Portfolio

University of CincinnatiCollege of Design, Art, Architecture, and Planning

CONTACT:[email protected](513) 260-4995

AUTUMN 2011

ABOUT CAROLINE BIGNER

I enjoy spending my time experiencing the environment I am living in. Whether it is an urban or rural setting I enjoy interacting with new people and places. When I am not working I spend a lot of time outdoors playing tennis, biking, hiking, running, and reading among other activities.

collaboration increases progess which is why I thrive in a team setting. I seek to learn from others, share my knowledge and abilities,

team. I get much satisfaction from staying organized and being a team leader. I want

I was born and raised in Cincinnati, OH and have a love of the city and its people. However I have been able to venture outside of Cincinnati and live in other cities through professional co-op positions. These experiences have provided me with an immense amount of specialized knowledge and have offered me the opportunity to communicate with people of diverse backgrounds.

others to know they can rely on me and that I can rely on them. In past experiences I have been relied upon to determine timelines to meet deadlines, to develop strategies for efficiency, and to work a dedicated schedule.

Summer 2009

Hamilton Township Economic DevelopmentWarren County, Ohio

Concordia, LLCNew Orleans, LA

3D Group, Inc.Columbus, Ohio

Hamilton County Planning and DevelopmentCincinnati, Ohio

Summer 2010

Winter 2011

South Cumminsville Community Development Project

Ideal City Design and renderings

Research and Analysis of Over the Rhine

“Great Streets and Gateways”Summer 2011

CO-OP WORK

CAROLINE BIGNER, PORTFOLIOTABLE OF CONTENTS

STUDIO WORK

Concordia, LLCWriting and Land Use Planning

Following this page you will find pages taken from a document I wrote titled, “A Citizen’s Guide to Land Use.” I composed this document while working for Concordia, LLC (located in New Orleans, LA). The document was part of an ongoing contract with a client, “The Foundation for Louisiana.”

PROJECT:Reading and drawing conclusions from planning practices of jurisdictions across Louisiana (including, comprehensive plans, land use plans, development incentives, and zoning regulations among other planning tools)Designing a template to use for the documentCreating graphics to enhance the documentTaking photos to incorporate in the documentWriting and making appropriate edits as desired by the client

PROJECT TASKS:

*The full document can be made available upon request.

For the purpose of this guide, land use refers to a collection of colors, maps and words used by urban planners , architects, and other professionals to illustrate what is taking place in your parish, city, or neighborhood.

Land use focuses on the interaction of people with the built and natural environment. Buildings, transportation, waterways, and streets are all aspects of land use.

In the context of a changing city, land use helps us understand how our complex neighborhoods work. This is a vital part of deciding how we want our neighborhoods to look, feel, and function in the future. Land use planning is the strategy for reaching these future ambitions.

what is land use?

introduction:

Future single-family home?

Transform vacant open space to an exciting park?

Future multi-family housing?

to Land Use

The purpose of “The Citizen’s Guide to Land Use” was to create a document to be used as a resource for promoting land use planning in Louisiana. The client was seeking to have a document readily available that explains land use in simplistic terms and implies the benefits of good land use practices. This document was to be distributed to the public, small and large jurisdictions, business entrepreneurs, and land owners among other groups in Louisiana.

COVER AND INTRO:

2page |chapter 1

industrial

mixed use

open space

institutional

commercial

residential

the color palette1.2

chapter 1

land use mapBecause cities and towns are complicated, planners use a series of colors to represent and simplify patterns of land use.

The color palette for categorizing land use has become somewhat standardized across the towns and cities of Louisiana. Depending on the level of detail, land use maps can incorporate shades of color to demonstrate the density of the built environment. From this, we can better understand the intensity of land use, a topic we will discuss in greater detail later in this Guide.

Land use maps may also incorporate textures to highlight areas of unique land uses such as planned development areas or overlay districts . These topics are expanded upon later in this guide.

