for 21st century challenges - uli toronto · 2019-02-06 · from 5-lane arterials to 4-lanes w/...
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Ellen Dunham-Jones, AIA
Professor, MSUD Coordinator, Georgia Institute of Technology Images are for academic purposes only and may not have copyright approval
for 21st
Century Challenges
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High rise housing above an expanded, hybrid mall
Oakridge Centre, Vancouver: Ivanhoe Cambridge, Henriquez Partners Architects
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unintended consequences :
traffic and auto-dependence suburbia overburdens arterials and underuses local streets, in a vicious spiral
public health & aging suburban living raises risk of obesity, suicide, and death by automobile crashes
climate change & sustainability suburbanites’ have higher carbon footprints than urbanites
living compactly reduces per capita water and energy use
affordability low density costs municipalities more to serve with less revenue per acre
“drive ‘til you qualify” savings are wiped out by transportation costs
poverty and social capital since 2005 more Americans in poverty live in suburbs than cities
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Halifax Regional Municipality, Nova Scotia – March, 2015
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“60% of demand for housing will be
in the “urbanizing suburbs” for at
least a generation.“
C. Leinberger, Builder, March, 2015
Washington DC – 2012:
• 43 Walk Ups, 50% in the suburbs
• 75% price premium for office rents
71% price premium for multi-family
residential rents/sales
Atlanta, GA – 2013:
• 2008-2012: 60% of region’s
development took place in Atlanta’s
27 Walk UPS.
• 112% avg rent premium
Dallas, TX – 2014:
• 9 Walk Ups. DART TODs?
• Only 7% of Walk UPs are in the
suburbs. Good opportunities for
urbanization
Boston, MA - 2015:
57 Walk Ups:
• 12X the tax revenue of Edge Cities
• 6X the tax revenue of drivable
suburbs
strategy:
Walk UPs DC: Chris Leinberger, Mariela Alfonso
Atlanta: Chris Leinberger, Mason Austin
Dallas: Chris Leinberger, Patrick Lynch
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Walkability + Multi-modal systems
Build on the parking lots
Transit-Oriented Development
Road diets
Street Networks
Parking Districts
Car Sharing & Ride Sharing
Driverless cars?
retrofitting challenge:
Auto Dependence
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1985 2005 2025
Source: Dunham-Jones, Williamson 2009
from strip center to New England village by building on the parking lots
Mashpee Commons, Cape Cod, MA, 1988-present
Cornish Assoc. Ltd / Duany Plater-Zyberk & Co / Imai, Keller Moore
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Anticipatory Retrofits: parking lots as future building sites w “streets” & utilities
Englewood CityCenter, City of Englewood, Miller Weingarten Realty, Trammell Crow
Residential, David Owen Tryba Architects, Calthorpe Associates Sources unverified
Liner Buildings: shallow, local retail/apt buildings that screen parking lots
Mashpee Commons, Mashpee, MA: Cornish Assoc. LTD, Duany Plater-Zyberk & Co
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From edge city sprawl to developer-led walkable urbanism
White Flint, N Bethesda MD: W.F. Ptrship, Montgomery Cty, Glatting Jackson, var designers
-new high-rise downtown over 20 years, $6-7 bil tax revenue, 10k residents – 25% affordable
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From edge city sprawl to 430-acre BRT-extended TOD centered on boulevard
White Flint, N Bethesda MD: W.F. Ptrship, Montgomery Cty, Glatting Jackson, var designers
-new high-rise downtown over 20 years, $6-7 bil tax revenue, 10k residents – 25% affordable
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Tysons Corner, VA • 1700 acres, larger than the central business districts of Miami, St. Louis, and San Diego
• 115,000 jobs and 43 million square feet of commercial space
• 8th largest shopping center in U.S. with 6 million square feet of retail space
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From Edge City to 4 mixed-use, high-rise TODs along a 4-mile corridor
Tysons Corner VA: PB’s PlaceMaking
-insertion of transit lines in arterial r.o.w., 95% of growth will be w/in 3-min walk of transit
-doubling of office space by 2030, to 84 mil sf in LEED silver bldgs over 1,700 acres
-approximate quadrupling of residential population, 20% affordable units
-F.A.R. bonuses for affordable housing, LEED gold/platinum
-160 acres of parks, restoration of 2 streams in green network
-pursuing minimum 20-acre parcel consolidation near stations to allow for street grids
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Instant Urbanism in Big Chunks
Tysons Corner, VA
Developers are given unlimited density on large parcels near stations in exchange for
building street grids. Jury’s still out, but so far, most of the big chunks are more
internalized “campuses” than “street-oriented” urbanism. Similar issues with Toronto’s
Tower Renewal and new high-density clusters at suburban transit stations?
