LEE WALKER HEIGHTS

MASTER PLAN
HOUSING AUTHORITY OF THE CITY OF ASHEVILLE
JANUARY 8, 2016

CREDITS
Owner/Developer
Asheville Housing Authority
SPONSOR AGENCY

Development & Design Team

Mountain Housing Opportunities

Lee Walker Heights

Resident Advisory Committee

CO-DEVELOPER

Natasha Boseman

David Baker Architects

Dolly Burwell

MASTER PLAN ARCHITECT

McMillan Pazdan Smith

ARCHITECT OF RECORD

Sitework Studios
LANDSCAPE ARCHITECT

Civil Design Concepts

CIVIL ENGINEER

Asheville Design Center

PLAY AREA CONSULTANT

Crystal Reid
Joseph Tarrant III
Theresa Timbers
Butch Worthy
Constance Proctor
MANAGER, LEE WALKER HEIGHTS

CONTENTS
1

Introduction........................................................... 04

Goals........................................................................ 10

City & Neighborhood Context......................... 12

Planning & Policy.................................................. 19

Existing Site Conditions..................................... 41

Community Participation................................... 57

Master Plan Vision.............................................. 66

Neighborhood Character................................108

Implementation.................................................... 116

10

Appendices..........................................................124

Introduction

INTRODUCTION

Introduction Executive Summary

EXECUTIVE
SUMMARY
David Baker Architects, along with McMillan Pazdan
Smith, has consulted with the Housing Authority of
the City of Asheville (HACA) and its co-developer,
Mountain Housing Opportunities (MHO), to create
a Master Plan for the redevelopment of Lee Walker
Heights, a small community of 96 public housing units,
located on 11.5 acres at 17 Wilbar Avenue, in Asheville,
North Carolina. The Master Plan study area also includes
a neighboring parcel of 5.5 acres at 319 Biltmore Avenue,
which the development team has been informed may
become available for direct or coordinated development
in the future.
The vision for the project, developed in consultation with
current residents, is to replace Ashevilles oldest public
housing property with a transformational new mixedincome community, including one-for-one replacement
of the 96 subsidized units to be scattered through a total
of at least 200 mixed-income units. The development
team is optimistic that the neighboring Biltmore Avenue
property can be added to the project, allowing mixeduse development and expansion to as many as 400 units,
with the deeply subsidized units ultimately dispersed
throughout both parcels.

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LEE WALKER HEIGHTS

Resident community

Introduction Executive Summary

The project site is surrounded by areas undergoing

major transformation, including a planned expansion
and redevelopment effort at Mission Hospital and new
businesses and market-rate homes in the South Slope
neighborhood. Lee Walker Heights is currently isolated
from these improvements due to steep slopes and only
one street connection.
Building on the strong community of residents and the
sites prominent location along a major transit corridor at
the southern gateway to downtown Asheville, this Master
Plan offers a complete transformation to a sustainable,
walkable neighborhood of mixed-income housing, with
mixed-use neighborhood shopping and other amenities.
This plan has been developed in close consultation with
current Lee Walker Heights residents. The outreach and
engagement process has included multiple community
meetings and design workshops, resident surveys, and
site visits to recently built affordable housing properties.
Comments from the six-month community planning
process have been collected and analyzed to guide the
design process. Draft plans have also been reviewed with
City agencies and officials to incorporate feedback.
The Master Plan includes the following significant
components:
Replacement of the 96 functionally obsolete row
houses with at least 200, and as many as 400,
sustainable homes in a combination of apartment,
walk-up, and stacked-flat buildings.
Replacement of an undersized community building
with spacious new common spaces and a variety of
amenities.

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LEE WALKER HEIGHTS

Resident Community

Introduction Executive Summary

Replacement of the existing single loop road with

three new streets that will prioritize pedestrian and
bicyclist safety and allow access for school buses and
emergency vehicles.
A new open-space configuration with a variety of
gathering and play areas.
Potential mixed-use development on the 319
Biltmore Avenue parcel, with ground-floor retail
and commercial uses and/or other community and
training facilities.
Affordable rent levels ranging from under $200 per
month for a subsidized replacement unit, up to a
range of $800 to $1150, per month for workforce
families earning up to 80% of the Area Median
Income (AMI).
Carefully planned temporary relocation of residents
with a guaranteed right to return, if they choose, to
the new neighborhood.
Respect for the history of the property, and
recognition of the two important historical figures
for whom it was named in the plaza and street names
of the new development.
Implementation using a combination of private
equity through Low Income Housing Tax Credits,
funds generated from conversion under HUDs
Rental Assistance Demonstration, long-term loans
with FHA guarantees, and local contributions and
incentives.

Introduction Project Background

Project Background
Lee Walker Heights faces many challenges. The
community has strong social bonds, but is physically
isolated from surrounding neighborhoods and the city
by steep hillsides and only one street connection. The
buildings have undergone some modernization, but
the current buildings are obsolete based on current
construction standards. The homes at Lee Walker Heights
are inaccessible and unsustainable with high operation
and maintenance costs. Community spacesincluding
play areas and a common buildingare undersized
and inadequate for the needs of the residents. Public
transportation and such amenities as grocery stores and
other retail are difficult to access.
Despite these challenges, the social and physical
assets of the neighborhood offer the opportunity for a
positive transformation that both supports the existing
community and welcomes surrounding neighbors. By
creating strong connections that restitch Lee Walker
Heights to the rest of the Cityand by making a healthy,
diverse, and sustainable neighborhooda renewed Lee
Walker Heights can become a special place that current
and future residents will be proud to call home.

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LEE WALKER HEIGHTS

Existing Housing

Introduction Project Background

SO

UT

HS

ID

AV
E

SINGLE ACCESS POINT

AT WILBAR AVENUE

COMMUNITY BUILDING

LEE
WALKER
HEIGHTS

MC

319
BILTMORE
AVENUE

ONE-WAY
LOOP ROAD

WE

BILTMORE

DO

AVE

STEEP HILLSIDES

LL
ST

MISSION
HOSPITAL
ST. JOSEPH
CAMPUS

___
AERIAL IMAGE OF EXISTING SITE

Steep hillsides and a single access point isolate the community and limit access to amenities.

___
SITE CONDITIONS

Steep, discontinuous sidewalks

Goals

10

GOALS

Goals

11

OVERVIEW
The Master Plan addresses three primary project goals:
Community, Connectivity, and Health/Sustainability.

Community
Provide replacement housing.
Provide facilities and open spaces for social
interaction.
Honor the history of the Lee Walker Heights
community.

Connectivity
Create or repair connections to surrounding
neighborhoods, amenities, and landscape.
Provide safe and convienent connections within
the rebuilt neighborhood, focusing on creating safe
spaces for positive social activities and active play
and recreation for kids.

Health/Sustainability
Promote community health and activity through the
built environment.
Provide sustainable site and building strategies for
resident health and resource-use reduction.

City & Neighborhood Context

CITY &
NEIGHBOROOD
CONTEXT

12

City & Neighborhood Context City

13

OVERVIEW
City
Asheville is a city that is undergoing rapid change. It is
the largest city in western North Carolina and serves
as the regions economic and cultural hub. Ashevilles
distinct character and high quality of life are attracting
increasing numbers of new residents at all income levels
and fueling development in the city and surrounding
areas. Downtown is extremely active, and areas like the
River Arts District, South Slope, and West Asheville are
experiencing increased investment.
Along with the economic benefits of growth and
development come challenges of affordability, housing,
and transportation. Because of its close proximity to
Downtown, Lee Walker Heights is uniquely positioned to
become a strengthened, economically diverse community
that creates opportunity for families of all income levels
to participate in these broader urban changes.

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ASHEVILLE SKYLINE

___
DOWNTOWN ASHEVILLE

City & Neighborhood Context City

14

___
DOWNTOWN ASHEVILLE

The lively City Center has a

variety of restaurants, galleries,
locally-owned stores, free
festivals, and a vibrant street life.

LEE WALKER
HEIGHTS
HISTORIC
SOUTHSIDE
NEIGHBORHOOD

___

___

___

RIVER ARTS DISTRICT

SOUTH SLOPE BUSINESS DISTRICT

MISSION HOSPITAL + AB TECH

Artist-oriented live-work spaces,

breweries, restaurants, and small
businesses have revitalized a
formerly industrial stretch of
Ashevilles riverfront.

Called by some the South Slope

Brewing District, this area south
of downtown has half a dozen
breweries and is seeing greater
multifamily development.

Mission Hospital is the Mission

Health Systems flagship
hospital. AB Tech is the regions
largest community college.

City & Neighborhood Context Neighborhood

15

Mission Hospital & Asheville Buncombe

Technical Community College
Within walking distance from Lee Walker Heights,
Mission Hospital and AB Tech are important health
and educational institutions for the area. Currently the
countys top employer at over 3,000 people, Mission
Hospital is part of a nationally ranked Top 15 Health
System and provides general acute care with specialized
treatment services for children, heart health, and cancer.
AB Tech is the regions largest community college,
offering a broad curriculum for college prep and technical
training for some 10,000 full-time students. Thousands
of other part-time students participate in continuing
education and other personal enrichment programs on
the campus.

South Slope Business District

The southern end of Ashevilles downtown central
business district encompasses Asheland and Coxe
Avenues and is commonly referred to as the South Slope.
This area includes a variety of lower-scale commercial
office and retail uses and the Citys hub for public transit
(ART), and it is home to several local micro-breweries.
It is characterized by a relatively good urban fabric with
some large gaps created by lots that are either undeveloped
or currently used as surface parking. Asheland and Coxe
Avenues provide key vehicular and pedestrian connections
to the heart of downtown. The City recently identified
a portion of this area as an innovation district with the
goal to foster more mixed-use development through
incentives and infrastructure improvements. Upcoming
projects in the South Slope area will include new higher
density residential and retail infill projects.

___
MISSION HOSPITAL

The proposed tower expansion

is estimated to complete
construction in fall 2018.

___
SOUTH SLOPE

Existing vacant commercial

properties along Coxe Avenue.

___
SOUTH SLOPE

An undeveloped surface parking

lot at Coxe Avenue.

16

SOUTH SLOPE
BUSINESS DISTRICT
D

AV
E

YWCA
SI
TH
U
SO

LEE
WALKER
HEIGHTS

PHIFER S
T

(17 WILBAR
AVE)

MC
DO
WE

DR
G JR

LU

HA

TH

ER

R LO

KIN

MA

RT

IN

MOUNTAINSIDE
PARK
MCCORMICK
FIELD
MEMORIAL
STADIUM
MINNIE
JONES
HEALTH
CENTER

319 BILTMORE
AVENUE

LL
ST

S FRENCH BROAD AV
E

ASHEVILLE
MIDDLE
SCHOOL

BILTMORE AVE

E
COXE AV

ASHELAND AVE

ASHEVILLE
WOMENS
MEDICAL
CENTER

TO
DOWNTOWN
ASHEVILLE

SC

HILLARD AVE

ASTON
PARK

TTE

ST

City & Neighborhood Context Neighborhood

BEAUCATCHER
OVERLOOK PARK

BUS
STOP

DR. WESLEY
GRANT SR
SOUTHSIDE
CENTER

HO

AW
CT

MISSION
MEDICAL
DISTRICT

ST

EDINGTON
EDUCATION &
CAREER CENTER

LIVIN

GST

T
ON S

N
MISSION
HOSPITAL

Neighborhood
The Lee Walker Heights site and surrounding area have tremendous opportunities for
transformation, with many efforts currently underway. Several existing mixed-income
neighborhoods can also contribute to area stability. Current redevelopment activity at the South
Slope Business District, the St. Joseph/Mission Hospital Medical Campus, and along Biltmore
Avenue will complement the changes at the project site, making for a cohesive, stronger district.

