Nov 182016
 

New recognition of the health and safety benefits of parks is changing how the public and leaders view green spaces.

Central Park in New York City generates $1 billion in economic benefits annually. Photo: Wikimedia Commons.

For generations, parks were viewed simply as an amenity, a way to beautify a city. Whether they were planned for gardens, sports, or picnicking, parks were rarely seen as central to public safety and health. But that is beginning to change.

As cities around the world continue their growth, the role of parks is shifting. Parks are no longer seen as something nice to have, but rather as a vital system within the city’s overall network of infrastructure. These hard-working public spaces are probably the biggest untapped resource for cities in this century. Why? Livable, sustainable cities must balance density with open space for the health of their residents, their environments, and their economies.

An entrance to Rockaway Beach carries visitors over new plantings designed to protect against storms.

From physical and mental health, to economic development, to resilience and sustainability, parks offer myriad tangible benefits. New York City’s parks, which attract more than 130 million visits a year, model those benefits to the world. For example, our parks are crucial to the city’s resiliency efforts: NYC’s shoreline parks in the Rockaways and Coney Island are being rebuilt since Hurricane Sandy to withstand rising sea levels, storm surges, and to protect waterfront communities. And thanks to our collaboration with the NYC Department of Environmental Protection, our parks have become sites of crucial green infrastructure like rain gardens and storm water-collecting bioswales.

Alongside their environmental benefits, parks have demonstrated time and time again their ability to stabilize communities and drive economic development. According to the Trust for Public Land, well-maintained parks add 15 percent to the value of homes within 500 feet.  Our experience in New York bears that out. For example, in under a decade the world-famous High Line has brought more than two billion dollars in new real estate investment to the surrounding community –an enormous return on investment for a $153 million park. An older but well-loved landmark can also drive value: Central Park generates $1 billion dollars of economic benefits annually.

The High Line. Photo: Wikimedia Commons.

Now we’re working to bring the benefits of well-maintained parks to all New Yorkers, with our $285 million Community Parks Initiative, which will completely rebuild more than 60 historically underserved parks across the five boroughs.

New York is the city I know best, and I am proud of the progress we have made. But as I have traveled, I have seen many cities begin to take parks seriously as part of their urban infrastructure. Houston’s Buffalo Bayou Park, for example, was created a century ago to control the flooding of local waterways and to provide a recreational area for the city. Now, it is one of the nation’s finest urban parks –and a core element of Houston’s water management infrastructure. On the other side of the globe, Singapore’s spectacular Gardens by the Bay not only offer Singaporeans an awe-inspiring new public space, but they are built to clean and filter water and cultivate biodiversity of flora and fauna.

Gardens by the Bay, Singapore. Photo courtesy of Mitchell Silver.

Lawmakers, designers, and planners the world over are learning that well-designed, well-maintained open spaces makes cities work. As our urban centers become more dense, let’s make sure that our investments—and innovation–in city parks matches their importance in our lives.

Original article.

Oct 132016
 

OCPG member, and videographer Aurelio Ocampo (Red Sky Productions – www.RedSkyPro.com), recently released this brilliant short video on the Downtown Oxnard Vision Plan Charrette process. Aurelio clearly and beautifully documents the Charrette event that took place over a 5 day period in January of 2016. Enjoy!

Oct 102016
 

Last week, the City of Oxnard received the Helen Putman award from the League of Calif Cities at their 2016 Expo. (Read about it here: https://www.oxnard.org/city-of-oxnard-wins-2016-helen-putnam-award-for-excellence-for-city-corps-youth-partnership/)

The City Manager and his leadership team were there and received the award. Apparently, they were all very taken with the keynote speaker, Jason Roberts of the Better Block Foundation. This is a group that is a leading practitioner of guerrilla Tactical Urbanism in Dallas, TX. They’ve got a wild story.  Click here to explore: http://betterblock.org/

Here are some YouTube vids of Jason rapping about Better Blocks:

From Feb 21, 2012:

From Jun 29, 2016:

You will find more like the above here.

Let’s do a Better Block project here in Oxnard – If you want to participate contact the OCPG by clicking here Contact and join the effort!

Oct 082016
 

Innovators at summit brainstorm ways the city can further transform itself

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Photographs by KIRK MCKOY Los Angeles Times

COLUMNIST STEVE LOPEZ, from left, architect Brian Lane, Wendy Greuel, commissioner of the L.A. Homeless Service Authority; Tanya Tull, president of Partnering for Change; and Mike Alvidrez, chief executive of the Skid Row Housing Trust, discuss homelessness.

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LONG BEACH Mayor Robert Garcia shares information about the changes his city is undergoing.

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TULL advocates for rent subsidies and so-called tiny houses as solutions to the homelessness crisis.

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DEBORAH VANKIN and Paul Schimmel talk about arts and culture in urban development at the future of cities event at the Broad Stage in Santa Monica. Schimmel says L.A. needs to improve pedestrian areas.

