WHAT IS THE MISSING MIDDLE AND WHY DOES IT MATTER?
Members of ACTIVATE NC invite you to share your ideas on contemporary multi-family housing concepts that satisfy ‘the Missing Middle’. The Missing Middle describes a scale of infill multi-family development that may fit appropriately within single family neighborhoods while providing greater density in Asheville’s urban core. These multi-plex structures may resemble larger single family structures, the scale of which falls somewhere between the single family city cottage and larger multi-family structures, like apartment buildings. The City of Asheville has identified “The Missing Middle” as a key infill housing strategy to help with the community’s housing shortage. Asheville’s initiatives to accommodate Missing Middle projects can be found here. Current state of Asheville housing is detailed here: Asheville Housing Market challenges.
The concept of the “Missing Middle”, while historically found in most established urban cores, is re-emerging as an infill housing strategy. Multi-family structures clustered as duplex, 4-plex or more, but are much closer in scale and character to single family, can serve as infill housing solutions that are more feasible and attractive for development. “Urban Mountain” might be an apt description for densely built portions of San Francisco hillsides. Density built on topography is an appropriate precedent Asheville should consider. Larger multi-family houses, compact enough to step up and down with steeper slopes, can insert into existing neighborhoods in a contributory way.
Deemed the 6th least sustainable housing market in the country, Asheville is experiencing a growing divide between soaring housing costs and stagnant income levels. Buncombe County, in particular, has a 5,000 unit housing shortage. Such low inventory is driving existing home sales to unsustainable prices, rivaling the trend of several high priced housing markets nationally.
The city and surrounding vicinity need to embrace an “all of the above” strategy. Single family housing does little to address the shortage. In fact, it may be fueling a low-density mindset. Larger scale multi-family developments in the city currently lack momentum. Many larger projects are shelved because of higher development costs in Asheville – Their pro formas don’t work. It was recently stated that “all of the easy sites in Asheville have been taken so we’re left with the more challenging sites”. Topography is the primary hardship: site development costs, a more stringent steep slope ordinance, and geometrically unconventional sites pose unique challenges that, while ripe for design creativity, tend to discourage bottom line driven developers. The current pace of population influx is outpacing added housing units, so the crisis looks to only worsen in coming years.
This is an ideas competition generated by a real need to demonstrate new and better ways for infill multi-plex housing in mountain or hillside communities with challenging topography.
The competition encourages a housing type that blends different income levels and demographics and helps knit together the fabric of the city. A building boom of multifamily housing is prevalent in Southeastern US cities, but much of the efforts are large-scale and do not work well in Asheville. Asheville’s unique character, history, and blend of socio-economic and alternative lifestyles are not good fits with the bland multi-family housing solutions that are repeated in many cities without much influence of context.The competition concepts should, above all, be uniquely Asheville.
Designers are invited to explore and develop the following:
• Multi-family housing solutions for young families, retirees, and alternative households.
• Urban outdoor space via a reimagined Murray Hill Park
• Indoor and outdoor environments that support sustainable initiatives.
The competition site is within walking distance of the emerging River Arts District, New Belgium Brewing Company, and the equally popular South Slope. The competition site is nestled amongst both single family areas and several subsidized multi-family apartment complexes. Like much of Asheville, the site has the significant challenge of undulating topography. The competition area, centrally located between two popular tourist and working hubs, is an ideal location for multi-family workforce housing. Transit is nearby, and the city’s new Asheville Middle School lies just to the north of the site.
The site is along the west end of Bartlett Street, consisting of a tract of city owned land known as Murray Hill Park. The existing property and park are underutilized and without organizational clarity.
The competition winners will be publicly announced in November 2017 (exact date to be determined). Entries will be displayed at the AIA NC Center for Architecture and Design as well as other venues throughout the state in the seven AIA NC Sections.
Section One
Competition Brief
THE SITE AND PROGRAM
The site is located along Bartlett Street, including Murray Hill Park, in the neighborhood between River Arts District and South Slope. It is a combination of 2 parcels on the north side of Bartlett Street. Addresses are noted in the aerial photograph. Participant are strongly encouraged to consider the following:
- A minimum of 3 multi-plex prototypes shall be developed, with between 2-6 units per prototype. Dwelling units should be between 800 -1,600sf each and demonstrating incremental range of accommodation is desired.