City & Neighborhood Context Neighborhood

Since its inception as Ashevilles first public housing

development, Lee Walker Heights has been separated
from the surrounding neighborhoods. Steep grades,
dense tree cover, only one street connection to Short
Coxe Avenue, and a one-way loop road have led to poor
public visibility. The lack of nearby affordable amenities,
schools, job opportunities, and transportation options has
further isolated the community. Despite these challenges,
Lee Walker Heights is home to an enduring, close-knit
multigenerational community.
One of the most significant nearby areas of upcoming
change will be the current site of the St. Joseph/Mission
Hospital Medical Campus. An expansion plan is being
developed and there are possibilities for the City to partner
with the hospital to identify shared goals and resources
for mutual benefit. Some potential collaborations include
a district-wide parking strategy, district heating, job
opportunities, and a mix of retail and restaurant uses that
are appropriate for both Lee Walker Heights residents
and hospital patrons. In addition to St. Joseph/Mission
Hospital and affiliated nearby health services, the Minnie
Jones Health Centera Federally Qualified Health
Centeris adjacent to Lee Walker Heights. Access to
these health services should be strengthened with safe,
accessible, well-lit pedestrian connections.
Lee Walker Heights is at the southern boundary of
the Central Business District (CBD). Currently the
communitys visual and functional presence as a part of
the CBD is minimal. The redevelopment of the site affords
the opportunity to create a welcoming neighborhood that
serves as a landmark and gateway to Downtown.

17

___
LEE WALKER HEIGHTS

The view from Southside Avenue.

___
MINNIE JONES HEALTH CENTER

___
BILTMORE AVENUE

City & Neighborhood Context Neighborhood

18

In addition to the hospital-related changes, infill

market-rate housing, commercial and retail development
are expected to grow on Biltmore Avenue, Short Coxe
Avenue and McDowell Street. As of late 2015, nearby
development projects in the works include:
62 affordable workforce apartments with
commercial at 62 Eagle Street
32 apartments at 58 S. Lexington Avenue
38 apartments at 45 Asheland Avenue
116 apartments at 246 Patton Avenue
168 apartments at 55 S. Market Street
97 apartments at 128 Florence Street
49 apartments at 11 Collier Avenue
146 apartments at 185 Coxe Avenue
48 apartments at 150 Coxe Avenue
20 townhomes at 88 Southside Avenue
92-room Foundry Inn Hotel at 51 S. Market Street
expansion of Green Man Brewing on S. Lexington
Avenue
new 7-story Buncombe County DSS building at
40 Coxe Avenue
new 12-story hospital tower at 509 Biltmore
Avenue
comprehensive mixed-use redevelopment of 60-100
Biltmore Avenue, with French Broad Food Coop as
anchor ground-floor tenant
These transformations will add density near downtown
and will bring a larger residential population to the
neighborhoods south of downtown. They will also serve
to create stronger links between Lee Walker Heights and
other parts of Asheville.

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BILTMORE AVENUE | DOWNTOWN

Vibrant mixed-use downtown

corridor.s

Planning & Policy

19

PLANNING &
POLICY

Planning & Policy Housing Needs Assessment

20

OVERVIEW
The City of Ashevilles efforts to embrace future
development and promote smart growth are reflected
in local and regional policy and long-term planning
initiatives. The studies and planning documents
excerpted below focus on housing, transportation, and
downtown redevelopment. Specific sections have been
highlighted to emphasize the policy framework that
supports the proposed vision for Lee Walker Heights
redevelopment. The proposed vision is compatible with
virtually every adopted City of Asheville plan.

2015 Housing Needs Assessment

The Housing Needs Assessment identifies current and
future housing needs for Asheville and the surrounding
four-county region (emphasis added).
1% overall vacancy rate in rental housing (including a
0% vacancy in affordable/subsidized rental housing)
shows that there is significant pent-up demand
and need for affordable rentals within the region.
Need exists across all income levels, but is greatest
below 50% AMI (Area Median Income). Even
with 1,330 rental units in the regions development
pipeline, need still exists for 23,816 units. The report
quantifies a total housing gap of 3,532 family rental
apartments, with 1,800 of these below 50% AMI.
Due to the projected growth of senior households and
one- and two-person households, the development
of smaller bedroom types (one- and two-bedroom
units) should be an area of emphasis.
The development of housing alternatives closer to
downtown Asheville and other employment centers
will help to diminish transportation-associated costs
for area residents. This will be particularly beneficial
to low-income households.

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2015 HOUSING NEEDS
ASSESSMENT

(Four-county region)

Planning & Policy South Slope Municipal Service District Plan

21

South Slope Municipal Service District Plan

The Lee Walker Heights Master Plan area is located
within the South Slope Innovation District and this plan
conforms with or addresses the following objectives of
the plan (emphasis added):
In June 2013, Asheville City Council developed
an economic and community development strategy
that would allow for significant infrastructure
improvements in the city. The South Slope is an
area of the city that has been identified as having
significant redevelopment opportunities. In order
to make sure those opportunities are realized, the
City would like to invest in urban area revitalization
projects, street and sidewalk improvements, drainage
projects, and off-street parking facilities within this
boundary.
A municipal service district is a special taxing
district in which a city may levy property taxes in
addition to those levied throughout the city in order
to finance, provide, or maintain services, facilities, or
functions specifically authorized in N.C. Gen. Stat.
sec. 160A-536 for that district. Allowed projects
include urban area revitalization projects, street
and sidewalk improvements, drainage projects, and
off-street parking facilities. There is no intent of the
current City Council to increase the tax rate in these
proposed districts; as noted above, the intent is to use
special obligation bonds to fund any improvements.

___
SOUTH SLOPE MUNICIPAL
SERVICE DISTRICT PLAN

2014

Planning & Policy South Slope Municipal Service District Plan

The South Slope is recognized as an up-and-coming

economic engine for the City of Asheville, Buncombe
County, and Western North Carolina. The areas
urban vitality is critical to all residents. This area is
geographically connected to the Central Business
District. Buildings in this area have deteriorated,
causing crime and vagrancy issues. City Council
adopted the Downtown Master Plan in May 2009
that recognized the South Slope as a distinct place,
and recommended cultivating that distinct place
as a major southern gateway to downtown. In the
referenced study, the need for parking and mixed-use
developments to revitalize the area was specifically
identified as a goal.
The purpose of the South Slope Municipal Service
District is to finance urban area revitalization
projects and infrastructure improvements such as
sidewalks, bike facilities, greenways and improved
roadway access.
City Council desires to revitalize the South Slope
by improving the infrastructure to include sidewalks,
bike facilities, greenways and improved roadway
access. The revitalization will include partnering in
mixed-use redevelopment to reduce high crime
areas, particularly on the southern most portion of
the district. Improvements will include parking to
encourage revitalization of the area. Improvements in
domestic and storm water lines will be made to replace
or install old or nonexistent services. Undergrounding
utility lines will be completed to improve pedestrian
access in the area. Other improvements such as trash
cans, streetscape, way-finding and place-making will
be included in the improvements.

22

Planning & Policy East of the Riverway Plans

23

East of the Riverway Plans

Through federal Department of Transportation TIGER
funding, Ashevilles East of the Riverway neighborhoods
completed a two-year community-planning process
from 2011 to 2013. The planning process identified
several priorities to help connect low- and moderateincome neighborhoods with jobs, neighborhood services,
and community assets. A $14.6-million TIGER
2014 grant will implement an interconnected six-mile
network of pedestrian, bicycle, roadway, and streetscape
improvements, including construction of three new
greenways, a multimodal riverfront corridor, and
conversion of a major street to a complete street. Other
elements include four key bicycle and pedestrian facilities
that complete an on- and off-road system connecting
neighborhoods to the commercial centers of the area.

Alternatives to Gentrification in the East of

the Riverway Plan, 2014
Additional priorities and goals outlined in the various
East of the Riverway (EOTR) Sustainable Community
reports are compatible with the Lee Walker Heights
redevelopment Master Plan, including (emphasis added):
It is our opinion that the East of the Riverway
neighborhoods have transitioned into the middle
stage of gentrification, as housing prices and property
values are trending upward in these neighborhoods.
At the same time, fortunately, both rental and
owner-occupied housing and some commercial
spaces are less expensive than elsewhere in the city
and the county and a significant amount of vacant
land (both publicly and privately owned) remains
available for future, affordable commercial and

___
ALTERNATIVES TO
GENTRIFCATION IN THE EAST OF
THE RIVERWAY PLAN

2014

Planning & Policy East of the Riverway Plans

residential development.... What is required to

keep these neighborhoods from becoming more
homogenous and exclusive is a swift intervention
of targeted, long-term public sector/private sector
partnerships and collaborations.
It is our recommendation that a comprehensive,
successful strategy to ensure that these neighborhoods
remain inclusive and heterogeneous, with the kind
of diversity of incomes, race, and culture that is the
hallmark of healthy, vibrant communities, should
include ... primary focuses:
Affordable HousingStabilize and preserve
existing housing in the neighborhoods and develop
additional, affordably priced housing to replace
what has been (and will be) lost and to create
opportunities for limited-income households to
move into and return tothese neighborhoods.
Ensure this affordable housing remains affordable
over time....
The report also recommends to Scan the inventory of
City-owned land in these neighborhoods and assess the
potential for donating at least some of these parcels for
development of affordably priced rental and ownership
housing and artist space in exchange for a contractual
commitment to ensure these properties are kept
permanently affordable for the long-term benefit of the
community.
Anchored by the large employment center of the Mission
Medical Campus, the report makes an interesting note
that of the 13,647 persons employed in EOTR in 2011,
13,390, or 98.1 percent, do not live in EOTR but incommute from outside. Residents who both work and
live in EOTR total 257. Most EOTR resident workers
out-commute for employment; totaling 1,307 in 2011.

24

Planning & Policy East of the Riverway Plans

East of the Riverway Connections Plan

Recommendations, 2014
Among other planning recommendations, the
Connections Plan underscores a need for more
residential and mixed-use infill in the East of the
Riverway area; walkability through site design,
building orientation, ground-floor access, and active
uses in ground-floor spaces; community retail and
services; and right-sized parking. The Connections Plan
recommends that greenways, pedestrian connections,
and Complete Street redesigns be included in the Citys
Capital Improvement Program, including a pedestrian
connection linking Lee Walker Heights with Southside
Avenue.

Reducing Energy Use in the East of the

Riverway: Growing a Sustainable Community
and Local Economy Plan, 2012
Density and infill incentives that support public
policy priorities like affordable housing and green
building standards reward the developer through
higher profitability for supporting the values in the
public policy.
Leverage public infrastructure and property to
catalyze sustainable economic development.
Oftentimes governments decide when and where to
invest in public infrastructure based on operational
and maintenance needs. Local government can
expand their selection criteria beyond operational
considerations to include prioritizing projects that
fall in strategic locations or that support green
business development opportunities.

25

Planning & Policy East of the Riverway Plans

East of the Riverway Transportation and

Energy Community Survey, 2012
The goal of the Sustainable Communities Initiative is to
make the East of the Riverway area more sustainable by
following six Livability Principles established by the federal
governments Sustainable Communities Partnership:
1. Provide more transportation choices
2. Promote equitable and affordable housing
3. Enhance economic competitiveness
4. Support existing communities
5. Coordinate policies and leverage investment
6. Value communities and neighborhoods
Additional focus areas that are part of the East of the
Riverway project include:
Community Involvement
Community Inventories and Asset Sharing
Transportation Planning
Greenways Planning
The Wilma Dykeman Riverway Plan
Transformational Development Projects
As part of the planning grant, the City of Asheville
recruited a project team that included East of the Riverway
community members, Just Folks, Green Opportunities
(GO), and Appalachian State University graduate
planning students to develop and conduct a survey in the
target area. The survey showed that a higher percentage of
those who rent from the Housing Authority of the City
of Asheville compared to those who dont cited public
transportation as a primary (41%) and secondary (24%)
mode of transit. A greater percentage of those who rent
from the Housing Authority indicated catching rides as
their third mode of transit (33%).