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When Michael Maltzan visited Los Angeles in the 1980s with a group of architectural students, he was comfortable in a way that many of his fellow travelers were not.

L.A. conveyed the same low-density, car-friendly vibe that he grew up with in the Long Island suburbs — the sense that “you could just go,” he recalled Friday.

Los Angeles, in some ways, still clings wistfully to that identity even as it grows up instead of out, builds light rail instead of freeways and transforms its long-neglected downtown into a cultural center and home to tens of thousands.

The challenges and promise of that transition were the focus of discussion at the Los Angeles Times Summit on the future of cities, held at the Broad Stage in Santa Monica.

“I think there’s a psychological change,” said Maltzan, the founder of Michael Maltzan Architecture. There “is more anxiety, fear around development,” than decades past, when L.A. just kept pushing out and out.

Now the city is folding back on itself, ind the boundary pushing has to come by way of architecture and innovative infrastructure projects that wire density into commercial thoroughfares without overwhelming neighborhoods, he said.

Instead of a bridge having one use, it can be equipped with solar panels to generate electricity and collect stormwater — as Maltzan has proposed for a reimagined Arroyo Seco Bridge in Pasadena.

“For me that’s the future of infrastructure,” said Maltzan, whose firm designed the One Santa Fe apartment complex in the downtown Arts District and the Sixth Street Viaduct that will span the Los Angeles River.

Paul Schimmel, partner at Hauser Wirth & Schimmel, said the international arts gallery found its inspiration in the past, in the form of a more than century-old flour mill in the Arts District.

“It was really the space,” that allowed his firm to transform the building into an enormous gallery space that is fast becoming a community hub with its courtyard and restaurant.

For much of its modern history, Los Angeles was obsessed with private space — the joys of a backyard, a single family home and a solo drive down an open freeway.

But now there is a hunger for walkable public areas, a need that is reflected in plans for the Los Angeles River corridor, downtown’s Grand Park and the popularity of neighborhoods like the Arts District.

“We’re returning to a sense of community,” Schimmel said, adding that the city needs to improve access to pedestrian areas.

“Maybe do a little work on the streets,” he said wryly.

As to whether $6 coffees and upscale apartment construction were driving artists out of the Arts District, Schimmel said he suspected the neighborhood was too expensive for artists before the arrival of bars and restaurants.

But the transformation was much slower than he expected. “In the early ’80s I thought it would be the next Soho,” he said.

“People love the idea of what it was” — a gritty creative community, Schimmel said. Though some of the grit has been scrubbed off the downtown arts scene, “it seems to have roots,” he added.

Moreover, the messy sprawl of the L.A. Basin still offers plenty of relatively cheap industrial space that artists can turn into studios, Schimmel said, citing moves to warehouses in the Interstate 10 corridor.

He also suggested it was time for Santa Monica, an arts incubator in the 1970s and 1980s, “to make its next big move … This is a community that needs to step up again and take the leadership it has in the past.”

Other panelists discussed a more disturbing change in the Los Angeles landscape: the explosive growth in homelessness.

In 1980, people were not living on the streets, said Tanya Tull, founder and CEO of Partnering for Change and an expert in family homelessness.

“Just about everything we’ve done” to address the homeless problem nationally, Tull said, “we’ve done wrong.”

Funneling most funding into supportive housing for the mentally ill will not end homelessness, she argued. “We cannot build ourselves out of this.”

Rather, Tull said, rent subsidies are critical to countering the spiraling cost of housing in Los Angeles that has driven families and individuals to the streets and kept them there, sometimes for years.

She also said local government should be more open to nonconventional housing, such as the “teensy” apartment units San Francisco is experimenting with.

“Don’t you think it’s better to have a tiny apartment than a tent?” Tull asked.

Brian Lane, a principal of Koning Eizenberg Architecture, which designs affordable housing projects, argued that L.A. needs to shed the notion that a neighborhood always equals single-family homes.

The city has “miles and miles” of single-story commercial strips that can be rebuilt with greater density and create neighborhoods around transit hubs, he said.

Sam Polk is a former hedge-fund trader on Wall Street who is working on another shortage — healthy fresh food in poor city neighborhoods that he calls “food deserts.”

Polk founded the nonprofit Groceryships, which does educational outreach to improve eating habits in parts of the city dominated by fast-food restaurants.

He also co-founded Everytable, which prepares meals in a central kitchen and then sells them to go in storefronts.

The prices vary according to what a neighborhood can afford.

Someone living in South L.A., for instance, pays $4 for the same meal that costs a buyer $8 on the Westside.

“Healthy food is a human right,” Polk said, pointing out that it simply took some innovative thinking to develop the Everytable business model.

In perhaps the most optimistic prediction uttered at the Summit, he declared: “We are on the verge of becoming one of the great cities of the world.”

Original article.

Oct 062016
 

The authors of Global Cities, Local Streets make a case for preserving small-scale retail.


