether as independent signs or incorporated into the highway design, the signs should include consistent and memorable graphics that can be used throughout the area. Continual and consistent signage use would help reinforce that MD 140 and Main Street are physically contiguous and connected.
Design Collective facilitated a week-long public charrette Several large key and underutilized parcels located within for the City of Westminster, Md., with goals to revitalize the the Main Street vicinity were identified as developable, downtown; build on existing urban strengths; determine along with small in-fill properties fronting Main Street, to “fill and fortify the identity of Westminster; and enhance in the gaps” and strengthen Main Street’s frontage. New gateway connections to nearby Route 140 and adjacent surface parking, on-street parking, and locations for future neighborhoods. As well as revitalizing access to the City’s parking structures, as well as wayfinding and signage, were downtown, the plan accommodates the market need for determined an important part of the plan’s implementation. housing and small-scale retail located adjacent to the already strong and vital Main Street. A new parking structure with ground-level retail, several infill parcels, and mixed-use buildings have been completed since the plans adoption. Strict urban guidelines ensure that new development is consistent with the already strong urban character of Westminster.
39 38 ABINGDON MASTER PLAN ABINGDON TOWNSHIP ECONOMIC DEVELOPMENT COMMITTEE ABINGDON, MARYLAND COMPLETED: 2012
Design Collective was engaged by Abingdon Township In order to ensure a balanced, supported plan, and to to facilitate a multi-day charrette and prepare a master increase participation in the planning process, the planning plan for transforming the downtown area surrounding team conducted a five-day, public planning charrette. the SEPTA Noble train station. Although Old York Road Participants included Abingdon Memorial Hospital, (Route 611, a 4-lane strip commercial thoroughfare) is Penn State Abingdon, area landowners and developers, the Town’s historic Main Street (and there remains some numerous area residents (a healthy mix “old timers” historic buildings and intact fabric), there is no “public and young families), and Township staff and elected square,” or central identifying place that signifies the heart officials. Prior to the charrette and as part of the planning of Abingdon. Township goals included creating a mixed- teams research and charrette prep, interviews with key use center and “heart” for the town, creating a lively, stakeholders revealed both concerns and common goals. engaging environment in what is currently an underutilized area, transforming the auto-oriented nature of Route The charrette was meticulously organized and planned, 611, and preparing design guidelines and policy/zoning with prescheduled meetings, pin-ups, “charrette time,” and recommendations that will guide desirable development evening open houses; affording multiple opportunities around the station area. Additional goals were to reconnect for feedback loops. The schedule was published well the neighborhoods, enhance walkability, increase mobility in advance so that stakeholders could plan accordingly. choices and advance the economic, aesthetic, quality Following the charrette, Design Collective worked with the -of-life and transit-oriented goals and objectives of the Town of Abingdon to revise the plan, produce the report Township. document, and present to the EDC. The Master Plan was informed by the charrette process, including plan, policy, zoning, and design guidelines recommendations for infill mixed-use development, streetscape improvements (particularly to improve pedestrian safety along and across Route 611), intersection and roadway improvements, a new public park, and pedestrian/bicycle trails.
41 40 100 LIGHT STREET LEXINGTON MKP MANAGEMENT L.P.
BALTIMORE, MARYLAND MD ASLA HONOR COMPLETED: 2011 AWARD WINNER
PRATT STREET
LIGHT
STREET
PLAZA OVER GARAGE
LOMBARD STREET
Located at the nexus of Baltimore’s Inner Harbor, 100 The building’s decorative granite window sills created a Light Street was a classic 1960’s modernist office tower, frustrating dilemma for prospective tenants. New tenants rising 35 stories above a monolithic 1.3 acre granite plinth. were faced with the question “Should I pay Class A office The outdated building was 70% vacant, with a leaky rents when views to the skyline and Baltimore’s Inner underground parking garage facing new competition Harbor are impeded on every floor?” Identified by the client from the next generation of Class-A office buildings. The as a problem, Design Collective proposed removing the client sought to reaffirm 100 Light Street as the center of granite sills and re-purposing the granite in the plaza below. downtown Baltimore. Once removed, views back to the city were exposed, rendering the building more transparent by increasing The design goals were simple and interrelated: exposure to natural light. The granite sills have been reused as benches and planter walls creating social » Leverage existing resources to minimize environmental spaces that also provide adequate soil depth for roof-top impact and maximize environmental quality plantings, which were previously non-existent on the plaza. » Seamless integration with the architectural principles set forth by this modernist icon A simple yet resourceful solution grounded in sustainable » Respect for the urban context, particularly at the public and pedestrian scales ideas has supplied an urban respite in the heart of downtown Baltimore, adjacent to Baltimore’s Inner Harbor. With sustainability informing all decisions, the design team At over 90% leased since its completion in 2011, 100 Light set out to create unique solutions that not only celebrate Street has truly been reinvented as downtown Baltimore’s the sense of place at 100 Light but also showcase how premier office tower as well as an attractive public amenity. greening urban spaces can also serve as a model for stormwater retention and run-off quality.