26

Planning & Policy Downtown Master Plan

27

Downtown Master Plan

The 2009 Downtown Master Plan proposes a shared
vision for the growth of Downtown Asheville, while
preserving the areas eclectic character. The plan focuses
on sustainable residential neighborhoods with a vibrant
Downtown core. Through a highly inclusive planning
process, the community identified several priorities and
strategies for growth (emphasis added).
Enhance Downtowns role as the larger communitys
front porch.
Increase diversity of races, ethnicities, ages, and
income levels.
Strengthen Downtowns identity as a series of
residential neighborhoods.
Create neighborhood centers within a network of
parks, services, and transportation options.
Build housing that suits a variety of household
incomes, sizes, ages, and lifestyles.
Use housing and amenities to attract the growing
variety of workers needed for current and emerging
Downtown jobs.
Invest in underutilized land to build greater density
and increase the tax base.
Make Downtown a national model of sustainable
planning, development, and operations.
Provide incentives to spur green development and
energy-efficient retrofitting.
Promote resource efficiency in all City operations.
Set standards for and support regional smart growth.

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DOWNTOWN MASTER PLAN

2009

Planning & Policy Downtown Master Plan

28

___
DOWNTOWN PLACES

Affordable housing is an almost universally agreed upon priority in Downtown (although

it should not dominate Downtown housing options). While the supply of Section 8 units
is decreasing, more affordable housing Downtown would help satisfy workforce needs of
Downtown employers such as government, finance, education, and Mission Health Systems.
It would also leverage Downtowns good access to retail services and transportation.
2009 Downtown Master Plan

Planning & Policy Affordable Housing Plan

29

Affordable Housing PlanCity of Asheville

Lee Walker Heights will meet many of the priorities of
the City of Ashevilles Affordable Housing Plan. Here
are some key points it will address (emphasis added):
The Task Force requests that the City of Asheville
prioritize the development of rental housing over
housing for purchase to help increase the supply
of affordable rental housing available to people at
incomes below 80% of AMI. As a matter of policy,
the City of Asheville should provide rental assistance
whenever possible, because currently fair market rent
is unaffordable to these citizens.
Increase density with an emphasis on affordable
housing in all districts to the extent feasible.
The City of Asheville, in partnership and
collaboration with the entire Asheville Community
and area developers should set a goal to increase the
supply of affordable housing units by 500 units a
year over the next 20 years. Approximately 75% of
these units should be rental units and many should be
efficiency or 1 bedroom units.
Redevelopment of subsidized housing should be
explored and mixed-income uses considered. There
should be no overall loss of public housing units
unless they are replaced with project based section 8
subsidies.

___
AFFORDABLE HOUSING PLAN
FOR THE CITY OF ASHEVILLE

2008

Planning & Policy Affordable Housing Plan

Lee Walker Heights will be a transformational

redevelopment, serve a mix of incomes, and include many
additional affordable units. The public housing units will
be replaced with project-based Section 8 subsidies, with
no overall loss of these deeply affordable units.
Most of the new units will be affordable to families at 80%
of AMI or below, and all of the units will be affordable to
families under 120% of AMI.
The current plan is to double the density of units on
the existing Lee Walker Heights site; provide as many
affordable units as possible; and provide additional
mixed-use buildings with residential units over groundfloor commercial space on an adjacent site that was once
exclusively commercial.

30

Planning & Policy Asheville City Development Plan 2025

31

Asheville City Development Plan 2025

The Asheville City Development Plan 2025 was adopted
in 2003 to guide decisons on land use, transportation
networks, City services, and infrastructure. As of late
2015, the City of Asheville is working to update the City
Development Plan.

Center City Plan

___

The Center City Plan, a component of the Asheville

City Development Plan 2025, specifically addresses
Downtown issues relevant to Lee Walker Heights
redevelopment (emphasis added):

ASHEVILLE CITY DEVELOPMENT

PLAN 2025

One of the most significant components of creating a

vibrant downtown is a diverse mix of housing. Although
the low, and to some degree, upper-income housing
components are in place, there is a need to encourage
and create greater opportunities for the development of
moderately priced housing.
Goal I. Substantially increase the number of people
living Downtown and in nearby neighborhoods.
3. Encourage new construction of housing in
Downtown and adjacent areas.
a) New construction in the Downtown core and
gateway areas should incorporate retail or other
active uses at ground level.
b) New high-density single-use residential
construction is appropriate in the area south
of Hilliard Avenue and at the western end of
Downtown.
c) Provide residential uses as a component of
public/private catalytic development projects.
d) Assist in the assembly of land for residential
projects.

2003

Planning & Policy Asheville City Development Plan 2025

32

e) Encourage a wider mix of housing types and

products in the Downtown area.
f ) Investigate economic incentives for targeted
types of housing.
5. Develop incentives to increase residential
densities in surrounding areas, particularly along
gateway corridors.
Goal II. Provide a range of housing options to attract
an economically and socially diverse population.
2. Encourage the development of affordable or
middle-range housing in the Downtown area.
a) Identify the market that is currently underserved in the Downtown area.
b) Acquire properties and/or use existing Cityowned properties suitable for housing and
make them available at favorable rates for the
development of housing for targeted market.
c) Provide affordable or mid-range residential
units as a component of public/private catalytic
development projects.
d) Educate developers about programs, grants, and
credits available for building affordable housing.
e) Make information about vacant or underutilized land readily available to housing
developers.
g) Explore the creation of incentives and/
or creative financing mechanisms for the
development of affordable and midrange housing.
h) Utilize Housing Trust Fund monies for
the development of affordable housing in the
Downtown area.

___
ASHEVILLE CENTER CITY PLAN

2003

Planning & Policy Asheville City Development Plan 2025

3. Use local, State, and Federal subsidies to preserve

and improve housing units Downtown that are
affordable to very-low-income people, including
those with special needs.
Goal III. Improve the Overall Livability of
Downtown Asheville.
1. Encourage the development of a complete
range of goods and services to meet the needs
of Downtown residents. A grocery store and a
hardware store have been identified as primary
needs.
4. Improve and strengthen pedestrian connections
and transit opportunities both within Downtown
and between Downtown and surrounding
neighborhoods.

Vision: Affordable Housing

Affordable Housing is an important component of the
Asheville City Devlopment 2025 Plan (emphasis added):
Affordable housing is one of the most pressing problems
facing the City of Asheville. There is a growing gap
between the incomes of City residents and the price of
available housing in the City. The Citys Sustainable
Economic Development Strategic Plan listed lack
of affordable housing as the number one economic
development problem for the community, recognizing
the connection between affordable housing and
economic development.
Affordable Housing Goals and Strategies:
Goal IV. Insure that affordable housing programs
and projects are consistent with Smart Growth and
Sustainable Economic Development objectives and
policies.

33

Planning & Policy Asheville City Development Plan 2025

1. Review every City-assisted affordable housing

program and project for consistency with City of
Asheville Smart Growth policies.
2. Target City assistance to encourage housing
developments that have good access to
transportation infrastructure (transit, bike
lanes, sidewalks) and services; including the
preservation of affordable downtown housing.
Goal V. Address the affordable housing problem in a
coordinated and comprehensive fashion by allocating
available resources to address both the supply and
demand sides of the affordable housing issue, as well
as promoting public education about the extent of the
problem.
1. Advocate for and support efforts to increase
earnings in the region to a level where Fair Market
Rents are affordable to all working people.
2. Identify and support regional efforts to increase
the supply of affordable housing, including
employer-provided programs.
3. Provide financial and organizational support
for non-profit housing developers and financial
support for affordable housing produced by forprofit developers.
4. Develop and implement a public education
program targeted at improving public awareness of
the extent of the affordable housing problem and
addressing neighborhood compatibility concerns.
5. Evaluate the effectiveness of an affordable
housing bond issue in order to direct more
immediate influx of resources to this critical
community need.

34

Planning & Policy Asheville City Development Plan 2025

6. Evaluate and promote the effectiveness of taxcredit programs that encourage the provision of
more affordable housing, including providing an
appropriate level of technical assistance to people
considering this financial tool.

Land Use and Transportation Goals

Land Use Goals:
Goal III. The City should permit and encourage transit
supportive density (8-16 units per acre minimum)
along and adjacent to major corridors and at logical
transit nodes.
Goal IV. The City should revise its development
standards for corridors to ensure that the corridors are
developed in an urban manner.
Goal V. The City should encourage the construction of
affordable housing throughout the community.
Goal X. The City should assure that as land is developed
or redeveloped, provision is made for access by various
means of transportation.
Goal XI. The City should work with property owners,
institutions, and public and private agencies to enhance
the streetscape along streets and roads in the City.
Transportation Goals:
Goal II. Develop a system of sidewalks, greenways
and bicycle facilities that will make Asheville a more
walkable and more livable city.
Goal IV. Increase the level of investment in
the transportation system to support economic
development and promote quality of life.

35

Planning & Policy Asheville City Development Plan 2025

Police Goals
Goal VIII. Utilize CPTED practices and development
review and in retrofitting existing infrastructure and
neighborhoods in order to reduce the incidence of
crime.
In the coming years the department will also continue
to use its crime prevention program named Crime
Prevention Through Environmental Design (CPTED).
CPTED is based on the belief that the way the built
environment is constructed and managed can impact
both the fear of crime and the actual frequency of criminal
events in a given location.
The five principles of CPTED are:
1. Defensible space
2. Natural and technological surveillance
3. Lighting designed to reduce criminal activity
4. Landscape planting sensitive to issues of crime
prevention
5. Physical security measures used to delay or deny
access to protected space.

36

Planning & Policy Smart Growth Land Use Policies

Smart Growth Land Use Policies Adopted

by the Asheville City Council
Smart Growth urban planning and transportation policies
and design promote compact, urban neighborhoods to
counteract suburban sprawl. The following principles
were adopted by Asheville City Council in 2000:
Ashevilles topography and existing development
pattern complicates the establishment of an effective
and efficient transportation network. The road pattern
tends to follow valleys and ridgelines and circumvent
neighborhoods rather than follow a more grid-like pattern.
Additionally, there are a limited number of development
nodes of sufficient density to provide efficient public
transportation. Under these circumstances, it is difficult
to disperse traffic through an interconnected roadway
network or successfully use public transportation as a
primary transportation mode. On a more positive note,
there are a number of neighborhoods within reasonable
walking and biking distance of Downtown Asheville,
a circumstance that provides alternative modes of
transportation for many residents.

2000 City Smart Growth Policy

1. Mixed use developments and buildings should be

encouraged.
2. Compatible, higher density commercial and
residential infill development should be encouraged.
3. New development should promote a sustainable
land development pattern.
5. Discretionary block grant and local funding for
affordable housing and economic development should
be used to support a Smart Growth development
pattern.

37

Planning & Policy Smart Growth Transportation Policies

Smart Growth Transportation Policies

Adopted by the Asheville City Council
1. Where feasible, new development projects should
be designed to connect to the existing street network
at multiple points; cul-de-sac development and gated
communities should be avoided except where unreasonable
due to topographical conditions or inadequacy of some
surrounding roadways to handle the volume and/or type
of traffic generated by the development project.
2. Strongly encourage improvements that make Asheville
a premier walking and biking community, including
the use of evaluative and regulatory tools and capital
improvements.
3. Implementation of various projects from the Citys
Bicycle and Pedestrian Plan should be implemented on a
priority basis as funding allows.
4. Where possible, multimodal transportation
interconnectivity between neighborhoods and to
destination areas such as parks and neighborhood
shopping locations should be encouraged.
5. New development projects should incorporate mass
transit features where appropriate.

