Brostoff_Jason_Pre-Thesis_Booklet

Creative Placemaking: The revitalization of Hialeah/ Opa-locka’s Urban Layers through adaptive reuse and community spaces.

By: Jason Brostoff

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ARC 699 Directed Research and Pre-Design Instructor: Patrick Rueter University of Miami, SoA Fall 2020

Contents

• Thesis Statement

- Themes; Key Words • Placemaking • Inspiration/Precedents

- Friends & Enemies

- Austin’s Seaholm District

5 7 9 11 11 15

• Grounded, Underground, Overground

- Grounded

- Underground

- Overground

18 19 20 21

• Progression

23

• Site

- Location

- Figure-Ground

- Demographics

- Uses

- Site Photos

• Conclusions • Bibilogrpahy

28 28 31 33 35 41 43 45

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“The next 50 years of arts-based community development need to be not only about gathering more sophisticated knowledge and research about the practice of creative placemaking but also the distribution and understanding of that knowledge by the folks working to improve their communities.�

- Jason Schupbach, NEA Director of Design

Thesis Statement Throughout the history of the built environment in the United States, it has become very common for low-income and/or blighted areas to be either overlooked completely or dismantled in order to build something bigger and better. This urge is often misguided in architecture and development. These existing layers, both in the built and social environments, can help emphasize the culture and history of the area, allowing for improvements to not only continue the neighborhood’s identity but also allow for the improvement of the area socially and economically.

This process can be even more successful by using the theory of creative placemaking. This idea emphasizes the creation of spaces that the community uses to form bonds, exercise creative nature, and create a sense of place and community. The use of adaptive reuse, along with creative placemaking, allows for the existing layers of the area and community to be added upon not destroyed. This can happen in either the grounded, underground, or overground planes, which in turn allows for the improvement of what was already existing.

In Miami-Dade County, for example, there is a clear racial, social, and economic divide in the built environment across the county. This can be seen by looking at areas that are heavily minority populated and mainly lower-income families, for example, Hialeah/Opa-locka. While these two cities are within the county, they are drastically different than areas of high income, and less diversity, like the Downtown Miami or Miami Beach.

The Hialeah/Opa-locka border is not only an area that is blighted and overlooked, with mostly residential and/or industrial warehouse structures and lots, but also an area of contention between races, where a highly black community meets a highly Hispanic community.

This area has great potential to become a community mix-use space, that uses the existing contexts and builds upon it. Creating a creative community space, that enhances not only the environment around it but the lives of those who use it. A new development where people, of all races, economic status and social class can live, work, play.

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Themes; Key Words

The directed research for this thesis is based on three main key words; Ground, Underground, and Overground, however, these are just the starting point to reach the real themes of a project. These original key words will be discussed in greater detail later within this report. Words like social justice , adaptive reuse and placemaking are these words that build upon the directed research words.

The term placemaking, is the main objective of any good project/development, creating a space that is for all. The basic definition states that placemaking is; “the process of creating quality places that people want to live, work, play, and learn in.�

Within this goal of placemaking, one must look at the needs of the community, the current and future residence without displacement, the existing context of the area and the history of an area and the possible economic growth of the area and those who live there. These ideas are also enhanced when factoring in workability social justice, safety, sustainability in a project.

These key words start to form a basic objective of what a project that focuses on placemaking and the community has to keep in mind, in order, to not create a space that will displace the community that is currently there.

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Placemaking

“In the 21st century, urban culture is synonymous with the creative and artistic lifestyle of segments of people from all different layers in society with diverse ethnic backgrounds.”

The term, Placemaking, has become more common in discussions of redevelopment and design. This has a large part to do with the new attention on the people living in areas that are within or around the new designed area. This idea of placemaking is “a collective process of space arrangement with the aim to advance the usage and living quality of a space and to appropriate the space in a socio-emotional way by adding meaning to users of a space and thus changing it into a quality place.”