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First steps in retrofitting a 1970’s edge city: liner retail and streetscaping
Crystal City, Arlington County, VA: Torti-Gallas, Vornado Development, WDG Architects
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First steps in retrofitting a 1970’s edge city: liner retail and streetscaping
Crystal City, Arlington County, VA: Torti-Gallas, Vornado Development, WDG Architects
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Photoz; G. Komar
From 5-lane arterial to 2-lane Main Street with multi-use parking Ramblas & solar
Lancaster, CA (pop 157k): CT/KDF Comm’y Devel. Partners, Moule & Polyzoides, Peter Swift Since revitalization started in 2009: $106mil in New Markets Tax Credits for redevelopment for local
entrepreneurs; 50 new businesses; 10% increase in downtown property values; 50% cut in traffic collisions
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Infill micro-retail raises WalkScore and neighborhood property values
Idea Hatchery; Shoppes on Faatherland, East Nashville, TN: Brett & Meg McFadyen
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From 5-lane arterials to 4-lanes w/ bike paths by replacing signaled
intersections with roundabouts
Carmel, Indiana
Roundabouts cost less than traffic signals, increase safety and traffic flow and eliminate left-
turn lane– leaving room for multiuse bike paths while reducing idling and emissions.
Since installing 65 of 80 planned roundabouts injuries have fallen 80% , traffic commutes
have shortened and carbon emissions are down from less idling.
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Smartphone apps
• Minutecast (weather for bikers)
• Where’s My Bus?
• Where’s a parking space?
Carsharing (Zipcar, Car2Go, etc)
• 50% of users reduce car
ownership
Ridesharing (Uber, Lyft, etc.)
• The last mile for transit OR the
new model for transit (Helsinki)
• Deliveries, esp for the elderly
Autonomous Vehicles
• Enabling further sprawl or
incentivizing intensification?
• PricewaterhouseCoopers
predicts U.S. fleet will contract
from 245 to 2.4 million by 2030
• Uber expects a driverless fleet
by 2030 that will be so
inexpensive it will make car
ownership (and transit?)
obsolete.
Could mean a LOT more under-
performing asphalt to retrofit
retrofitting challenge:
“smart suburbs”
technology to
reduce auto
dependence/owne
rship?
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Physical activity and walkability
Safer streets
Reduce exposure to toxic
emissions
Increase access to health care and
healthy food
Retrofit for an aging population
Reduce stress – especially relative
to lack of affordability
retrofitting challenge:
Public Health
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Citizen lawsuit leads to “healthy” TOD set back from highway emissions
Assembly Row, Somerville, MA: Mystic View Task Force, Federal Realty, Elkus-Manfredi
Lawsuit pressed for $30M in tax revenue, 30K jobs, and 30 acres open space. $50K health study.
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Hospital, Public Housing Authority and a Farm create a Health District
Vita Health & Wellness District, Stanford CT: Stamford Hospital, Charter Oak Comm’s,
Fairgate Farm, Gamble Assoc’s, Madden Planning, Reisen Design Assoc’s.
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From “Big Lots” to LEED gold recreation center and stormwater amenity
Collinwood Recreation Center, Cleveland, OH: City of Cleveland, Paul Volpe Architects
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from dead mall to mixed-use NORC with sr housing, grocery, hotel: zero
stormwater runoff and geothermal
Wayzata Bay Center, Wayzata, MN: City of Wayzata, Presbyterian Homes, LHB, DIIAP, InSite
The wetland site was drained for construction of the Bay Center mall in the sixties. In addition to
capturing all stormwater on site under pile-supported streets, the project paid $129k for wetland
credits to the Wayzata Wetland Bank to further protect the lake.
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Attract and retain 25-34 yr olds
Maker space, & innovation
districts
Update outtadate office parks and
sleepy suburbs with mixed uses
and housing
Reinhabit, redevelop, or regreen
the white elephants
retrofitting challenge:
Jobs
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From strip mall to Main Street with high-end shop, live, stay and now, office
Santana Row, San Jose, CA: Federal Realty Trust, Street Works, SB Archts, BAR Archts 10 yrs: grown from 15.6 to 42 acres, 35 to 100 merchants, 622 res’l units (w/ 20% premium) and has contributed
more than $40 mil in prpperty tax and $24mil in sales tax in 2011.
• Phase 1: big box
stores on the arterial
• Main St
perpendicular to the
arterial, tapering to
more pedestrian
scale
• Later phases: office,
more residential on
side and rear parking
lots
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From strip mall to Main Street with high-end shop, live, stay and now, office
Santana Row, San Jose, CA: Federal Realty Trust, Street Works, SB Archts, BAR Archts Latest phase: dense urban packed with walkable amenities to attract Millennials. Limited transit.