38

Planning & Policy Bicycle & Pedestrian Plans

39

Comprehensive Bicycle Plan

The Comprehensive Bicycle Plan, adopted in 2008,
builds on the existing assets to propose improvements to
the bicycle infrastructure in Asheville.
The proposed Lee Walker Heights redevelopment
plans to connect to and add immediate access points
to the network of on- and off-street bicycle facilities
outlined in the Comprehensive Bicycle plan (bike lanes
on Coxe Avenue and the Town Branch greenway that
runs along Southside Avenue). The Lee Walker Heights
redevelopment also plans to add bike racks to serve the
resident population.
One of the Lee Walker Heights Resident Advisory
Committee members is an avid cyclist who has
emphasized the importance of bicycle safety and has
personally repaired bikes for the existing neighborhood
children.

___
COMPREHENSIVE BICYCLE PLAN

2008

Planning & Policy Bicycle & Pedestrian Plans

40

Asheville Pedestrian Thoroughfare Plan

The Asheville Pedestrian and Bicycle Thoroughfare
Plan, adopted in 1999 and updated in 2005, provides
City and state transportation organizations with goals
and objectives for improving the quality and safety of
pedestrian and bicyle transportation in Asheville.
Goals:
Promote pedestrian activity as a viable alternative to
automobile use.
Enhance the pedestrian environment and increase
opportunities to choose walking as a mode of
transportation to help improve the health of the
citizens of Asheville.
Develop standards that enhance livability, economic
opportunity, safety, and quality of life.
Creating a walkable community creates opportunity
for everyone to have access to jobs, libraries, schools,
community centers, and other destinations no matter
what their income.

___
ASHEVILLE PEDESTRIAN
THOROUGHFARE PLAN

2005

Existing Site Conditions

41

EXISTING SITE
CONDITIONS

Existing Site Conditions History

42

OVERVIEW
Developed by the Asheville Housing Authority, Lee
Walker Heights first opened in 1951.

History
Established in 1940, the Housing Authority was charged
with constructing low-rent public housing. Because
World War II intervened, it was not until 10 years later
that funds became available to construct their first lowincome housing project96 modern apartments at a
cost of $894,470.
The new neighborhood was named for two prominent
African-American community leadersWalter Smith
Lee and John Wakefield Walker. Lee was an important
civic and educational leader, serving as a school teacher
and principal of Stephens-Lee High School for nearly
25 years. Walker was a physician who became a specialist
in the treatment of tuberculosis. In the early 1900s, he
served as head of the tuberculosis sanitarium for African
Americans at the North Carolina State Sanitarium in
Raleigh before returning to private practice in Asheville.
Opening day at Lee Walker Heights was a big success.
The interest in the community was so great that seven
secretaries were kept busy taking applications and had
to implement a numbering system to handle the 350
applicants. The impact of Lee Walker Heights paved
the way for the construction of two additional housing
developments built by the Housing Authority during
the 1950s: Pisgah View Apartments and Hillcrest
Apartments.

___
LEE WALKER HEIGHTS
CIRCA 1950

___
WALTER SMITH LEE

A professor and one namesake of

Lee Walker Heights

___
DR. JOHN WAKEFIELD WALKER

(right) A doctor and one

namesake of Lee Walker Heights

Existing Site Conditions History

___
ORIGINAL SITE PLAN

The construction of Lee Walker Heights came at an

interesting transitional time in Ashevilles history. The
City was struggling to rise out of post-depression era
debt and had no means of investment for community
development. Urban renewal largely left the downtown
intact, but had a less positive impact on historically
African-American neighborhoods. While not vibrant,
the Downtown core, located just north of Lee Walker
Heights, remained a prominent place for business and
shopping. This provided the residents of this new
neighborhood with important community connections
and job opportunities.
Appealing to African-American WWII veterans and their
families in the segregation years, Lee Walker Heights
supported the baby boom in its own unique way. Due to
the prevalence of laundry and cloth diapers being hung
out to dry, the community became known as Diaper
Hill. To this day, Lee Walker Heights is home to a large
population of families with children, with almost half of
the current residents being under the age of 18.

43

Existing Site Conditions History

___
ORIGINAL TOWNHOME ELEVATIONS

___
ORIGINAL TOWNHOME FLOOR PLANS

44

Existing Site Conditions History

___
AERIAL PHOTOGRAPH, CIRCA 1950s

___
ORIGINAL CONSTRUCTION SIGNAGE

45

Existing Site Conditions Current Housing Conditions

BILTM
ORE
U
AVEN

ID

EA
VE

NU

COMMUNITY BUILDING
RECREATION AREA
STEEP HILLSIDES

WILBAR AVE

E AVENUE
SHORT COX

46

SO

UT

HS

MINNIE JONES
HEALTH CENTER

MC
CD
OW

FORMER CAR
DEALERSHIP

ELL
ST
RE
ET

MISSION
HOSPITAL
LAUNDRY
BUILDING

Current Housing Conditions

The Lee Walker Heights neighborhood currently has 96 total units of housing consisting of primarily two-story
two-, three-, and four-bedroom townhouses and a few one-story one-bedroom flats. The buildings are organized
around a loop road with parking. Outdoor spaces between buildings typically consist of unprogrammed grassy
areas. A dense perimeter of trees surrounds the housing, with some mature trees among the rowhouses. On
the exteriors, the buildings are aesthetically uniform, with red brick bases and pillars, painted wood trim, and
cement plaster panels. Roofs have gray asphalt shingles.

Existing Site Conditions Current Housing Conditions

47

___

___

EXISTING TOWNHOUSES

UNIT INTERIOR: BATHROOM

Though the buildings have had modest upgrades over

the years, they are currently outdated compared with
contemporary building standards and have relatively
high maintenance costs. The buildings are not universally
accessible for people in wheelchairs or with other
mobility limitations because of the discontinuous, steep,
and broken pathways; insufficient lighting; porches and
apartments with stairs; narrow doorways; bathrooms
located on upper floors; and small kitchens and bathrooms
with insufficient clearances and fixtures.

___
UNIT INTERIOR: KITCHEN

___
CLOTHESLINES

Existing Site Conditions Community Amenities

___
EXISTING COMMUNITY BUILDING

Community Amenities
The sole indoor common space for the Lee Walker
Heights residents is the Community Building, a singlestory structure that houses property management staff
offices and a common room with a kitchen. The common
room is currently utilized for an afterschool program for
children, but has been used for community events and
as a senior center in the past. The 2,200-square-foot
building and the spaces inside are too small for the diverse
needs of the multi-generational residents. Additionally,
the building is not handicapped accessible, and it is not
centrally located within the neighborhood.

48

Existing Site Conditions Connections

49

Connections
The existing connections to and through Lee Walker
Heights are inadequate for the residents needs. Sidewalks
within the neighborhood are narrow, discontinuous, and
largely inaccessible to disabled users. Paths with stairs
and sidewalks on only one side of the street make it
difficult to cross the site. Since the narrow one-way loop
road is the only continuous circuit through the site, it
dangerously serves as a pedestrian walking and bike path
in addition to being a drive aisle for automobiles.
The narrow loop road makes it difficult for fire department
vehicles to circulate and impossible for larger vehicles
like buses to access the site. On-street parking and small
parking lots are dispersed along the street, but some
buildings are not conveniently served by an adjacent
parking area. With a lack of other alternatives, the loop
road has become a very important social component of
Lee Walker Heights. Residents congregate along the
road on the townhouse porches and socialize with their
neighbors.
There is a series of informal pathways in the dense
forested areas at the periphery of the site. These paths
are in poor condition now, but have the potential to
be improved. With the addition of adequate lighting,
maintenance, and security measures, this network of
paths can become an important part of the open-space
and recreation system and helps create connections to
surrounding neighborhoods.

___
WILBAR AVENUE

This narrow, steep road is

the only entrance to the
neighborhood.

Existing Site Conditions Connections

50

___
NATURE PATHS AT EDGE OF SITE

___
ENTRANCE AT SHORT COXE AVENUE

___
NO CONNECTION AT
319 BILTMORE AVENUE

___
NARROW LOOP ROAD

Existing Site Conditions Transportation

51

Transportation
Many residents use the City bus system as their primary
mode of transportation. The nearest bus stop is located
at the intersection of Biltmore Avenue and Short Coxe
Avenue. The walk to Lee Walker Heights is steep, and
a small shelterpreviously a bus stopexists at the base
of Wilbar Avenue. The shelter is no longer on an active
bus route and so currently only serves as a school bus
stop. Other bus stops are located on the periphery of
the site and due to the single entrance at Wilbar Avenue,
most residents have to walk an indirect path to get to the
bus.
As Biltmore Avenue is a frequent service corridor, the
City bus travels its length at least twice per hour. The
ART (Asheville Redefines Transit) Station, located
approximately one mile north of the Lee Walker Heights
neighborhood, serves as a multimodal transit hub for the
city. With improved site access to public transportation,
the community is well-positioned to connect residents
with services, amenities, and jobs.
The car-ownership rate among residents is relatively
low. Residents rely on informal ridesharing when public
transportation is not a viable option. Existing surface
parking lots are in disrepair and need accessibility and
lighting improvements.
Bicycles are used for recreation by some residents,
especially kids. Bicycle use for commuting or other trips
outside of Lee Walker Heights is minimal. There are
currently no permanent parking or maintenance facilities
for bicycles.

___
CITY OF ASHEVILLE ART STATION

Located downtown at 49 Coxe

Avenue, the transit station and
its programs demonstrate the
Citys commitment to multimodal,
affordable, sustainable
transportation.

Existing Site Conditions Transportation

52

___
BUS STOP: BILTMORE AVENUE AT
MCCORMICK PLACE (NORTHBOUND)

___
COVERED SHELTER AT WILBAR AVENUE

___
SURFACE PARKING AT
COMMUNITY CENTER

___
INADEQUATE ACCESSIBLE PARKING

Existing Site Conditions Open Space

53

___
LARGE OPEN LAWN WITH PLAYGROUND

Open Space
Other than the undefined green spaces between buildings,
a large grassy field at the west side of the neighborhood
is the main play space. A basketball court, baseball field,
and playground are also part of this recreation area. The
few items of play equipment are older and could use
upgrades. There are no private outdoor areas other than
small stoops and porches at apartments.
The site is surrounded by a mature forest of diverse tree
species. This is a beautiful existing amenity that should be
improved and preserved to the extent possible. There are
partial distant views through the forest to the Blue Ridge
Mountains and to downtown. Views in to Lee Walker
Heights from surrounding streets are obscured by the
thick tree cover.

___
BASKETBALL COURT

Existing Site Conditions Open Space

54

___
SMALL STOOPS & PORCHES

___
PLAYGROUND

___
MATURE FOREST

___
RECREATION AREA

Existing Site Conditions Site Topography

___
VIEW OF LEE WALKER HEIGHTS FROM 319 BILTMORE AVENUE SITE

Site Topography & Drainage

Lee Walker Heights sits on top of a hill and is only
accessible from the north. Other sides of the site have very
steep, rocky slopes with limited opportunities for new
pedestrian and vehicle connections without significant
regrading.
The current stormwater-control system consists of curbs
that divert water to storm drains and the Citys stormwater
system. Stormwater can seep into the ground and existing
planted areas, but there is currently no capture, reuse, or
filtration of existing stormwater onsite.

55

Existing Site Conditions Site Topography

56

___
EXISTING STORM DRAINS

___
STEEP PATHS

5
212

___
RETAINING WALL AT
319 BILTMORE AVENUE

___
STEEP SLOPE AT MCDOWELL STREET

Community Participation

57

COMMUNITY
PARTICIPATION

Community Participation Overview

58

OVERVIEW
Beginning in early 2015, Mountain Housing
Opportunities (MHO) and the Housing Authority of
the City of Asheville (HACA) began a communityoutreach process to solicit ideas and desires from
current residents and other local stakeholders. Through
regular meetings with a Resident Advisory Committee,
community workshops, building tours, and surveys, the
development team identified goals, values, and priorities
for the new Lee Walker Heights.
All community meetings were held on-site at the Lee
Walker Heights community center in the evenings,
when most residents would be able to attend. Community
workshops generally consisted of an introduction and
brief presentation, continued with an interactive exercise
or break-out group discussion, and concluded with an
opportunity for participants to share feedback.

