Professional Documents
Culture Documents
Lee Walker Heights
Lee Walker Heights
MASTER PLAN
HOUSING AUTHORITY OF THE CITY OF ASHEVILLE
JANUARY 8, 2016
CREDITS
Owner/Developer
Asheville Housing Authority
SPONSOR AGENCY
CO-DEVELOPER
Natasha Boseman
Dolly Burwell
Sitework Studios
LANDSCAPE ARCHITECT
Crystal Reid
Joseph Tarrant III
Theresa Timbers
Butch Worthy
Constance Proctor
MANAGER, LEE WALKER HEIGHTS
CONTENTS
1
Introduction........................................................... 04
Goals........................................................................ 10
Community Participation................................... 57
Neighborhood Character................................108
Implementation.................................................... 116
10
Appendices..........................................................124
Introduction
INTRODUCTION
EXECUTIVE
SUMMARY
David Baker Architects, along with McMillan Pazdan
Smith, has consulted with the Housing Authority of
the City of Asheville (HACA) and its co-developer,
Mountain Housing Opportunities (MHO), to create
a Master Plan for the redevelopment of Lee Walker
Heights, a small community of 96 public housing units,
located on 11.5 acres at 17 Wilbar Avenue, in Asheville,
North Carolina. The Master Plan study area also includes
a neighboring parcel of 5.5 acres at 319 Biltmore Avenue,
which the development team has been informed may
become available for direct or coordinated development
in the future.
The vision for the project, developed in consultation with
current residents, is to replace Ashevilles oldest public
housing property with a transformational new mixedincome community, including one-for-one replacement
of the 96 subsidized units to be scattered through a total
of at least 200 mixed-income units. The development
team is optimistic that the neighboring Biltmore Avenue
property can be added to the project, allowing mixeduse development and expansion to as many as 400 units,
with the deeply subsidized units ultimately dispersed
throughout both parcels.
___
LEE WALKER HEIGHTS
Resident community
___
LEE WALKER HEIGHTS
Resident Community
Project Background
Lee Walker Heights faces many challenges. The
community has strong social bonds, but is physically
isolated from surrounding neighborhoods and the city
by steep hillsides and only one street connection. The
buildings have undergone some modernization, but
the current buildings are obsolete based on current
construction standards. The homes at Lee Walker Heights
are inaccessible and unsustainable with high operation
and maintenance costs. Community spacesincluding
play areas and a common buildingare undersized
and inadequate for the needs of the residents. Public
transportation and such amenities as grocery stores and
other retail are difficult to access.
Despite these challenges, the social and physical
assets of the neighborhood offer the opportunity for a
positive transformation that both supports the existing
community and welcomes surrounding neighbors. By
creating strong connections that restitch Lee Walker
Heights to the rest of the Cityand by making a healthy,
diverse, and sustainable neighborhooda renewed Lee
Walker Heights can become a special place that current
and future residents will be proud to call home.
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LEE WALKER HEIGHTS
Existing Housing
SO
UT
HS
ID
AV
E
COMMUNITY BUILDING
LEE
WALKER
HEIGHTS
MC
319
BILTMORE
AVENUE
ONE-WAY
LOOP ROAD
WE
BILTMORE
DO
AVE
STEEP HILLSIDES
LL
ST
MISSION
HOSPITAL
ST. JOSEPH
CAMPUS
___
AERIAL IMAGE OF EXISTING SITE
Steep hillsides and a single access point isolate the community and limit access to amenities.
___
SITE CONDITIONS
Goals
10
GOALS
Goals
11
OVERVIEW
The Master Plan addresses three primary project goals:
Community, Connectivity, and Health/Sustainability.
Community
Provide replacement housing.
Provide facilities and open spaces for social
interaction.
Honor the history of the Lee Walker Heights
community.
Connectivity
Create or repair connections to surrounding
neighborhoods, amenities, and landscape.
Provide safe and convienent connections within
the rebuilt neighborhood, focusing on creating safe
spaces for positive social activities and active play
and recreation for kids.
Health/Sustainability
Promote community health and activity through the
built environment.
Provide sustainable site and building strategies for
resident health and resource-use reduction.
CITY &
NEIGHBOROOD
CONTEXT
12
13
OVERVIEW
City
Asheville is a city that is undergoing rapid change. It is
the largest city in western North Carolina and serves
as the regions economic and cultural hub. Ashevilles
distinct character and high quality of life are attracting
increasing numbers of new residents at all income levels
and fueling development in the city and surrounding
areas. Downtown is extremely active, and areas like the
River Arts District, South Slope, and West Asheville are
experiencing increased investment.
Along with the economic benefits of growth and
development come challenges of affordability, housing,
and transportation. Because of its close proximity to
Downtown, Lee Walker Heights is uniquely positioned to
become a strengthened, economically diverse community
that creates opportunity for families of all income levels
to participate in these broader urban changes.