Orchard Street on the Lower East Side teems with shoppers in 1975. (Jerry Mosey/AP)

In the few short months that I’ve lived in Crown Heights, Brooklyn, two new bars have opened within a block of my apartment. The neighborhood, once notorious for violent crime, is in the midst of what The New York Timesdescribes as a “renaissance.” New restaurants, cafés, and boutiques draw people from all over the borough, mostly to one street: Franklin Avenue.

“The shopping and commercial activity on a street, whether it’s done by locals or not, really defines how we understand the changes taking place in a neighborhood,” says Phil Kasinitz, a sociology professor at the CUNY Graduate Center. Kasinitz, along with Sharon Zukin of the CUNY Graduate Center and Xiangming Chen of Trinity College, is the author of the new book Global Cities, Local Streets: Everyday Diversity from New York to Shanghai (Routledge, $32).

In the book, the authors examine 12 shopping streets in six cities—New York, Shanghai, Tokyo, Amsterdam, Berlin, and Toronto—to demonstrate how global and cultural shifts play out in local enclaves.The authors discovered patterns across the sites: chain stores invading shopping streets at the expense of mom-and-pops; bars, coffee shops, and art galleries cropping up as harbingers of what the authors call “gentrification by hipsters”; immigrants from around the world establishing small businesses in neighborhoods where they may not live, creating a “super-diversity” that reflects and informs shifts taking hold in cities.

Change at the neighborhood level, Kasinitz says, is often quantified through residential data. But it’s local shopping streets, Zukin adds, that function “as the public face of communities.” In Global Cities, Local Streets, the authors argue that these streets are essential for cities’ character.

CityLab caught up with Kasinitz and Zukin to discuss shopping streets and how communities should preserve them.

What did you look for in selecting the streets to research for the book? What purpose do they serve?

ZUKIN: We were searching for streets that were important in terms of neighborhood identity, but weren’t central business corridors or necessarily well-known on a broader scale. These are normal, local marketplaces, surrounded by residential areas, where people supply themselves with the everyday necessities of life. In New York, we chose Orchard Street on the Lower East Side, which has a tradition of small-scale bargain shopping, over, say, Fifth Avenue. In the book, we quote a passage from E.B. White’s Here is New York, where he describes the city as a patchwork of neighborhoods, marked by the repetition of these local shopping streets. It’s a beautiful way of representing what feels like the soul of any big city: this village-like nature. Local shopping streets enable interactions between strangers; it’s a respite from some of the alienation and anonymity of the city.

One of the main points you make throughout the book is how, despite their local specificity, these streets reflect globalization. How so?

KASINITZ: In big, modern cities, local shopping streets, when they work well, strike a balance between neighbors and strangers. They’re cosmopolitan spaces. In working with colleagues all over the world on this book, it was surprising to learn that the owners of small shops on local streets are usually outsiders in some sense: they’re often ethnic minorities, immigrants, or out-of-towners. They may not live in the area themselves, but they become the pillars of the neighborhood because they spend more of their waking hours there than many of the residents do.

Fulton Street, a main thoroughfare in Bedford-Stuyvesant, Brooklyn. (Anthony Camerano/AP)

Small businesses are often under threat in cities. What’s at stake for neighborhoods if these local streets are not sustained?

KASINITZ: It’s a story you hear over and over again: In major cities that are growing increasingly expensive, landlords will raise the rents dramatically at the end of long leases, forcing out mom-and-pop tenants because they know they can make more money by brining in a chain store, like a Starbucks or a Duane Reade. But if everyone’s thinking along those lines, then the street becomes homogenous—there’s no reason to come back to it anymore. It’s the greater-fool theory at work. Right now, huge rent increases encourage instability, which means that landlords will continue to charge more to factor in a period of vacancy every few years. When people hear commercial rent regulation, they compare it to the residential system and freak out, but there has to be a way for cities to discourage massive rent increases and diminish the turnover of small businesses.

What other steps can cities take to preserve local shopping streets?

KASINITZ: You don’t want to preserve the streets like a fly in amber. We’re not advocating that every mom-and-pop be granted some landmark status that can’t be changed; cities are functional, living things, and local streets respond to that.

ZUKIN: You can’t just host a “shop local” campaign to raise awareness about the need for these businesses. There has to be conversation between stakeholders and city council members, in all places across the globe, to discuss legal solutions that are both constitutional and effective. In many places, you can’t prohibit certain kinds of businesses, like chain stores, from opening, but the size of a store can be legislated. Keeping the scale of shops on these streets physically small and economically small is something that can be done—the Manhattan borough president, Gail Brewer, limited the size of storefronts along Amsterdam Avenue to effectively stop big banks from taking over.

And there also needs to be consideration for the factors that sustain the diversity of these streets—class, race, and immigration. If cities continue to permit these expensive changes on local streets, they’ll shut out immigrant entrepreneurship and abet the upscaling of neighborhoods to benefit only more affluent people. In many cities, demographic shifts along the shopping street don’t align with the residential population. City governments could offer apprenticeship systems or financial support to potential owners, who could oversee the next generation of small businesses serving local communities.