___
COMMUNITY WORKSHOP

Community Participation Resident Advisory Committee

59

___
RESIDENT ADVISORY COMMITTEE

Resident Advisory Committee

The volunteer Resident Advisory Committee, composed
of Lee Walker Heights residents, held regular meetings
to steer the outreach process and provide vital feedback
from community leaders, discussions, and goal-setting
sessions. The committee of volunteers consisted of
six Lee Walker Heights residents, as well as Housing
Authority staff.
The committees work started in the fall of 2014, when
they participated in the interview and selection process
of the co-development team. Beginning in March 2015,
the committee members met bimonthly with the team
on the first and third Thursdays of the month at 1:30
p.m. After the conclusion of the community-planning
sessions in August 2015, the committee has continued to
meet on the first Thursday of the month for updates as
the planning moves toward implementation. As of late
2015, the Committee has held more than 15 meetings
and has been instrumental in the successful inclusion of
resident voices in all aspects of the planning process.

RESIDENT ADVISORY COMMITTEE

___

LEE WALKER HEIGHTS RESIDENTS

Natasha Boseman
Dolly Burwell
Crystal Reid
Joseph Tarrant III
Theresa Timbers
Butch Worthy
HOUSING AUTHORITY STAFF

David Nash

CHIEF OPERATING OFFICER

Constance Proctor

LEE WALKER HEIGHTS MANAGER

Rebecca Brothers

FAMILY/SELF-SUFFICIENCY
PROGRAM MANAGER

Terry Bellamy
COMMUNICATIONS DIRECTOR

Community Participation Kick-off Meeting

60

___
INITIAL RESIDENT MEETING

HACA CEO Gene Bell discusses the development process at the first resident community meeting.

Kickoff Meeting
April 7, 2015, 6 p.m.
The initial resident meeting was held at the community
center and was attended by current residents, HACA
leadership, MHO staff, and members of the local design
team. After a brief introduction to the process, the
local design team presented massing sketches and three
vision principles, a conceptual site plan, and a few
character vignettes. The second part of the workshop
focused on gathering information from the residents
about their experiences living in Lee Walker Heights and
their vision for the future. Questions were posed to the
residents, such as:
Where do you walk in the neighborhood?
How can the history of the site be represented?
What kinds of play areas should be provided?
Whats the most important thing about a home?

___
INITIAL RESIDENT MEETING

Elinor Earle, director of the

Youthful Hands after-school
program at Lee Walker Heights,
reviews preliminary design
sketches.

Community Participation Design Workshop #1: Site Plan

61

___

___

SMALL GROUP DISCUSSION

SITE PLANNING MODEL KITS

Small groups discussed their proposed site arrangements

and responded to images from example projects.

Model kits allowed residents to

explore site-plan iterations.

Design Workshop #1: Site Plan

May 14, 2015, 2-7 p.m. & May 16, 2015, 2-4 p.m.
The first community design workshop focused on site
planning and an overall vision for the new community.
The design team presented a revised site plan and vision,
as well as example project images to illustrate ideas for
programmatic uses, open spaces, building typologies,
connections, and homes.
The design team also facilitated discussion about site
layout and amenities using model kits. Residents split
into three groups to arrange model pieces on a large Lee
Walker Heights site plan. Kits included: a site plan, blocks
for residential buildings (apartments and townhomes),
retail blocks, roads, and different types of green and open
space. This interactive exercise served as a way to discuss
density, access, and community vision. After the smaller
group sessions, the group reassembled, presented their
schemes, and shared feedback. The design team worked
on a revised site plan based on community input, which
was presented at a follow-up open house event.

___
KIDS VISIONING ACTIVITY

Led by Asheville Design Center,

neighborhood children drew their
dream playground.

Community Participation Design Workshop # 2: Buildings

62

___

___

WORKSHOP PARTICIPANTS

WORKSHOP PARTICIPANTS

Design Workshop #2: Buildings

June 12, 2015, 5-8 p.m.
The second community design workshop focused
on gathering input and engaging the residents in a
conversation about the character of the buildings and
desired community amenities. The design team led
a brief presentation that summarized feedback from
previous meetings and introduced design developments:
a revised site plan, and hand-sketched vignettes of civic
space, townhouses, and a landmark building.
The small group activity involved programming for an
enlarged community center, the heart of the neighborhood.
Model kits included a ground-level floor plan of the
community center and paper cutouts with reference
images and approximate square footages representing
programmatic elements. Residents discussed a variety
of potential program elements and voiced preferences
about the organization of uses within the building.
Possible community amenities discussed by the groups
included: community room, community kitchen, daycare,
after-school program, senior center, job training, shared
laundry, and fitness center.

___
COMMUNITY CENTER
PROGRAMMING ACTIVITY

___
SITE PLAN FEEDBACK

Community Participation Design Workshop # 3: Open Space

___
COMMUNITY-SQUARE PLAN WITH EXAMPLE IMAGES

Design Workshop #3: Open Space

July 9, 2015, 5-7 p.m.
The third community design workshop focused on
gathering resident feedback on the character of the
community open spaces. The design team presented a
revised site plan and enlarged site plans of each major
open space: garden, community square, lawn, and
recreation area. Participants shared feedback in small
groups through discussion and by putting Post-it Notes
with comments on each open-space board.
The design team displayed boards wtih example images
of different types of outdoor spaces and residents voiced
their preferences by voting with green (positive) and red
(negative) dot stickers. The development team discussed
the timeline for next steps of the redevelopment effort.

63

Community Participation Building Tours & Resident Surveys

64

___
BUILDING TOUR OF MHOS GLEN ROCK COMMUNITY

Lee Walker Heights residents toured recently built units and community spaces at a local affordable
property and provided feedback.

Building Tours
In May 2015, MHO invited current Lee Walker Heights
residents to attend tours of recently completed MHO
projects. Approximately 20 residents attended the tour
of three communities: Mars Hill Commons, Glen Rock
Apartments, and Larchmont Apartments. The residents
who attended provided written comments on feedback
sheets regarding unit size, quality, and character of the
community spaces.

Resident Surveys
The Housing Authority has administered written surveys
to current residents as an additional method to gather
feedback and information regarding existing and future
community needs. Survey questions focused on likes and
dislikes of the existing community and aspirations for the
redevelopment. The majority of people who responded
appreciate the close-knit community and are excited
to somewhat excited about redevelopment. The main
priorities voiced for the future focused on site access,
open space, and safety.

___
GLEN ROCK BUILDING TOUR

Community Participation Resident Feedback

65

RESIDENT PARTICIPATION SUMMARY

Outreach Event

Kickoff Meeting
April 7, 2015

Resident Priorities and Input

Design Meeting #1:

Site Planning
March 14, 2015

Design Meeting #2:

Community Amenities
June 12, 2015

Design Meeting #3:

Open Space
July 9, 2015

Surveys

Building Tours

Parking is a big issue

Residents would like
parking closer to units
Street is too narrow

Would like an access road

to connect to Southside

Safe bike routes for kids

Multi-use paths for walking
and biking
Direct access to
apartments
Covered bus stop

Minimize noise between

units
Outdoor community space
Private porches/balconies
Community amenities
Mix of building types/sizes

Landmark location is good

Like private/individual
porches and balconies
(deep enough for chairs)
Want multiple ways in/out
of units for safety
Maximize bedroom space
vs. closet space

Places to walk
Places to sitbenches,
covered areas, picnic
tables, seating at play
areas
Community grill area

Community gardens
Play areas in one place,
for different age groups

Like the close-knit

community
Dislike limited site access
Dislike non-resident
guests
Dislike poor sidewalks

Want better park/

recreation spaces
Want improved parking
Shade trees
Desire for daycare/
educational programs

Like lots of community

space (Glen Rock)
Like protected space for
younger kids, adjacent to
amenities (Glen Rock)
Like W/D in apartments
Hallways too narrow

Pantry space in kitchen

Color/texture of buildings
should feel like home
Community program:
prioritize Pre-K daycare &
after-school, senior center,
wellness, shared kitchen/
community room

Like spacious bedrooms,

large bathrooms, closets
Like ceiling fans, shared
porches
Dislike small living area
Like exterior materials
(Mars Hill)

Master Plan Vision

66

MASTER PLAN
VISION

Master Plan Vision Vision Goals

OVERVIEW
Three major goals guide the vision for the Master Plan:
Community, Connectivity, and Health/Sustainability.
These goals were determined by understanding the needs
and desires of residents through an extensive outreach
process, HACAs project requirements, and identifying
opportunities to improve the existing urban conditions
of the site.

Community
Support the existing resident community, and
integrate it with the surrounding neighborhood.
The extensive outreach process allowed the residents to
share what they needed to improve the quality of their
lives. New homes, great green spaces, spacious and flexible
community areas, and access to supportive services were
all part of the collective hopes for a new Lee Walker
Heights neighborhood. The proposed Master Plan for
the sitewith its diverse building and unit types, mix of
uses, and emphasis on human-scaled spacescompletes
this vision and creates a supportive environment.

67

Master Plan Vision Vision Goals

Connectivity
Provide strong physical connections both within the
neighborhood and to the broader context.
The vision for the new Lee Walker Heights neighborhood
relies on better and more connections. The long-standing
physical isolation from the surrounding neighborhood
a result of steep slopes, tree cover, and a solitary access
roadis being reversed with several new streets that
can safely accommodate cars, bicycles, and pedestrians,
including those with mobility challenges. These new
connections will help establish Lee Walker Heights as an
anchor to the surrounding neighborhood and will give
residents better access to jobs and amenities throughout
the district and city.

Health/Sustainability
Create a sustainable neighborhood with buildings
that promote resident health and reduce resource
use and operational costs.
Enterprise Green Communities will be used as a
sustainability evaluation tool.
A sustainable neighborhood is a healthy neighborhood.
With resident health as a primary objective, the
Master Plan envisions a place where physical activity is
encouraged, access to fresh food is easy and affordable,
interior spaces have ample fresh air and daylight, and
outdoor spaces are inviting and convenient. These health
strategies, combined with low-energy and and lowwater-usage systems, can help minimize ongoing longterm costs for both residents and the Housing Authority.

68

Master Plan Vision Site Plan

69

E AVENUE
SHORT COX

ROAD

LEE G
ARDE
N

EA
VE
ID
HS
UT
SO

STACKED FLATS
& WALK-UPS

U
AVEN

BUILDING II

ORE

NU

BILTM

BUILDING I

MIXED-USE

WALKER AVENUE

MIXED-USE

MC
CD
OW
ELL
ST

FUTURE
DEVELOPMENT

RE
ET

Site Plan
The site plan creates an integrated network of streets, buildings, and open spaces. Small block sizes,
connections to surrounding streets, and a variety of building types with porches and active ground floors
make a comfortable and inviting place for pedestrians.

Master Plan Vision Views & Height

70

Height
Lee Walker Heights currently sits on top of
a significant hill. The new building heights
are organized to accentuate the general
form of the hill, with the tallest building
at the top of the hill and lower buildings
on the north and south blocks. A taller
neighborhood landmark at the southeast
corner of the Block II building marks the
front door to Lee Walker Heights from
the Biltmore Avenue approach.

___
SITE PLAN

Views
The new site plan is organized to place
the project within the larger context of
Asheville. The buildings open up at
recreational areas to frame views north to
Downtown and south to the Blue Ridge
Mountains in the distance. Views within
the site unfold along a series of courtyards
and planted areas connected by a pedestrian
path.

___
SITE SECTION

Master Plan Vision Slow Streets & Blocks

71

Slow Streets
Neighborhoods need slow streets for a safe
and pleasant environment. Slow streets are
designed to accommodate cars and bikes,
but highest priority is given to pedestrians.
In addition to corner bulb-outs (wider
sidewalks at corners), streets are made
as narrow as possible to make crossing
them safe and easy. Narrow streets also
control traffic speeds, while still providing
emergency vehicle access. Additional
measures that may be explored to create
slow streets include speed humps, changes
in paving materials, and speed tables at
intersections.

