Melrose Bronx
MELROSE DISTRICT FRAMEWORK PLAN
PERKINS EASTMAN
March 2026
Part 01 Project Introduction
MOUNT
EDEN
CONCOURSE
CONCOURSE VILLAGE
CLAREMONT
CLAREMONT VILLAGE
MELROSE
MOTT HAVEN
MORRISANIA
01. Commitment Statement
Melrose/Morrisania study area sits at the geographic center of the South Bronx, yet remains under connected and fragmented—positioned between districts and largely outside recent flows of investment. This corridor is not lacking in assets or community strength; it requires a renewed vision, informed by the past 20 years of growth since the original master plan, to fully realize its future potential.
This initiative is a clear commitment to prioritize the Melrose/Morrisania commercial corridor as a place of opportunity, culture, resilience and economic vitality. With focused attention, strategic design, and collaborative partnerships, Melrose/ Morrisania can emerge as a destination in its own right—one that complements and connects to nearby anchors such as the 149th Street BID, 161st Street BID, West Concourse, Yankee Stadium, and Mott Haven, rather than being defined by its separation from them.
Situated between two established Business Improvement Districts (BIDs), the corridor has historically faced challenges in alignment, visibility, and resource allocation. Yet this in-between condition also presents a powerful opportunity: to serve as a bridge between districts and a testing ground for cross-corridor collaboration. Future partnerships with neighbouring BIDs, Yankees, BXEDC, and others that can unlock shared strategies, coordinated programming, and investments that strengthen the broader South Bronx economy.
At the heart of this vision is the Bronx Music Hall (BMH), poised to serve as a cultural and civic anchor that draws people, activity, and identity to the corridor. Surrounding institutions—including historic landmarks, Boricua College, the Bronx Courthouse, WHEDco, Bronx Defenders, and a resilient network of local businesses—form a strong community ecosystem capable of sustaining long-term growth when supported by intentional planning.
This report reflects a collective call to action: to transform Melrose/Morrisania from a fragmented corridor of hundreds of local businesses into a cohesive, vibrant, and community-centered district. Long shaped by institutions, cultural assets, and historic grassroots efforts, the corridor holds deep community significance and untapped potential. Centered on East 161st Street and anchored by the Bronx Music Hall, the framework advances connectivity, strengthens local enterprises, and reimagines the public realm. Together, these strategies position Melrose/ Morrisania as a resilient, inclusive, and investable district—one that claims its rightful place in the cultural and economic future of the Bronx and New York City.
Introduction
In response to proposed large-scale clearance and displacement in the early 1990s, Melrose residents organized under Nos Quedamos (“We Stay”), led by community members including Yolanda García and local housing advocates. Nos Quedamos rejected external redevelopment models and advanced an alternative, community-based plan prioritizing permanent affordability and resident stability. Through organized advocacy, coalition-building, and direct engagement with the City, they secured political support and shaped the framework that would become the Melrose Commons Urban Renewal Plan. Their work established one of the most influential community-led redevelopment models in New York City.
Three decades later, Melrose reflects the success of this housing-led renewal. While residential stability has largely been achieved, the public realm, mobility network, and cultural visibility of the neighborhood’s anchors remain underdeveloped. As new growth continues, we propose this next phase of planning to focus on strengthening public space, reinforcing neighborhood identity, and ensuring that the ongoing housing boom benefits the existing community.
The 1994 Melrose Commons Master Plan by “nos quedamos” and MAP
Nos Quedamos
Melrose Commons Urban Renewal Plan (MAP)
Adopted in 1994, the Melrose Commons Urban Renewal Plan translated community demands into a formal redevelopment strategy. The plan combined land assembly, rezoning, infrastructure investment, and phased housing development to rebuild formerly vacant and distressed blocks. Over time, more than 3,000 units of affordable and mixed-income housing were constructed, restoring residential density and stabilizing the neighborhood’s physical fabric. MAP shifted Melrose from abandonment to reinvestment while maintaining affordability as a central development principle.
The Melrose Commons Plan (Updated in 2004)
The Melrose District Framework Plan 2026
02. Project Summary
Perkins Eastman developed the Melrose District Framework Plan (2026) as part of Van Alen Institute’s District Design Fellowship, in collaboration with the NYC Department of Small Business Services through its Building Creative Capacity initiative. The work was carried out in partnership with WHEDco, a community development organization founded on the belief that all people deserve healthy, vibrant communities, supporting residents and local stakeholders in shaping the neighborhood future.
The report serves as a practical tool-kit—grounded in research, community engagement, and phased design strategies—to help Melrose collectively evaluate opportunities, test ideas, and engage potential partners towards public realm improvements, housing growth, and long-term district development.
Building on the 30-year legacy of the Melrose Commons Master Plan, the project centres on the Bronx Music Hall and its surrounding streets as catalysts for pedestrian improvements, cultural activation, and future housing growth.
Project Timeline
Dec’25
Convene & Research
Jan’26 Engage & Co-Create
Feb’26 Develop Framework
Mar’26 Share & Advance Ongoing Build & Collaborate
Partnership Formation & Project Setup: With Van Alen’s coordination, align team (Perkins Eastman, WHEDco, BD Feliz, and Zhiyao Zhang), define scope, and plan community strategy.
Community Outreach & Activation: Survey residents, host follow-up events, and gather input around the Bronx Music Hall and surrounding streets.
Framework Draft & Stakeholder Review: Translate community priorities into spatial strategies and present to WHEDco leadership for feedback.
Melrose District Framework Plan 2026: Publish a phased tool-kit for public realm improvements, activation pilots, and longterm district growth.
Continued Community Partnership & Implementation Support: Support funding conversations, agency coordination, and next-phase pilot projects.
Base map data © Google Earth
Area of Study
Centered on the Bronx Music Hall, the study area spans East 161st Street from Park Avenue to Third Avenue and extends into the surrounding residential and civic blocks within a quarter-mile radius. While geographically positioned between Melrose and Morrisania, the district is referred to here as Melrose, reflecting how residents most commonly identify the area.
The primary focus of the study is the commercial activation of East 161st Street, using BMH as a catalytic anchor to strengthen local businesses, reclaim underutilized streets and plazas, and guide phased public realm and housing improvements that support long-term district investment and neighborhood growth.