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ASHEVILLE SKYLINE
___
DOWNTOWN ASHEVILLE
14
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DOWNTOWN ASHEVILLE
LEE WALKER
HEIGHTS
HISTORIC
SOUTHSIDE
NEIGHBORHOOD
___
___
___
15
___
MISSION HOSPITAL
___
SOUTH SLOPE
___
SOUTH SLOPE
16
SOUTH SLOPE
BUSINESS DISTRICT
D
AV
E
YWCA
SI
TH
U
SO
LEE
WALKER
HEIGHTS
PHIFER S
T
(17 WILBAR
AVE)
MC
DO
WE
DR
G JR
LU
HA
TH
ER
R LO
KIN
MA
RT
IN
MOUNTAINSIDE
PARK
MCCORMICK
FIELD
MEMORIAL
STADIUM
MINNIE
JONES
HEALTH
CENTER
319 BILTMORE
AVENUE
LL
ST
S FRENCH BROAD AV
E
ASHEVILLE
MIDDLE
SCHOOL
BILTMORE AVE
E
COXE AV
ASHELAND AVE
ASHEVILLE
WOMENS
MEDICAL
CENTER
TO
DOWNTOWN
ASHEVILLE
SC
HILLARD AVE
ASTON
PARK
TTE
ST
BEAUCATCHER
OVERLOOK PARK
BUS
STOP
DR. WESLEY
GRANT SR
SOUTHSIDE
CENTER
HO
AW
CT
MISSION
MEDICAL
DISTRICT
ST
EDINGTON
EDUCATION &
CAREER CENTER
LIVIN
GST
T
ON S
N
MISSION
HOSPITAL
Neighborhood
The Lee Walker Heights site and surrounding area have tremendous opportunities for
transformation, with many efforts currently underway. Several existing mixed-income
neighborhoods can also contribute to area stability. Current redevelopment activity at the South
Slope Business District, the St. Joseph/Mission Hospital Medical Campus, and along Biltmore
Avenue will complement the changes at the project site, making for a cohesive, stronger district.
17
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LEE WALKER HEIGHTS
___
MINNIE JONES HEALTH CENTER
___
BILTMORE AVENUE
18
___
BILTMORE AVENUE | DOWNTOWN
19
PLANNING &
POLICY
20
OVERVIEW
The City of Ashevilles efforts to embrace future
development and promote smart growth are reflected
in local and regional policy and long-term planning
initiatives. The studies and planning documents
excerpted below focus on housing, transportation, and
downtown redevelopment. Specific sections have been
highlighted to emphasize the policy framework that
supports the proposed vision for Lee Walker Heights
redevelopment. The proposed vision is compatible with
virtually every adopted City of Asheville plan.
___
2015 HOUSING NEEDS
ASSESSMENT
(Four-county region)
21
___
SOUTH SLOPE MUNICIPAL
SERVICE DISTRICT PLAN
2014
22
23
___
ALTERNATIVES TO
GENTRIFCATION IN THE EAST OF
THE RIVERWAY PLAN
2014
24
25
26
27
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DOWNTOWN MASTER PLAN
2009
28
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DOWNTOWN PLACES
29
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AFFORDABLE HOUSING PLAN
FOR THE CITY OF ASHEVILLE
2008
30
31
___
2003
32
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ASHEVILLE CENTER CITY PLAN
2003
33
34
6. Evaluate and promote the effectiveness of taxcredit programs that encourage the provision of
more affordable housing, including providing an
appropriate level of technical assistance to people
considering this financial tool.
35
Police Goals
Goal VIII. Utilize CPTED practices and development
review and in retrofitting existing infrastructure and
neighborhoods in order to reduce the incidence of
crime.
In the coming years the department will also continue
to use its crime prevention program named Crime
Prevention Through Environmental Design (CPTED).
CPTED is based on the belief that the way the built
environment is constructed and managed can impact
both the fear of crime and the actual frequency of criminal
events in a given location.
The five principles of CPTED are:
1. Defensible space
2. Natural and technological surveillance
3. Lighting designed to reduce criminal activity
4. Landscape planting sensitive to issues of crime
prevention
5. Physical security measures used to delay or deny
access to protected space.
36
37
38
39
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COMPREHENSIVE BICYCLE PLAN
2008
40
___
ASHEVILLE PEDESTRIAN
THOROUGHFARE PLAN
2005
41
EXISTING SITE
CONDITIONS
42
OVERVIEW
Developed by the Asheville Housing Authority, Lee
Walker Heights first opened in 1951.
History
Established in 1940, the Housing Authority was charged
with constructing low-rent public housing. Because
World War II intervened, it was not until 10 years later
that funds became available to construct their first lowincome housing project96 modern apartments at a
cost of $894,470.
The new neighborhood was named for two prominent
African-American community leadersWalter Smith
Lee and John Wakefield Walker. Lee was an important
civic and educational leader, serving as a school teacher
and principal of Stephens-Lee High School for nearly
25 years. Walker was a physician who became a specialist
in the treatment of tuberculosis. In the early 1900s, he
served as head of the tuberculosis sanitarium for African
Americans at the North Carolina State Sanitarium in
Raleigh before returning to private practice in Asheville.
Opening day at Lee Walker Heights was a big success.
The interest in the community was so great that seven
secretaries were kept busy taking applications and had
to implement a numbering system to handle the 350
applicants. The impact of Lee Walker Heights paved
the way for the construction of two additional housing
developments built by the Housing Authority during
the 1950s: Pisgah View Apartments and Hillcrest
Apartments.