These spaces can be even more enhanced socially, economically and demographically by adapting this idea of creative placemaking. This builds upon the techniques of placemaking, while having a focus on the creative community.

According to a government released report on this topic, creative placemaking uses; “...partners from public, private, non-profit, and community sectors strategically shape the physical and social character of a neighborhood, town, city, or region around arts and cultural activities. Creative placemaking animates public and private spaces, rejuvenates structures and streetscapes, improves local business viability and public safety, and brings diverse people together to celebrate, inspire, and be inspired.”

This focus on the creative has the ability to help restructure residents incomes locally at higher rates, while also attracting business that are not part of the creative industry but service those who are part of the industry. The addition of these services and population allows for vacant, underused and under-served areas to be redeveloped into new buildings, spaces and infrastructure.

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Inspiration/Precedents

“Space matters: not the constructed spaces created by architects, but the space created by people�

As an architect/developer, one must understand that a space may have the appearance of attraction but without actually functionality of those spaces by the inhabitants or visitors, the space is a failure. Designers often look to make the best and prettiest design but can forget that people will actually use the space. This is why the idea of placemaking is so important in the planning and design phases.

The addition of creative spaces can mean many things, including making undesirable spaces areas of community gathering. This can mean the revamping of areas under highways, bridges and other underused areas. This redevelopment of these spaces can include local artwork, like murals, the addition of walking and biking paths and green spaces. What was once just a unused section of a community can be turned into one of the areas most affective community spaces.

This emphasis in using areas that are vacant, underused or run down in placemaking allows for a reduction of displacement, while making an area for desirable and more public friendly. These spaces, for example, can take a historic but underused theater, and recreate it back into a central icon that is used by everyone, for creative and non-creative purposes.

The Logan Theater in Chicago is an example of this practice being put into effect. The Logan Theater opened in 1915 as the Paramount Theatre, a single-screen cinema. Over the years the theater was changed many times and it would not be until the most recent renovation that the theater was brought back to its old glory, revealing hidden architectural gems that had been hidden under plaster for years. This family owned movie theater once again became a place for people in the Logan Square area to meet and relax in a historic movie theater, that includes a full bar and lounge. The arts are a great way to promote community and spur economic development.

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When discussing the redevelopment of underused and vacant spaces, the topic of gentrification and displacement often comes up. “Many anti-displacement activists define gentrification as a profit-driven, race, and class change of a historically dis-invested neighborhood.� This fear often pushes communities like this to be afraid of improvements to their neighborhoods, which in turn would push the economically out of the area.

One case of this type of extreme gentrification is the Bay Area in California. This area has undergone a radical makeover due to the rise in technology companies. This increase in new industry has replaced old industries and jobs. As new people moved in to work for these new companies they started to replaced the preexisting residents. Land values and housing prices increased dramatically, as did the pressure for property owners to get the most out of rents on urban spaces. This became a cycle that displaced residence and business.

There must be responsible development to help prevent this major displacement of community but that is much easier said then done. This is where this idea of placemaking can help. The focus on the existing community in placemaking, allows for these community members to be truly factored into the development and have a better say in what will be coming to their community.

This use of placemaking, however, is not always a perfect solution. The laws and regulations in a community are just as important as the actual design and implementation of said design. The regulation that help promote affordable housing and rents is key to having a successful development that doesn’t majorly displace the residence.

There is currently a major concern about the availability of affordable units in the future within the United States. Many affordable units are losing their status over the next decade, and will be priced at market rate. This switch to market rate units is expected to exponentially grow and will have a major impact on the low to middle class residence across the country.