E165THST
PARKAVE
E161STST
AREA OF STUDY
E163RDST
THIRD AVE
Site’s Opportunities
Melrose is undergoing rapid transformation, shaped by new development and anchored by strong institutions and destinations such as the Bronx Music Hall, Boricua College, the 42nd Precinct, and the historic Old Court House. The Bronx Music Hall establishes a regional cultural presence; Boricua College reinforces educational opportunity and Puerto Rican identity; the 42nd Precinct represents civic stability; and the Old Court building contributes architectural character and institutional memory. This institutional framework is supported by an active ecosystem of local events—such as Parranda celebrations and the annual Christmas tree lighting—a diverse and engaged community, and key organizations including WHEDco and the Bronx Defenders. Melrose also carries a history of community-led housing development, with continued opportunity to build upon that legacy.
Together, these elements form a powerful neighborhood environment. Yet despite this concentration of assets, Melrose lacks a cohesive public identity and an integrated public realm that connects its anchors to everyday life. As growth accelerates, coordinated investment must strengthen destinations, workforce opportunities, cultural events, and housing development. The plan’s objective is to amplify Melrose’s existing strengths while advancing a sustainable and resilient vision that prepares the neighborhood for future growth without compromising its community foundation.
INDUSTRIAL AREAS
PARK AVE
MELROSEAVE
CULTURE HOUSING
E161STST
THIRDAVE
WIDE STREETS HISTORY GREEN AREAS
ELTON AVE
E165THST
E163RDST
THIRDAVE
E161STST
A Series of Potential Destinations
Yolanda Garcia Park
42nd Precinct
Old Bronx Borough Courthouse
Bronx Music Hall (BMH)
El Coqui Liberation Community Garden
42nd Precinct
Year built: 1904
Architect: Charles Volz
Its neo-Renaissance house has been used repeatedly as a filming location, standing as a symbol for police headquarters across New York—and sometimes for cities that aren’t New York at all. Notable films and series shot there include Serpico, Fort Apache, The Bronx, Carlito’s Way, and episodes of Law & Order and Blue Bloods. This cinematic afterlife matters: it has turned the precinct into a recognizable cultural image of the Bronx—often gritty, intense, resilient, what some may view as taking its power back—layering popculture meaning onto a building that already plays a central civic role in everyday neighborhood life. 42nd Precinct receives continuous daily visitors.
Old Bronx Borough Courthouse
Year built: 1912
Architect: Michael J. Garvin (NYC Department of Buildings era)
Original use: Bronx County Supreme Court
Current status: Vacant / offered for lease or redevelopment
Approx. size: ~130,000 sq ft (as shown on the banner)
Its Beaux-Arts façade, monumental columns, and allegorical sculpture made it a civic symbol of justice in the Bronx for decades. Like the 42nd Precinct, it carries heavy institutional and cinematic landmark (American Gangster and Vampires vs. the Bronx) —but unlike the precinct, it has slipped out of everyday public use, turning it into a prime candidate for adaptive reuse as a new civic or cultural anchor.
Bronx Music Hall
Year built / opened: 2023 (adaptive reuse project)
Capacity: ~250 people (flexible performance setup)
Estimated attendance: ~20,000–25,000 people per year (concerts, rehearsals, education programs, community events)
Community-rooted performance and education venue in Melrose, the Bronx. It supports local musicians, youth programs, and cultural events, with a strong focus on Bronx and Latin music traditions. Beyond performances, it acts as a neighborhood attractor—hosting rehearsals, workshops, and gatherings— yet its northern edge, defined by industrial infrastructure, limits its visibility and everyday integration into the public realm. BMH visitors contribute $625,000/year to local economy.
An Ecosystem of Local Events
Outdoor Market Holiday Ornament Creation
A community workshop inviting residents and youth groups to co-create seasonal ornaments reflecting neighborhood identity.
Local vendors and small businesses activate the street, encouraging Buy-Local participation.
Holiday Tree Lighting
A shared civic moment bringing families and neighbours together.
La Parranda
A cultural procession connecting the corridor through music, movement, and collective celebration.
Diverse Community & Resources
Melrose’s greatest asset is its people. Cultural institutions, local businesses, schools, community organizations, and residents together form a vibrant network that supports daily life and neighborhood identity.
This diversity of voices and resources provides the foundation for activating public space, strengthening local commerce, and shaping the district’s future together.
Bronx Music Hall Community
Boricua College Students
Bronx Defenders Members
Community Engagement at 42nd Precinct
Retail Owners / Porto Salvo
Community members
Retail Owners / Perry’s Coffee Shop
WHEDco’ Staff
Retail Owners / Cinco De Mayo
Recent Housing Development
Guided by the Melrose Commons Urban Renewal Plan, Melrose has incorporated over 3,000 community-focused housing units in the past 15 years, advancing mixed-use development, affordability, and sustainability. With 19% of the area still zoned for industrial use, significant capacity remains for additional housing and community-serving amenities, with consequent re-zoning.
Year of Construction: 2020-2025
Year of Construction: 2015-2020
Year of Construction: 2010-2015
PARK AVE
Site’s Challenges: Room for Improvement
Despite recent development, the study area remains fragmented. Pedestrian movement is neither comfortable nor intuituve, and awareness of existing amenities remains limited. While Bronx Music Hall holds strong potential as a cultural anchor, its peripheral context—shaped by heavy traffic, industrial edges, limited complementary programming, modest architectural presence, and a lack of programmed open space—currently constrains its ability to attract and engage broader audiences.
The main challenges identified in the study area are as follows:
• Many blocks still feel fragmented despite recent development activity.
• BMH sits along E163rd Street, a corridor dominated by parking and industrial uses that creates a strong edge condition, including a gas station and a major traffic intersection.
• Streets are wide but lack activation, promoting a car-oriented environment.
• Open spaces and gardens exist, but fragmented connections and insufficient wayfinding limit their everyday use.
• Residents have limited awareness of the full range of neighborhood amenities.
• No MTA subway stations nearby.
• Underutilized Metro North Station.