COLOR USE

institutional

m u l t i - f a m i l y housingcommercial

s ingle- fami ly housing

open space

land use

your neighborhood

Land use maps, similar to the graphic displayed below, use colors to display what is taking place on the ground. From looking at this map you can recognize that this area has a variety of uses from which you can draw conclusions about what this area looks like. For example, because the commercial land use is located along a street, it is reasonable to assume that a commercial strip exists and that is has some kind of consumer focus. From this understanding, think about the type of roads that occur in this area; the height of buildings; the progession of people in the area throughout the day, etc. Dissimilar to the image below, land use maps are two-dimensional and may not be a flawless display of lines and colors. Land use maps typically display street names, bodies of water, and major transportation routes so the user can easily orientate themselves with the area the map is displaying.


PROJECT:

LAND USE BASICS:

8page |

LOWIMPACT

HIGHIMPACT

does not generate a lot of traffic, limited hours of operation, no excessive noise of light pollution

LOWINTENSITY

GREAT INTENSITY

SETBACK & SCALE

EXTENSIVESURFACE PARKING

large area for surface parking combined with a large building mass yields a great physical presence

chapter 2chapter 2

There are several different aspects that define physical intensity ; these include setbacks , massing , and scale . Although you often do not recognize them, these aspects inherently cause an impression on you when walking down the street. For instance, if an area has large masses of dull buildings lining the street walking the area will feel uninviting. Good physical planning can prevent this by transforming a neighborhood into a stimulating environment.

Aspects of use intensity refer to what types of activities are occurring in an area and what atmosphere or impact accompanies each type.

As mentioned prior, one of the original motives for planning is to manage intensity. Managing use intensity means either, separating or harmonizing the impact of uses. For instance, visualize a three-story factory surrounded by masses of trucks and machinery, with a thick smoke polluting the premises. This is the most typical visual of heavy use intensity. Would you want to live next to this? Most likely, the answer is no. Planning ensures this by creating appropriate degrees of separation or effectively buffering negative effects. This makes the environment you live in a healthier, well-balanced place to live.

It is necessary to clarify that use intensity does not always carry a negative association. For example, high-density residential can be considered use intensive because there are more people dwelling in an area. This causes an increase in services and traffic. Similarly, an entertainment district is high use intensive due to the higher levels of noise and light pollution. Both uses produce very different externalities than a factory, yet, still must be planned for to lessen the external effects.

use intensity2.1physical intensity2.1

VACANT PARCEL

GAS STATION

Understanding physical intensity means being able to draw conclusions from land use maps. Land use maps seek to provoke imagery. They also seek to provoke associations with use such as, what traffic patterns and architectural styles accompany different developments. This expands the utility of a land use map from a tool of record, to a tool for picturing the present and envisioning the future.

MASS

UNDERGROUND PARKING

LIMITED PARKING

SMALL

LARGE

RELATIVE

small-scale building height and width combined with limited parking creates a miniscule physical presence

underground parking subtracts from the physical intensity of the large building mass

USE

EYE PHYSICIAN’S OFFICE

low intensity but high impact - vacant parcels can become overgrown and be an eyesore in a neighborhood. They also can harbor undesired activity, becoming a nuisance.

high impact and high use intensity - generates a great deal of traffic, light and noise pollution, as well as a lasting environmental impact, extensive hours of operation


PROJECT:

LAND USE INTENSITY AND CHARACTER:

25page |appendix aappendix a

Mixed-Use | TYPESappendix

a.

High Density

Medium Density

Low Density

A high-density, mixed-use neighborhood is built to accommodate ample commercial,

neighborhood resembling this serves the residents as well as outsiders because the area becomes a destination for work, retail, and entertainment. A central element of high-density, mixed-use neighborhoods is transit. A neighborhood that embraces visitors and houses large populations must have the means to move these people in and around the area. Transportation options

s to expand. In planning this is referred to as Transit-oriented Development .

Medium density focuses on residential retention through commercial options.

characterizes what is medium-density.

as well as surrounding neighborhoods to a certain degree. For example, a staple

may attract residents outside of the neighborhood.

Low-density is generally placed at the edges of neighborhoods, because its services are not as unique to where the area becomes a major destination point. Light-industrial uses are permitted in this land use category.