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LEE WALKER HEIGHTS
CIRCA 1950
___
WALTER SMITH LEE
___
DR. JOHN WAKEFIELD WALKER
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ORIGINAL SITE PLAN
43
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ORIGINAL TOWNHOME ELEVATIONS
___
ORIGINAL TOWNHOME FLOOR PLANS
44
___
AERIAL PHOTOGRAPH, CIRCA 1950s
___
ORIGINAL CONSTRUCTION SIGNAGE
45
BILTM
ORE
U
AVEN
ID
EA
VE
NU
COMMUNITY BUILDING
RECREATION AREA
STEEP HILLSIDES
WILBAR AVE
E AVENUE
SHORT COX
46
SO
UT
HS
MINNIE JONES
HEALTH CENTER
MC
CD
OW
FORMER CAR
DEALERSHIP
ELL
ST
RE
ET
MISSION
HOSPITAL
LAUNDRY
BUILDING
47
___
___
EXISTING TOWNHOUSES
___
UNIT INTERIOR: KITCHEN
___
CLOTHESLINES
___
EXISTING COMMUNITY BUILDING
Community Amenities
The sole indoor common space for the Lee Walker
Heights residents is the Community Building, a singlestory structure that houses property management staff
offices and a common room with a kitchen. The common
room is currently utilized for an afterschool program for
children, but has been used for community events and
as a senior center in the past. The 2,200-square-foot
building and the spaces inside are too small for the diverse
needs of the multi-generational residents. Additionally,
the building is not handicapped accessible, and it is not
centrally located within the neighborhood.
48
49
Connections
The existing connections to and through Lee Walker
Heights are inadequate for the residents needs. Sidewalks
within the neighborhood are narrow, discontinuous, and
largely inaccessible to disabled users. Paths with stairs
and sidewalks on only one side of the street make it
difficult to cross the site. Since the narrow one-way loop
road is the only continuous circuit through the site, it
dangerously serves as a pedestrian walking and bike path
in addition to being a drive aisle for automobiles.
The narrow loop road makes it difficult for fire department
vehicles to circulate and impossible for larger vehicles
like buses to access the site. On-street parking and small
parking lots are dispersed along the street, but some
buildings are not conveniently served by an adjacent
parking area. With a lack of other alternatives, the loop
road has become a very important social component of
Lee Walker Heights. Residents congregate along the
road on the townhouse porches and socialize with their
neighbors.
There is a series of informal pathways in the dense
forested areas at the periphery of the site. These paths
are in poor condition now, but have the potential to
be improved. With the addition of adequate lighting,
maintenance, and security measures, this network of
paths can become an important part of the open-space
and recreation system and helps create connections to
surrounding neighborhoods.
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WILBAR AVENUE
50
___
NATURE PATHS AT EDGE OF SITE
___
ENTRANCE AT SHORT COXE AVENUE
___
NO CONNECTION AT
319 BILTMORE AVENUE
___
NARROW LOOP ROAD
51
Transportation
Many residents use the City bus system as their primary
mode of transportation. The nearest bus stop is located
at the intersection of Biltmore Avenue and Short Coxe
Avenue. The walk to Lee Walker Heights is steep, and
a small shelterpreviously a bus stopexists at the base
of Wilbar Avenue. The shelter is no longer on an active
bus route and so currently only serves as a school bus
stop. Other bus stops are located on the periphery of
the site and due to the single entrance at Wilbar Avenue,
most residents have to walk an indirect path to get to the
bus.
As Biltmore Avenue is a frequent service corridor, the
City bus travels its length at least twice per hour. The
ART (Asheville Redefines Transit) Station, located
approximately one mile north of the Lee Walker Heights
neighborhood, serves as a multimodal transit hub for the
city. With improved site access to public transportation,
the community is well-positioned to connect residents
with services, amenities, and jobs.
The car-ownership rate among residents is relatively
low. Residents rely on informal ridesharing when public
transportation is not a viable option. Existing surface
parking lots are in disrepair and need accessibility and
lighting improvements.
Bicycles are used for recreation by some residents,
especially kids. Bicycle use for commuting or other trips
outside of Lee Walker Heights is minimal. There are
currently no permanent parking or maintenance facilities
for bicycles.
___
CITY OF ASHEVILLE ART STATION
52
___
BUS STOP: BILTMORE AVENUE AT
MCCORMICK PLACE (NORTHBOUND)
___
COVERED SHELTER AT WILBAR AVENUE
___
SURFACE PARKING AT
COMMUNITY CENTER
___
INADEQUATE ACCESSIBLE PARKING
53
___
LARGE OPEN LAWN WITH PLAYGROUND
Open Space
Other than the undefined green spaces between buildings,
a large grassy field at the west side of the neighborhood
is the main play space. A basketball court, baseball field,
and playground are also part of this recreation area. The
few items of play equipment are older and could use
upgrades. There are no private outdoor areas other than
small stoops and porches at apartments.
The site is surrounded by a mature forest of diverse tree
species. This is a beautiful existing amenity that should be
improved and preserved to the extent possible. There are
partial distant views through the forest to the Blue Ridge
Mountains and to downtown. Views in to Lee Walker
Heights from surrounding streets are obscured by the
thick tree cover.
___
BASKETBALL COURT
54
___
SMALL STOOPS & PORCHES
___
PLAYGROUND
___
MATURE FOREST
___
RECREATION AREA
___
VIEW OF LEE WALKER HEIGHTS FROM 319 BILTMORE AVENUE SITE
55
56
___
EXISTING STORM DRAINS
___
STEEP PATHS
5
212
___
RETAINING WALL AT
319 BILTMORE AVENUE
___
STEEP SLOPE AT MCDOWELL STREET
Community Participation
57
COMMUNITY
PARTICIPATION
58
OVERVIEW
Beginning in early 2015, Mountain Housing
Opportunities (MHO) and the Housing Authority of
the City of Asheville (HACA) began a communityoutreach process to solicit ideas and desires from
current residents and other local stakeholders. Through
regular meetings with a Resident Advisory Committee,
community workshops, building tours, and surveys, the
development team identified goals, values, and priorities
for the new Lee Walker Heights.