___
STREETS & BLOCKS DIAGRAM

New streets are added within the neighborhood and as

connectors to Southside, Coxe, and Biltmore Avenues.

All parking will be accommodated as

surface parking. It will be convenient for
residents and visitors, but not predominant
in the site plan. Parking will be configured
in one of two ways: as parallel parking
on one or both sides of the street, or as
perpendicular parking on both street sides.
There will not be any parking on the street
connection to Southside Avenue.

Blocks
Blocks are sized to be human-scaled, with
relatively small internal and perimeter
dimensions. The curving, organic block
shapes are driven by Ashevilles typical
topographical constraints. Buildings and
trees are located to make the neighborhood
feel varied, natural, and informal.

___
PEDESTRIAN-FRIENDLY STREET

Active uses at the ground floorretail, commercial,

and community spacescreate a more diverse and
welcoming street experience for people.

tback
15' se
alk
sidew
6'-6"
g
arkin
lar p
ndicu
erpe
18' p
e
e lan
ehicl
12' v
e
e lan
ehicl
12' v
g
arkin
lar p
ndicu
erpe
18' p
alk
sidew
6'-6"
tback
15' se

___

72
Master Plan Vision Slow Streets & Blocks

SECTION 1: STREET BETWEEN BUILDINGS I & II (73' WIDE)

___

___

SECTION 2: WALKER AVENUE (51' WIDE) UPHILL SECTION

KEY PLAN

tback
15' se
alk
sidew
6'-6"
ing
park
rallel
8' pa
lane
hicle
11' ve
lane
hicle
11' ve
ing
park
rallel
8' pa
alk
sidew
6'-6"
tback
15' se

Master Plan Vision Streets & Blocks

73

alk
idew
10' s
ing
park
rallel
8' pa
lane
hicle
11' ve
lane
hicle
11' ve
ing
park
rallel
8' pa
alk
idew
10' s

___
SECTION 3: WALKER AVENUE (58' WIDE) DOWNHILL SECTION AT BILTMORE CONNECTION

1
2

___
KEY PLAN

Master Plan Vision Streets & Blocks

74

___

___

PEDESTRIAN-FRIENDLY INTERSECTIONS

ACTIVE GROUND-FLOOR USES

Corner bulb-outs and a change in paving material at

intersections give priority to pedestrians at Tassafaronga
Village in Oakland, California.

Tall retail spaces in mixed-use

buildings promote vibrant street
life.

___

___

STREET PARKING

WIDE SIDEWALKS, STREET TREES

Parallel parking distributes resident and visitor parking

spaces throughout the site.

Planting buffers and generous

sidewalks promote walking
throughout the neighborhood.

Master Plan Vision Pedestrian & Bicycle Paths

75

Pedestrian Connections
Pedestrian sidewalks adjacent to streets
are typically six feet wide, with plantings
at building setback areas. Larger sidewalk
areas and distinctive paving materials will
be planned adjacent to common areas
and building entries to define community
zones. The sidewalks will be paved with the
city-standard concrete, with grading and
ramping for accessibility. In addition to
sidewalks at streets, mid-block pedestrian
paths will connect open spaces and defined
nature trails will offer short hiking paths
through the wooded areas. Additional
pedestrian connections to Biltmore
Avenue and other surrounding streets will
help knit the development in with the rest
of the neighborhood. New lighting and
eyes on the street will improve the safety
and security of pedestrian connections.

___
PEDESTRIAN & BICYCLE PATHS

Bicycle Connections
Shared streets are proposed to make
bicycling a feasible and convenient
alternative to driving. These streets will
have sharrowsshared-lane markings
and signage to indicate that both cars
and bicycles can use the lanes of traffic.
Secure bicycle parking will be provided for
resident use, and public bike racks will be
distributed throughout the site.

___
BICYCLE-FRIENDLY STREET WITH SHARROWS

Master Plan Vision Pedestrian & Bicycle Paths

76

___

___

BICYCLE PARKING

STOOPS

Safe and convenient bike parking will be distributed

throughout the neighborhood.

Sidewalks with stoops encourage

interaction between neighbors.

___
WIDE WALKING PATHS

Generous paths through planted areas promote walking, biking, and a connection to the outdoors.

Master Plan Vision Open Space

77

Open Space
The open-space system is an integral part
of the site plan and forms a network for
positive social interaction.
The main public spine for this openspace system is Walker Avenue, which
is envisioned as a green street with
ample street trees and varied low-scale
plantings. It is the principal east-west
street on the site and connects the top of
the hill with Biltmore Avenue, through
the 319 Biltmore Avenue site. At the foot
of Walker Avenue lies John W. Walker
Plaza, a welcoming area with caf seating,
benches, bike parking, and public events.

___
OPEN-SPACE DIAGRAM

A variety of open spaces are distributed throughout the

site. A central spine of green space creates a visual
north-south connection, and Walker Avenue provides an
east-west connection to Biltmore Avenue.

Each of the three main areas of the Lee

Walker Heights siteBuilding I, Building
II, and Stacked Flats & Walk-upshas a
unique open-space use.
Building I features a community garden
with raised planters and a tool shed to
allow residents to grow their own fresh
food and to help build positive community
bonds. A recreation area at the north side of
the site will have views to Downtown and
will be programmed as a more intimate,
contemplative garden for seniors.
___
OPEN-SPACE PLAY AREA

Centrally located play areas near community facilities

make it easier for adults to supervise children at play.

Master Plan Vision Open Space

78

Building II has a neighborhood square that

is directly connected to the community
spaces on the ground floor. Play areas and
a pavilion are also proposed for this space.
Stacked Flats & Walk-ups have a generous
lawn for play and larger community events.
This space will be framed with lowerscaled buildings, a pavilion, and views to
the south.
An additional recreation area at the west
side of the site will be designated for
more active play. Roof decks may also be
considered as the architectural designs are
refined. Private open space will be provided
via generous covered porches at groundfloor homes, and balconies at upper floors.
Podium-level elevated courtyards for
residents are proposed for the buildings on
the 319 Biltmore Avenue site.

___
PLENTIFUL SEATING

___
COMMUNITY GARDENING

Master Plan Vision Landscape Concept

79

WALTER S. LEE
COMMUNITY
GARDENS

PLAY
SPACE
PLAZA

THE LAWN

JOHN W. WALKER
PLAZA

Landscape Plan
The landscape plan for Lee Walker Heights has a variety of open spaces linked with pedestrian-friendly
connections. Walker Plaza creates a gateway into the neighborhood, and each building group has a central
common open space focused on play, gardening, or socializing.

Master Plan Vision Landscape Concept

80

___
PAVILION

___
CONTEMPLATION GARDEN

___
COMMUNITY GARDEN

___
STREET TREES

Master Plan Vision Landscape Concept

81

___
SMALL STOOPS & PORCHES

___
PLAY AREAS

___
WIDE LANDSCAPED SIDEWALK
WITH SEATING

___
PLAZA

Master Plan Vision Landscape Concept

82

___
THE LAWN

___
PAVILION & VIEWING AREA

___
MATURE FOREST

Master Plan Vision Landscape Concept

83

___
PEOPLE-FRIENDLY STREET

___
PLAZA

___
RESIDENTIAL COURTYARD

Master Plan Vision ADC Play Space

84

Asheville Design Center Play Space

Asheville Design Centers volunteer designers worked
with Lee Walker Heights children and other residents, the
Housing Authority of the City of Asheville, the City of
Asheville, Mountain Housing Opportunities, Siteworks
Studios, and David Baker Architects to develop a new
concept for a playground in the redesigned Lee Walker
Heights development.

Methodology
The Asheville Design Center (ADC) design team held
two stakeholder workshops with children in Lee Walker
Heights in May and September 2015. More than 20
children and adults attended each meeting. The design
team asked the children to draw their dream playground
ideas and what playground elements they desire to have
in the new Lee Walker Heights. The ADC design team
also showed the children examples of other playgrounds
and collected input based on their reactions.

___
EXISTING LEE WALKER HEIGHTS
PLAYGROUND, 2015

In general, the children were drawn to a range of fantasy

and more natural playground materials. There were
several playground elements the children said that they
strongly disliked: spring bouncers, twisting slides, and
tunnel slides.
The children also revealed that two existing playground
elements are used frequently and that there is strong
interest in keeping those elements: the basketball court
and the covered shade structure. The basketball court
is used frequently by residents of all ages. The covered
shade structure allows children to host impromptu
performances, provides an open area for pretend play,
and offers adults and kids alike a shaded area to rest. The
ADC design team recommends that both elements are
incorporated into the new playground design.

___
PLAY-AREA WORKSHOP

Children living at Lee Walker Heights

were asked to draw their dream
playground.

Master Plan Vision ADC Play Space

85

EXISTING
VEGETATION

SWINGS
3 bays with 6 swings
NATURAL PLAYGROUND
Canyon Collection from Landscape Structures
Catwalk to main play structure (boulder)
Clatter bridge between treehouse towers
Straight slides, rope climbers, and boulder climbers
Monkey bars, 3 bays of swings
EXISTING
Play-safe mulch
VEGETATION
Benches
SPORT COURT
Multi-use courts
Central 3-way basketball goal
Half basketball court
Court games, hopscotch, etc.
Benches

EXISTING
VEGETATION

Kids Playground-Design Preferences

Treehouse component
Wide, straight slide
Swings: regular and baby swings
Basketball court
Monkey bars
Covered stage and shade structure
Merry-go-round
Pretend cars
Fantasy elements
Natural playground materials

SHADE PLAZA
Benches
Ornamental tree planting
ACCESSIBLE WALK

OUTDOOR PERFORMANCE
Timber stage
Shade sail
Sloped lawn & amphitheater
Ornamental tree planting

Master Plan Vision ADC Play Space

86

___

___

SPORT COURT GAMES

3-WAY BASKETBALL GOAL

___

___

GRASS AMPHITHEATER & TIMBER STAGE

SHADE SAIL OVER PERFORMANCE STAGE

___

___

CANYON COLLECTION LANDSCAPE STRUCTURES

CANYON COLLECTION LANDSCAPE

STRUCTURES

Master Plan Vision ADC Play Space

87

___

___

ROPE CLIMBER

TREEHOUSE ADD-ON

___

___

GRASS AMPHITHEATER / TIMBER STAGE

SHADE SAIL OVER PERFORMANCE STAGE

___

___

NATURAL ROCK CLIMBER

SHADE PLAZA WITH BENCHES

___

___

CATWALK TO MAIN PLAY STRUCTURE

SWINGS: REGULAR AND BABY SIZES

Master Plan Vision Landmarks

88

Landmarks
For most of its history, Lee Walker
Heights has been hidden away owing
to the propertys lack of connections,
steep slopes, and dense wooded areas.
New architectural landmarks will create
a clear and visible identity for the
neighborhood and help as wayfinding
and placemaking elements. Two sites
the southeast corner of Building II at
the community center, and the corner
of Building III at the entrance to the
319 Biltmore Avenue sitewill be taller
than surrounding forms and distinct
from other architectural elements via
special materials and coloration. These
landmarks will have distinctive lighting
or windows to act as beacons for the
neighborhood.

___
LANDMARKS DIAGRAM

___
STRONG CORNER LANDMARK

Master Plan Vision Uses

89

Uses
The majority of the site will be reserved
for multifamily residential uses in
apartment buildings, walk-ups, and
stacked flats. There will also be significant
common areas for building residents and
some for public use. Common spaces will
be at the ground floors of Building I and
Building II in prominent locations and
will open out onto adjacent open spaces.
There are also possibilities for a limited
amount of retail and co-working space.
Ground-floor common spaces will be
generous and flexible to accommodate
future changes in use.