The reduction of affordable units will not only make displacement more likely, but also make building affordable units less financially soluble to developers and financiers and in turn will even more reduce the number of units that are not at market rate. It is often tax credits and other influences by the government that help allow developers to be able to afford the number of affordable units developed. Without these credits there will be less ability to have these types of units in large numbers in new developments

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Austin’s Seaholm District:

Seaholm Power Plant Opens: 1950-1955

Seaholm Power Plant Decommissioned 1989

Power-plant redeveloped into high-rise apartments: 2016

Power station: 1955

Power closes: 1989

Seaholm Substation Art Wall: 2017

Seaholm Power Plant Opens: 1950-1955

Seaholm Power Plant Decommissioned 1989

Power-plant redeveloped into low-rise apartments 2016

Seaholm Power Plant Opens: 1950-1955

Seaholm Power Plant Decommissioned 1989

Austin’s Central Library opens in courtyard in front of plant: 2016

Austin’s Seaholm District: 1990’s

Seaholm Power Plant Opens: 1950-1955

Austin’s Seaholm District Proposed

Seaholm Power Plant Decommissioned 1989

Power-plan apartmen

on Art

Power-plant redeveloped into high-rise apartments and community center: 2008-2016

An Example of Adaptive Reuse

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2020 Seaholm Green Water (SGW) Plant: SGW Closes 2010 1925

SGW Redeveloped into high-rise 2021

Seaholm Green Water (SGW) Plant: 1925

SGW Closes 2010

SGW Redeveloped into high-rise 2020

Creation of a new Bridge over the Shoal Creek at 2nd ave, connecting the projects together

Seaholm Intake Facility: Seaholm Intake closes 1955 1996

Seaholm Intake developed into retail: 2016

Seaholm Green Water (SGW) Plant: SGW Closes 2010 1925

SGW Redeveloped into high-rise 2019

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“The Seaholm Development District is a former industrial section of southwest downtown Austin that has undergone a dramatic transformation into a vibrant, mixed-use urban neighborhood.” - AustinTexas.gov

The Seaholm Development District is a key example of what placemaking and adaptive reuse can do to a neighborhood. This area of Austin use to house many industrial buildings, including a major power plant for the city. However, in 1989 the plant would be decommissioned as newer power plants around the city outpaced and outproduced the historic plant. The plant would then be used as a training facility until the late 1990’s when it was officially closed and abandoned.

After years of sitting vacant and unused the power plant and surrounding areas were chosen to be the site of Austin’s newest development, one that would bring a new life to the Seaholm district. Austin city council in 2004 requested proposals for redevelopment partners, which led to a few firms and consultancies to form an organization called “Seaholm Power, LLC.” This group would then be designated to lead redevelopment of the defunct power plant and the surrounding site in April 2005. A master development agreement was then reached with the city in April 2008 specifying the renovations and new construction that would be undertaken.

The project started with the redevelopment of the existing power plant buildings, which was redeveloped into a mixed-use anchor for the district. This section of the redevelopment also consists of two new buildings, and an underground parking garage and green roof plaza that have been added to the existing generator building. The site features a mix of office space, retail, residential, a public plaza and an outdoor terrace overlooking Lady Bird Lake.

The project expanded out from this initial location, redeveloping the other existing structures, that included the water intake faculties. The surrounding area was improved by new buildings that included residential high-rises, improved infrastructure and the addition of art and culture centers.

This project would not only bring new life to a underused area of Austin but also allowed for a new community to form in an area that once was industrial and not populated by many people.

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Grounded, Underground, Overground

GROUNDED

UNDERGROUND

OVERGROUND

Grounded The grounded plane is often thought as just one thing: the ground. This, however, is just part of what the grounded plane can mean and be used in design.

While this term does mean the ground level of an environment in terms of space, it has an alternate meaning in the context of content.

In space terms, the ground plane contains infrastructure buildings and the creation of architecture within the boundaries of the earths surface and its surrounding context.

However, in the terms of content, the grounded plane often reflects the history of the area, including the existing urban layer that exists in a space. This helps show the connection of the built environment that currently exists to the history and lifestyles of the surrounding area. This can include areas that are underused, vacant or blighted. The term grounded contains an areas history, urban fabric and spacial interactions of those who are within the ground floor and plane.