Vision
The Melrose Beat
Current initiatives are designed to foster meaningful, large-scale community engagement and strengthen collaborative partnerships. These efforts aim to support neighborhood improvement by building cross-sector relationships and advancing a shared vision for a more sustainable community. Through targeted strategies, the project seeks to generate measurable, positive impact for local residents and stakeholders.
Building upon the foundational work of Nos Quedamos and the Melrose Commons Urban Renewal Plan, this initiative advances a continued community-led approach to address current challenges and unlock underrecognized neighborhood assets. As the City Of New York pursues expanded housing production through initiatives such as the City of Yes, Melrose remains central to delivering residential stability and opportunity. Yet housing alone does not create a thriving neighborhood. Public space, cultural amenities, safe mobility, and coordinated streetscape improvements are essential to ensure that growth is welcoming, inclusive, and sustainable.
Perkins Eastman has collaborated closely with WHEDco to better understand community priorities. As a community-based development organization deeply rooted in Melrose, WHEDco advances affordable housing, small-business
support, youth programming, and cultural initiatives that strengthen neighborhood stability and economic opportunity.
Through this engagement process, key priorities, challenges, and opportunities along the corridor have been identified. The project is further strenghtened with the branding exploration developed by BD Feliz and Zhiyao (Jill) Zhang, which introduces a visual identity strategy through banners placed at key transit nodes and destinations to enhance cohesion and visibility.
This report functions as both a communication tool and an adaptable framework. It records Melrose’s assets, challenges, and investment opportunities while serving as a living document— intended to evolve through ongoing dialogue with residents, community partners, and city agencies to guide future investments in alignment with neighborhood needs.
Gathering feedback through community surveys
Master Plan Approach
The team advocates for a holistic approach to the project with Sustianable Development lying at the heart of the “Triple Bottom Line,“ the intersection of People, Planet, and Profit.
Furthermore, we believe that The United Nations’ 2030 Agenda for Sustainable Development and its 17 goals (SDGs) offer a compelling framework to address the world’s most pressing challenges. The team has made a commitment to furthering the New Urban Agenda, United Nations-Habitat’s blueprint, to achieve a better and more sustainable future for all global citizens.
SDG11 states: “Make cities and human settlements inclusive, safe, resilient, and sustainable.” For designers, “SDG11, Sustainable cities and communities”, leads a path to challenge our projects for achieving sustainable development through concerted global action. The project’s objective is to be provide smart, resilient, inclusive and sustainable solutions.
2026 Melrose Sustainable Framework
The Triple Bottom Line UN SDGS
Melrose District Framework Plan Vision
Our vision is to establish a holistic framework that guides the near-, short-, and long-term growth of Melrose. By identifying practical, phased solutions that respond directly to community needs, this framework supports a sustainable and resilient neighborhood while strengthening its role as a vibrant destination.
E 161st ST / Main Street
Community Green Streets
Third Ave
BMH
New Arts Program
Boricua College Green Corridor
Yolanda Garcia Park
School 42nd Precinct Old Court House
CommercialCorridor
ParkAve
Master Plan Goals
Unique Places
Strengthen the Bronx Music Hall as a primary cultural anchor by extending music and arts programming into the public realm. Enhance the building and its surroundings through lighting, sidewalk treatments, exhibitions, and urban furniture to create a visible and active civic destination.
Sustainability and Resiliency
Establish an accessible civic green network by improving pedestrian connections and wayfinding between Coquí Garden, Alexander’s Garden, O’Neil Triangle, and future open spaces. Explore long-term opportunities such as transforming the former rail corridor into public green infrastructure while advancing climate-responsive design.
Food Destination
Elevate local restaurants by enhancing the public spaces in front of key establishments to improve visibility, accessibility, and outdoor seating. Leverage coordinated branding and the local food map as a foundation to strengthen the corridor’s identity and expand its potential as a neighborhood food destination.
Safety & Public Realm Enhancement
Prioritize pedestrian safety through upgraded crosswalks— particularly near the Bronx Music Hall and Boricua College—curb extensions, improved lighting, and traffic-calming measures that reinforce pedestrian priority and comfort. 1 2 3 4
5 6 7 8
Robust Infrastructure
Introduce a two-way bike lane along East 161st Street and Third Avenue to strengthen connectivity and improve access to transit, waterfront amenities, The Hub, and Mott Haven. Advance accessibility and operational improvements at the Metro-North station, building on recommendations from DCP’s Melrose MetroNorth Station Area Study.
Preserve & Celebrate Bronx Culture
Adapt industrial buildings and the Old Courthouse as cultural and community spaces for artists, youth, and seniors. Reinforce neighborhood identity through coordinated branding, murals, banners, and signage highlighting Latino and African American heritage and key institutions.
Strengthen the Commercial Corridor
Activate ground floors along East 161st Street and Third Avenue with locally oriented retail and services. Formalize the corridor as a cohesive commercial spine and enhance Third Avenue with widened sidewalks, bioswales, improved lighting, and coordinated urban furniture.
Livable Mixed-Use Growth
Support community-oriented, affordable, and sustainable housing on vacant lots while promoting the transition of light industrial areas toward mixed-use development. Integrate open space, amenities, and quality design to create a balanced environment that connects living, working, and recreation.
Part 02 Research & Analysis
04. Understanding The Context Melrose Location in the South Bronx
Area of focus
Key Points – Melrose sits at the geographic center of the South Bronx, yet feels isolated from major nearby assets such as Crotona Park, Mott Haven, West Concourse, and the waterfront. This project challenges that spatial disconnection through strategic design—transforming Melrose into a future destination on its own.
Base map data © Google Maps
What’s the Future of Melrose?
The Capitol District (161st St BID)
Installs vibrant public seating, hosts seasonal festivals, and improves pedestrian infrastructure at Lou Gehrig Plaza to create a welcoming, humanscale environment for residents and visitors far beyond the baseball season.
The Hub (3rd Ave BID)
Unites local stakeholders, co-hosts community initiatives, and organizes seasonal celebrations to strengthen neighborhood bonds and provide essential resources like “Back to School” and holiday events throughout the year.
Southern Boulevard BID
Provides supplemental sanitation, manages corridor marketing, and delivers merchant support to transform the Southern Boulevard retail spine into a vibrant, beautified gateway to major Bronx destinations.