- Multiple structures of each prototype shall be arranged on the site in compelling and sensible ways, demonstrating fit on a range of topographic conditions: uphill, downhill and cross (side) slope. There is no maximum structure count, considering the solution honors the City’s Unified Development Ordinance (UDO).
- The natural topography shall be honored to the extent possible. A mass-grading solution is not appropriate or desired.
- Be mindful and responsive to neighborhood context. Use the infill designs to improve the existing fabric. Compose the “missing teeth”, knitting the new with old.
- Incorporate sustainability as a core parameter of design. The City of Asheville is one of the more progressive and forward thinking municipalities in the Southeast with regard to sustainability initiatives. Demonstration of sustainability objectives of the Asheville City Development Plan 2025 is encouraged.
- Project viability and marketability is key. This is a real crisis in need of real solutions. This includes cost effectiveness of development and construction.
- Adaptability of unit arrangement should be considered. The non-traditional household is a growing demographic in the Asheville community.
- Stormwater management is key to project viability. Higher density can exacerbate runoff and burden downhill properties. Measures will need to be demonstrated that mitigate an increased stormwater burden.
- Murray Hill Park, a public city owned and managed park, shall be reimagined as part of the competition submittals. The new park area shall have better intention, function, and community benefit than the current park.
- Deal with the reality of the automobile. Though the city is focused on a multi-modal smart growth strategy, cars will need to be moderately accommodated in an off street manner. This is one of the biggest challenges to hillside development and construction, but vital to market viability. A minimum of one (1) off-street parking space per dwelling unit is required.
- 25% of each type of residential unit will be fully accessible to people with disabilities.
- Provide ample bicycle parking.
- The property is zoned RM16. 15’ setbacks along Bartlett Street (front); 40’-0” side setbacks, 40’ rear setbacks. The project may be proposed as a Planned Unit Development (PUD), so that alternative setbacks may be proposed for the interior subdivision of the parcel – Exterior perimeter setbacks will need to be honored.
View images of the site here>>
EXAMPLE PROFILES FOR PEOPLE WHO MIGHT LIVE HERE
James is a single male in his 30s who has previously lived in an 800sqft downtown apartment. He is a design professional who appreciates quality, modern architecture. He enjoys going to various local music venues and often walks to them. In addition, he considers himself an amateur musician and has several instruments, including a guitar, bass, and small drum set.
Julie and Amanda are a married couple in their early 40’s. They have one adopted son, Andres, 8, and often have out of town grandparents stay in an extra bedroom. Julie works from home and enjoys mountain biking in and around Asheville. Amanda works for a college outside of town, and needs a place to charge her electric car for the commute. A typical weekend for this family might include riding bikes as a family, stopping for a visit to a local brewery and food truck, and enjoying a relaxing evening at home.
Janiece is a single mother with 3 school age children: Zion, 5, Brianne, 9, and Donovan, 13. Donovan walks to nearby Asheville Middle School, while Zion and Brianne ride the bus. Janiece has a new administrative job at a downtown hotel – She is the sole income provider for the family, and while still living from paycheck to paycheck, the family is finding better footing in an improved economy. The family recently transitioned out of nearby subsidized housing, where many of the childrens’ friends still reside. Janiece has an old car that is somewhat unreliable. When she has car trouble, she’ll walk to the nearby bus stop to catch a ride to downtown.
Rufus and Tom were recent college roommates who decided to room together after graduation. Rufus has gotten serious with his girlfriend Rebecca and she moved into the apartment in recent months. Tom has a serious boyfriend, Alan, but they tend to spend more time at Alan’s place across town. Rufus, Tom, and Rebecca all have cars, so they sometimes need to coordinate or shuffle parking accommodations. Tom walks to nearby AB-Tech to take classes in the culinary program – He hopes to open his own restaurant in Asheville in the coming years.
Section Two
Jury
JURORS
Doug Hecker
jury chair
Hecker studio
Doug Hecker is an associate professor at Clemson University. In addition to his tenured position, Hecker’s work has been published in a diverse array of publications such as Business Week, Discover Magazine, Architectural Record, and ID magazine. Hecker has been honored by inclusion in the 10th Venice Biennale of Architecture and the awarding of a Next Generation Award from Metropolis Magazine in 2007.