All community meetings were held on-site at the Lee
Walker Heights community center in the evenings,
when most residents would be able to attend. Community
workshops generally consisted of an introduction and
brief presentation, continued with an interactive exercise
or break-out group discussion, and concluded with an
opportunity for participants to share feedback.
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COMMUNITY WORKSHOP
59
___
RESIDENT ADVISORY COMMITTEE
___
Natasha Boseman
Dolly Burwell
Crystal Reid
Joseph Tarrant III
Theresa Timbers
Butch Worthy
HOUSING AUTHORITY STAFF
David Nash
Constance Proctor
Rebecca Brothers
FAMILY/SELF-SUFFICIENCY
PROGRAM MANAGER
Terry Bellamy
COMMUNICATIONS DIRECTOR
60
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INITIAL RESIDENT MEETING
HACA CEO Gene Bell discusses the development process at the first resident community meeting.
Kickoff Meeting
April 7, 2015, 6 p.m.
The initial resident meeting was held at the community
center and was attended by current residents, HACA
leadership, MHO staff, and members of the local design
team. After a brief introduction to the process, the
local design team presented massing sketches and three
vision principles, a conceptual site plan, and a few
character vignettes. The second part of the workshop
focused on gathering information from the residents
about their experiences living in Lee Walker Heights and
their vision for the future. Questions were posed to the
residents, such as:
Where do you walk in the neighborhood?
How can the history of the site be represented?
What kinds of play areas should be provided?
Whats the most important thing about a home?
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INITIAL RESIDENT MEETING
61
___
___
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KIDS VISIONING ACTIVITY
62
___
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WORKSHOP PARTICIPANTS
WORKSHOP PARTICIPANTS
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COMMUNITY CENTER
PROGRAMMING ACTIVITY
___
SITE PLAN FEEDBACK
___
COMMUNITY-SQUARE PLAN WITH EXAMPLE IMAGES
63
64
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BUILDING TOUR OF MHOS GLEN ROCK COMMUNITY
Lee Walker Heights residents toured recently built units and community spaces at a local affordable
property and provided feedback.
Building Tours
In May 2015, MHO invited current Lee Walker Heights
residents to attend tours of recently completed MHO
projects. Approximately 20 residents attended the tour
of three communities: Mars Hill Commons, Glen Rock
Apartments, and Larchmont Apartments. The residents
who attended provided written comments on feedback
sheets regarding unit size, quality, and character of the
community spaces.
Resident Surveys
The Housing Authority has administered written surveys
to current residents as an additional method to gather
feedback and information regarding existing and future
community needs. Survey questions focused on likes and
dislikes of the existing community and aspirations for the
redevelopment. The majority of people who responded
appreciate the close-knit community and are excited
to somewhat excited about redevelopment. The main
priorities voiced for the future focused on site access,
open space, and safety.
___
GLEN ROCK BUILDING TOUR
65
Kickoff Meeting
April 7, 2015
Surveys
Building Tours
Places to walk
Places to sitbenches,
covered areas, picnic
tables, seating at play
areas
Community grill area
Community gardens
Play areas in one place,
for different age groups
66
MASTER PLAN
VISION
OVERVIEW
Three major goals guide the vision for the Master Plan:
Community, Connectivity, and Health/Sustainability.
These goals were determined by understanding the needs
and desires of residents through an extensive outreach
process, HACAs project requirements, and identifying
opportunities to improve the existing urban conditions
of the site.
Community
Support the existing resident community, and
integrate it with the surrounding neighborhood.
The extensive outreach process allowed the residents to
share what they needed to improve the quality of their
lives. New homes, great green spaces, spacious and flexible
community areas, and access to supportive services were
all part of the collective hopes for a new Lee Walker
Heights neighborhood. The proposed Master Plan for
the sitewith its diverse building and unit types, mix of
uses, and emphasis on human-scaled spacescompletes
this vision and creates a supportive environment.
67
Connectivity
Provide strong physical connections both within the
neighborhood and to the broader context.
The vision for the new Lee Walker Heights neighborhood
relies on better and more connections. The long-standing
physical isolation from the surrounding neighborhood
a result of steep slopes, tree cover, and a solitary access
roadis being reversed with several new streets that
can safely accommodate cars, bicycles, and pedestrians,
including those with mobility challenges. These new
connections will help establish Lee Walker Heights as an
anchor to the surrounding neighborhood and will give
residents better access to jobs and amenities throughout
the district and city.
Health/Sustainability
Create a sustainable neighborhood with buildings
that promote resident health and reduce resource
use and operational costs.
Enterprise Green Communities will be used as a
sustainability evaluation tool.
A sustainable neighborhood is a healthy neighborhood.
With resident health as a primary objective, the
Master Plan envisions a place where physical activity is
encouraged, access to fresh food is easy and affordable,
interior spaces have ample fresh air and daylight, and
outdoor spaces are inviting and convenient. These health
strategies, combined with low-energy and and lowwater-usage systems, can help minimize ongoing longterm costs for both residents and the Housing Authority.
68
69
E AVENUE
SHORT COX
ROAD
LEE G
ARDE
N
EA
VE
ID
HS
UT
SO
STACKED FLATS
& WALK-UPS
U
AVEN
BUILDING II
ORE
NU
BILTM
BUILDING I
MIXED-USE
WALKER AVENUE
MIXED-USE
MC
CD
OW
ELL
ST
FUTURE
DEVELOPMENT
RE
ET
Site Plan
The site plan creates an integrated network of streets, buildings, and open spaces. Small block sizes,
connections to surrounding streets, and a variety of building types with porches and active ground floors
make a comfortable and inviting place for pedestrians.
