Block Planning
 

A Block plan is an agreement among residents and non-resident owners on a city block, with approval by neighborhood and city, to develop the land within the boundaries of the block in a specific way over a specific period of time.  In most ways a Block Plan is like a Planned Unit Development [PUD], of which Eugene already has many examples.  The Block Planning includes agreements about planning, participation, construction, phasing, funding and maintenance and includes a process for making changes to the original plan.  Where a Block Plan is in effect, it replaces the lot-by-lot, zone regulated development process that formerly governed.  To the extent that block members wish it to, and City and Neighborhood approve, the Block Plan can revise yard requirements, land use arrangements, height restrictions, parking requirements, minimum lot sizes and so on;  it can stipulate changes in use of rights-of-way and it can establish precisely where building development can occur and what type of building will be acceptable.

This explanation taken from "Block Planning: A Summary of Work to Date."  Mike Pease Design and Planning Consultant, Willamette Community Design Center, September 1982.

Neighborhood Character Benefits

When people look at various places they might live, one of the priorities is what is the quality of the neighborhood.  There are four basic qualities of any neighborhood's character that can be used to judge its character.  Safety [crime and traffic], affordability [housing, taxes, insurance and maintenance].  Accessibility [ease of going to work, stores, schools, friends, recreation].  Viability [confidence that the neighborhood will continue to be a good place to live].

Block Planning can be an extraordinary tool, made use of and controlled at the block level, to help safeguard the neighborhood and more interestingly, IMPROVE many aspects of the neighborhood's livability.  Block Planning is proactive, home grown and democratic.  It is the people on the block who cooperatively determine how the block will be redeveloped.

Currently

As of Spring, 2002, Block Planning [BP] remains a tremendous but little known potential. It would take a considerable amount of effort and cooperation to actualize a Block Plan, but the potential social, environmental, political and economic benefits of redeveloping in this way are profound.  Informal discussions with city staff by Block Planning advocates in late March were encouraging. There is general agreement among staff that the idea as explained here on the web page has great potential.  Modifying street rights of way, as shown below, could be a challenge but otherwise the basic concept remains doable.  Staff explained there is not much help the city can offer with facilitation but those interested in BP are considering community resources and how to set in motion a reawakening of Block Planning.

This part of the web page will explain Block Planning and provide some useful information about how to explore creating a Block Plan.  Included here are diagrams of Block Planning as well of fotos taken in Eugene that show some of what Block Planning can look like.  The fotos are not from actual Block Planning projects because none have been actualized to its full potential.  Rather the fotos, taken from non BP locations, do have characteristics in common with what BP could look like.  A Block Plan is the creation of the people on the block and could manifest in many different ways.

History of Block Planning

Mike Pease, Eugene architect, artist and smart land use advocate, evolved the concept of Block Planning over the course of his university days, travels and professional career. In the early 1980's the City of Eugene employed Mike, several colleagues and several UO graduate students as a consultants and team to facilitate neighborhoods in Eugene to identify several potential locations to make practical application of Block Planning.

Several locations were identified.  Included were in the Far West Neighborhood centered just north of 13th on Arthur Street.  Another area was in Whiteaker on 4th Street just east of Blair Blvd.  Another area was in West University on East 16th between Patterson and Ferry Streets.  Another, also in West U was on 16th between Hilyard and Alder.  Finally in the Westside Neighborhood, based on an alley bounded by West Broadway, West 10th, Jackson and Adams.

In all these areas, neighbors did meet to discuss Block Planning.  The traffic calming circles on Ferry street are a result of that block's efforts.  Elsewhere, preliminary diagrams were drawn.  The area in Westside actually had zoning changes made by the city to accommodate the BP but the Plan was never implemented.  The zoning changes are still on the books.

Why did none of the plans manifest?  Partly because the process is time consuming.  Partly because an economic downturn relieved development pressure on some neighborhoods that some residents felt uneasy about. They had seen Block Planning as a way to protect the character of their neighborhoods.  Another short fall was that the city did not have [and still doesn't have] the resources to facilitate the process.  Finally, a change in presidents. Carter to Reagan, meant that policies and budgets encouraging innovation at the grassroots level came to an end.

Nearly 25 years has passed.  Jan Spencer, through his interests in progressive change in urban land use,  came across Block Planning documents and concepts during discussions with Mike Pease, Block Planning pioneer.  As of April, 2002, strategies are being developed for Block Planning to re-emerge.  It was a great idea 25 years ago.  It is far more relevant today.

                                             A Wonderful and Timely Opportunity

A picture is worth a thousand words.  This graphic illustration shows a before and after of Block Planning.  Remember, this is only one design.  Some plans may be less ambitious while others might be even more dramatic.  And also keep in mind, Block Plans must be within general guidelines set by the city and not in conflict with acceptable community and neighborhood values.  Graphic by Mike Pease.  Color interpretation by Jan Spencer.