An example of this plane, is a existing car auction lot, across the street from the Hialeah/Opa-locka Flea Market, which is within the ground plane spacial but also contains historic and also blighted content, including the archway that is shown below.

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Underground Similar to the grounded plane, the underground plane also has spacial and content means, which help produce architectural systems and terms. The spacial term underground is literally the plane under the earth surface or the plane under an existing structure, organic or man-made. The continental term of underground focuses on the existing demographics, like the culture and race of those who reside in an area of question.

The underground space can be a structure or idea that is literally built under the earth surface, like a bunker or basement, however, it can also mean under a existing structure, which can be organic or man made. This means that the underground plane also consist of designing under bridges, cliffs, existing buildings, etc., which can lead to more unwanted and underused space within an area or design.

Underground content though, can mean more than just being under something but speaks to the addition of new urban fabric that works with the existing urban fabric. It also speaks to the connection between a space and its inhabitants including the culture, race and social economics of an area. This allows for a better understanding of the area and lead to more successful projects.

An example of this within Miami is the proposal for a new park under I-395 called the Underline. This project will bring added community space under a major transportation artery. This space will take a underused space that was mostly concrete and add vegetation and community use to it, while retaining the transportation artery above it.

Overground The overground plane once again is similar to the other two categorizations, with both meanings in terms of both space and content. The overground often is viewed as something that is raised off the ground, but also can mean the addition of new urban layers, including the creation of spaces for the “masses.”

This means that this term contains more than just having something raised up.

The overground space often is a structure that is either built on stilts that raises it above the ground or something that is projected over or off the ground.

This, however, is just part of the puzzle, with it also meaning the addition of new spaces that are meant to used by the community or the masses. This doesn’t necessarily mean that this area is above the ground but more over the old or existing context.

The overground also means the inclusion of new urban layers that work with or against the existing urban layers. This allows for spaces to be focused on the community, and allow for areas to be developed better for those who use them and not for the ideal design or look. This means that these areas are used as connection between community spaces, or are the community spaces that enhance the existing context.

MiamiCentral’s dual residence towers plazas are examples of the overground.

While the plaza is literally above the ground existing on the roof of the mix-use transit hub below but is also a space for those who live there to have an open community space within a tight urban context, which adds a new layer to this context.

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Progression

Miami-Dade Boundary

The beginning of the pre-thesis process, I had a basic understanding of what I wanted to focus on for my topic, but lack the full understanding of what was needed to do a proper thesis. I knew that as someone who is studying both development and architecture that I have a responsibility to understand the affects that my work has on the community and the surrounding area. I started my research on how developers/architects affect the residence that are currently living there. There is tension between redeveloping somewhere and keeping the current tenants in said location. This is where the idea of gentrification comes into play and how it does or doesn’t displace the current community.

This topic of gentrification without displacement greatly interested me but still needed to figure out how to use this topic of interest and make it fit into the directed research, Miami Grounded, Overground, Underground, and how to make this vague topic into something that can be researched and solved in some way. This desire for something that fits a thesis and the directed research led me to look at two major topics, Adaptive Reuse and Placemaking.

These two major topics was still very vague, which forced me to start to consider where and how these ideas can take affect. This led me to my research on the Miami-Dade region and ultimately lead me to my search of Hialeah and Opa-locka, two municipalities in Miami-Dade County.

These two municipalities are often overlooked when talking about the Miami area, with the more developed and wealthy areas closer to the coastline being the main focus of this area. This left an open gap of sorts for this area, which has lots of potential but lacks some of the key community aspects that makes an area successful.

The mapping of the Miami-Dade area and more closely the border between Hialeah and Opa-locka started to give a better understanding of the area and its existing context. These mapping exercises slowly adopted into the maps that will be featured in the next section. These maps overtime would gain more detail and better graphics that allowed for it better show the desired information for this area.