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From IBM research & manufacturing site to Austin’s upscale Second Downtown
Domain, Austin, TX : Endeavor Realty, Simon Retail, Gensler, various firms
Can’t compete w downtown for “cool” but competes on floorplate, price, and parking + transit
2003 2013 2035
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transit triggers infill of an office park
University Town Center, Hyattsville, MD Prince George’s Metro Center, Inc.; Parker Rodriguez, RTKL Associates, WDG Architecture
1980 2009 2011
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from taxi distributor to small mixed-use TOD w daycare and container pool
TAXI, Riverfront North, Denver, CO: Zeppelin Development
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Civic Engagement
Share: Uber, Lyft, Airbnb
Tactical urbanism
Play
Gathering Spaces
“Missing middle” housing types
Welcome diversity
retrofitting challenge:
Social Capital
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From Wal-Mart to Public Library McAllen Public Library, McAllen TX; Boultinghouse Simpson Gates Architects, Meyer Scherer Rockcastle Architects
Lara Swimmer
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Updating the “L” strip mall as a “third place” with portals to the neighborhood
Lake Grove Shopping Center, Lake Oswego, OR: Eric Shoemaker Beam Development
From “back” to a new front to the neighborhood
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From 3-acre truck loading facility to urban park w/ 600 ton BTU geothermal source
Guthrie Green Urban Park, Tulsa, OK: OSU, SWA, Kinslow, Keith & Todd Architects
The $8M conversion of the 3-acre site in an emerging arts district received a $2.5M ARRA grant to
provide gardens, stage, pavilion and 120 wells to serve 120k of nearby non-profit users.
guthrie_green_tulsa
_02
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Gentrification in the name of regreening?
Dunwoody Glen, Dunwoody GA
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From dead mall to hispanic shopping & cultural center
La Gran Plaza, Fort Worth, TX: The Legaspi Co.
Bought in 2004 as a dead mall. Now 90% occupied. Largest Hispanic-Oriented mall in the U.S.
Retail, plus it’s own Mariachi band, Mariachi Academy for kids, Plaza Las Americas Food Court,
hispanic health clinic, Mercado, Cinema Latino, Nightclub and celebratory event schedule.
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Equitable access: to transit, jobs,
parks, schools, and housing
Inclusionary zoning
Replacement units
Reinhabitation
The city as master developer
retrofitting challenge:
Equity and
Affordability
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Tower Renewal: retrofitting ‘60’s “garden city” towers for equity, sustainability
“Emerald City,” Parkway Forest, Toronto, Ont: EL-AD Canada, WZMH Architects Verdiroc
Devel Corp built a building with 232 affordable units in the complex
“Luxury starts in the lobby…” Emerald City website
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Connecting affordable housing to affordable transportation w/ park-n-ride retrofit
Wyandanch Rising, Babylon NY: Sustainable L.I., Suffolk County, Albanese Org, Jeff Speck,
Torti Gallas, others
Long Island’s most economically
distressed community. Off-Street
parking for train killed the downtown.
• County Mgr champion org’d
charrette, land acquisition, RFQ
county & federal grants for sewer
& parking garage.
• Form Based Code Award
• Main St becoming boulevard
through sewer installation
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Affordable, dense infill gracefully transitions the commercial-residential seam
Cottages on Greene Street, East Greenwich, RI: 620 Main St Associates, Union Architects
Former auto-repair lot First proposal for affordable housing
Inward views to stormwater-catching court 15-units/acre maintains local scale at street
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Water Quality:
• Daylight culverted creeks
• Reconstruct wetlands
• Clean and control runoff
Too little water:
• Capture for reuse
• Conserve and recycle
Too much water:
• Regreen flood plains
• Blue/Green infrastructure/LID
• Pervious surface
• Hard and soft barriers
• Buildings and infrastructure
that can take a bath
• Planned retreat
retrofitting challenge:
Water
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Upgrading 1940-s-50’s environmental, social, and transportation systems
Parkmerced, a 3,221-unit rental apt community, San Francisco, CA: SOM
5,665 net new residences with net zero increase in greenhouse gases, zero landfill
waste, 100% aquifer recharge, local food, 56% reduction in reliance on “the grid” BUT
concerns about evictions
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supply
District Energy Systems
• Waste heat capture
• CHP
• district heating/cooling
Renewable Energy
• solar & solar-ready
• Geothermal
• biomass
• wind
Smart Grids/Microgrids
• Peak Load Shaving
• vehicle-to-grid sharing
Demand
• energy retrofits of existing
buildings
• smart meters
• Compact & passive design
retrofitting challenge:
Energy
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Landfill Diversion
• Pre-fab and modular
construction
• Recycling of demolition and
construction waste
• On-site composting & recycling
District-scale systems w/
compact, integrated infrastructure
• Transportation, energy, water,
emergency services
• Waste-to-energy
Collaborative
Consumption/Shared Economy
• shared parking, Airbnb
• bikeshare
• Uber, Lyft, Car2Go, etc
• Community gardens, urban ag
retrofitting challenge:
Waste
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Auto-dependence
Affordability
Public Health
Social Capital
Jobs
Water
Energy
Waste
retrofitting challenge:
Layered Solutions,
Regional & Agency
Cooperation, New
Metrics of Success
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A healthy, sustainable region of
strong, transit-oriented nodes
AND fine-grained, human scale
places with local businesses?
Transit PLUS great walkability?
Density PLUS urbanism?
retrofitting challenge:
Greater Toronto’s
suburban retrofits
tomorrow?