43 42 PORT ROYAL TOWN OF PORT ROYAL PORT ROYAL, SOUTH CAROLINA COMPLETED: 2003
The Port of Port Royal Master Plan was designed following Design Collective facilitated a week-long public the principles of Traditional Neighborhood development charrette, resulting in unanimous public support for (TND) and New Urbanism. Adherence to these principles the redevelopment of the Port of Port Royal, a 40-acre will help form a sustainable, livable, and seamless brownfield, state-owned parcel stretching 1.5 miles along extension of the town to its waterfront. The Master Plan is the waterfront. Through a series of community visioning distinguished by its respect for the existing community and sessions, residents described a development strategy town character, a network of streets that provides open for mixed-use, retail, a new hotel, and housing, while vistas and pedestrian connections to the water, appropriate reintroducing and ensuring public access to the entire mixing of uses and building types to enhance the economic shoreline. The plan and form-based code, which includes 1 viability of existing businesses, and a variety of meaningful a waterfront promenade and a series of parks, greens, open spaces, squares, greens, parks, and trails. The Town squares and plazas available for public use and recreation, Ribaut Rd Center includes a town square; a place where the town included important economic and environmental analysis, may hold events, festivals, and markets. The master plan identifying approximately 500 new jobs for the town and 3 0.5 Acres ensures a place where Port Royal citizens, neighbors, $1.5 million in net new annual revenue. visitors, and merchants, young and old, rich and poor can e v e v
Charrette participants included town residents, business A live and work along this important waterfront. 3 0.88 Acres v e owners, members of the Town Council, the Mayor, local 1 a r i s A P M a d r i developers, nearby land owners and others interested in L o n d A 4 Plazas 14th St contributing to the redevelopment vision. The form-based 4 a. 0.32 Acres 6 2.5 Acres b. 0.80 Acres codes identify architectural design standards and locations c. 0.10 Acres for new parking. d. 0.55 Acres 2 3 1.0 Acres
1 Trails 2950 Linear Feet 10th St 2 Promenade/Boardwalk 5 1.4 Acres 2500Linear Feet 2 6 5.8 Acres Neighborhood Green 3 0.98 Acres on Port Land 2.38 Acres Total Plaza 4 2.02 Acres on Port Land 2.02 Acres Total 6 10.0 Acres Square 4 0.25 Acres 5 .7Acres on Port Land 1.4 Acres Total Park 6 10.63Acres on Port Land 20.63 Acres Total 6 2.33 Acres Total Open Space Acres on Port Land: 14.3 Total Open Space Acres: 26.43
Port Property Line 45 44
0’ 200’ 800’ Scale: 1”=200’ Open Space Diagram August 11, 2006 TOWN OF PORT ROYAL DESIGN COLLECTIVE, INC. ARCHITECTURE, PLANNING, INTERIORS PORT ROYAL, SOUTH CAROLINA THE CITY COUNTY BUILDING PLAZA
CITY OF INDIANAPOLIS NATIONAL DESIGN COMPETITION & INDIANAPOLIS, INDIANA ASLA HONOR AWARD
COMPLETED: N/A +717’-6” FFE WINNER
+717’-6”
CITY-COUNTY ENTRY CITY-COUNTY PLAZA BUILDING BUILDING
AIR INTAKE
GARAGE MAINT. ENTRANCE
BIKE PARKING
+717’-6” HISTORIC BUILDING FOORPTINT +717’-6” +716’-0” +715’-5”
36” SOIL DEPTH
GO-INDY BOCCE COURT KIOSK +717’-6” INTERACTIVE GREAT FOUNTAIN/ N DELAWARE ST N DELAWARE LAWN SPORT COURT +717’-6” SKATING RINK W/ PERSPECTIVE 3 SEATING “THE GROVE”
FOOD TRUCK BENCH/ BENCH/ +717’-6” PARKING AIR INTAKE AIR INTAKE 48” SOIL DEPTH
RESTROOMS +717’-6” STAIR STAIR CIVIC PLINTH EGRESS EGRESS GREEN ROOF SYMBOLIC ST ALABAMA “COURTHOUSE STAIRS” BERM SEATING/ BIKE SLIDE SHARE PAVILION +
“THE OVERLOOK” PERSPECTIVE 2 CANOPY +717’-6”
“THE GARDENS” 54” SOIL DEPTH +717’-6” FLAGPOLE
+715’-9” +716’-0” +716’-0”
PERSPECTIVE 1
TO MEGABUS STOP The City-County Building (CCB) Plaza began as a INDIANAPOLIS CULTURALthat denote TRAIL transitions and define edges. Different scalesCULTURAL competition hosted by the City of Indianapolis to redesign and spaces are employed to vary the user’s experience, TRAIL a public open space to become an anchor in the new balancing active, open areas with quiet, enclosed and TO E. WASHINGTON ST. TRANSIT Market East District. Design Collective was selected as reflective spaces. The design provides a variety of plinthsCENTER the winner of the competition. The redevelopment of for idea sharing and public official speeches, as well as the plaza is scheduled to break ground in late 2015. The musical performances. The plaza edges are penetrable, siteSITE is PLAN approximatelySCALE: 1”=50’ 1.94 acres and is primarily used as a providing access into the spaces from all sides and creating walk-through space to access the southern entrance of the a multitude of seating opportunities along the street edge. CCB, a municipal office building. There are no programmed The design includes substantial tree canopy to provide activities for the space and the majority of it is occupied by shade and scale, but maintains an openness to provide walkways, elevated lawn, and plantings. views across and into the plaza from the building and street. The current plaza has large granite slabs supporting the elevated lawn and planting areas. The raised planting The plaza design transcends the constraints of the existing beds were necessary because of the limited soil depth garage infrastructure by integrating existing stair wells underneath the plaza, which is above an underground and mechanical grates into new permanent structures that garage. provide shelter, seating and amenities.