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Hialeah - Opa L 1920

1990

1960

100 90 80 70 60

Whit e/As

ian P op. %

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pan

His

.%

op ic P

40

20 10

Black Pop. %

Gas Station(Blue)/Convenience Store (Green) - Ground Residence (Red)- Top floors

Gas Station/Civic(Blue)- Separated Retail Store (Green) - Separated Residence (Red) - Separated

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Retail Store (Green) - Ground Residence (Red) - Above

Locka Border 2010

Gas Station/Civic(Blue)- Separated Retail Store (Green) - Separated Residence (Red) - Separated

2030+

Mixed-Use Development Residential (Red), Retail (Green) Community Space (Purple)

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The Meet Up

Hialeah

100

Opa Locka 100

90

90

80

80

70

70

60

60

50

50

12705 NW 42nd Ave, Opa-locka, FL 33054

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40

30

30

20 10

20 10 1990

10 2000

2010

2020

2030

2020

10 2010

2000

1990

The timeline above, shows the progression of architectural function and diversity at the Hialeah/Opa-locka border. The area in the 1920’s mostly consisted of single structures, that would often have multiple uses to it.

The house shown in the timeline, was a convenience store and gas station on the ground level, while the second and third floors were used as residence for those who ran and owned the ground level. As the area started to diversify in the 1960’s the area started to have urban sprawl, with the separation of uses into individual buildings and units. However, there was a reversion in the 1990’s with the combination of uses once again being housed in single structures. There were many commercial shops that would have residences on the above levels. While this was going on the Hispanic and black populations in the area were increasing as the white population started to move towards the coastline. This led to a increase in poverty in the area, with current times having many small ranch homes and industrial looking buildings that house industry and commercial uses.

The future of this area must first address the racial and economic issues that face the area, once these are improved there will be great potential to improve the area through placemaking and adaptive reuse.

The timelines on this spread show the progress of this above timeline.

There was first an examination of different adaptive reuse projects across the Miami-Dade area, which would ultimately be used as precedents for future adaptive reuse project for this thesis. This first timeline also drew my attention to the Opa-locka area, which would become my site.

Once I had determined my interest in the Hialeah/ Opa-locka border as my possible site, I started to look at the external factors that affect the region.

One of the interesting things about this area is the fact that a highly black population meets a highly Hispanic population. This an interesting point of tension in the region and this version of the timeline,. started to examine this trend between the two municipalities.

This progression through maps, research and timelines allowed for a better understanding of what my future thesis topic would cover and lead me to my site.

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2 km

1 : 100 000

Site The location of my future thesis project will be within the Miami-Dade County limits, more precisely the Hialeah and Opa-locka border. As talked about above, this location is an area of tension, where a highly Hispanic population meets a heavily black population. This area is also a key transportation artery with two major highways running through the space, and access to the Tri-Rail system. Along with these major roadways and railways, there is also a nearby airport.

The Opa-locka Airport, started out as an American Air Force Base in the early 1900’s and through the two world wars. After the base was closed, the city of Opa-locka planned and built a small commercial and private airport. This airport is not as large as the main international airport in the Miami area, but still has major airlines flying in and out of it throughout the year.

These key transport aspects are not being used to their fullest ability since this area is currently underused and blighted. Once there is a bigger flow of traffic and population these major amenities will be able to be put to full use. This is why this site has great potential to be a major community space, with new residences commercial spaces and creative spaces.

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Figure-Ground Maps

The figure-ground map on the top of the previous page, does not only show the difference between the built and unbuilt environment but also highlights areas of underused and vacant properties. While the black shows the built environment it is the lighter gray that helps differentiate those built from those vacant and/or underused.

Once you examine this map, you can see two main things; one is the areas of high density vs areas of low density. There is a very high density throughout the majority of the region, but the center of this map, shows how some areas are not dense. This non-dense section of the map is where the airport and other industrial buildings and infrastructure are, creating a large more open area right along the border of Opa-locka and Hialeah. The other thing that can be noticed from this map is where the majority of the underused and vacant properties are. There is a concentration of these lots and buildings in this industrial zone, along with areas on the eastern side of the Hialeah border.