70
Height
Lee Walker Heights currently sits on top of
a significant hill. The new building heights
are organized to accentuate the general
form of the hill, with the tallest building
at the top of the hill and lower buildings
on the north and south blocks. A taller
neighborhood landmark at the southeast
corner of the Block II building marks the
front door to Lee Walker Heights from
the Biltmore Avenue approach.
___
SITE PLAN
Views
The new site plan is organized to place
the project within the larger context of
Asheville. The buildings open up at
recreational areas to frame views north to
Downtown and south to the Blue Ridge
Mountains in the distance. Views within
the site unfold along a series of courtyards
and planted areas connected by a pedestrian
path.
___
SITE SECTION
71
Slow Streets
Neighborhoods need slow streets for a safe
and pleasant environment. Slow streets are
designed to accommodate cars and bikes,
but highest priority is given to pedestrians.
In addition to corner bulb-outs (wider
sidewalks at corners), streets are made
as narrow as possible to make crossing
them safe and easy. Narrow streets also
control traffic speeds, while still providing
emergency vehicle access. Additional
measures that may be explored to create
slow streets include speed humps, changes
in paving materials, and speed tables at
intersections.
___
STREETS & BLOCKS DIAGRAM
Blocks
Blocks are sized to be human-scaled, with
relatively small internal and perimeter
dimensions. The curving, organic block
shapes are driven by Ashevilles typical
topographical constraints. Buildings and
trees are located to make the neighborhood
feel varied, natural, and informal.
___
PEDESTRIAN-FRIENDLY STREET
tback
15' se
alk
sidew
6'-6"
g
arkin
lar p
ndicu
erpe
18' p
e
e lan
ehicl
12' v
e
e lan
ehicl
12' v
g
arkin
lar p
ndicu
erpe
18' p
alk
sidew
6'-6"
tback
15' se
___
72
Master Plan Vision Slow Streets & Blocks
___
___
KEY PLAN
tback
15' se
alk
sidew
6'-6"
ing
park
rallel
8' pa
lane
hicle
11' ve
lane
hicle
11' ve
ing
park
rallel
8' pa
alk
sidew
6'-6"
tback
15' se
73
alk
idew
10' s
ing
park
rallel
8' pa
lane
hicle
11' ve
lane
hicle
11' ve
ing
park
rallel
8' pa
alk
idew
10' s
___
SECTION 3: WALKER AVENUE (58' WIDE) DOWNHILL SECTION AT BILTMORE CONNECTION
1
2
___
KEY PLAN
74
___
___
PEDESTRIAN-FRIENDLY INTERSECTIONS
___
___
STREET PARKING
75
Pedestrian Connections
Pedestrian sidewalks adjacent to streets
are typically six feet wide, with plantings
at building setback areas. Larger sidewalk
areas and distinctive paving materials will
be planned adjacent to common areas
and building entries to define community
zones. The sidewalks will be paved with the
city-standard concrete, with grading and
ramping for accessibility. In addition to
sidewalks at streets, mid-block pedestrian
paths will connect open spaces and defined
nature trails will offer short hiking paths
through the wooded areas. Additional
pedestrian connections to Biltmore
Avenue and other surrounding streets will
help knit the development in with the rest
of the neighborhood. New lighting and
eyes on the street will improve the safety
and security of pedestrian connections.
___
PEDESTRIAN & BICYCLE PATHS
Bicycle Connections
Shared streets are proposed to make
bicycling a feasible and convenient
alternative to driving. These streets will
have sharrowsshared-lane markings
and signage to indicate that both cars
and bicycles can use the lanes of traffic.
Secure bicycle parking will be provided for
resident use, and public bike racks will be
distributed throughout the site.
___
BICYCLE-FRIENDLY STREET WITH SHARROWS
76
___
___
BICYCLE PARKING
STOOPS
___
WIDE WALKING PATHS
Generous paths through planted areas promote walking, biking, and a connection to the outdoors.
77
Open Space
The open-space system is an integral part
of the site plan and forms a network for
positive social interaction.
The main public spine for this openspace system is Walker Avenue, which
is envisioned as a green street with
ample street trees and varied low-scale
plantings. It is the principal east-west
street on the site and connects the top of
the hill with Biltmore Avenue, through
the 319 Biltmore Avenue site. At the foot
of Walker Avenue lies John W. Walker
Plaza, a welcoming area with caf seating,
benches, bike parking, and public events.
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OPEN-SPACE DIAGRAM
78
___
PLENTIFUL SEATING
___
COMMUNITY GARDENING
79
WALTER S. LEE
COMMUNITY
GARDENS
PLAY
SPACE
PLAZA
THE LAWN
JOHN W. WALKER
PLAZA
Landscape Plan
The landscape plan for Lee Walker Heights has a variety of open spaces linked with pedestrian-friendly
connections. Walker Plaza creates a gateway into the neighborhood, and each building group has a central
common open space focused on play, gardening, or socializing.
80
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PAVILION
___
CONTEMPLATION GARDEN
___
COMMUNITY GARDEN
___
STREET TREES
81
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SMALL STOOPS & PORCHES
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PLAY AREAS
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WIDE LANDSCAPED SIDEWALK
WITH SEATING
___
PLAZA
82
___
THE LAWN
___
PAVILION & VIEWING AREA
___
MATURE FOREST
83
___
PEOPLE-FRIENDLY STREET
___
PLAZA
___
RESIDENTIAL COURTYARD
84
Methodology
The Asheville Design Center (ADC) design team held
two stakeholder workshops with children in Lee Walker
Heights in May and September 2015. More than 20
children and adults attended each meeting. The design
team asked the children to draw their dream playground
ideas and what playground elements they desire to have
in the new Lee Walker Heights. The ADC design team
also showed the children examples of other playgrounds
and collected input based on their reactions.