The proposed design for the CCB Plaza incorporates By tilting the ground plane, the edges of the plaza expand multiple layers and textures of hardscape, stairs, seat to the street, allowing pedestrians to engage in a variety walls, trees, planting, art and amenities to create a unique, of ways, and soil depth is increased for more tree planting dynamic and engaging space for a diverse set of users. The opportunities and prolonged tree health. The raised design provides flexibility of space and programming for condition along the edges also provides integrated security all seasons, with a variety of fixed and moveable seating measures.
47 46 CARLYLE SQUARE LCOR / CARLYLE COMMUNITY DEVELOPMENT CORP. ALEXANDRIA, VIRGINIA COMPLETED: 2004
Design Collective facilitated a week-long public design Public input during the charrette suggested a traditional charrette in Old Town Alexandria to envision, plan, and urban square woven into the city fabric, aligned with prepare a conceptual design for John Carlyle Square. At shops and retail to activate its edges and connect to the that time, the “square” was a vacant, underutilized lawn, neighborhood. John Carlyle Square is designed to be encompassing an entire block in the “heart” of Carlyle; a 7 flexible. The park includes a stage and a major lawn to million SF mixed-use development. As part of the master accommodate major events and concerts, weddings and plan for Carlyle, this square was “set aside” for a major receptions, and large gatherings. The square’s perimeter public park. Design Collective was commissioned by includes a wide promenade, shade trees, and seating LCOR, Carlyle’s owner and master developer, to prepare “niches” that accommodate art shows, markets, and a conceptual design for the park. Design Collective, as spontaneous social interaction. Infrastructure supports planner/urban designer/landscape architect, led the sound, electronics, and mechanical needs for a variety planning, visioning, and design efforts, with support from of events. Today, John Carlyle Square is managed by the City Activators and Karin Bacon, who led efforts during City of Alexandria Department of Parks, and has been the charrette regarding programming, events, festivals, the setting for such city-wide events as ethnic festivals, and markets. concerts, running and triathlon staging, restaurant week, festivals and markets, art shows, high school events and choirs, weddings and receptions, food truck events, and more. .
49 48 WAKE FOREST INNOVATION QUARTER STRUEVER BROTHERS ECCLES AND ROUSE
WINSTON-SALEM, NORTH CAROLINA APA GREAT PLACES COMPLETED: 2010 FINALIST
Innovation Quarters, once a 12-block abandoned tobacco The master planning effort, led by Design Collective, warehouse district in downtown Winston-Salem, NC has began with Struever Brothers Eccles and Rouse in 2008, been transformed into a vibrant, mixed-use, Bio-Medical culminating in the current plan with Wexford Science research park for Wake Forest University. The centerpiece and Technology. The re-purposed tobacco warehouses of the master plan is Bailey Park, a new signature public comprise 1.5 million square feet of inspirational office, park and amphitheatre which now supports concerts, laboratory and educational space with nearly 3000 events, and spontaneous civic activity for residents and employees and 2000 students. Today’s signature users workers in the downtown, and within the region. An include a 180,000 SF Regenerative Medicine Building, a abandoned rail corridor is planned to be converted into 250,000 SF building for INMAR headquarters, a Wet Lab a multi-use, shared use path, linking downtown to nearby LaunchPad, and numerous successful incubator businesses neighborhoods, parks, and cultural destinations. that have generated over 1000 new research jobs.
51 50 CENTRAL WEST BALTIMORE CHOICE NEIGHBORHOOD THE COMMUNITY BUILDERS / CITY OF BALTIMORE IMPLEMENTATION GRANT FINALIST BALTIMORE, MARYLAND FEDERAL LOW INCOME COMPLETED: ONGOING HOUSING TAX CREDITS
Central West Baltimore is comprised of several was a key component of the City’s Choice Neighborhoods historically African American and low income rowhouse grant application. Key master plan recommendations neighborhoods; at one time a vibrant community and the included the revitalization of Pennsylvania Avenue as the home of Congressman Elijah Cummings, the late Thurgood area’s historic retail/shopping “main street,” acquisition Marshall, and many other notable African Americans. In and demolition of boarded and vacant housing, parks and recent years, however, the approximate 120 acre study recreation improvements, redevelopment of key properties area has experienced significant disinvestment and, as a along Eutaw Place, and renovation of Eutaw Marshburn result, increased crime, loss of retail and services, vacant Elementary School. and boarded housing, and a growing lack of access to employment, health care, educational, and social needs. In the Fall of 2015, the City of Baltimore and the Community Builders were awarded a state grant to help fund the first Design Collective, together with the Community Builders phase of the project. Design Collective prepared the and the City of Baltimore, prepared a master plan to help master plan and schematic design for an infill development guide new investment, improved housing, infrastructure consisting of 63 townhouses and 27 multi-family units. improvements, and other area medical, educational, and The phase one master plan targets several vacant and social enhancements that will reverse these undesirable unkempt parcels in the historic row home neighborhoods trends. The master plan, together with important policy, of Druid Heights and Upton. Architectural design solutions capital investment commitments, and partnerships with build upon the vernacular aesthetic and character of these local health, educational, and social services businesses, neighborhoods.