Do you think that local shopping streets will continue to survive in major cities?

ZUKIN: At least in the United States, we have an advantage: we’ve gone over the hump of modernization. We’ve had supermarkets, we’ve had transnational chains, and we’ve started to move away from completely embracing those models. Now, I think there’s a growing culture of appreciation for specificity; people are again seeing the value of small shops.

Global Cities, Local Streets, $32 at Amazon.

Original article.

Oct 032016
 

THE NATIONAL POLITICAL dialogue is suffused with substantive issues like Benghazi, beauty pageants, and the best debate memes. But the biggest bugbear in neighborhood politics just got some serious side eye from the Obama administration: Parking.

It sounds bitty and trivial, but parking is a very big deal in city halls and neighborhood associations. Even dense cities like New York, Boston, and Washington, DC, have long required developers to cough up enough parking to serve the residential projects they hope to build.

If you live in the neighborhood, this makes sense—you don’t want n00bs taking your spot. But as cities impotently scrabble to keep housing affordable, requiring developers to provide off-street parking feels like dead weight. The cost—up to $60,000 per underground spot—can kill projects before they even start. And you could argue that it’s better to use that land for bedrooms and kitchens and living rooms, not hunks of metal that spend most of the day sitting still. Don’t forget that in 2013, more than a quarter of US renters spend over 50 percent of their monthly incomeon housing. Affordability is a huge problem.

Indeed, says the White House. In a Housing Development Toolkit released Monday, the Obama administration calls off-street parking minimums an affordable housing no-no. “When transit-oriented developments are intended to help reduce automobile dependence,” it  says, “parking requirements can undermine that goal by inducing new residents to drive, thereby counteracting city goals for increased use of public transit, walking and biking.”

Granted, the toolkit is merely a list of recommendations, with no teeth. And cities control zoning laws that dictate things like off-street parking. But the Obama administration is reiterating what urban planners have long said: Parking ain’t great for your city. And cities are finally listening.

Death to the Parking Lot

People have written tomes detailing the downsides of the urban parking lot, but let’s lay out the case against it real quick. By investing in cycling infrastructure, sidewalks, and bikeshare programs, dense cities have made it clear they don’t want people driving. But requiring developers to provide parking incentivizes car purchases—along with congestion and pollution. UCLA urban planner Donald Shoup found that people searching for parking in one 15-block stretch of Los Angeles burn 47,000 gallons of gas and produce 730 tons of carbon dioxide annually.

Parking requirements are especially nonsensical in a real estate landscape where buyers pay a premium to live near transit and not have a car. In fact, the requirements effectively tax those who don’t want or can’t afford a car, by passing that cost on to them. And don’t forget that the cost of parking often prevents affordable housing development.

Building parking lots to reduce the demand for on-street parking doesn’t actually work, says Michael Manville, an urban planner who studies land use and traffic congestion at UCLA. “The street is an unpriced commons, which is why you have a shortage of parking,” he says. Cities once thought they could protect free parking and make existing residents happy by passing the hidden costs of those spots on to new residents. But the free spots will always be full—thanks, Econ 101. Manville says any city worried about parking should do the smart but unpopular thing: require permits or install meters.

The Very Slow Death of the Parking Lot

Into this lake of evidence wades the White House. It isn’t the first to do so. People like Manville have been warning anyone who will listen about the downsides of off-street parking minimums for at least 15 years. And cities have been getting in on the anti-parking lot regs for almost a decade. Seattle relaxed requirements for developments within a quarter-mile of mass transit in 2012. New York City and Denver did much the same for low-income housing. Other cities aregranting developers waivers to parking requirements, but they aren’t making it easy.

You can attribute the change in part to a growing shortage of affordable housing, says Stockton Williams, the executive director of the Urban Land Institute’s Terwilliger Center for Housing. And you can expect such policies to become more popular as the affordable housing crisis reaches ever further into the middle class. “Affordability is increasingly understood to be a problem that affects people beyond those in the lowest income bracket,” says Williams. Even tech workers feel the squeeze.

Of course, hitting parking where it hurts is no panacea. The White House toolkit points out other important policy adjustments—like taxing vacant land, zoning for density, and letting homeowners build additional dwellings in their backyards—that will promote affordable housing. All of them must be enacted together to keep everyone housed.

But the White House has said its piece. “Obama’s a lame duck, but as [his administration is] heading out the door, they can choose to make bold statements on any number of fronts. The fact that one of the fronts they chose to make a statement on is zoning, I think, is symbolically important,” says Manville, the urban planner.

Symbols serve their purpose, so go sleep in your nearest parking lot tonight.

Original Article.

The War on City Parking Just Got Serious

Oct 012016
 

oxnard_performing_artsBy Steven Nash

The Oxnard Performing Arts & Convention Center (PACC) is a wonderful community asset. However, it could be much better. Its new executive director, Chelsea Reynolds, previously worked as a performing arts specialist with the Maryland-National Park and Planning Commission. Under Ms. Reynolds’ direction, the PACC increased its social media presence, launched a new website and connected to print and broadcast media. Ms. Reynolds is reaching out to promoters, which is putting the Oxnard PACC on the radar for a variety of touring acts. But it may not be enough.