Health/Life Sciences

Downtown

Maritime Density

land use in New Orleans Mixed-Use | TYPESappendix

a. land use in New Orleans

New Orleans central business district will continue to support high-intensity environments. One major focus of this district is to support a 24/7-entertainment environment to nurture tourism. A

including governmental and institutional uses. Planning for high-density residential is ongoing. No light or heavy industrial uses are permitted.

Planning for mixed-use health and sciences in New Orleans, focuses on expanding existing clusters of hospitals and medical research facilities. Along with this expansion, housing options are planned to strategically locate to provide a transition between the contrasting setting and architecture of the medical facilities and the surrounding historic, high-density areas (such as Tulane Ave).

Several areas of the city harbor outlets for unique maritime activity. These districts promote a range of activities such as aquatic, commercial, and single family residences. The purpose of this district is to maintain some degree of the natural environment and preserve the economic advantage provided by the unique environment.

page | 25


PROJECT:

NEW ORLEANS LAND USES:

13page | 1331313131313133131313papapapappp gggggggegegegegeeeeeeeeeegeegegg eegeg egegeeeeeeeg eegggggggggg |||||||||chapter 4

painting the future of your neighborhoodchapter 4

As a neighborhood evolves the residents within should have the strongest voice in planning for the future. In the planning process, community engagement plays a primary role in determining the future of land use.

Community Engagement can be better understood as community-based planning , where long-term planning focuses on what the people want. It puts the spotlight on each neighborhood to distinguish themselves from the next. This is a practice facilitated by planners in which discussions can yield policies. Largely, community-engagement involves planners working closely with community organizations and individuals to empower the community and ensure a grass roots approach. The process for this approach is typically a charrette and a series of meetings.

So through this approach you will know your voice is being heard. However, at its core, community engagement is about finding the common ground. At times, not everyone is satisfied, change can be stagnant and solutions disagreed upon. You must recognize that compromise is most always a part of planning and the community engagement process. However, the process seeks to find the common ground to move your neighborhood forward in a way that benefits everyone.

Understanding the planning process and how to recognize where your neighborhood will benefit most will help make your voice most effective. It is your neighborhood and the power and responsibility of its future rests with you.

why land use planningis important to you4.1


PROJECT:

COMMUNITY ENGAGEMENT:

PERCENT POPULATION CHANGE 2000-2010

-20% - -15%-14.9% - - 5% -4.9% - 0% 0.9% - 15% 15.9% - 42%

Percent Population Change 2000-2010 -

Population 2000 = 1,134,107Population 2010 = 1,089,984

-3.89% Population Change

Percent Population Change 1970-2010

PERCENT POPULATION CHANGE 1970-2010

-50% - -35%-34% - -10%-9% - 45%46% - 125%126% -295%

-

Population 1970= 1,164,542Population 2010 = 1,089,984

-6.40% Population Change

PROJECT:

Hamilton County Planning and DevelopmentData Analysis and ArcGIS Mapping

PROJECT TASKS:Displayed are maps I created as part of a 2010 Census Data study. I assumed this project while working for Hamilton County Planning and Development. I worked at length with raw data to develop a system for organizing and drawing conclusions. Knowledge of statistical methods of inference, selection, and comprehension played a major role in this project.

Developed a database for census inventory and analysisApplied statistical equations to produce accurate interpretations of census dataGenerated maps for private and public agency use Designed a template to warrant cohesive design of present and future mapsApplied conclusive analyses to create tables to summarize findings to the planning staff

During this co-op I also worked closely with developers going through the plan review process. I composed staff reports and presented recommendations to the Zoning Commission as a representative of the planning staff. A report can be made available upon request.