Base map data © Google Maps
Area of Study: Melrsose and 15min walk
While the master plan focuses on a quarter-mile core area, it is essential to understand the broader halfmile radius—approximately a 10–15 minute walk—that shapes daily neighborhood life. According to WHEDco’s Consumer and Retail Market analysis, this half-mile radius also defines the primary audience segments influencing local economic activity.
Consumer Audience Segments within 0.5 mi radius of development
Existing residential population (60,671) within a 0.5mi radius of development
Future area residents, in one of the fastest growing areas in the Bronx, including 305 units at Bronx Commons.
Local workforce population (9,456), specially office employees
BMH could contribute $625,000/year to local economy
Base map data from GIS
05. Understanding The Site Let’s meet the people
Historically a hub for German, Irish, and Italian immigrants, Melrose has undergone a significant demographic shift over the last several decades and is now one of the most culturally diverse Latin American and African American hubs in the city. Today, the area is predominantly Hispanic, with a rich mix of Caribbean and West African influences.
Who is in the area ?
33-34 years old median (younger than average in NYC)
20% under the age of 15
87-89% Renters
$33-36k Median Household income
60 Permanent BMH jobs
65 Youth & Education Staff 300-350 WHEDco Employees
183 Boricua College students
>400 Bronx Defenders Staff Members
Daily buses of Tourists to visit 42nd Precinct
45-55 Hotel Rooms at Nova Hotel Bronx
Work & Economy
Melrose is home to a dedicated workforce, with 81% employed in the private sector—primarily in essential roles like healthcare and social assistance. However, a significant gap exists between wages and cost of living: 62.5% of renters face a high housing burden, and 14.9% live in overcrowded conditions. This suggests that current income levels are not keeping pace with the rising costs of housing in the city.
Education
The neighborhood faces hurdles in the educational pipeline that impact longterm professional growth. With a high chronic absenteeism rate (43.9%) and an Education Index of 3.9, many students struggle to reach early-grade proficiency. These barriers contribute to a lower rate of higher education attainment (16% with a bachelor’s degree), which in turn limits access to higher-paying career paths for the next generation.
Health & Environment
Healthcare coverage is high, but community well-being is often affected by environmental and social stressors. Frequent 311 reports regarding building heat and unsanitary conditions indicate a need for improved housing quality. These physical challenges, combined with public safety concerns, create a high-stress environment that leads over half of the neighborhood’s households (52.8%) to rely on vital support programs like SNAP.
Source: Measure of America (Social Science Research Council), DATA2GO.NYC (2025/2026).
Land Use
Site Boundary: 1/4 mile
The southern portion of the study area is widely recognized for its sustainable urban renewal. It contains a strong concentration of LEEDcertified affordable housing, along with numerous community gardens and parks. In contrast, the northern area retains an industrial character and is increasingly affected by citywide housing pressures, underscoring the need for a new, forward-looking plan.
Bronx Defenders
METRO NORTH
Gas Station
Bronx Commons
Phipps Neighborhoods
Boricua College
Freight Shippping
Cement Plant
Food Bazaar
Strip Mall
E 163rd ST functions as an urban barrier
Gas Station
42nd Precinct
Old Court House
Land Use
Residential
Parkview Commons
Bronx Commons
Automobile & Freight Shipping Shops
Concrete Factory
Bronx Music Hall Plaza
Railroad Park
99¢ Stores Food Bazaar
Area’s Land Use Analysis and Strategy
This is a place where people live and institutions exist, but daily street life is structurally underfed.
• Housing ~50%: reasonable, but not dense enough to fully anchor daily life.
• Industrial + manufacturing ~19%: oversized for a neighborhood-scale district.
• Retail + local services ~6% : insufficient to support walkability.
• Cultural + community ~13%: robust.
• Parks + open space ~7% : inadequate given density.
• Office ~1%: negligibile.
• Parking + vacant ~4%: small but spatially fragmented.
Land Zone Distribution in 0.25 mile Study Area
The study area requires a more balanced land-use mix to support a vibrant community. The significant industrial footprint—including vacant and underutilized lots—offers an opportunity to introduce missing programs such as cultural spaces, neighborhood services, and public amenities. Commercial activation must be grounded in existing community patterns to ensure relevance, inclusivity, and long-term sustainability.
*Approximate from total building area and number of floors.
Mixed-Use Opportunity
With approximately 19% industrial land, the site presents a strategic opportunity for mixed-use redevelopment that introduces new housing while integrating essential community amenities. An approved rezoning is already in place, creating favourable conditions for implementation.
Urban Infill
The prevalence of vacant parcels and inactive street frontages results in significant interstitial spaces that lack functional utility. The implementation of small-scale pilot projects will provide immediate streetscape revitalization while concurrently expediting the timeline for mixed-use development.
Green Area Potential
As the neighborhood anticipates residential growth, the link between population density and access to quality open space becomes a key planning priority. Existing public spaces must be expanded and strategically programmed to serve a growing community.
Inactive Facade
Vacant lot
Concrete Factory Approved
Prime Area in front of new park and Development
Community Gardens
Green Areas
Sports Zones
Plazas
Community Uses Existing
Childcare/Daycare
School
College
Service Facility
Health Center
Bronx Defenders
Cultural Building
Religious Center
Arts Program
Hotel
Historic Building
Community Garden
Playground
Green Area
Vacant Area
Parking Structure
Building Footprint
Senior Center
Library Site Boundary: 1/4 mile
Public School
Public School
Community Uses
Existing
Legend
Childcare/Daycare
School
College
Service Facility
Health Center
Bronx Defenders
Cultural Building
Religious Center
Arts Program
Hotel
Historic Building
Community Garden
Playground
Green Area
Vacant Area
Parking Structure
Building Footprint
Senior Center
Library Site Boundary: 1/4 mile
Boricua College
Schools
Childcare
Centers
Historic Buildings
Kids Parks
Hotels
Health Centers
Arts Programs
Community Uses Analysis and Strategies
The community-use distribution within the 0.25-mile Melrose study area reveals a strong institutional presence shaping the neighborhood’s identity. Public Schools (30%) and Religious Centers (26%) dominate. The neighborhood has a strong social infrastructure. However, the concentration of institutional uses may limit ground-floor vibrancy if not paired with complementary retail, cultural, and public realm activation.