The PACC opened in 1968. In addition to the main auditorium, it has two banquet rooms, five classrooms, outdoor stages and an attached youth center. The facility, which ideally would be self-sustaining, has long required subsidies from Oxnard’s general fund. The city’s contribution was $11.1 million from fiscal year 2003-04 through last summer. On top of that, Oxnard in June 2016 paid $2.8 million to erase accumulated fund deficits. The ongoing tab from the general fund is about $900,000 a year. That’s more than half of the center’s $1.5 million budget.
Nonprofit groups now pay half the rental rates commercial entities do. A worksheet provided to the board of directors showed more than $131,000 in rental fees were subsidized for nonprofits in the last fiscal year. Schools get space for free. Revenue from all rentals for the year totaled $585,655. The executive director told the board she is looking at putting a cap on the number of subsidized nonprofits. She also has started reserving dates — weekends, holidays — for potential commercial customers.

draculapaccI believe we can and should diversify the PACC’s mission and make it a true visual and performing arts center. The City should ask for something in return for its $900,000 a year subsidy. That something is physical space for the following. First, a multimedia studio to accommodate PEG (that’s Public, Educational and Government) programming could be carved out of the 5 classrooms. Perhaps a new structure could be built and paid for out of the over $2 million in PEG fees the City has available to fund such ventures. Certainly Measure O money (the ½ cent sales tax initiative to enhance city services) might also be utilized. A head end connection to the local cable franchise would allow real time broadcasting of PACC events which cannot occur presently. A studio would allow for the training of residents to produce their own content which could then be shown on the public access channel. Opportunities for collaboration with the City and local school districts would provide incredible opportunities for young and old alike.

Second, a satellite senior center, focused on the arts and perhaps partnered with a child care facility, would allow seniors access to both volunteer and participate in opportunities at the PACC. Bringing the arts to the community should be a high priority of the PACC and its Board of Directors. Observing the arts is fine but participation in the many forms of art leads to human growth and the fulfillment of human potential, at any age!

These are just two examples of numerous ways to fully utilize this wonderful asset. The PACC can someday be connected to the downtown and its museums and theatres by a future vision expressed by the Oxnard Community Planning Group we call the Paseo Cultural. More on that later.

I hope this leads to further discussion of the immense potential represented by our Performing Arts and Convention Center.

Oxnard Performing Arts & Convention Center
800 Hobson Way, Oxnard, CA 93030

Sep 302016
 

Administration calls for local laws to allow accessory dwelling units and denser development and eliminate off-street parking requirements, among other changes.

The Obama Administration is calling on cities and towns to reform land-use regulations to allow denser development by right while recommending actions that new urbanists have long supported.

The administration released a “toolkit” on housing development that recommends eliminating off-street parking requirements and allowing accessory dwelling units.

The toolkit also calls for more “high-density and multifamily zoning,” “streamlining or shortening permitting processes and timelines,” and allowing “by-right development,” which are consistent with many form-based codes and new urban reforms.

Antiquated land-use regulations, often dating from the 1970s or earlier, are holding back economic growth and increasing housing costs across America, says the administration.

“Significant barriers to new housing development can cause working families to be pushed out of the job markets with the best opportunities for them, or prevent them from moving to regions with higher—paying jobs and stronger career tracks. Excessive barriers to housing development result in increasing drag on national economic growth and exacerbate income inequality,” the report says.

On the other hand, “Cities like Chicago, Seattle, Sacramento, and Tacoma and states like California and Massachusetts have already begun to foster more affordable housing opportunities by removing restrictions, implementing transit-oriented-oriented zoning ordinances, and speeding up permitting and construction processes,” according to the Housing Development Toolkit.

The report marks a first—at least going back several decades—that the White House has made local zoning and land-use regulations a national issue.

“City zoning battles usually are fought block by block, and the president’s involvement will create friction, particularly among environmental groups and the not-in-my-backyard crowd,” notes a Politico report. “But the White House jawboning is welcome news to many others, including mayors and builders increasingly foiled by community opposition to development.”

The report is backed up by a fiscal year 2017 budget proposal to spend $300 million on Local Housing Policy Grants to help cities modernize housing regulatory approaches. However, the Administration’s lame duck status means budget priorities could radically change with whoever is elected in November.

Nevertheless, land-use reform could win support across the political spectrum—from mayors and smart growth advocates to developers and pro-business groups.

“It’s important that the president is talking about it,” Mark Calabria, director of financial regulation studies at the Cato Institute, told Politico. “Local restrictions on housing supply are a crucial economic issue. I would say it’s one of the top 10.”