53 52 BROADCREEK NORFOLK REDEVELOPMENT AND HOUSING AUTHORITY NORFOLK, VIRGINIA COMPLETED: 2013
Design Collective was engaged by the Community Builders, The master plan for the Moton Circle site suggests a together with the Norfolk Redevelopment & Housing residential component with a mix of new public housing, Authority, to prepare a master plan for the redevelopment affordable rental housing, and market rate rental and of Moton Circle, a former public housing site. As part of for sale single-family homes, to create a truly integrated the planning and community outreach process, the master and mixed-income neighborhood. The planning process plan considered the broader context of Broadcreek, included several community workshops, and input from including the East Princess Anne corridor, the new Kroc key city, elected, and area stakeholders. In addition to Center, redevelopment and/or renovation of key school the master plan for Moton Circle, Design Collective also sites, and connections to nearby neighborhoods, Broad provided architectural schematic design, unit designs, Creek Park, Ballentine Blvd, and Virginia Beach Blvd. Key rendered elevations of housing options, illustrative plans neighborhood-wide plan recommendations included a new and landscape design. mixed-use village center, transformation of Princess Anne into a Complete Street, a greater mix of housing types, and improved street, pedestrian and bicycle connectivity.
55 54 CLARKSVILLE STREETSCAPE PLAN & DESIGN GUIDELINES HOWARD COUNTY-DEPARTMENT OF PLANNING & ZONING CLARKSVILLE, MARYLAND COMPLETED: 2014
In 2013, Design Collective was engaged by Howard Through an extensive public process with Howard County to develop a detailed streetscape plan and County representatives, stakeholders, and the broader design guidelines for a 1.7 mile section of Clarksville Pike/ community, Design Collective established a set of design Route 108 that extends from Guilford Road to Trotter principles to guide the planning and design of streetscape Road. Historically, this portion of Clarksville Pike was and improvements. continues to function as the area’s main commercial street. As development increased, the corridor became more The Clarksville Pike Streetscape Plan and Design heavily traveled and is now defined by the State Highway Guidelines define development criteria that respond to Administration as a major arterial road, supporting regional, the design principles and provide a basis from which the often auto-oriented commercial uses. Focused on vehicles County staff will evaluate future roadway, streetscape, and providing limited capacity for pedestrians and cyclists, and architectural facade improvements along the corridor. this north-south spine acts as a barrier between the land The criteria promote and ensure a cohesive identity for uses to either side. With the potential for economic growth the community and set a strong vision for the appearance and the desire for a more cohesive environment, Design and functionality of Clarksville Pike’s public realm. Through Collective has been asked to lead the planning and design these efforts, Clarksville Pike will evolve into a vibrant effort to create a more welcoming, multi-modal streetscape. main street that incorporates unique design aesthetics, sustainable practices, and innovative improvements that Design Collective committed to creating a vision for will tie the corridor together and make it accessible and Clarksville Pike that incorporates the best design principles functional for all users. and practices that will influence the way people live, work, and play in Clarksville. The primary goal was to ensure a consistent, high-quality built environment along Clarksville Pike that respects the surrounding context, is accessible and convenient for all users, and exemplifies the character of the best main streets in the region.
57 56 STATE CENTER METRO STATION AREA PLAN AND TOD EKISTICS, LLC CONGRESS OF NEW BALTIMORE, MARYLAND URBANISM CHARTER COMPLETED: 2008 AWARD WINNER
The State Center complex’s urban renewal plan in the The planning process entailed preparation and evaluation 1960’s transformed this once vibrant urban neighborhood of several plan alternatives, including physical models, into a single use government office park. Presently the land 3-d computer and massing models, and significant input is occupied by state agencies with 3,000 employees on from the City’s Urban Design and Architectural Review site, most of which commute into the city from the suburbs. Panel. Several urban design requirements emerged from State Center is surrounded by diverse communities, the planning process and are now required as part of the cultural venues and museums, educational institutions, approved master plan. and historic districts, but the connection to these amenities and adjacent communities was severed; area streets are The plan also enhances the quality of life for the residents, highways, throughways, and barriers to economic, social improves educational opportunities, and include a new and physical connectivity. The master plan conceived by public park, job training and placement assistance, and new Design Collective sought to restore the street grid and revenue. the area’s traditional “urbanism”. The plan recommends BEFORE complete transformation into a vibrant, mixed-use, higher The master plan’s “Sustainability Action Plan” calls for density district that includes smaller pedestrian-scaled LEED Silver buildings, green technologies, selected blocks, and a central square. The plan strengthens physical adaptive use of some buildings, and “green” guidelines connections between METRO and light rail along Preston for residents and tenants. The master plan meets LEED Street as a transformed retail and shopping corridor, ND Platinum criteria. The goal is to receive 50% of energy anticipating increased use and ridership once the mixed- needs from renewable energy sources and provide a use TOD is completed. socially, environmentally and economically sustainable development. An intense, community-driven public planning process identified community-driven goals and programs through Implementation of the plan is phased over 10 years. Upon stakeholder workshops and visioning sessions. The design full build out, State Center will contain up to 4 million SF of team actively sought to involve the public stakeholder office space, 265,000 square feet of retail, and as many as groups before the project became politically charged. The 2000 dwelling units, of which, 30 percent will be affordable community called for shared economic prosperity, diversity, and workforce, and 230,000 square feet of civic uses. and inclusion; improved connectivity; higher density; and a greater mix of uses.