The analysis confirms that public-realm improvements must prioritize the daily needs of students, families, and vulnerable populations who define the area’s core user base. Building on the community’s investment in the Bronx Music Hall, expanded cultural and artistic programming can reinforce neighborhood identity and strengthen daily life. As a visible civic anchor, the Bronx Music Hall can help foster shared public activity and a more cohesive community presence.
*Approximate Community uses derived from total building floor area and number of floors.
Connectivity
This area is well served by community facilities. The opportunity lies in better connecting them—physically, programmatically, and spatially —so they function as an integrated civic network rather than isolated buildings.
Strong Faith-Based Presence
Faith-based organizations are key community anchors and potential partners for programming, outreach, and stewardship. Also, their spaces could serve as flexible multipurpose halls, public meeting rooms or shared cultural event venues.
Space Potential
Occupy Available Spaces
The area lacks arts centers, maker spaces, and after-school creative hubs beyond the BMH. Underutilized industrial buildings and vacant spaces offer an opportunity to introduce these missing cultural programs and strengthen the neighborhood’s creative ecosystem.
BMH
Religious Center Boricua
Commercial Uses
Building Footprint Site Boundary: 1/4 mile Legend
Supermarket
Deli/Bodega
Restaurant
Fast Food
Storefront
Available Retail Facade
Hotel/Motel
Industrial, Automobile & Storage Industry
Green Area
Vacant Area
Parking Structure
Commercial Uses
Supermarket
Deli/Bodega
Restaurant
Fast Food
Storefront
Available Retail Facade
Hotel/Motel
Industrial, Automobile & Storage Industry
Green Area
Vacant Area
Parking Structure
Building Footprint
Site Boundary: 1/4 mile
Deli Grocery/Bodegas
Deli Grocery/Bodegas
Beauty Salons
Hardware Stores
99¢ Stores
Laundromats
Porto Salvo
Flava Of The Bronx
Commercial Uses Analysis and Strategies
The retail distribution within the 0.25-mile study area shows supermarkets as the dominant presence, supported by a significant share of fast food and discount stores. This pattern reflects a market driven primarily by daily needs, affordability, and high-turnover goods. The commercial mix reveals limited experiential retail and little anchor diversity beyond supermarkets. Melrose is not over-retailed—it is underdiversified. While the data suggests a stable local-serving economy, it also highlights clear opportunities to broaden and strengthen the commercial ecosystem.
Commercial Uses Distribution in 0.25 mile Study Area
Other: hardware store, optometrist, liquor store, beauty supply, etc.
The most strategic retail implementation for the area could be a Creative & Wellness Cluster that leverages the cultural anchor of the BMH. By prioritizing Art Supplies, Bookstore, and Fitness/Personal Training, the development can capture significant local leakage while directly supporting the “Human Development” needs of the community. This move shifts the commercial mix toward high-value, experiential services that foster a 24-hour street life and create a vibrant destination for both residents and visitors.
*Approximate from total building area and number of floors.
Capacity for Commercial Diversity
Strengthen the commercial mix by introducing new communityserving uses in vacant storefronts and underutilized lots, expanding beyond necessity retail to better support neighborhood growth.
Balance Retail Needs
The perceived overscaling of local supermarkets largely stems from Food Bazaar. Its expansive footprint and industrial character detract from the daily shopping experience. Introducing smaller, street-oriented food retail would create a more balanced and pedestrian-friendly environment.
Activate Storefronts
Inactive storefronts, limited lighting, and over-scaled streets reduce comfort and pedestrian activity. Targeted activation—through improved lighting, greening, and ground-floor uses—can transform this frontage into a safer and more engaging public realm.
Large open space for potential farmers market
Food Bazaar
Industrial Area
Hard wide streets
Activation Zone through Lighting & Greening
Vacant Frontage Area
Hard wide streets
Insufficient Lighting Conditions
Mobility Framework
Existing Street
Hierarchy
Railway Site Boundary 1/4 mile Legend
Main Road
Secondary Road
Tertiary Road
Mobility Framework Existing Public Network
Legend
Dedicated Bus Lane
Dedicated Bus Stops
Bus Routes
Bus Stops
Bike Lane
CityBike Station
Parking
Railway Site Boundary 1/4 mile
Bus Services
Bx15 E 163 St/Third Ave
Bx21 E 163 St/Third Ave
Bx19 E 149 St/Bergen St
Bx6 / Bx13 E 161 St/Melrose Ave
Bx1/2 E 161 St/Grand Concourse
Bx6 / Bx6 SBS E 163 St/Third Ave
Mobility Framework Analysis and Strategies
The analysis confirms that over-scaled street sections and minimal activation reinforce a car-oriented environment. This is exacerbated by a lack of subway access and an underutilized Metro-North station. As the district prepares for new housing, resolving these mobility gaps is critical. The plan proposes three strategic interventions: 1/ Implement “Complete Streets” standards through upgraded crosswalks, curb extensions, lighting, and traffic-calming measures. 2/ Establish a two-way protected bike lane along East 161st Street and Third Avenue to bridge connections to transit and key destinations. 3/ Advance accessibility and operational improvements at the Melrose Station, aligning with the NYC DCP’s Area Study to transform it into a cohesive transit anchor.
Safety & Public Realm Enhancement
Pedestrian safety would be strengthened by upgrading crosswalks—especially near BMH and Boricua College— through curb extensions, enhanced lighting, and trafficcalming strategies that clearly prioritize people over vehicles.
Enhance Public Transportation
Given the distance to subway stations, the area experiences connectivity challenges. Dedicated bus lanes, expanded transit routes, and a bidirectional cycle track along East 161st Street would strengthen east–west access to essential services while reducing automobile dependence.
Wide Street
Lack of Signalization
Outdated Bus Shelter
Lack of diverse public mobility options
Use Metro North
Despite being part of the regional rail network, this station remains underused. Its impact is limited by poor pedestrian infrastructure and a lack of active surroundings. A NYC Department of City Planning study identifies opportunities to improve access and support transit-oriented development nearby.