In addition to previously mentioned priorities, the Toolkit recommends:

· Taxing vacant land or donate it to non-profit developers

· Establishing density bonuses

· Employing inclusionary zoning

· Establishing development tax  or value capture incentives

· Using property tax abatements

Sep 112016
 

formbasedcode-graphic

Kaizer Rangwala, New Urban Network

While lifting federal funding restrictions on stem cell research President Obama said, “we will develop strict guidelines, which we will rigorously enforce, because we cannot ever tolerate misuse or abuse.” Notwithstanding the political rhetoric, are standards different than strict guidelines? Can guidelines be rigorously enforced? In common usage, the terms “guidelines” and “standards” are frequently used interchangeably. However, within the development regulatory framework, a guideline is a helpful suggestion — you don’t have to follow it, but it is recommended. On the other hand, standards are legal and mandatory requirements.

Design Guidelines

Guidelines are explanatory and interpretive recommendations that encourage, not require, its use.  Administered through appointed design review committee, commission, or advisory board, guidelines are created to fit a wide range of situations, but not all. Guidelines are typically attractive to cities that are not politically ready to enforce design standards. Guidelines are also preferred by designers who have little tolerance for any standard that tends to limit their creative expression. Good judgment is needed in deciding where and how to apply design guidelines.

The problem with design guidelines is that their application is skin deep and fails to breathe life and soul into a place. The diagram (to the right) illustrates the differences between conventional zoning, design guidelines, and form-based codes. The building block (top image) complies with typical zoning controls such as land use, FAR, and height. This block is not likely to create walkable urbanism. At best, design guidelines  (middle image) can recommend articulation and openings to the building’s facade. In contrast, Form-Based Codes (bottom image) conceptualize a public realm by pulling together the individual elements: the diverse street types, variety of public and private open spaces, and contextual building types into a complete, cohesive, and memorable place.

A key barrier to protecting and creating distinctive places is lack of clear and precise place-based standards and a predictable review process. Design guidelines are difficult to apply consistently.  They offer too much room for subjective interpretation. Design guidelines are difficult to enforce. A developer can legally refuse to comply putting at risk the larger collective investments of neighboring properties. Design Guidelines require oversight by discretionary review bodies, leading to a protracted and politicized planning process that can cost time and money.

Form-Based Codes

Form-Based Codes (FBCs) are clear and precise standards that offers predictability. The FBCs are developed to create a specific place that the citizens desire. Both the vision and FBCs are developed with citizen input. The citizens have a higher comfort level with the end result the standards is likely to produce. City staff gets a streamlined and easy to administer review process. FBCs also create more choices, more opportunities and options for the property owner.  Typically, developers borrow money to pursue pre-construction work. For developers, time is money. The biggest incentive that cities can offer is not money, but clear and predictable development standards. Most developers are willing to build to higher standards if the rules are clear and the process is predictable. By offering adjacent predictable environment FBCs reduce risks where banks in this credit-starved economy may be more willing to loan construction money.

Conclusion

Design Guidelines can be added to complement Form-Based standards to address certain discretionary items such as architectural style and historic preservation. The Denver Commons Form-Based Code, recognized with the 2009 Form-Based Codes Institute’s Driehaus Award, includes both standards and guidelines. The mandatory standards address the critical form related aspects that shape the public realm, while the guidelines provide further suggestive recommendations for enhancing the public realm experience by encouraging creativity in a flexible manner.

Louis Kahn called a street “a room by agreement.” The agreement, in the form of  binding standards, is an implicit consent between the architects and their buildings to not ignore the street but to bring forth a collective etiquette and a minimum capability to pull together buildings to shape and enhance the public realm.

By itself, the guidelines simply fail to deliver great places. The terms “strict guidelines” fail to inspire compliance. The “abuse and misuse” continues with discretionary review and unpredictable outcome fueling NIMBY sentiments and discouraging economic development. Design guidelines work best only when they are paired with form-based codes.

Original Article.

Jul 172016
 

Variety within a narrow range gives distinct character to the Place Des Vosges in Paris. Photo by Steve Mouzon.
The most-loved places are comprised of buildings with an endless variety of details within a limited range of architecture, giving distinct and recognizable character.
The most-loved places around the world vary enormously. At first glance, there seems to be no common thread, because it is the uniqueness of each of these places that makes them notable. Further observation, however, yields at least one common thread: each of them exhibits great variety within a very narrow range. And it is precisely the narrow range that gives them their identity. Look at the photos below. Is there any doubt as to what part of the world in which each is built? Many people can probably name the town and maybe even the neighborhood at a glance.


Boston townhouses; Pienza, an Italian hill town; and the French Quarter, New Orleans. Photos by Steve Mouzon.

A very narrow range of variety may at first appear to be very similar to no range of variety because the range is so small, but they are actually polar opposites: great variety is the opposite of no variety, even when (or especially when) the range is narrow. The narrow range is necessary, because it is only by editing things out that you make a place distinctive. Allow anything, and it could be anywhere. Narrow the range, and you have taken the first step towards creating a sense of place.