___
EXISTING LEE WALKER HEIGHTS
PLAYGROUND, 2015
___
PLAY-AREA WORKSHOP
85
EXISTING
VEGETATION
SWINGS
3 bays with 6 swings
NATURAL PLAYGROUND
Canyon Collection from Landscape Structures
Catwalk to main play structure (boulder)
Clatter bridge between treehouse towers
Straight slides, rope climbers, and boulder climbers
Monkey bars, 3 bays of swings
EXISTING
Play-safe mulch
VEGETATION
Benches
SPORT COURT
Multi-use courts
Central 3-way basketball goal
Half basketball court
Court games, hopscotch, etc.
Benches
EXISTING
VEGETATION
SHADE PLAZA
Benches
Ornamental tree planting
ACCESSIBLE WALK
OUTDOOR PERFORMANCE
Timber stage
Shade sail
Sloped lawn & amphitheater
Ornamental tree planting
86
___
___
___
___
___
___
87
___
___
ROPE CLIMBER
TREEHOUSE ADD-ON
___
___
___
___
___
___
88
Landmarks
For most of its history, Lee Walker
Heights has been hidden away owing
to the propertys lack of connections,
steep slopes, and dense wooded areas.
New architectural landmarks will create
a clear and visible identity for the
neighborhood and help as wayfinding
and placemaking elements. Two sites
the southeast corner of Building II at
the community center, and the corner
of Building III at the entrance to the
319 Biltmore Avenue sitewill be taller
than surrounding forms and distinct
from other architectural elements via
special materials and coloration. These
landmarks will have distinctive lighting
or windows to act as beacons for the
neighborhood.
___
LANDMARKS DIAGRAM
___
STRONG CORNER LANDMARK
89
Uses
The majority of the site will be reserved
for multifamily residential uses in
apartment buildings, walk-ups, and
stacked flats. There will also be significant
common areas for building residents and
some for public use. Common spaces will
be at the ground floors of Building I and
Building II in prominent locations and
will open out onto adjacent open spaces.
There are also possibilities for a limited
amount of retail and co-working space.
Ground-floor common spaces will be
generous and flexible to accommodate
future changes in use.
COMMON
PARKING
GARAGE
RESIDENTIAL
RESIDENTIAL
OVER GROUNDFLOOR RETAIL
___
USES DIAGRAM
___
RESIDENTIAL COMMON SPACE
90
MAIL
LOBBY
APT.
WELLNESS,
SENIOR CENTER
YOGA, FITNESS
800 SF
700 SF
SUPPORTIVE
SERVICES
700 SF
___
BUILDING I COMMUNITY SPACE
PLAYGROUND
TODDLER
PLAY AREA
STORAGE
APT.
SERV.
AFTER SCHOOL
1100 SF
SQUARE
COMMON
ROOM 1000SF
STORAGE
___
BUILDING II COMMUNITY SPACE
COMP. LAB
300 SF
OFFICE
LOBBY
800 SF
PM CAFE
380 SF 530 SF
OFFICE
BUS
STOP
91
___
___
COMMUNITY ROOM
___
___
LOUNGE AREA
92
APARTMENTS
17 WILBAR AVENUE
RESIDENTIAL
OVER GROUNDFLOOR RETAIL
PARKING
GARAGE
E
VENU
ORE A
BILTM
SO
UT
HS
ID
EA
VE
NU
E
UE
SHORT COXE AVEN
WALK-UPS
STACKED FLATS
TO
ST FR
RE ED
ET ER
IC
K
EET
STR
LL
WE
DO
MC
FUTURE
DEVELOPMENT
93
1
1
WALTER S. LEE
COMMUNITY
2
GARDEN
2
1
SERV.
1
PLAY
AREA
COMM
ON
3
1
WA
LK
ER
2
2
2
1
1
COMMON
LEE GA
RDEN
ROAD
SERV.