Create a Gateway Identity
The BMH borders with a heavy industrial North edge and wide roadways. Introducing a defined threshold—through lighting, pavement treatments, planting, and bold visual markers—can soften edges, humanize the street scale, and signal arrival to a cultural district.
New Civic Spine
The former rail alignment can serve as a green connector between the Bronx Music Hall, Boricua College, the 42nd Precinct, and The Hub, but it is currently blocked by surface parking. Consolidating parking into a structure and restoring this path as a continuous pedestrian corridor would connect key destinations and improve safety and activation.
06. Analysis and Design Drivers Opportunities Approach
Melrose Structural Pattern
The neighborhood is socially strong but spatially fragmented.
• Land use is residential-heavy.
• Ground-floor retail is largely convenience-oriented.
• Community space is dominated by institutions.
• Industrial land use still define the urban form.
• Public realm vitality remains low relative to density
• Neighborhood economic stability exists with limited diversity.
• Institutional concentration exists with low civic permeability.
• Housing growth continues while mobility and public space fall behind.
Melrose Core Opportunities
Melrose is not lacking activity—it is lacking spatial coherence and programmatic diversity.
• Diversify commercial ground floors.
• Strengthen integration between institutional anchors.
• Activate the public realm between key nodes.
• Improve the pedestrian experience.
• Build a cultural spine anchored by existing institutions (BMH, Boricua College, 42nd Precinct, and the Old Bronx Courthouse).
• Transform oversized asphalt and industrial edges into connective urban spaces.
• Establish a resilient framework for the emerging residential–industrial edge.
Part 03 Proposed Masterplan
07. Framework Masterplan
The area faces clear challenges—wide streets, limited transit access, and an underactivated public realm—but it also holds strong potential. Its abundant space and wide corridors provide the foundation to transform excess asphalt into active public space, strengthen mobility, and create a safer, more connected neighborhood. By integrating mixed-use development with sustainable and affordable housing— particularly toward the emerging northern portion of the site—the framework links growth with equity, reinforcing the district as a resilient and inclusive urban environment for current and future residents.
Melrose District Framework Plan
Follow the Melrose Beat
Site Boundary
Existing Buildings
Pedestrian Area
Proposed Mixed-Use Residential Buildings
Repurposed Community Buildings
Proposed Community Programs
Repurposed Cultural Space
Existing Green Areas
Proposed Parks
Painted Sidewalks
Existing Bike Lane
Proposed Bike Lane
Proposed Parking Structure
Melrose District Framework Plan
Follow the Melrose Beat
A successful master plan is implemented over time, allowing improvements to build momentum and support longterm neighborhood success rather than being delivered all at once.
NOTE: Existing Metro-North studies could be incorporated to support activation of the area.
Other Key Considerations:
• Coordinated maintenance and clean-up.
• Workforce development and local capacity.
• Strategic grant and funding coordination.
• Data collection and evaluation.
• Visibility and communication.
Railroad Park
Gateway Mural
Metro North
Art School
Yolanda Garcia Park Little Green Park
Community Garden
Community Garden
Old Bronx Courthouse
42nd Precinct
08. Concept Ideas
Cultural Heart: The Arts Corridor
• Infill underutilized lots and retail spaces along E 161st St with arts-focused programming.
• Upgrade sidewalks with lighting, banners, and public seating to encourage lingering.
• Redesign E 162nd St to function as a “Park Facade,” transitioning to an active public face.
• Reinforce and widen key crossings to prioritize foot traffic.
Social Grove: The Civic Oasis
• Open existing large blocks to the public with improved sightlines, increased vegetation, and safety lighting.
• De-prioritize vehicular storage around the 42nd Precinct to create a “Shared Street” (Woonerf) where pedestrians and cars coexist safely.
Melrose Gateway: District Threshold
• Relocate the Metro-North entry to integrate directly with the Railroad Park.
• Deploy environmental graphics, including largescale murals, street painting, and kiosks.
New Gardens: Productive Buffers
• Establish a green belt adjacent to the railroad tracks to mitigate noise and pollution.
• Develop mid-rise residential/commercial towers with active community-facing “streetlevel” programs.
• Repurpose industrial heritage buildings for flexible art studios and galleries via strategic rezoning.
Introduce a protected bike lane combined with wayfinding, planting, and streetscape improvements to attract people and guide them toward existing cultural, civic, and commercial destinations.
Melrose Gateway
Improve the public realm surrounding the Bronx Music Hall to support community gatherings and events such as music performances, Parranda celebrations, food markets, and temporary street activations, including painted sidewalks and enhanced plaza spaces.
The New Gardens
Social Grove
Cultural Heart
Strategic Program Selection
The Creative & Wellness Cluster: Melrose currently exhibits a less diverse retail mix than comparable NYC neighborhoods. Our analysis reveals a significant 0.25-mile service gap in essential categories, including Art Supplies, Bookstores, Bicycle Repair, and Fitness/Personal Training.
Leveraging the recent investment in the Bronx Music Hall and proximity to the Bronx Documentary Center, we propose a curated program that shifts the local economy toward high-value, experiential services. By prioritizing a Creative & Wellness Cluster, the master plan captures local “leakage” while supporting the community’s human development needs. This strategic implementation fosters a 24-hour street life, transforming Melrose into a vibrant, self-sustaining destination for both families and visitors.
Proposed Program Mix:
• Creative Hub: Art Supplies, Bookstore, and Music/Acoustic Galleries.
• Wellness & Active Life: Gyms, Personal Training, and Bicycle Repair to support the new greenway.
• Community Services: Specialty retail (Electronics, Footwear) and professional services (Real Estate, Office Supply).
Documentary Center
09. Mobility Vision Strategic Connectivity Framework
As our analysis and mapping show, Melrose has limited proximity to MTA subway stations. Introducing a west–east bike lane could help improve access and connectivity to nearby transit. It is also important to prioritize the pedestrian experience by simplifying crossings, improving visibility at key intersections, and addressing illegal parking through the creation of structured parking solutions.
While this report does not examine Metro-North studies in detail, existing proposals suggest that improved regional rail access could significantly benefit Melrose residents and attract more visitors to the area.