Great variety

People judge the vitality of a place by the amount of variety. Create everything out of five standard models, and it will appear dead. Allow things to vary slightly from one building to the next, and the place starts to live. So the narrow range is necessary to define the character of a place, while the wide variety is necessary to make it live. Combine both, and you have a chance of creating what Christopher Alexander calls “the character without a name.” Or put another way, a narrow range without great variety creates mechanical objects; great variety without a narrow range creates disconnected randomness. Combine the two, and you have a chance of creating a living thing.

What’s the difference between these places shown in photos below? Why do millions from around the world visit the second, while the first has never had a single tourist, and never will? The architecture in both places has variety and the urbanism is similar on both streets. But look closely at the architectural variety: one place has precisely the variety within the narrow range that makes it live and be loved for centuries: the same idea created all the bay windows, all the eaves, all the gables, etc., but no two are identical. The other has five standard models that are built out of precisely the same details: the same eaves, the same siding, the same columns, the same foundations, etc. This is fake variety of the worst sort. If there is any doubt as to whether the customers understand this or not, look at the price of real estate in each place.



A subdivision in Frederick, Maryland; and a village in The Cotswalds, England. Photos by Steve Mouzon

So how do we go about making living settings with an identity of place? The best method is a vernacular mechanism, in which place-making wisdom is held by everyone in a culture, rather than just the architects, and we trust the people again to make the sequential little decisions that created the “most-loved places.” We’re working toward that, but it won’t happen overnight.

The first step is to build by coding rather than building by designing. In other words, tell many people what to do and let them do it rather than designing it all yourself. One person cannot possibly think of as many variations as many people can, nor will one person consider it efficient to draw a thousand details, whereas a thousand people will naturally create the variety by simply doing what they each naturally do. As the code grows into a living tradition over time, the engines of the vernacular mechanism will rumble back to life.

Place Des Vosges

The best example I have ever seen of a coded place with great variety in a narrow range is the Place Des Vosges in Paris (see photo at the top of the article). As a matter of fact, it could be a Rosetta Stone of sorts, unlocking secrets of living variety for code-makers today. It is Paris’s oldest square, dating from the early years of the 17th Century, and is a bridge between the medieval city and its building methods and the later Renaissance city. The specific code or plan used to create the Place Des Vosges has apparently been lost over time. Popular sources have Baptiste du Cerceau as the likely designer, but not even that is totally certain. So the most useful question to ask isn’t “what did the lost code look like?” but rather “how can we accomplish the same thing?”

Look carefully at the photos below. They represent a few of the 39 houses ringing the Place. Because of the tight quarters inside the fence of the central square, these shots include only the upper bodies of the buildings, although the arcade exhibits a similar variety. At first glance through the desensitized lenses of our post-industrial architectural vision, these buildings might appear to be all the same. They all are four-bay brick structures of exactly the same width and eave line, with hipped & dormered slate roofs of the same slope surmounting a two-story body on a stone arcade. But somehow, it feels right… it feels alive. Nothing like the buildings we extrude today, like toothpaste out of a tube. What’s the difference?



Photos by Steve Mouzon

Look closely at one element at a time, such as the outer circular-roofed dormers. Or the balconies and their railings. Or the window heads. Or the central dormers. Each varies slightly, from one house to the next, like leaves on a tree; no two are exactly the same. How did they do this?

It is hard to imagine that Baptiste du Cerceau (or whoever) scenographically designed each elevation with slightly different details. So if not, then how? The simplest rational explanation is that the builders of each pavilion were given verbal instructions, at most accompanied by very simple drawings laying out the important characteristics (eave lines, etc.) of the Place, leaving the minor details to the master builder of each of the houses.

Form-based codes of today can, in theory, do precisely this. But the built products of many current form-based codes either devolve into sterile sameness when the developer decides to “be efficient,” or devolve into chaos when lot-purchasers demand to do “my thing.” In other words, too little variety or too big a range. So what are techniques that might help create great variety in a narrow range with today’s most common building delivery methods?

Custom design

Custom-designed houses on lots sold directly to homeowners are usually designed in too wide a range. Responsibility for this usually falls at the feet of the architects; few except dedicated new urbanist architects understand the value of coherence in a place. The most effective tool for developments marketed this way is a good pattern book, which is a set of instructions to designers intended to produce coherence. Any bona-fide New Urbanist pattern book is a huge step in the right direction for a custom-built development, but there is an intriguing new type of book that resolves many of the problematic issues of pattern books to date.

A more recent idea in pattern books is principle-based books (as opposed to the earlier style-based books) which code for the best architecture for the regional conditions, climate, and culture rather than for a collection of historical styles. Because they code for low, medium, and high settings of a single architecture rather than for many styles, they can drill down much deeper into the patterns of the architecture. And they explain the rationale for each pattern. Instead of the style-based books’ unspoken premise that “thou shalt do this because I have better taste than you…” that produces compliance at best, the new books explain “we do this because…” allowing everyone to think again.