COMMON
PARKING
GARAGE
RESIDENTIAL

RESIDENTIAL
OVER GROUNDFLOOR RETAIL

___
USES DIAGRAM

For ongoing operations, a property

management office will be located in
Building II and a maintenance workshop
will be located near the parking area
adjacent to Building I.

___
RESIDENTIAL COMMON SPACE

Airy interior space opening to the outside.

Master Plan Vision Community Space

90

MAIL
LOBBY
APT.

WELLNESS,
SENIOR CENTER
YOGA, FITNESS
800 SF
700 SF

SUPPORTIVE
SERVICES
700 SF

___
BUILDING I COMMUNITY SPACE

PLAYGROUND

TODDLER
PLAY AREA
STORAGE

APT.

SERV.

AFTER SCHOOL
1100 SF

SQUARE

COMMON
ROOM 1000SF

STORAGE

___
BUILDING II COMMUNITY SPACE

COMP. LAB
300 SF
OFFICE
LOBBY
800 SF

MAIL

PM CAFE
380 SF 530 SF

OFFICE

BUS
STOP

Master Plan Vision Uses

91

___

___

COMMUNITY ROOM

EXTERIOR GATHERING SPACE

___

___

LOUNGE AREA

CHILDRENS PLAY AREA

Master Plan Vision Building Types & Unit Plans

92

APARTMENTS

17 WILBAR AVENUE

RESIDENTIAL
OVER GROUNDFLOOR RETAIL
PARKING
GARAGE

E
VENU
ORE A
BILTM

SO
UT
HS
ID
EA
VE
NU
E

UE
SHORT COXE AVEN

WALK-UPS
STACKED FLATS

319 BILTMORE AVENUE

TO
ST FR
RE ED
ET ER
IC
K

EET
STR
LL
WE
DO
MC

FUTURE
DEVELOPMENT

Building Types & Unit Plans

Asheville has an eclectic and diverse architectural history, and this variety gives Ashevilles neighborhoods
their character. A similar strategy is envisioned for Lee Walker Heights. Buildings are organized on the site to
maximize open space. A range of building types (including apartments, walk-ups, stacked flats, and mixeduse buildings) provides spatial and visual interest for residents and visitors. Ground-floor activity, architectural
variation, a simple contemporary aesthetic, and human-scaled buildings create a rich and vibrant urban
environment that fosters positive social interaction and connections.

Master Plan Vision Building Types & Unit Plans

93

1
1

WALTER S. LEE
COMMUNITY
2
GARDEN

2
1

SERV.

1
PLAY
AREA

COMM
ON

3
1

WA
LK
ER
2
2

2
1
1

COMMON

LEE GA
RDEN
ROAD

SERV.

1
1

AV
EN
UE

1
PLAZA

COMM
ON

2
2

1
3

THE LAWN

2
2

2
1

10
0

17 Wilbar Avenue: Ground Level

20

40
80

Master Plan Vision Building Types & Unit Plans

94

1
1

BUILDING II
COMMON
@ L3 & L4
1
3

AV
EN
UE

2
1

LEE GA
RDEN
ROAD

COMMON BUILDING
@ L3, 3BD III
@ L4

WA
LK
ER

2
2

BUILDING
BUIL I III
BUILDING

1
1

2
2

1
2

2
2

1
3

2
STACKED FLATS
& WALK-UPS

2
2
2

3
1

10
0

17 Wilbar Avenue: Typical Upper Level

20

40
80

LEE G
ARDE
N ROA
D

Master Plan Vision Building Types & Unit Plans

95

DRIVE THR
U

PARKING
NEIGHBORHOOD
SHOPPING
COMMERCIAL

JOHN W. WALKER PLAZA

WALKER AVENUE

PARKING

COMME
RCIAL

PARKING

10
0

319 Biltmore Avenue: Ground Level

BILTMO
RE AVEN
UE

COMMERCIAL

20

40
80

LEE G
ARDE
N ROA
D

Master Plan Vision Building Types & Unit Plans

96

COMMON

BUILDING VI

2
3
3

2
2
BUILDING III
2

JOHN W. WALKER PLAZA

WALKER AVENUE

1
1

1
1

1
1

1
COMMON

1
3

BUILDING V

2
2

2
2

BUILDING IV

2
2
10
0

319 Biltmore Avenue: Typical Upper Level

BILTMO
RE AVEN
UE

20

40
80

Master Plan Vision Building Types & Unit Plans

97

17 Wilbar Avenue: Unit Mix, Use Areas & Parking

Stacked Flats
& Walk-ups

Total

Unit Type

Building I

Building II

1 Bedroom

46

44

96

2 Bedroom

12

36

36

84

3 Bedroom

20

32

Total

64

100

48

212

2,325 SF

7,358 SF

9.683SF

530 SF

530 SF

2,325 SF

7,888 SF

10,213 SF

Use
Common Space
Commercial
Total

Parking
On-Street Parallel

110

On-Street Perpendicular

95

Total

205 Spaces

Master Plan Vision Building Types & Unit Plans

98

319 Biltmore Avenue: Unit Mix, Use Areas & Parking

Unit Type

Building III

Building IV

Building V

Building VI

Total

1 Bedroom

12

32

24

72

2 Bedroom

32

52

88

3 Bedroom

12

16

28

Total

36

64

44

44

188

Common Space

1,244 SF

1,385 SF

2,629 SF

Neighborhood
Shopping

9,720 SF

9,720 SF

8,870 SF

5,380 SF

4,240 SF

18,490 SF

10,964 SF

8,870 SF

6,765 SF

4,240 SF

30,839 SF

20

36

80

136

Use

Other
Commercial
Total

Parking
Garage
On-Street Parallel
Total

45
181 Spaces

Master Plan Vision Building Types & Unit Plans

99

Apartments
4 stories total
Common spaces on the ground
floor
Sustainable design strategies
including solar readiness, nontoxic finishes, well-insulated
building envelope and efficient
fixtures
Elevators
Accessible units on all floors

___

Open-air corridors and stairs

APARTMENT 3D VIEW

Porches at ground floor

Balconies on upper floors

Master Plan Vision Building Types & Unit Plans

100

BALCONY

BALCONY

BED

BED
LIVING /
DINING

LIVING /
DINING

KITCHEN

KITCHEN

BATH

___

___

APARTMENT FLOOR PLAN

APARTMENT FLOOR PLAN

1 Bedroom

2 Bedroom

BALCONY

BED

BED

BED

LIVING /
DINING

BATH

KITCHEN

PORCH
WALKWAY
___
APARTMENT FLOOR PLAN

3 Bedroom

BED

BATH

BATH

Master Plan Vision Building Types & Unit Plans

101

___

___

APARTMENTS

APARTMENTS

Massing and material variation

Balconies and bridges

___

___

APARTMENTS

APARTMENTS

Ground-floor community and retail uses

Courtyards

Master Plan Vision Building Types & Unit Plans

102

Walk-ups
3 stories
Arranged around lawn open
space
Sustainable design strategies
including solar readiness, nontoxic finishes, well-insulated
building envelope, and efficient
fixtures
Accessible units on ground floor
Open air corridors and stairs
Porches at ground floor

___
WALK-UP 3D VIEW

Balconies on upper floors

BALC.

BED

BALC.

KITCH.
LIVING /
DINING

KITCH.

BED

BED

LIVING /
DINING

BED

BATH

BATH

BED

BATH

BATH

BED

KITCH.

LIVING /
DINING

BALC.

LIVING /
DINING

KITCH.

BALC.

___
WALK-UP FLOOR PLAN

Each floor consists of four 2-bedroom homes.

BED

BED

Master Plan Vision Building Types & Unit Plans

___
WALK-UPS

Human-scaled buildings

___
WALK-UPS

Bays and balconies

103

Master Plan Vision Building Types & Unit Plans

104

Stacked Flats
2 stories
Arranged around lawn open
space
Sustainable design strategies
including solar readiness, nontoxic finishes, well-insulated
building envelope, and efficient
fixtures
Accessible units on ground floor

___

Internal stairs

STACKED FLATS 3D VIEW

Porches at ground floor

PORCH
BED
LIVING
BATH
BED

BATH

BED

BED

BATH

KITCH.

2 BED

2 BED

KITCH.
KITCH.

KITCH.

1 BED
BED

LIVING

PORCH

Balconies on upper floors

BED

3 BED
BED
BED

PORCH

___
STACKED FLATS FLOOR PLAN

1, 2, and 3 Bedrooms

PORCH

Master Plan Vision Building Types & Unit Plans

105

___
STACKED FLATS

Shared courtyards

___

___

STACKED FLATS

STACKED FLATS

Color and material variation

Porches and active sidewalks

Master Plan Vision Phasing

106

1B

BUILDING I

BUILDING II

1A
1B

STACKED FLATS
& WALK-UPS

BUILDING VI

2B
BUILDING V

BUILDING III

2A
BUILDING IV

2C
FUTURE
DEVELOPMENT

Phasing Plan Diagram

The Master Plan is phased into discrete projects for financing and construction purposes. The goal is to create
a mixed-income, mixed-use community with up to 400 homes along with neighborhood-serving retail, office,
and open-space uses.

Master Plan Vision Phasing

107

Phase

Block

Unit Summary

Phase 1A
[120 units]

Building II

100 units (4-story double-loaded building)

44 1-bedroom
36 2-bedroom
20 3-bedroom

Stacked
Flats &
Walk-ups

12 units (one 3-story walk-up building)

12 2-bedrooms

Building I

64 units (4-story single-loaded building)

46 1-bedroom
12 2-bedroom
6 3-bedroom

Stacked
Flats &
Walk-ups

12 units (one 3-story walk-up building)

12 2-bedrooms

Building III

36 units (5-story mixed-use building)

4 1-bedroom
32 2-bedroom

Building IV

64 units (5-story mixed-use building)

12 1-bedroom
52 2-bedroom

Building V

44 units (5-story mixed-use building)

32 1-bedroom
12 3-bedroom

Building VI

44 units (5-story mixed-use building)

24 1-bedroom
16 3-bedroom

Future
Development

To Be Determined

Phase 1B
[92 units]

Phase 2A
[100 units]

Phase 2B
[88 units]

Phase 2C

8 units (one 2-story stacked-flat building)

2 1-bedroom
4 2-bedroom
2 3-bedroom

16 units (two 2-story stacked-flat buildings)

4 1-bedroom
8 2-bedroom
4 3-bedroom

Neighborhood Character

108

NEIGHBORHOOD
CHARACTER

Neighborhood Character Overview

109

OVERVIEW
The redevelopment of Lee Walker Heights provides the
opportunity for a fresh start built upon the strength of
the existing residents and neighborhood. A new walkable
community with a mix of uses and excellent open spaces
will enhance quality of life and help people build strong
social connections and a sense of belonging. Based on the
core principles of Community, Connectivity and Health/
Sustainability, the new Lee Walker Heights will be a
model of sustainable placemaking that is a point of pride
not only for the residents, but for the whole city.

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A NEW WALKABLE COMMUNITY

Neighborhood Character Aerial View

110

The Master Plan in the Cityscape

The Master Plan street and building design respects the scale of the existing surrounding neighborhoods and
takes advantage of the hilltop location for views to the city and landscape beyond.

Neighborhood Character Perspective Views

111

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Welcome to Lee Walker Heights!

KEY PLAN

The main entry into the Phase 1 development from Biltmore Avenue will be distinguished with a special
landmark corner. The unique architectural moment will help with wayfinding and will be a welcoming
handshake into the neighborhood.

Neighborhood Character Perspective Views

112

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The Heart of the Community

KEY PLAN

The neighborhood square at Building II will be the main gathering point for the community. Surrounded by
ground-floor common spaces with places to sit, socialize, and play, the square will support diverse uses for
continual activity and people-watching.

Neighborhood Character Perspective Views

113

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The Great Lawn

KEY PLAN

At the southern block, a spacious lawn will be edged with trees and small-scale stacked flats and walk-up
buildings. Views to the mountains beyond can be seen from the lawn pavilion, one of several in the neighborhood.