While the Melrose Metro-North station already provides a fast, 19-minute direct commute south into Grand Central Terminal, currently over 90% of its riders use it for reverse commuting (outbound) rather than traveling into Manhattan.
https://www.nyc.gov/assets/planning/download/pdf/plans-studies/ sustainable-communities/bmn/bronx_metro_report/melrose.pdf
Image and text from Bronx Metro Report
• Incorporate artistic murals on the ~20 story blank façades of Morrisania Air Rights.
• Continue to add pedestrian wayfinding signage to the station
• Create unified 161st Street streetscape theme, and incorporate street lamps, banners, etc. Switch litter receptacles to solar trash compactors.
• Redesign Morrisania Air Rights plaza and gradually incorporate station entrances and station functions.
• Permit commercial uses so that ground floors of the Morrisania Air Rights are able to provide more active uses.
Melrose E 161st St Proposed Spine E 161st St
The existing condition of E161st Street is characterized by a spatial imbalance that prioritizes vehicular movement over public life. A wide roadway, dedicated primarily to multiple travel lanes and doubleparking, acts as a barrier that discourages pedestrian activity. It is failing to leverage the corridor’s potential as a connective, vibrant civic spine.
Existing
Transforming E 161st St into a multi-modal spine involves implementing a protected two-way bike lane to provide vital, low-cost access to regional transit hubs. The generous sidewalks are capable of hosting district-branded lighting, benches, and banners. These enhancements reduce the street to a human scale, fostering a safe environment that encourages residents to linger and supports local retail vitality.
Sidewalk with bench, banner & lighting
empty retail spaces
empty retail spaces
Sidewalk with bench & lighting
BMH Proposed Gateway
Washington Ave, Elton Ave & E 163rd St
The five-way “star” geometry creates a vast asphalt void that prioritizes vehicle throughput over human scale, forcing pedestrians to navigate long, exposed crossings and traffic from five skewed angles. High-velocity SBS bus lanes further fragment the site, acting as a sensory and physical barrier that isolates the Bronx Music Hall from the surrounding residential fabric.
Transforming the intersection into a cohesive urban plaza requires shortening crossing distances with curb extensions and consolidating fragmented islands into a singular, protected pedestrian zone. Integrating asphalt art, green infrastructure, and raised crosswalks will shift the priority from the roadway to the sidewalk, evolving the site from a dangerous collision point into a dignified cultural threshold for Melrose.
NYPD 42nd Precinct Proposed Gateway
Third Ave
The urban fabric surrounding the 42nd Precinct suffers from disorganized parking, where Third Avenue functions as a transit trench rather than a neighborhood spine. This creates a disjointed landscape of vast asphalt and underutilized greenery that lacks social programming, leaving the pedestrian environment fragmented, overwhelmed by vehicular scale, and inactive after business hours.
Existing
Transforming this corridor into a Woonerf-inspired gateway requires reclaiming excess roadway for a unified pedestrian plaza and “greenfield” social zones. By consolidating fragmented medians and implementing raised, continuous crosswalks, the design creates a safe, porous buffer that slows traffic and shifts the priority from a dangerous transit corridor to a vibrant, high-quality public realm.
Part 04 Pilot Project Activation
10. Near-Term Pilot Projects (0-12 Months)
Tactical Interventions
These projects use temporary, low-cost, and high impact to quickly test ideas, build community ownership, and guide long-term investment.
Around the Bronx Music Hall, the wide streets and underused forecourts along East 161st Street and Brook Avenue can be repurpose using paint,
movable seating, planters, and lighting. These elements will create safe pedestrian spaces and cultural spill-out areas. Designed as pilots, these interventions can be refined over time and eventually translated into permanent sidewalks, plazas, and streetscape improvements that support the long-term transformation of Melrose.
RReferences
Paint • Furniture • Art • Events • Temporary closed streets
DOT Art Program Installations
Lesson: Art accelerates acceptance. People trust change faster when culture leads, not engineering alone.
Lesson: Art can help to provide identity and teach about a neighborhood.
The 34th Avenue Open Street in Jackson Heights, Queens
Lesson: Daily use beats special events—streets can become cultural anchors without buildings.
“Aunties” by Fitgi Saint-Louis, Harlem
Actions + Events
These actions prioritize fast, physical changes to test pedestrian space, support cultural activity, and quickly shift how Melrose streets are used and perceived.
Painted Streets
Temporary street murals and markings highlight cultural routes, slow traffic, and encourage safer, more vibrant public space.
Mural on fences & Walls
Local artists transform blank fences and walls into murals that celebrate Melrose’s culture and identity.
Art Installations
Lightweight, temporary sculptures or sound-based installations placed in plazas to test long-term features.
Cultural Wayfinding
QR and signage to highlight cultural institutions, music history, and local stories in Melrose.
Outdoor Seating
Temporary seating placed on sidewalks around cultural anchors and local businesses.
Outdoor Music Classes
Rehearsals, small concerts, and classes spill into the street from Bronx Music Hall.
Farmers Market
Weekly or monthly market with produce, prepared food, and local makers.
Food Truck Day
Food trucks and local vendors activate area in front of Boricua College.
Mobile Information Cart
Cultural information outreach fostering awareness, participation, and stewardship.
Community Activities
Clean-ups, Planting, Information & others.
Wayfinding & Branded
Signage
Neighborhood maps and directories can help to connect people in the community. Highlighting local shops that residents love through a buy-local campaign is a great way to attract new visitors, while reinforcing community pride. Unique banners that feature these local businesses and people also create a renewed sense of belonging, ensuring that residents see themselves and their contributions reflected in the community’s public spaces, while colorful designs add vibrancy and warmth to the local streetscape.
Stencils can be used to create unique and low-cost wayfinding. A short-term solution could be to use chalk or washable paint over pre-cut shapes e.g. music notes to create a path, further connecting the community. A more long-term solution would be to use spray paint and maintain the path over time. This wayfinding solution is flexible and can be adapted in a variety of ways to meet the needs of the community. We also recommend placing QR codes at key sites to engage visitors and residents digitally.
La Parranda Live Bring alive BMH plaza
Key Project Alignments
• Activate the BMH plaza with bold pavement graphics that reflect the neighborhood’s musical identity.