2010 Total Population = 1,089,984

-3.89% Population Change from 2000-6.40% Population Change from 1970

0 - 6,200 6,201-12,000 12,001 - 30,300 30,301 - 56,800 56,801 - 452,600

2010 POPULATION

2010 Total Population = 1,089,984

0 - 6,200 6,201-12,000

12 001 30 300

2010 POPULATION

Total Number of Units = 377,364Total Number of Vacant Units = 43,419

11.5% Vacancy Rate

0% - 3%4% - 7%8% - 10%11% - 14%15% - 21%

2010 VACANCY

PROJECT:

Hamilton County Planning and DevelopmentData Analysis and ArcGIS Mapping

Population by Jurisdictional Bounds

Vacancy Rate by Jurisdictional Bounds

PROJECT:

3D Group, Inc.Technical Site Plan Design

Site Plan DesignElevation of Design StandardsImpact AnalysisZoning Interpretation and ApplicationCompiling Variance RequestWorking with local government and communityOrganizing Deadlines

PROJECT TASKS:

During my time with 3D Group my primary duty was to communicate with clients and design site plans according to their requests. The design focused on accessibility and zoning code compliance for commercial businesses. Displayed in this portfolio are two of the five site plans I designed using AutoCAD.

This particular client, Formaggio’s Pizza, was requesting our services to construct a patio within the limited space of his property. As part of the site design I also led in obtaining the necessary approval for parking, setback, and use variances. In the final stages of the planning procedures I presented this plan to stakeholders in the community as well as the design and zoning review board. I also called for bid requests and negotiated third party contracts for the construction phase. The phasing of this project required me to organize and meet deadlines under the pressure of time.

SCALE: 1’ = 10’-0” (BASED ON 24 X 36 PLOT FORMAT)

3D Group, Inc.Technical Site Plan Design

This client requested our services to re-design her existing daycare site to comply with zoning, increase automobile egress efficiency and increase the capacity of useable green space. The final product was a site design that enabled a steady flow of traffic for drop-off and pick-up, added a safe place for children to play, and was in the scope of the parking, setback, and floor-area ratio requirements set in the local zoning code.

PROJECT:

Field MeasuringSite Design for Zoning ComplianceZoning Interpretation and ApplicationCompiling Variance RequestOrganizing Deadlines

PROJECT TASKS:

PROJECT:

Hamilton Township Planning and DevelopmentEconomic Development - Planning and Marketing

PROJECT TASKS: Displayed are pages extracted from the document.*The document in its entirety can be made available upon request.

COVER PAGE:

Conducted research and summarized existing studies to incorporate into the documentDesigned document template and graphicsWorked with raw data to create graphs and chartsTook photos to enhance the documentCompiled an extensive index stating goals, objectives, and policies to guarantee desired planning practices

While working for Hamilton Township Planning and Development I created a document for the jurisdiction to use as a marketing tool for economic development.

EXISTING LAND USE AND ZONING:PROJECT:


Displayed are pages extracted from the document.*The document in its entirety can be made available upon request.

The Hamilton Township Planning and Development Department recognizes the greatest potential for commercial growth at the intersection of U.S. 22 and State Route 48. This busy intersection is surrounded by fast growing subdivisions. Large groups of parcels are zoned for commercial use and much of the land is for sale amidst existing commercial uses.

PROJECT:



INFRASTRUCTURE:

DATA ANALYSIS:

PROJECT:


Displayed are pages extracted from the document. *The document in its entirety can be made available upon request.

A more extensive overview of the data (including summaries and projections in regards to age, family make-up, income, housing, and land use) is available in the full document.

PROJECT:



SWOT Analysis:

EXISTING PROPERTIES:

PROJECT:



WINTON PLACEThe focus of this studio project was to summarize physical and social characteristics of Cincinnati neighborhoods surrounding I-75 and I-74. The purpose of this was to compliment the plan being conducted by the city to re-configure several interchanges of the highways.

I worked with a group of five as we studied Winton Place. The following pages are my contributions to the project.

*The full report provides a detailed account of findings and can be made available upon request.

ext: yr oman .Poster size: 18 x 26 Caption text Myriad Roman Black - 7pt.

Co

7%

Community Streets Neighborhood Niches-Industrial/Commercial

Public GardensHomes & Gardens Anchoring Institutions

20% 2% 56% 15%

What is the make-up of Winton Place?