Neighborhood Character Perspective Views

114

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Sociable Porches

KEY PLAN

Porches are an important part of a walkable, friendly neighborhood. Buildings will meet the street with generous
porches to encourage sidewalk activity, community safety, and socializing.

Neighborhood Character Perspective Views

115

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John W. Walker Plaza

KEY PLAN

The entry from Biltmore Avenue will be marked by Walker Plaza. A compact urban space, the plaza will be
fronted with active ground-floor uses and can be programmed for cultural, marketplace, and arts activities.
A bus stop, seating areas, and generous landscaping will make this an inviting place for the neighborhood.

Implementation

116

IMPLEMENTATION

Implementation Overview & Guiding Principles

117

OVERVIEW
The Lee Walker Heights redevelopment will replace
Ashevilles oldest public housing project with a
transformational new mixed-use, mixed-income
community, including one-for-one replacement of the
96 subsidized units, to be scattered throughout a diverse
community of 212 apartments. This team is optimistic
that the neighboring property at 319 Biltmore Avenue
can be added to the development, allowing expansion
to as many as 400 total apartments, with the deeply
subsidized units ultimately distributed throughout, as
well as complementary ground-floor commercial uses
along the active Biltmore Avenue corridor.

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A TRANSFORMED
NEIGHBORHOOD

Guiding Principles
Transformation. This Master Plan will establish an
innovative new model for Asheville, mixing deeply
subsidized housing with affordable, workforce, and
market-rate housing serving a broad range of families
and individuals who want to live, learn, work, and retire
in Ashevilles vibrant Downtown neighborhood.
Participation. Residents will have an ongoing voice from
the beginning of the process to the end, including selection
of the co-development team, the construction manager,
and all aspects of planning and construction for the new
community. Residents at the time of conversion will have
the right to return to the newly developed community.
The goal is to build a neighborhood to which they will
be proud to return and call home again.
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COMMUNITY WORKSHOP

Implementation Guiding Principles & Relocation

Connections. The timeworn, isolated public housing

project will be replaced with one that is connected to
surrounding streets and neighborhoods by as many road,
pedestrian, and bicycle access points as possible. This
plan will also maximize connectivity through transit,
technology, education, employment opportunity, and
social realms. The team will strive to include sustainable
opportunities for co-working, education, affordable
dining, and shopping in and near the renewed community.
Children and family interests will be prioritized with a
safe, convenient location for children to catch the bus
and an ample, on-site supportive after-school program.
Collaboration. HACA is partnering with Mountain
Housing Opportunities, western North Carolinas
premier nonprofit housing developer, and a strong
team of local architects, engineers, and builders, along
with a nationally recognized affordable housing design
consultant. To the greatest extent possible, this team will
use the collaborative Integrated Project Delivery model
in the design and construction phases. HACA and
MHO are reaching out to private employers interested
in developing housing opportunities for their workers, as
well as to the full range of public and private entities that
will be needed to make this transformation a success.

Relocation
Currently, Lee Walker Heights provides apartments
for 96 families. Redevelopment plans will necessitate
temporary relocation of current residents. HACA has
committed to assist with any relocation activities in a
sensitive and responsible manner in order to minimize the
disruption to families lives. Apartments at Lee Walker
Heights that are currently deeply affordable will be

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NEW CONNECTIONS

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COLLABORATIVE DESIGN

Implementation Planned Programs

replaced on a one-for-one basis. Residents living at Lee

Walker Heights on the date that the U.S. Department
of Housing and Urban Development (HUD) approves
the final Financing Planexpected in late 2016 or early
2017will be eligible to receive moving assistance and
to return. These established residents will not be subject
to any new screening criteria in order to return to a new
dwelling unit at the redeveloped Lee Walker Heights.

Planned Programs
The redevelopment plan for Lee Walker Heights will
include 96 replacement units and approximately 116
additional units for a total of 212 apartments in Phases
1A and 1B. The goal for Phase 2 is an additional 150 to
200 apartments over ground-level commercial space.
With frontage on the major Biltmore Avenue corridor,
the Phase 2 site will include a variety of commercial,
community, and public-service uses that are compatible
with the residential apartments. The specific uses are still
under discussion and will be subject to market conditions
at the time of predevelopment and construction. It is
hoped that a small grocery or a combination grocerypharmacy can be attracted to Phase 2.
The redevelopment plan will also include a range
of neighborhood improvements such as both new
and reconstructed streets that have been widened to
accommodate buses and emergency vehicles. Other
improvements will include new outdoor green spaces,
sidewalks and bicycle-pedestrian pathways, street
lighting, and several areas for residents to gather and for
children to play.

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Implementation Project Budget & Potential Sources of Funding

Project Budget
Housing development in Phase 1 (212 apartments)
assumes an average per-unit construction cost of
approximately $140,000. This estimate is based on
current construction costs in the Asheville market and is
subject to change.
For Phase 1, the estimated total cost of construction of
212 residential housing units will be approximately $28
million. This estimate will include newly constructed
housing units and associated community spaces as well
as demolition, grading, and new infrastructure.
Phase 2 expenses are to be determined as the Phase 2 site
becomes available and more details are known regarding
acquisition costs, demolition costs, and type and size of
new construction.
A detailed project budget for the Lee Walker Heights
redevelopment will be determined as the Phase 1 and
Phase 2 applications for financing and funding are
processed. Applications for Phase 1 funding will be
prepared in 2016.
The funding and financing model assumes that HACA
will remain as the owner and master developer of the
newly constructed real estate. Additional development
partners will be added as needed.

Potential Sources of Funding

One of the main funding sources sought for the
redevelopment of Lee Walker Heights is tax credit equity
from the LIHTC programs. Both the 4% and 9% tax
credit options will be explored. In conjunction with the
4% tax credits, bond financing will be researched to help
fill financing gaps. These tax credit sources are key to

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Implementation Potential Sources of Funding

making any units affordable and for replacing the Rental

Assistance Demonstration Program (RAD) units.
Public Housing Capital funds or other public housing
funds may be available. Final approval by HUD of the
RAD conversion will allow HACA to use these funds in
conjunction with the new RAD units.
There will be conventional debt used to finance many
pieces of the development, probably including FHA,
Fannie Mae, or other long-term financing. The Federal
Home Loan Bank Affordable Housing Program will be
explored to complement the conventional bank financing
and fill budget gaps for the affordable housing units.
The City of Asheville receives both Community
Development Block Grant Program (CDBG) and
HOME Investment Partnerships Program (HOME)
block grant funding. These federal sources can help to
lessen the risk for other private lenders and investors.
However, these funds are limited by the small size of
Ashevilles allocations compared to other metropolitan
areas. To supplement CDBG and HOME, the City and
County also offer affordable-housing trust funds, which
are additional potential funding sources. The likely use
of long term FHA-insured financing makes coordination
with these funding sources more difficult.
HACA will ask the City and County to use Capital
Improvement Program (CIP) funds to provide
infrastructure to this site. This area has been designated
as a part of one of Ashevilles Innovation Districts, with
the intent of spurring investment through City incentives.
Other City incentives could include fee rebates or waivers,
land-use incentive grants, tax-increment financing, or
other tools.

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Implementation Phasing

Depending on the size of the commercial and retail

spaces at the 319 Biltmore Avenue site, New Market Tax
Credits may be an option for financing Phase 2. Most
New Market Tax Credit providers need large economies
of scale to make the high program-transaction costs work
with the budget.

Phasing
Because of the limited amount of subsidy and soft
financing and the competitiveness of several sources of
funding, the project will have to be completed in phases.
Phase 1 plans to include 212 new residential units in two
sub-phases (Phase 1A to include 120 units, and Phase
1B to include 92 units), and Phase 2 plans to include
an additional 150 to 200 units plus retail, office, public
service, or other commercial space.
Overall, the development team hopes to achieve 400
new mixed-income units including a range of deeply
subsidized units. Furthermore, the 319 Biltmore Avenue
site to be developed in Phase 2 provides the opportunity
to develop commercial, community, and residential spaces
that complement the needs of the residents (grocery,
pharmacy), and the needs of the largest employers in
the area (workforce housing, offices for complementary
services).
Implementation is expected to take place starting in
2017 and continue through approximately 2022, with
the goal of completing Phase 1 by 2019. The speed of
implementation will depend on the success of competitive
applications, financing availability, and market conditions.

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Implementation Long-Term Affordability & Rezoning

Long-Term Affordability
All of the affordable housing units on the site are expected
to have a minimum affordability term of 30 years and
will be secured by restrictive covenants or land-use
restrictions. Operating budgets will include replacement
and operating reserves aimed at keeping the property
affordable and healthy for a minimum of 30 years. The
RAD units will be subject to a perpetually renewable
contract requiring affordability over the long term.

Rezoning
In order to implement the Master Plan, the project site
will be rezoned to Urban Place or Central Business
District zoning. Both designations provide flexibility for
denser mixed-use developments.

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Appendices

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10

APPENDICES

Appendices Overview

APPENDICES
1. Surveys
2. Additional Workshop Images
3. Enterprise Communities Completed Checklist
4. Figures & Charts Index

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Appendices Sample Survey

126

Appendices Sample Survey

127

Appendix Additional Workshop Images

128

___

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DESIGN WORKSHOP #1

DESIGN WORKSHOP #1

Architectural design notes from the community.

Neighborhood design notes.

___

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DESIGN WORKSHOP #

DESIGN WORKSHOP #1

Appendix Additional Workshop Images

129

___

___

DESIGN WORKSHOP #1

DESIGN WORKSHOP #1

Design team sketching revised site plan based on Design

Workshop #1 feedback.

Revised site plan based on

Design Workshop #1 feedback.

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DESIGN WORKSHOP #1

Design team presenting revised site plan to community

members at an open house following Design Workshop #1.

Appendix Additional Workshop Images

___
DESIGN WORKSHOP #2

Community center programming activity.

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DESIGN WORKSHOP #2

Community center programming activity.

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Appendix Additional Workshop Images

___
DESIGN WORKSHOP #3

Residents open-space preferences.

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DESIGN WORKSHOP #3

Residents open-space preferences.

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Appendix Figures & Charts

Plans, Diagrams & Renderings

Aerial Image of Existing Site
9
City of Asheville Context Plan
14
Neighborhood Context Plan 16
Current Housing Conditions Site Plan
46
Existing Site Conditions: Connections
50
Existing Site Conditions: Transportation
52
Existing Site Conditions: Open Space
54
Existing Site Conditions: Site Topography
56
Site Plan 69
Diagram & Section: Views & Height
70
Diagram: Streets & Blocks
71
Street Section 1
& 2 72
Street Section 3 73
Diagram: Pedestrian & Bicycle Paths
75
Diagram: Open Space 77
Landscape Plan 79
ADC Playground Site Plan
85
Diagram: Landmarks 88
Diagram: Uses 89
Floor Plan: Building I & II Community Space
90
Diagram: Building Types 92
17 Wilbar Avenue Plan: Ground Level
93
17 Wilbar Avenue Plan: Upper Level
94
319 Biltmore Avenue Plan: Ground Level
95
319 Biltmore Avenue Plan: Upper Level
96
3D View: Apartments 99
Unit Type Floor Plans: Apartments
100
3D View & Unit Plans: Walk-ups
102
3D View & Unit Plans: Stacked Flats
104
Diagram: Phasing Plan 106
3D View: Master Plan 110
Perspective View: Main Entry
111
Perspective View: Neighborhood Square
112
Perspective View: Great Lawn
113
Perspective View: Porches
114
Perspective View: John W. Walker Plaza
115
Charts
Resident Participation Summary 65
17 Wilbar Avenue: Unit Mix, Use Areas & Parking
97
319 Biltmore Avenue: Unit Mix, Use Areas & Parking
98
Phasing Plan 107
Images
All photos used with permission. Contact info@dbarchitect.com for credit and usage information.

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