Hecker received his Bachelor of Architecture in Design from the University of Florida and a Master of Architecture from Columbia University where he was the recipient of the William F. Kinne Fellowship. In his role as a professor Hecker focuses on mentoring a new generation of design activists that see in the contemporary world a multitude of opportunities for change. His research focuses on the role of advanced technologies (CAD/CAM, digital fabrication) in design in order to empower individuals and communities by inventing “systems” that provide greater access to design through a combination of advanced technology and activism. Hecker founded cusa.dds (a digital fabrication shop at the Clemson School of Architecture) and ddbNOLA (digital design build New Orleans) to pursue this aim. Hecker has taught previously at the University of Michigan where he was a Visiting Assistant Professor. Prior to teaching, he worked at Handel Architects in New York City as an Associate Designer.
Amanda Loper
David Baker Architects
Amanda Loper, AIA, LEED AP, established and leads DBA_BHM, the David Baker Architects’ southeastern of ce in Birmingham, Alabama. Amanda joined the rm in 2006 and was made Principal in 2014. Her diverse projects with DBA include affordable housing, market-rate housing, commercial buildings, and policy studies. Amanda focuses on the big-picture potential of sites as well as overseeing details that create unique built environments. She works to bring social awareness to issues of housing and density within the urban setting.
Sasha Vrtunski
City of Asheville Urban Planner
Sasha Vrtunski, AICP, is an urban planner for the City of Asheville. She is the project manager for the River Arts District Form-Based Code and manages the Downtown Design Review Committee and process for the Asheville Downtown Commission. She has worked for close to 15 years in planning in Asheville and received her Master’s in Regional Planning from UNC-Chapel Hill.
JUDGING CRITERIA
Site Sensitivity
Designs should enforce a sense of connection to the urban fabric and surrounding neighborhoods. This site is a hinge between commercial and residential areas. The project should create links between these two parts of the city.
Topography
Asheville, like many other cities, must face the real challenge of existing topography. Each proposal must demonstrate high aptitude in managing and responding to different topographic conditions.
Climate
Asheville is located in a temperate environment with warm, often rainy, summers and relatively mild winters. You are encouraged to take advantage of the exceptionally fine weather in spring and fall.
Space, Form, and Materials
We encourage you to explore the site and program to arrive at a solution that emphasizes space, form, composition, and the inherent qualities of materials. Likewise, we encourage you to develop proposals that could be translated to a real world issue of workforce housing.
Section Three
About the Competition
WHO CAN ENTER
The competition is open internationally to all students in a certified architectural program, un-licensed design professionals, and licensed Architects. Individuals or teams may submit more than one entry, but each entry will receive separate ID numbers and require an additional entry fee.
AWARDS
Top prize *$3,000
Merit award(s) *$1,000
* exact amounts based on sponsorship and number of submissions
SCHEDULE
Announced July 28, 2017
Registration Opens July 30, 2017
Registration Closes October 15 , 2017
Submission Deadline November 3, 2017
Jury Deliberates November 7, 2017
Announcement of Winner November 10, 2017
Exhibition statewide mobile exhibit through the remainder of the year and early 2018
Section Four
Submission Requirements
1. Registration
To register online, go to https://aiancawards.secure-platform.com/a and complete the process. The registration fee is $50 (USD). Multiple entries will require a registration fee with each. You will need to give your project a title in this step. This title must be unique and anonymous. It must not contain any description of yourself or any firm or company information.
2. Application
Once you have registered and submitted your registration fee, you will be sent a link to complete the rest of the submission process online.
3. Project Description
No more than 250 words. Contestants should read judging criteria, and use this written portion to portray how their design is sensitive to the surrounding areas and facilitates community interaction.
4. Graphics
Two 24”x36” boards (portrait orientation) as hi-res PDF. Title as [your project title]_Boards
Boards may include additional drawings and images as deemed necessary by entrant, but boards are required to include:
• Site plan oriented north up
• Site and/or building section
• One rendered exterior
• One rendered interior
• Your project title
5. Physical Model (Optional)
There are no material restrictions. Participants may submit model photographs instead of a physical model, or physical models may be delivered or mailed to:
ACTIVATE NC: Competition
14 E Peace Street, 2nd floor
Raleigh, NC North Carolina 27604
USA
Section Five
Submittal
Submit materials electronically to aiancawards.secure-platform.com by 5:00 PM EST on NOVEMBER 3, 2017.
Section Six
Fine Print
NOTES
•Use of firm, individual, or company names or logos on competition material or incomplete submissions may result in disqualification.