FOCUS: Spring Grove Cemetary -Dominates land use through location and scale-Anchors the neighborhood through its established, celebrated character

PROJECT:

StudioTransportation Changes and Impacts on Neighborhoods

Quantify the physical make-up of Winton PlaceDetermine dominating landscapesSummarize the most positive and most negative aspects of each use

PRE-DESIGN ANALYSIS:

Niehoff StudioCollege of Design, Architecture,

Art, and Planning

Movement

Time

Character: sprawled strip developmentent

Vacant neighborhood business district

Strip development on the south border(parallel to the highway)

R.I.PNBD

Community Livability: -Suits needs and services -Provides a landmark to outsiders -Doesn’t create a sense of community -Isolated

-The vast majority of the neighborhood business district is inactive-The sprawled strip development varies in time of activity -More active (increased traffic) on weekends and weekdays 5PM to 8PM-Kroger: open 24 hours

12

55

The purpose of this lesson in the project was to create conceptual graphics to depict the mix, movement, and time of activity occuring in Winton Place. I worked on this analysis with a partner and together we surveyed the community to document these three components.

Together, my partner and I concluded the importance of the variety of housing and the role Spring Grove Cemetary plays in anchoring the neighborhood.

MULTI-FAMILY-High-density-Built in the 1940’s-70’sEx: Winton Terrace-Eight 2-story buildings-95% black population

LARGER HOUSES-Few-Older, historic houses-Increased lot size and setback

SINGLE-FAMILY DETACHED-Spatially dominant-Older housing stock-Modest setback and lot size

*

*

*

*

vehicular entrance*

* Salway Park

8

12

C e

m e

t e

r y c l o s e s a t

8 P M

Niehoff StudioCollege of Design, Architecture, Art, and Planning

Mix - Movement - Time

Mix - Movement - Time


PROJECT:


ABSTRACT ANALYSIS:

TASKS:Survey the activity occuring in the neighborhood at different times of the day/weekSummarize findings by creating conceptual graphicsCompose a written summary of findings Identify findings relevant to the transportation scenario changes

Wint

on

Place

Housing

PERSPECTIVE VIEW:

M i t c h e l l A v e

STREET SECTION:

10’ 10’

46’


PROJECT:


SOLUTIONS AND DESIGN


Art, and Planning

1. Small scale development -No thoroughfares streets -Focus to primarily serve the 2,400 residents in Spring Grove Village

2. Anchor the NBD-Creation of a community square-Emphasis on landscape-Partnership with local farmers market-Adjustments to streetscape and building configuration necessary

Summary of Goals for Revitalizing the Neighborhood Business District

NEIGHBORHOOD FRAMEWORK PLAN:The framework plan was designed to highlight areas where planning practices can nurture economic activity through maintaining and increasing accessibility. Designed as a group effort through research, observation, and survey, the framework plan displays the land uses and depicts the movement throughout Winton Place. From this, I focused on studying and developing a method of action for improving the neighborhood business district.

Neighborhood Business District

IndustrialResidents

How do people and goods move throughout Winton Place?

How is land used in Winton Place?

Visitors

IndustialCommercialSingle Family Housing

Major thoroughfaresMajor Intersections

Single Family

711 Burr Oak St

Methodist Fellowship Church

6,106 ft² (0.568 acres)

Year Built: 1900

Mkt. Land Value: $44,500

4620 Edgewood Ave

Commercial, Vacant

6,581 ft² (0.094 acres) Year Built: 1901


701 Epworth Ave

Retail/Apartment over, Vacant

6,528 ft ² (0.196 acres) 1922


707 Epworth Ave

future parking

Retail/Apartment over, Vacant

2,204 ft² (0.081 acres) Year Built: 1900


4616 Edgewood Ave Two Family Dwlg 1,058 ft² (0.068 acres) Year Built: 1903 Mkt. Land Value: $9,300

4624 Mitchell Ave Single Family Dwlg 1,599 ft² (0.133 acres) Year Built: 1928 Mkt. Land Value: $18,300

638 East Epworth Ave Community Center 3,732 ft² (0.152 acres) Year Built: 1910 Mkt. Land Value: $15,520

646 East Epworth Ave Harmony Lodge Rental Hall 11,493 ft² (0.485 acres) Year Built: 1925 Mkt. Land Value: $42,360

4612 Edgewood AveNew structure displayed, current structure is vacant

Epw

orth

Ave

Edgewood Ave

Mitchell Ave

95’ x 100’

about 31 parking spaces

community square

46’ X 180’