59 58 UPPER MARLBORO MARYLAND-NATIONAL CAPITAL PARKS AND PLANNING COMMISSION UPPER MARLBORO, MARYLAND COMPLETED: N/A
Greater Upper Marlboro, a town of approximately 18,000 Design Collective was engaged by the Maryland-National people, is the county seat of Prince George’s County, Capital Parks and Planning Commission to prepare a Maryland, and includes several government office buildings master plan that will guide policy, infrastructure, and private and the county courthouse. The Town’s Main Street is investment with the goal of enhancing attractiveness of the Old Marlboro Pike/Crain Highway, and today, largely as a area, improving employment opportunities, and supporting result of government presence, remains stable in spite of property owner reinvestments by addressing floodplain, the fact that Route 301 was built to by-pass the town in the insurance, and infrastructure challenges. Through a series 1950’s. Located approximately seven miles from the Capital of stakeholder and business/property owner interviews, Beltway, the study area represents a unique opportunity workshops, and Business Community Meetings, a for new development and redevelopment. Although the master plan was developed. Key plan recommendations historic town is stable, adjacent existing development is include: 1) land use patterns that support the vision and fragmented, much of the land is underutilized and within policies of the area as established in the 2009 Approved a 100-year floodplain, developable land has poor visibility Subregion 6 Master Plan and Sectional Map Amendment; and roadway access, and the areas around the town are 2) a conceptual development plan which depicts new compromised by unattractive industrial sites and junk and retained development; 3) an improved circulation yards. At the same time, hidden behind much of the network that promotes connectivity; 4) preservation and industrial development are attractive environmental assets, enhancement of the area’s natural amenities, including including two large ponds and the Western Branch; these an open space network plan; and 5) economic assets could provide amenities to the community for new development policies. development.
61 60 TRAPPE MASTER PLAN ROCK REALTY TRAPPE, MARYLAND COMPLETED: N/A
Trappe is an 857-acre, mixed-use, TND designed in Wise land use practices and smart growth principles accordance with New Urbanist principles. The master are employed to ensure a compact and walkable town plan includes 140,000 square feet of commercial uses extension with relatively minimal impact on infrastructure. including office, an inn, and retail; 2000 housing units, Other plan features include: including apartments, town homes, and single-family homes; community and civic buildings, including a church, » Formative open space on which prominent buildings Town Hall, Post Office, and Charter School; and over 200 or land features reside in the form of squares, plazas, acres of parks, neighborhood greens, squares, and plazas. green space and preserved open space. The project is an extension and annexation to the town of » A town center with pedestrian-oriented Main Street Trappe, MD, and was approved and annexed by over 85% retail, restaurants, higher density residential, and offices. Services may include neighborhood-serving of voters in public a referendum. The $420 million project is retail such as grocery; and civic uses such as town anticipated to generate approximately 3465 net new local administration. jobs and millions of dollars in net new annual revenue for » A street network containing a recognizable hierarchy the town of Trappe. of appropriately scaled and walkable thoroughfares promotes walking, and offers choice of movement for Design Collective planned the overall vision and is detailing motorists. early phases for the 800-acre development. The first » A set of design guidelines to assist future development, phase will include 250 single-family homes, open space, maintain standards in architecture, landscape, urban and formal community gathering facilities. The 10-15 year design and thoroughfares. vision includes 2,000 homes, significant open space amenity and a regional-drawing commercial center in the form of a traditional main street.
63 62 HOUSING MASTER PLAN CORNELL UNIVERSITY ITHACA, NEW YORK COMPLETED: 2016
Design Collective and U3 Advisors completed a 30-year The Student Housing Master Plan suggests 1,650 – 2150 Housing Master Plan in 2016. Student housing demand by new beds, both on campus and off campus, to include class, type, and location was quantified through surveys, a variety of housing types specifically designed to meet focus group meetings, and workshops. Town of Ithaca particular class needs. The master plan, upon full build out, goals included improving the quality of off-campus housing, will enable 100% of first-years to live on campus, 100% of identifying optimal locations for housing, and providing sophomores to live in on-campus residence halls or off- affordable housing. The nine-month planning process campus Cornell-sponsored co-ops and Greek housing, engaged multiple stakeholders, students, faculty, staff, and for approximately 50% of upper class students to live administrators, and officials from the City and Town of on campus. North campus is planned to move away from Ithaca and Tompkins County. a “first-year experience only” to be a more integrated, village-like experience that will include retail, restaurants, Cornell University currently houses less than half of services, new dining, a new health and wellness center, its undergraduates and ten percent of its graduate and classroom and amenity spaces within the residence and professional students on campus; more than fifty halls. Off campus housing is targeted largely for upper class, percent of students live off campus. Additionally, there graduate, and professional students in community-oriented are housing configurations that do not necessarily apartment-style housing in Collegetown and Ithaca. accommodate desired academic, developmental, social, and programmatic student needs. As a consequence, many students live off-campus in Collegetown and Ithaca, resulting in high rents, safety concerns because of dilapidated and sometimes unsafe living conditions, town- gown issues, transportation challenges, and quality-of-life concerns for students.