The map below this figure-ground map is the inverse of the previous map.

This map, instead of the built environment highlights the natural realm of the area. This means that the numerous canals, channels, basins and lakes (man made and natural) can be clearly identified, along with any greenery and open space in the area. This allows for a reader to understand both the built and unbuilt environments.

This inverse figure ground map also helps one visualize the Opa-locka Airport and other parks and features that are missing from the information given in the basic figure-ground map. The combination of both maps allows for a reader to understand both type of environment.

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Demographics

These demographic maps start to allow readers to better understand the type of people, from race, economic status and density, that are situated in this region. The first map that is shown helps one understand this point of meeting between a highly black (purple) population and a largely Hispanic (red) population. It also should be noticed the lack of other races in the area, which exist but are considerably less then the populations of Hispanics and blacks in the region .

The next map helps one understand these areas of high population density, which encases much of this region. This can be seen in the figure-ground maps above also, areas with large numbers of buildings usually mean there will also be a high population density in the area. This is the case for this region, with this area having some of the highest population density in the county.

The last demographic map helps better understand the incomes of the majority of families in the region. This area is highly lower class, with some of the lowest incomes in the county. The highest average income in the whole region is only about $60,000.00, with the majority of the region averaging a income of under $30,000.00.

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Residential The main use of this section of Hialeah and Opa-locka is residential. There is a major influx in ranch style homes, which populate street after street in the area. There are also many buildings that have apartments above commercial spaces and some low-rise apartment buildings, though single family homes are the main residential component in the area. The only area in this zone that has little to almost no residential homes is in the less dense area that contains the airport and mostly industrial lots and building s.

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Industrial There is also a large industrial population of buildings and lots. These buildings are mainly in the center of this region, surrounding the airport region. These industrial spaces mainly consist of warehouses and lots that are often vacant or underused. However this doesn’t mean that all of the industrial units are not being put to their fullest ability. Though, there is a great potential in this industrial zone to create community mix-use spaces that utilize the lots and buildings that are vacant and underused.

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Commercial The commercial uses are spread out throughout the region, however, one major commercial location stands out. Within the industrial district, which includes the airport there is a major commercial spot.

The Opa-locka - Hialeah Flea Market, is in the center of this area, and consists of numerous buildings, coverings and spaces that numerous pop up stores and other commercial activities ate able to take place at.

This place has a nice flow of patronage but is also on the run down side.

The commercial spaces in the rest of the area are mainly ground floor retail that lines the major roads in the neighborhoods. These retail spaces are mainly on the outskirts of residential neighborhoods in this region.

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Site Visit Photography

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Conclusions

There are many challenges that developers and architects face when redeveloping an area of an existing population. There is a pressure to not displace the residents that currently live there, while there is also major pressure to make sure that a project will be financially profitable. This is a hard balancing game, that has a major affect on those working on the project and those who lived and live in this new project.

This is where creative placemaking is a useful tool, that can help mitigate both issues. The ability to create spaces for creativity and community gathering, create an area that is born out of the existing context and those live there. The addition of these spaces should also allow for higher vehicle and foot traffic, which in turn allows for a higher chance of profitably.

In the Hialeah and Opa-locka area, there is all these conditions present, a low income population, in an area that is largely industrial and blighted.

The ability to take underused and vacant spaces in this region and create spaces for the community to gather, can allow for the revitalization of the area. These spaces should include gathering spaces like plaza, parks and other green spaces, along with artist studios, local retail spaces, affordable housing and other amenities that will attract people to the area, while also respecting the history and culture of the existing area.

Over the next semester, my thesis will look to create this space of placemaking, in order, to improve the area and the lives of those who currently and will be living here. The infrastructure is there but the proper community spaces are lacking at best.

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