1
1
AV
EN
UE
1
PLAZA
COMM
ON
2
2
1
3
THE LAWN
2
2
2
1
10
0
20
40
80
94
1
1
BUILDING II
COMMON
@ L3 & L4
1
3
AV
EN
UE
2
1
LEE GA
RDEN
ROAD
COMMON BUILDING
@ L3, 3BD III
@ L4
WA
LK
ER
2
2
BUILDING
BUIL I III
BUILDING
1
1
2
2
1
2
2
2
1
3
2
STACKED FLATS
& WALK-UPS
2
2
2
3
1
10
0
20
40
80
LEE G
ARDE
N ROA
D
95
DRIVE THR
U
PARKING
NEIGHBORHOOD
SHOPPING
COMMERCIAL
WALKER AVENUE
PARKING
COMME
RCIAL
PARKING
10
0
BILTMO
RE AVEN
UE
COMMERCIAL
20
40
80
LEE G
ARDE
N ROA
D
96
COMMON
BUILDING VI
2
3
3
2
2
BUILDING III
2
WALKER AVENUE
1
1
1
1
1
1
1
COMMON
1
3
BUILDING V
2
2
2
2
BUILDING IV
2
2
10
0
BILTMO
RE AVEN
UE
20
40
80
97
Total
Unit Type
Building I
Building II
1 Bedroom
46
44
96
2 Bedroom
12
36
36
84
3 Bedroom
20
32
Total
64
100
48
212
2,325 SF
7,358 SF
9.683SF
530 SF
530 SF
2,325 SF
7,888 SF
10,213 SF
Use
Common Space
Commercial
Total
Parking
On-Street Parallel
110
On-Street Perpendicular
95
Total
205 Spaces
98
Building III
Building IV
Building V
Building VI
Total
1 Bedroom
12
32
24
72
2 Bedroom
32
52
88
3 Bedroom
12
16
28
Total
36
64
44
44
188
Common Space
1,244 SF
1,385 SF
2,629 SF
Neighborhood
Shopping
9,720 SF
9,720 SF
8,870 SF
5,380 SF
4,240 SF
18,490 SF
10,964 SF
8,870 SF
6,765 SF
4,240 SF
30,839 SF
20
36
80
136
Use
Other
Commercial
Total
Parking
Garage
On-Street Parallel
Total
45
181 Spaces
99
Apartments
4 stories total
Common spaces on the ground
floor
Sustainable design strategies
including solar readiness, nontoxic finishes, well-insulated
building envelope and efficient
fixtures
Elevators
Accessible units on all floors
___
APARTMENT 3D VIEW
100
BALCONY
BALCONY
BED
BED
LIVING /
DINING
LIVING /
DINING
KITCHEN
KITCHEN
BATH
___
___
1 Bedroom
2 Bedroom
BALCONY
BED
BED
BED
LIVING /
DINING
BATH
KITCHEN
PORCH
WALKWAY
___
APARTMENT FLOOR PLAN
3 Bedroom
BED
BATH
BATH
101
___
___
APARTMENTS
APARTMENTS
___
___
APARTMENTS
APARTMENTS
Courtyards
102
Walk-ups
3 stories
Arranged around lawn open
space
Sustainable design strategies
including solar readiness, nontoxic finishes, well-insulated
building envelope, and efficient
fixtures
Accessible units on ground floor
Open air corridors and stairs
Porches at ground floor
___
WALK-UP 3D VIEW
BALC.
BED
BALC.
KITCH.
LIVING /
DINING
KITCH.
BED
BED
LIVING /
DINING
BED
BATH
BATH
BED
BATH
BATH
BED
KITCH.
LIVING /
DINING
BALC.
LIVING /
DINING
KITCH.
BALC.
___
WALK-UP FLOOR PLAN
BED
BED
___
WALK-UPS
Human-scaled buildings
___
WALK-UPS
103
104
Stacked Flats
2 stories
Arranged around lawn open
space
Sustainable design strategies
including solar readiness, nontoxic finishes, well-insulated
building envelope, and efficient
fixtures
Accessible units on ground floor
___
Internal stairs
PORCH
BED
LIVING
BATH
BED
BATH
BED
BED
BATH
KITCH.
2 BED
2 BED
KITCH.
KITCH.
KITCH.
1 BED
BED
LIVING
PORCH
BED
3 BED
BED
BED
PORCH
___
STACKED FLATS FLOOR PLAN
1, 2, and 3 Bedrooms
PORCH
105
___
STACKED FLATS
Shared courtyards
___
___
STACKED FLATS
STACKED FLATS
106
1B
BUILDING I
BUILDING II
1A
1B
STACKED FLATS
& WALK-UPS
BUILDING VI
2B
BUILDING V
BUILDING III
2A
BUILDING IV
2C
FUTURE
DEVELOPMENT
107
Phase
Block
Unit Summary
Phase 1A
[120 units]
Building II
Stacked
Flats &
Walk-ups
Building I
Stacked
Flats &
Walk-ups
Building III
Building IV
Building V
Building VI
Future
Development
To Be Determined
Phase 1B
[92 units]
Phase 2A
[100 units]
Phase 2B
[88 units]
Phase 2C
Neighborhood Character
108
NEIGHBORHOOD
CHARACTER
109
OVERVIEW
The redevelopment of Lee Walker Heights provides the
opportunity for a fresh start built upon the strength of
the existing residents and neighborhood. A new walkable
community with a mix of uses and excellent open spaces
will enhance quality of life and help people build strong
social connections and a sense of belonging. Based on the
core principles of Community, Connectivity and Health/
Sustainability, the new Lee Walker Heights will be a
model of sustainable placemaking that is a point of pride
not only for the residents, but for the whole city.
___
A NEW WALKABLE COMMUNITY
110
111
___
KEY PLAN
The main entry into the Phase 1 development from Biltmore Avenue will be distinguished with a special
landmark corner. The unique architectural moment will help with wayfinding and will be a welcoming
handshake into the neighborhood.
112
___
KEY PLAN
The neighborhood square at Building II will be the main gathering point for the community. Surrounded by
ground-floor common spaces with places to sit, socialize, and play, the square will support diverse uses for
continual activity and people-watching.
113
___
KEY PLAN
At the southern block, a spacious lawn will be edged with trees and small-scale stacked flats and walk-up
buildings. Views to the mountains beyond can be seen from the lawn pavilion, one of several in the neighborhood.
114
___
Sociable Porches
KEY PLAN
Porches are an important part of a walkable, friendly neighborhood. Buildings will meet the street with generous
porches to encourage sidewalk activity, community safety, and socializing.
115
___
KEY PLAN
The entry from Biltmore Avenue will be marked by Walker Plaza. A compact urban space, the plaza will be
fronted with active ground-floor uses and can be programmed for cultural, marketplace, and arts activities.
A bus stop, seating areas, and generous landscaping will make this an inviting place for the neighborhood.