65 64 MTA TRANSIT-ORIENTED DEVELOPMENT - STATION AREA STUDIES MARYLAND TRANSIT ADMINISTRATION MARYLAND COMPLETED: N/A
MTA is implementing a strategy for guiding and supporting » Develop underutilized (largely surface parking lots) development at and around transit stations. The strategy stations for mixed use, higher density development. is a three pronged approach that includes (1) assessing » Aid in the development or redevelopment of transit and prioritizing stations suitable for development/ stations and facilities to encourage and promote redevelopment; (2) guiding the form of development at economic development in and around transit stations. » and around stations; and (3) monitoring the impacts of Respond to local jurisdictions efforts to support development and redevelopment around transit stations development on the transit system. by providing adequate transit service (type, frequency and duration of transit service), and adequate transit MTA engaged Design Collective to study 4 station areas facilities (accessible, modern, convenient). with varying primary transit modes. The station areas, » Inform and guide MDOT-MTA capital investment in located in various jurisdictions, range from suburban low- local jurisdiction infrastructure to support transit, transit density development to urban high-density development. stations and Station facility improvements. The purpose of the Station Area Plans is to assist the MDOT-MTA as follows.
67 66 KING STREET PEDESTRIANIZATION SHEPHERD UNIVERSITY SHEPHERDSTOWN, WEST VIRGINIA COMPLETED: 2009
Design Collective was engaged by Shepherd University to re imagine the core of campus. Currently a two lane road with parallel parking creates a vehicular centric core to the campus. The team re imagined main street as a pedestrian oriented spine allowing pedestrians priority and service vehicles access during off peak hours. A narrowing of the street and sidewalks from 60’ to 20’ reduced impervious surface and provided additional green space back to the campus. Design Collectives scope of services included the development of an Open Space Plan, a Phasing Strategy and preliminary Cost Estimating.
69 68 CAP CENTER REDEVELOPMENT RETAIL PROPERTIES OF AMERICA WASHINGTON D.C. COMPLETED: ONGOING
STREETSCAPE - CONDITION A - PRIMARY RETAIL/DINING @ MARKET
all work © design collective, inc. 3.A conceptual renderings cap. centre redevelopment1.A november 10, 2017 largo, md
2.A
Key Plan
Retail Properties of America (RPAI) engaged Design Collective in the master planning and revitalization of the Capital Centre. The project is located in Largo, Maryland adjacent to a Metro station and a new proposed regional hospital. Served by two light rail lines, the Blue and Silver lines running east from Washington, D.C., the redevelopment will transform the existing one-story, surface-parked lifestyle/big box retail center into an eight- block, mixed-use, multi-story Transit-Oriented Development (TOD) with structured parking and a network of open spaces and amenities. Prior to working with RPAI, Design Collective was engaged by M-NCPPC in 2010 to facilitate 25’-0” a public process, produce a Sector Plan, and write development standards, to establish the Largo TOD vision and ensure the quality of the redevelopment.
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streetscape perspective streetscape study cap. centre redevelopment phase 1 - condition a - primary retail / dining @ market august, 2017 largo, md YBOR CITY MILHAUS PROPERTIES TAMPA, FLORIDA COMPLETED: ONGOING
Detail Plans 21st & 22nd Streets - Massing Model
The 3-D Model to the right depicts the massing and uses of the proposed redevelopment along 21st and 22nd Streets. To note, the proposed development adheres to the existing building height limits set by the Historic District and current Zoning Regulations, however, suggests alternative Floor Area Ratios (FAR) to the allowed FAR in the current Tampa Future Land Use.
Key
RESIDENTIAL Located approximately one mile northeast of Downtown » Redevelopment and reuse of underutilized industrial
RETAIL Tampa, Ybor City is a nationally registered historic district properties in an effort to provide a wide-range of residential, retail, and office options. OFFICE represented by a unique blend of Cuban, Italian, and » Creating infill development strategies and streetscape GARAGE Spanish cultures. The community offers a diverse mix of commercial retail and civic amenities that target and attract improvement concepts for major commercial corridors. » Establishing pedestrian and bike initiatives associated Ybor Master Plan tourism. With a growing population, the Ybor community with parks, streets, and abandoned rail easements. 27 November 2017 is in need of a wider-range of housing options, parks and » Identifying key character areas to ensure future open spaces, and neighborhood serving retail. redevelopment respects the architectural heritage of the place. In collaboration with developers and local business owners, Design Collective established a comprehensive master plan that outlines framework and detailed capacity studies. Recommendations included:
73 72 COLUMBUS CENTRAL NEIGHBORHOOD PLAN CITY OF COLUMBUS COLUMBUS, INDIANA COMPLETED: ONGOING
The City of Columbus, Indiana identified the Columbus income households. As a result, many of the single-family Central Neighborhood in need of reinvestment and residences have been converted to multi-family rentals. revitalization as the area transitions from an industrial The area has also been challenged by incompatible land neighborhood to a growing community seeking a mix of uses and a lack of access to neighborhood conveniences. housing. In response, the city requested the Columbus- The community, however, is well positioned for growth with Bartholomew County Planning Department to conduct a its direct adjacency to downtown, walkable and bikeable vision plan to outline and guide land use and transportation blocks, accessible parks, and various infill opportunities. improvements. The Columbus Central Neighborhood Plan addresses the Located northeast of downtown Columbus, the Central transformation potential for the study area and creates a Neighborhood historically consisted of a variety of single- shared vision through extensive stakeholder involvement family residences that were located within close proximity and community input. The plan includes a set of Urban to light manufacturing and heavy industrial businesses. In Design Principles, Framework Plans, and Detailed Site recent years, the neighborhood has been characterized Plans. by an aging housing supply and primarily low to moderate
75 74 PARK SOUTH CITY OF ALBANY ALBANY, NEW YORK COMPLETED: 2003
Crime, drugs, decreasing property values, boarded-up A revitalized Park South has been identified by homes and deteriorating buildings are only some of the stakeholders as the key to the long-term sustainability and problems that threaten the viability of Park South, a nine- economic viability for the neighborhood, University Heights, block Albany, New York, neighborhood. Albany residents and the city of Albany. have long been deterred from living in Park South, a neighborhood adjacent to University Heights and the central business district.