              Before Block Planning                                                After Block Planning                

Legend:

Red        Orientation, houses on left and right are the same houses

Yellow    Pavement "before" no longer in the "after"

Green    New trees and open space

Blue       New structures

Brown    Garages into bungalows

Explanation:

After a few "modest" changes.   There are many exciting possibilities for Block Planning.  One is to cluster parking for cars.  That means fewer driveways which can allow  more open space, gardens, new structures where there was driveway.  Garages can become bungalows.  Right-of-way,  the street has been modified.  Bicycles, emergency and delivery vehicles can pass through.  Consider that  33% of the neighborhood is taken up between the far sides of the sidewalks, that is, street, sidewalks and strip between street and sidewalk.  A lot of space can be "liberated" and street can become cluster parking.

Increased residential density.  For those who choose, a Block Plan can densify their property.  If the plan can be coordinated with the property next door, there are many new opportunities to make best use of space.  Increased residential density can help improve public transit because a  larger base of riders can lead to more frequent scheduling and perhaps more routes.  Increased residential density can help support more local, walk able shopping and employment opportunities.  This is good for small business in the neighborhood.

Increased residential density means less pressure on the urban growth boundary.  That means less pressure to develop farm land, forest land and open space.  Further, avoiding expensive far flung infrastructure saves taxpayer money because at the present time low density residential development does not pay for itself.  Streets, sewers, schools, police fire protection are expensive and studies make a solid case that sprawling residential development is a financial liability on the entire city.  Redesigning existing neighborhoods will not be cheap either but the benefits are many if we do, as explained above.  Money saved by avoiding sprawl could instead, help finance block Planning.

So what would Block Planning look like?  Think of nice patio areas of existing homes.  Think of well planned and built cottages or additions people have made to their own properties.  Consider garages that have been converted into shop, office or living space.  Attractive townhouses can fit well in Block Planning. That could be extra income.  One person's unused problem could become an asset to another person or the entire neighborhood.  Block Planning offers amazing creative opportunities.  When I was analyzing Mike's before and after illustrations, I was still finding small changes in fencing or a new tree or deleted pavement after repeated study.

The following images can provide some idea of what BP can offer.  These fotos were taken in several areas of town, all in Eugene.  Two locations in particular offer the best look at BP I know of in Eugene.  They are the East Blair Housing Co-op in Whiteaker and the "Eco-Village" that Rob Bolman is working on 12 blocks west of downtown.  Remember, these are only limited examples.  Other Blocks could look considerably different from these.
 
 
 

East Blair family in a backyard playground used by the entire co-op.  Note residence to the right and left.	Cluster parking concentrates cars in fewer locations which means better use of space.  More green, less cement.
Modest sized town houses, adding considerably to block density, create a pleasant walkway in this part of East Blair.	This area was a parking lot but is now garden and green space. Pavement was removed, thanks to cluster parking.  Buildings show residential density.
Back yard of East Blair Co-op house serves as garden space for other coop members.	Space between street and curb becomes a planter and habitat.  Cooperative pride in the neighborhood.
Sprawl in action, Santa Clara.  Neighborhood residents regard nine acres of bulldozed trees.	Sprawl in action, Santa Clara.  Suburbia draws a bead on productive filbert orchard.
Maitreya "Eco Village" in Eugene.  Straw bale, reused cement, triplex.  Smart planning avoided code required parking in middle of garden.	Partial residential density allows substantial "village" open space such as a vege garden. A place to meet and mingle.

Carport before renovation. This space remained "dormant" for 45 years.	Carport after renovation.  Same view as left.  Same place, new idea
Neglected, under performing backyard.  Perhaps the owner would make it available.	Same yard 16 months later after new plan.  Could be a Block garden for multiple households.

 

NEDCO'S  Oakpatch project.  Cluster parking leaves more space for aesthetic features.	These detached homes are still densely spaced.  Winding paths and trees are much more pleasant than parking.
This yard is a wonderful example of conversion from weeds and compacted soil to a beautiful asset for the neighborhood.	These two properties have been co-developed.  One person owns both houses.  Cooperation via Block Planning could do the same.
This driveway has been reduced in size from 5 car capacity to two cars freeing up space for other preferences.	The foot print of  this shed could accommodate a very cozy bungalow with Block Planning

The Process in a Nut Shell
 

The city and neighborhood organizations are important partners in Block Planning.  The process includes, briefly;

1]  Working with neighborhood associations, City Planning and Development Department to designate a subarea of each neighborhood in which BP would be most useful, then inform all residents and property owners in the subarea of the project.

2]  Find the block within the subarea which has the most interest in trying BP.  This is carried out by finding a few interested people in the subarea, who then contact property owners and residents on their block, explaining the idea and asking their willingness to participate.

3]  Carry out a block workshop series which is designed to empower block members to make decisions about their block's future.  This includes facilitators assisting block members in identifying their needs, exploring problems and possible solutions and making available technical expertise to ensure that agreed upon solutions are appropriate and viable.

4]  Assemble the results of the workshops in a form which block members can use to prepare for implementation.  These results can include preliminary drawings, drafts of block agreements and other documents.

Benefits in a Nut Shell

Greater residential density lends itself to more convenient public transit and mixed use, that is, homes,
shopping and employment can be closer together at a neighborhood scale.  That means many goods and
services don't require a trip in the car.