*location of farmers

market and seating

vacant lot potential parking 100’ x 70’ about 23 spaces

NBD Site Plan and Building Identification


PROJECT:


SOLUTIONS AND DESIGN


Art, and Planning

LOCATION OF NBD:

BUILDING IDENTIFICATION:

Streets

Combined sewer storm water utilities

Buildable Land

Floodplain

River

Foreclosures 2009

Foreclosures 2008

Streets

01-2425-99100-149150-199

Population by Census Block

No inhabitants

40.0 - 69.035.0 - 39.9

25.0 - 34.9

15.2 - 24.9

Median Age by Census Block

Drainage Housing Foreclosure Breakdown

*The full report can be made available upon request.PROJECT:

StudioArcGIS Data Inventory, Analysis and Mapping

For this project I was a part of a large group assisting a nonprofit community development corporation working in South Cumminsville, a neighborhood of Cincinnati.

I took on part of the field analysis of the area and from this I analyzed and mapped the data. As a class we composed an extensive report. The goal of this report was to provide the non-profit with the data necessary to make an informed decision on where and how to invest in the neighborhood as well as provide a GIS database for future use.

income populationvacancy tenure

facade and streetscape design for main street

sketchup model

individual buildings

Built in 1870Number of Floors: 3Parcel Size: 5662.8 sq.ft.Total Building Area: 7452 sq.ft.Setback: 0Width: 20 ft.Depth: 87 ft.Height: 3 Stories

Built in 1878Number of Floors: 3Parcel Size: 2657 sq.ft.Total Building Area: 3791 sq.ft.Setback: 0Width: 34 ft.Depth: 88 ft.Height: 3 Stories

-

demographic information (15 mile radius)

The two buildings modeled were recognized as desired properties for initiating investment. They are located at crucial points on the street and are both in satisfactory condition.

Analysis of the surrounding neighborhoods was carried out in order to understand the demographics surrounding Over the Rhine. We studied trends of the last twenty years. Following this we developed an inventory of blighted buildings and street conditions on Main Street.

As we addressed the problems of vacancy we proposed streetscape improvements and identified crucial buildings for business proposals.

PROJECT:

StudioNeighborhood Analysis

1 32

1

3

inventory of current and proposeduse and conditions

Current: VacantPlan: Recreation Center

Current: Vacant BarPlan: Bar Current: Vacant Bar

Plan: Ethnic Restaurant

Cue Night Club

Displayed is a Sketch-up model of the east side of Main Street. From research findings my partner and I identified a sequence for strategic property investment.

Current:Speakeasy Night ClubPlan:Interior and Exterior RevitalizationNew Stage Collective

Theatre

Current:Small Convenience StorePlan:Exterior Revitalization

Current:VacantPlan:Pharmacy

Current:Vacant LaundromatPlan:Restore Laundromat(Northside) Pizzaria (Southside)

Current: Kaldi’s Book Store and Cafe Current:Convenience Store

Plan:Exterior Revitalization

Hanke Building and Exchange Night Club

Current:Vacant BarPlan:Diner (Southside)

Office Space (Northside)

Current:VacantPlan:Bank

2

basemap

PROJECT:

StudioNeighborhood Analysis

These renderings are from my first year in planning. Inspired from studying Vienna, Austria, this project displays “Nachhaltig,” a city I designed.

StudioRenderings and Board Design

PROJECT:

PROJECT TASKS:

BOARD DESIGN:

RENDERINGS:

Research the movement and built systems of an existing city - determine positive aspects and areas needing improvementDesign a city focusing on street and block layout to create optimum accessibility and variety for its inhabitants

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