Design Collective was tapped to create a master plan for revitalizing the area. The result is an aggressive redevelopment strategy developed through an extensive public stakeholder process. Residents of Park South and city officials have embraced this plan, which calls for demolition of some dilapidated structures, rehabilitation of hundreds of existing homes, construction of over 200 single-family homes, town homes, and apartments, housing for up to 400 students from nearby University Heights and other institutions, and more than 150,000 SF of university, institutional and commercial space.
77 76 STADIUM SQUARE CAVES VALLEY PARTNERS BALTIMORE, MARYLAND COMPLETED: ONGOING
Design Collective is working with Master Developer, A new 6-story, 60,000 square foot office building recently Caves Valley Partners, on the design of Stadium Square, completed. Simultaneously, Houston-based developer, envisioned to be a $250 million mixed-use development, The Hanover Company, brought Hanover Cross Street consisting of new office, retail, residential and parking online, a new apartment complex featuring approximately facilities. This new development will transform the existing 295 apartments, 8000 square feet of ground-level retail semi-industrial area in Baltimore’s Sharp-Leadenhall and a 480-space parking garage. Design Collective is neighborhood, between Federal Hill and the stadiums, into providing planning, architecture, landscape architecture, a more vibrant live-work environment. interior design and graphic design services, as the overall development continues to unfold.
79 78 ANDERSON PARK LCOR, INC. TYSONS, VIRGINIA COMPLETED: ONGOING
ACRES PROGRAM COMPONENTS: SERVICES RENDERED: 16 » Mixed-Use Master Plan » Master Planning » Transit-Oriented Development » Urban Design YEAR COMPLETED » Market-Rate Housing » Architecture Ongoing » Mixed-Income Housing
81 80 ANDERSON PARK LCOR, INC. TYSONS, VIRGINIA COMPLETED: ONGOING
Design Collective has been working with Caves Valley Partners on the redevelopment of a five-acre site in downtown Towson known as Towson Row. The privately funded $300 million project will include more than a million square feet of mixed-use space including 200,000 square feet of office space, 100,000 square feet of retail space including a Whole Foods grocer, high-rise residential development with 350 apartment and condominium units, a 200-room hotel, 300 student housing units and a 1,000-space parking garage.
83 82 THE VILLAS AT CARDINAL RIDGE THE U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT KANSAS CITY, MISSOURI
The U.S. Department of Housing and Urban Development The preferred scheme suggested realigning Hocker (HUD) engaged Design Collective to conduct a planning Road so that it performed not as an “edge” or separation and design charrette in Kansas City to revive a failed of communities, but rather, as a “seam” connecting planning effort for Cardinal Ridge. The previous plans neighborhoods of mixed incomes. A community green is proposed by the local team, including a developer infused into the plan as a natural traffic-calming device and local architect, were rejected by the neighboring for Hocker Road. That community green is also the social communities and did not conform to HUD’s urban design connector that integrates a mixed-income community principles for HOPE VI development. of elderly, public housing, market rate rental and home ownership units. This green, while offering opportunities In a one-day design charrette, Design Collective for both passive and active recreation, is fronted by four produced a series of plan alternatives, housing types uniquely different building typologies: a three-story urban of various typologies, a number of precedent boards of elderly apartment building, triplexes with double-height local vernacular architecture and community images, and porches, townhomes, and modest single-family homes. a perspective of the proposed community. These drawings were presented to the Mayor of Kansas City and to the Kansas City Housing Authority and have contributed to the renewed interest and faith in the project.
85 84 BAILEY VILLAGE UNITED HOUSE OF PRAYER FOR ALL PEOPLE GREENSBORO, NORTH CAROLINA COMPLETED: ONGOING
Located in Greensboro, North Carolina, the site for Bailey Bailey Village boasts a comprehensive open space network Village is located within 1/2 mile walking distance to that plays an integral role in making an exceptionally livable Greensboro’s Central Business District. Consisting of community. At the intersection of Market and Dudley Street approximately 13 acres of underutilized land, the site is is the Village Center that is framed by a variety of uses, conveniently situated between Bennett College and North including commercial retail, restaurants, service-oriented Carolina Agricultural and Technical State and is ideal for establishments, and amenity space. This hardscaped redevelopment. The Bailey Village Master Plan seeks to plaza serves as a major gateway and node along Market create a vibrant and highly desirable community with a Street, promoting opportunities for tenants, employees, mix of residential and retail uses that will serve to attract nearby neighbors, and visitors to gather. At the heart of new investment in and around Greensboro. The site the community will be Grace Park. This large open space design boasts a strong pedestrian framework that links will feature a range of programmatic elements, including buildings with inviting public spaces, promoting a walkable an open event lawn, playground, seating, shade trees, and accessible community, and improving connectivity to and flexible spaces for a mix of activities. Surrounding adjacent campuses and neighborhoods. Grace Park will be a range of market-rate apartments and townhouses, providing approximately 250 units throughout the development. Each of the buildings will offer a diversity of unit types to accommodate housing demands in and around the Greensboro community.