• Program outdoor cultural events—music workshops, live painting sessions, DJ sets, and curated food trucks—to extend activity into the public realm.
• Introduce movable furniture to support flexible gathering and daily use.
• Install vibrant, oversized crosswalks to clearly connect BMH with Boricua College and E163rd st.
• Enhance lighting to improve safety while reinforcing the district’s cultural presence at night.
• Establish a permanent identity for the plaza through a community-led naming process..
LIGHTING
PAINTED PAVEMENT
LIGHTING
FOOD TRUCK
BANNER
Boricua College Program the Public Space
Key Project Alignments
• Paint a mural reflecting the community’s cultural identity on the wall adjacent to Boricua College.
• Introduce a bike lane along Elton Ave, leveraging the existing Citi Bike station.
• Upgrade bus stops with improved shelters, lighting, and wayfinding.
• Designate space for food trucks along Elton Ave to serve students and precinct staff.
• Install branded banners to reinforce district identity.
• Incorporate flexible seating to support daily use and informal gathering.
• Refine curb extensions for safety.
UPGRADED BUS STOPS
DEDICATED BUS LANE
FOOD TRUCK
BIKE LANE
MURAL
SEATING
Elton Ave
BANNER
11. Short-Term Implementation (1-3 Years)
Capital Improvement
In the short term (1–3 years), Melrose could benefit NYC grants, bids, and other funding sources to redesign underutilized plazas along Third Avenue and Brook Avenue, particularly near historic and civic buildings. Curb realignments, safety upgrades, and the removal of excess parking provide clarity for pedestrian space and support new seating, lighting, and planting.
These modest but visible investments would formalize spaces that already exist, turning leftover institutional buffers into active civic areas. Building on early activations, they would improve walkability, support everyday use, and set the groundwork for longer-term neighborhood transformation.
R
Grand Concourse safety plan, Bronx
Lesson: Infrastructure as Safety. Implementing road diets and wider medians transforms high-speed transit barriers into safe modal pedestrian seams.
References
Bike Lanes • Curb Extensions • Sculptures • Street Reconstruction & Safety Upgrades (DOT Capital) • Public Space Improvements • Parks & Green Infrastructure • Safety
East Harlem Neighborhood Plan, Harlem
Lesson: Cultural Ownership. Largescale public art and communitydriven murals foster neighborhood identity and turn neglected walls into local landmarks.
Corona Plaza
Lesson: Tactical Activation. Low-cost interventions—paint, planters, and seating—instantly turn underutilized asphalt into vibrant community “living rooms.”
42nd Precinct Celebrate Architecture’s History
KIOSK
PLAZA
BIKE LANE PAINTED PAVEMENT
Key Project Alignments
• Introduce a digital kiosk sharing information about the 42nd Precinct’s history and films shot in the area.
• Define a clear civic plaza with seating and planting to enhance the visitor experience.
• Use bold, painted crosswalks to reinforce safety and pedestrian priority.
• Organize existing street parking and explore a structured solution to consolidate police parking.
• Differentiate the asphalt treatment around the 42nd Precinct block to strengthen the north–south connection—linking the Bronx Music Hall, Boricua College, and future development towards The Hub.
• Establish a permanent identity for the plaza through a community-led naming process.
42ND PRECINCT
The Old Bronx Courthouse
Celebrate Architecture’s History
SOON
Key Project Alignments
• Introduce a digital kiosk sharing information about Old Bronx Courthouse.
• Define a clear civic plaza with seating and planting to enhance the visitor experience.
• Use bold, painted crosswalks to reinforce safety and pedestrian priority.
• Organize existing street parking.
• Establish a permanent identity for the plaza through a community-led naming process.
• Allow area for food truck and vendors.
• Locate bike parking.
• Bring street trees and bioswales into the block where possible.
KIOSK
OLD BRONX COURTHOUSE
12. Long-Term Vision (3+ Years) Long-Term District Build-Out
Across NYC, successful district transformation typically unfolds in phases: near-term pilots test ideas, short-term capital upgrades improve safety and access, and long-term build-out strengthens the institutions, housing, and governance needed to sustain change. Along Melrose Avenue and Brook Avenue, this approach is uniquely feasible. Today, the area is defined by low-density
industrial uses, storage facilities, and vacant or underutilized lots. These conditions create a unique opportunity for comprehensive redevelopment within a growing neighborhood. A resilient and thoughfull master plan will help to define the best strategies to convert this industrial area in a properous mixed-used community.
RReferences
Community Programs • Mixed-use Developments • Upgraded Mobility • District build-out • Retrofit • Institutions • Governance
Business Improvement Districts (BIDs)
Lesson: Governance structures are key for maintenance and long-term success.
Mott Haven Mixed-Use Growth, South Bronx
Lesson: Cultural anchors + housing + mobility upgrades create district identity.
Brooklyn Navy Yard, Brooklyn
Lesson: Long-term investment can anchor jobs, culture, and public space together.
Follow the Melrose Beat
Team
Urban Design
PERKINS EASTMAN
Silvia Vercher Pons
Cristian Mare
Graphic Design
Community Partner
BD FELIZ
Brayan Daniel Feliz
ZHIYAO (JILL) ZHANG
WHEDCO
Jamila Diaz
Acknowledgements
PERKINS EASTMAN
for their contribution
Nick Leahy
Devin Perlo
Georges Jacquemart
VAN ALEN INSTITUTE for their support
Joseph Messana-Croly
Alisha Kim Levin
WHEDCO for their feedback
Kerry McLean
Amarfis Olivares
COMMUNITY for their insight
Sarah Saad
This document was created as part of Van Alen Institute’s District Design Fellowship developed in collaboration with the NYC Department of Small Business Services’ Building Creative Capacity initiative.
Image credits:
Most photographs in this report were taken by the project team. However, images on the following pages were sourced from google maps and the internet: 6, 7 (left), 10 (bottom), 18, 19 (bottom-left), 36, 37, 40, 44 (upper & lower), 50 (upper & middle), 51 (left column), 78, 79, 81, 82, 83, 86, 87, 96, 97, 102 & 103.
Additionally, the renders found on pages 92-93, 94-95, 98-99 & 100-101 were generated using AI tools.
| Melrose District Framework Plan