•Once the final submissions are uploaded, no additional edits, uploads, or changes can be made.
OWNERSHIP
ACTIVATE NC reserves the right to retain ownership of all competition materials to use in exhibitions or publications without compensation to the entrants. Each competitor will retain full copyright unless state otherwise. No submissions will be returned.
QUESTIONS
Competition entrants may submit questions until date September 15, 2017 to info@activatenc.org. All questions will be answered at one time and sent to registered entrants no later than September 30, 2017, and posted to www.activatenc.org/2017-housing-competition.
Question: Will there be a way to change our submission title? We don’t have a project title right now, but it required one to register…
ACTIVATE NC Response: Yes. The name of the project can be changed at a later time. Contact Keri Dixon (kdixon@aianc.org) with the project entry number and or firm name to change the entry title.
Question: Is there any possibility the Missing Middle competition might evolve into a real-life project?
ACTIVATE NC Response: At this time, there are no plans for this to evolve into a real life project. It is the intention of ACTIVATE NC in conjunction with AIA Asheville to utilize the entries submitted to create a document that could bolster further interest and conversation about this critical topic.
Question: Do you have a CAD or Sketchup file of the site topography?
ACTIVATE NC Response: ACTIVATE NC does not have a cad or sketchup file of the existing topography. Contours can be found using the Buncombe County GIS website. https://www.buncombecounty.org/governing/depts/gis/default.aspx
Question: Where is the project boundary? Where is the Murray Hill Park boundary?
ACTIVATE NC Response: Refer to Buncombe County GIS_5ft Interval_1.pdf found with site images. The parcels are highlighted in green and are identified as part of 8708 and 8967.
Question: Are the proposed residential units for sale, rent, or both?
ACTIVATE NC Response: Residential units are intended to be for sale.
Question: The competition brief said 25% of the units have to be “fully accessible.” Does that mean all the rooms in the unit have to be accessible? If no, which room need to be accessible?
ACTIVATE NC Response: The intention is to have entire units fully accessible, including all rooms that are occupiable.
Question: Is it expected that the parking will be onsite or would it be acceptable for street-side parking as seems to be the case for nearby and older housing stock on steep sites?
ACTIVATE NC Response: As mentioned in the brief, a minimum of one (1) off street parking space per dwelling is required.
Question: Will entrants be provided with a site survey or site info in some other form?
ACTIVATE NC Response: A link to images and GIS images have been provided. The parcels are identified on the pdf Buncombe County GIS_5ft Interval_1.pdf and the area is highlighted in green. It is part of parcel 8708 and the entire parcel of 8967.
Question: There is a dead link on the second page for the competition brief, “Asheville Housing Market challenges”.
ACTIVATE NC Response: This link has been activated on the competition website. http://www.citizen-times.com/story/news/2016/05/09/national-report-asheville-housing-market-unhealthy-unsustainable-affordable-housing-real-estate-housing-sector-asheville-buncombe-county/84115312/
Question: Is the site within Murray Hill Park? The brief suggests the address is indicated on the aerial and, while the GIS pdfs have the addresses indicated the specific address of the competition is not provided.
ACTIVATE NC Response: : A link to images and GIS images have been provided. The parcels are identified on the pdf Buncombe County GIS_5ft Interval_1.pdf and the area is highlighted in green. It is part of parcel 8708 and the entire parcel of 8967.
Question: Elsewhere in the brief there is a requirement to reconsider Murray Hill Park, “Urban outdoor space via a reimagined Murray Hill Park”. Is this by way of its privatization into this proposed housing or is some or all of the Park intended to remain public and the site for the housing is actually located elsewhere?
ACTIVATE NC Response: The intention is for the housing to be located on the property currently identified as “Murray Hill Park”. It is up to each entrant how to / if to engage the public with an urban outdoor space.
Question: Asheville’s initiatives to accommodate Missing Middle projects can be found here. Could you provide working links to those documents?
ACTIVATE NC Response: The link has been updated on the competition website. http://coablog.ashevillenc.gov/2017/08/asheville-city-council-to-consider-code-changes-that-support-small-scale-residential-infill-housing/
Question: Second, I am unsure of which parcels are included in the site. Are the parcels in question 8708 and 8967?
ACTIVATE NC Response: Correct, It is part of parcel 8708 and the entire parcel of 8967. The portion of 8708 is highlighted in green on the Buncombe County GIS_5ft Interval_1.pdf