87 86 LINDSAY FORD SITE/WHEATON HOUSING OPPORTUNITIES COMMISSION WHEATON, MARYLAND COMPLETED: ONGOING
ACRES PROGRAM COMPONENTS: SERVICES RENDERED: 5 » Market-Rate Housing • Feasibility Analysis » Mixed-Income Housing • Architecture YEAR COMPLETED » Affordable Housing Ongoing » Retail
89 88 FAIRCLIFF PLAZA EAST JONATHAN ROSE COMPANIES + SOMERSET DEVELOPMENT COMPANY WHEATON, MARYLAND COMPLETED: ONGOING
SUZANE REATIG ARCHITECTURE +
ACRES PROGRAM COMPONENTS: SERVICES RENDERED: 2 » Mixed-Use • Feasibility Analysis » Market-Rate Housing • Architecture YEAR COMPLETED » Mixed-Income Housing Ongoing » Affordable Housing » Retail
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SUZANE REATIG ARCHITECTURE + THE NEW CULTURAL CENTER ORCHARD DEVELOPMENT COLUMBIA, MARYLAND COMPLETED: ONGOING
Orchard Development selected Design Collective to generate an innovative vision for a new performing and visual arts center with multi-family housing above, in Downtown Columbia, Maryland. Aspiring to become central Maryland’s paradigm for a community arts hub, the performing arts center will house a 350-seat Dinner Theater in-the-round, 2 black-box theaters, dance rooms and a full service restaurant. The visual arts wing will house the Howard County Arts Council which will include galleries, artist-in-residence studios, classrooms and offices. In collaboration with the Howard County Housing Commission, 210 residential units will sit above the arts uses, concealing a 700-space garage, with a third-level residential amenity program featuring rooftop courtyards that overlook Symphony Woods and Merriweather Post Pavilion. At the confluence of Downtown and the preserved Woods, this merging of arts and residency will add new life and become a community anchor for Columbia.
93 92 LONG REACH VILLAGE CENTER ORCHARD DEVELOPMENT COLUMBIA, MARYLAND COMPLETED: ONGOING
ACRES PROGRAM COMPONENTS: SERVICES RENDERED: 12 » Mixed-Use Master Plan • Master Planning » Market-Rate Housing • Urban Design YEAR COMPLETED » Mixed-Income Housing • Design Guidelines Ongoing » Affordable Housing • Community Engagement » Cultural Arts • Architecture » Event Space
95 94 WHEELER CREEK HUD’S BEST PRACTICES AWARD DISTRICT OF COLUMBIA HOUSING AUTHORITY INNOVATIONS IN GOVERNMENT AWARD WASHINGTON, DC BEST IN AMERICAN COMPLETED: 2000 LIVING DESIGN
Wheeler Creek, a vintage 1960s Section 8 housing complex, was composed of 41 dilapidated buildings. With funding from Grant and Tax Credit programs and a $20.3 Million HOPE VI grant, these buildings were demolished and a new, neo-traditional urban neighborhood that integrates well with the fabric of the surrounding cityscape was built.
Design Collective developed a variety of housing types, which are organized along a new and clearly defined street network with an interlocking series of open spaces, parks and town squares.
The steeply-sloped 25-acre site contains 314 units including detached and semi-detached single-family homes, row homes, and two-story flats. The housing stocks consists of 48 low-income family rental homes and nearly 100 elderly rental apartments, 32 market-rate rental units, 30 lease/ purchase units and 104 homes for purchase.
97 96 RENAISSANCE SQUARE BALTIMORE COUNTY PLANNING DEPARTMENT MIDDLE RIVER, MARYLAND COMPLETED: 2006
Baltimore County officials selected the neighborhood of Geared toward fostering a sense of community, the Kingsley Park (later renamed to Renaissance Square) to master plan prescribes landscaped common areas, street launch its newly enacted Renaissance Redevelopment Pilot trees, walking trails and an environmentally landscaped Program that gives communities unprecedented control stormwater management pond. Private front yards are over development of specific sites. The 18-acre Kingsley defined by walls, fences or hedges. Plans allow for a Park site was characterized by dilapidated apartment small amount of retail space within the senior housing buidings and plagued by crime and violence. With the building. After a week-long charrette, the master plan success of its inaugural project at stake, Baltimore County received unanimous approval from the community and tapped Design Collective to conduct the Couty’s first- its stakeholders. The County touted the process as a ever charrette and to develop a master plan and design “resounding success.” guidelines with community input. The resulting master plan calls for an attractive, walkable community featuring quality architecture and a variety of housing types - 79 to 86 units of senior housing, 73 single-family detached homes and 43 town homes. Crafted to reflect the historic nature of surrounding communities, the architectural designs incorporate gables, dormers, and front porches.
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