Implementation
116
IMPLEMENTATION
117
OVERVIEW
The Lee Walker Heights redevelopment will replace
Ashevilles oldest public housing project with a
transformational new mixed-use, mixed-income
community, including one-for-one replacement of the
96 subsidized units, to be scattered throughout a diverse
community of 212 apartments. This team is optimistic
that the neighboring property at 319 Biltmore Avenue
can be added to the development, allowing expansion
to as many as 400 total apartments, with the deeply
subsidized units ultimately distributed throughout, as
well as complementary ground-floor commercial uses
along the active Biltmore Avenue corridor.
___
A TRANSFORMED
NEIGHBORHOOD
Guiding Principles
Transformation. This Master Plan will establish an
innovative new model for Asheville, mixing deeply
subsidized housing with affordable, workforce, and
market-rate housing serving a broad range of families
and individuals who want to live, learn, work, and retire
in Ashevilles vibrant Downtown neighborhood.
Participation. Residents will have an ongoing voice from
the beginning of the process to the end, including selection
of the co-development team, the construction manager,
and all aspects of planning and construction for the new
community. Residents at the time of conversion will have
the right to return to the newly developed community.
The goal is to build a neighborhood to which they will
be proud to return and call home again.
___
COMMUNITY WORKSHOP
Relocation
Currently, Lee Walker Heights provides apartments
for 96 families. Redevelopment plans will necessitate
temporary relocation of current residents. HACA has
committed to assist with any relocation activities in a
sensitive and responsible manner in order to minimize the
disruption to families lives. Apartments at Lee Walker
Heights that are currently deeply affordable will be
118
___
NEW CONNECTIONS
___
COLLABORATIVE DESIGN
Planned Programs
The redevelopment plan for Lee Walker Heights will
include 96 replacement units and approximately 116
additional units for a total of 212 apartments in Phases
1A and 1B. The goal for Phase 2 is an additional 150 to
200 apartments over ground-level commercial space.
With frontage on the major Biltmore Avenue corridor,
the Phase 2 site will include a variety of commercial,
community, and public-service uses that are compatible
with the residential apartments. The specific uses are still
under discussion and will be subject to market conditions
at the time of predevelopment and construction. It is
hoped that a small grocery or a combination grocerypharmacy can be attracted to Phase 2.
The redevelopment plan will also include a range
of neighborhood improvements such as both new
and reconstructed streets that have been widened to
accommodate buses and emergency vehicles. Other
improvements will include new outdoor green spaces,
sidewalks and bicycle-pedestrian pathways, street
lighting, and several areas for residents to gather and for
children to play.
119
Project Budget
Housing development in Phase 1 (212 apartments)
assumes an average per-unit construction cost of
approximately $140,000. This estimate is based on
current construction costs in the Asheville market and is
subject to change.
For Phase 1, the estimated total cost of construction of
212 residential housing units will be approximately $28
million. This estimate will include newly constructed
housing units and associated community spaces as well
as demolition, grading, and new infrastructure.
Phase 2 expenses are to be determined as the Phase 2 site
becomes available and more details are known regarding
acquisition costs, demolition costs, and type and size of
new construction.
A detailed project budget for the Lee Walker Heights
redevelopment will be determined as the Phase 1 and
Phase 2 applications for financing and funding are
processed. Applications for Phase 1 funding will be
prepared in 2016.
The funding and financing model assumes that HACA
will remain as the owner and master developer of the
newly constructed real estate. Additional development
partners will be added as needed.
120
121
Implementation Phasing
Phasing
Because of the limited amount of subsidy and soft
financing and the competitiveness of several sources of
funding, the project will have to be completed in phases.
Phase 1 plans to include 212 new residential units in two
sub-phases (Phase 1A to include 120 units, and Phase
1B to include 92 units), and Phase 2 plans to include
an additional 150 to 200 units plus retail, office, public
service, or other commercial space.
Overall, the development team hopes to achieve 400
new mixed-income units including a range of deeply
subsidized units. Furthermore, the 319 Biltmore Avenue
site to be developed in Phase 2 provides the opportunity
to develop commercial, community, and residential spaces
that complement the needs of the residents (grocery,
pharmacy), and the needs of the largest employers in
the area (workforce housing, offices for complementary
services).
Implementation is expected to take place starting in
2017 and continue through approximately 2022, with
the goal of completing Phase 1 by 2019. The speed of
implementation will depend on the success of competitive
applications, financing availability, and market conditions.
122
Long-Term Affordability
All of the affordable housing units on the site are expected
to have a minimum affordability term of 30 years and
will be secured by restrictive covenants or land-use
restrictions. Operating budgets will include replacement
and operating reserves aimed at keeping the property
affordable and healthy for a minimum of 30 years. The
RAD units will be subject to a perpetually renewable
contract requiring affordability over the long term.
Rezoning
In order to implement the Master Plan, the project site
will be rezoned to Urban Place or Central Business
District zoning. Both designations provide flexibility for
denser mixed-use developments.
123
Appendices
124
10
APPENDICES
Appendices Overview
APPENDICES
1. Surveys
2. Additional Workshop Images
3. Enterprise Communities Completed Checklist
4. Figures & Charts Index
125
126
127
128
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DESIGN WORKSHOP #1
DESIGN WORKSHOP #1
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DESIGN WORKSHOP #
DESIGN WORKSHOP #1
129
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DESIGN WORKSHOP #1
DESIGN WORKSHOP #1
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DESIGN WORKSHOP #1
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DESIGN WORKSHOP #2
___
DESIGN WORKSHOP #2
130
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DESIGN WORKSHOP #3
___
DESIGN WORKSHOP #3
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