Developments that sell houses rather than lots were once in the minority of new urbanist developments, but today, developments as high-end as Alys Beach primarily sell houses rather than lots. Many house-selling developments (not including Alys Beach) tend to value efficiency, producing many iterations of a stock design, which produces a range that is too small.

One solution might be to do schematic drawings (stock-plan-level detail at most), then allow the small variations that occur between framing crews, trim crews, and masonry crews to naturally occur. The problem here is that the detail departures of today’s subcontractors cannot be trusted because they default to the horrible details that produced American suburbia. Here there is no substitute for direct education of the subcontractors. The core tool is a good set of drawings by an architect familiar with the principles of the New Urbanism, including “let the street have the ‘street appeal’ and allow the buildings to be calmer.” Beginning there, every framer, mason, and trim carpenter should have a copy of a good syntax code that explains the basic Do’s and Don’ts of traditional construction. Beyond that, builders workshops are extremely helpful because when construction workers see proper details built before their eyes, they realize that “I can do that,” and they never get it wrong again. Workers have literally come to builders’ workshops in the morning knowing they would be wood-butchers or brick-throwers the rest of their lives and have left at the end of the workshop realizing that they can be craftspeople, building details correctly in their hometown for the first time in a hundred years.

Manufactured buildings

Partially- or wholly-manufactured buildings (panelized, modular, or manufactured) have their own set of challenges. Assembly lines exist to churn out large numbers of identical items without retooling, in order to get the price and time down. That objective seemed irresolvable with the idea of making each building slightly different. The best you could have is the “five standard options.” Yet it has been discovered recently, and quite by accident, that if you manufacture houses that seem just a bit too simple, but that are easily modifiable, people will make weekend projects out of customizing them to their own preferences. The modifications can be minor: adding capital trim to a square wood post, adding brackets to a porch beam, adding trim around a door, etc. The key is that the buildings are simple enough to encourage owner modification, and that they are built of materials that allow modification — meaning that they can be sawn into and nailed onto, then painted.

This article first appeared in New Urban News, later called Better Cities & Towns. For more on Steve Mouzon’s ideas about variety within a narrow range, watch this video from the City Building Exchange of 2016.

Original article.

Jul 162016
 

Missing middle housing types and their location between single-family and mid-rise buildings. Opticos Design

Mismatch between current US housing stock and shifting demographics, combined with the growing demand for walkable urban living, has been poignantly defined by recent research and publications by the likes of Christopher Nelson and Chris Leinberger and the Urban Land Institute’s publication, What’s Next: Real Estate in the New Economy. Let’s stop talking about the problem and start generating solutions!

Unfortunately, the solution is not as simple as adding more multi-family housing stock using the dated models/types of housing that we have been building. Rather, we need a complete paradigm shift in the way that we design, locate, regulate, and develop homes. As What’s Next states, “it’s a time to rethink and evolve, reinvent and renew.” Missing Middle housing types, such as duplexes, fourplexes, bungalow courts, mansion apartments, and live-work units, are a critical part of the solution and should be a part of every architect’s, planner’s, real estate agent’s, and developer’s arsenal.

Well-designed, simple Missing Middle housing types achieve medium-density yields and provide high-quality, marketable options between the scales of single-family homes and mid-rise flats for walkable urban living. They are designed to meet the specific needs of shifting demographics and the new market demand and are a key component to a diverse neighborhood. They are classified as “missing” because very few of these housing types have been built since the early 1940’s due to regulatory constraints, the shift to auto-dependent patterns of development, and the incentivization of single-family home ownership.

The following are defining characteristics of Missing Middle housing:

A walkable context. Probably the most important characteristic of these types of housing is that they need to be built within an existing or newly created walkable urban context.  Buyers or renters of these housing types are choosing to trade larger suburban housing for less space, no yard to maintain, and proximity to services and amenities such as restaurants, bars, markets, and often work. Linda Pruitt of the Cottage Company, who is building creative bungalow courts in the Seattle area, says the first thing her potential customers ask is, “What can I walk to?” So this criteria becomes very important in her selection of lots and project areas, as is it for all Missing Middle housing.

Medium density but lower perceived densities. As a starting point, these building types typically range in density from 16 dwelling units/acre (du/acre) to up to 35 du/acre, depending on the building type and lot size. It is important not to get too caught up in the density numbers when thinking about these types. Due to the small footprint of the building types and the fact that they are usually mixed with a variety of building types, even on an individual block, the perceived density is usually quite lower–they do not look like dense buildings.

A combination of these types gets a neighborhood to a minimum average of 16 du/acre. This is important because this is generally used as a threshold at which an environment becomes transit-supportive and main streets with neighborhood-serving, walkable retail and services become viable.

Small footprint and blended densities. As mentioned above, a common characteristic of these housing types are small- to medium-sized building footprints. The largest of these types, the mansion apartment or side-by-side duplex, may have a typical main body width of about 40-50ft, which is very comparable to a large estate home. This makes them ideal for urban infill, even in older neighborhoods that were originally developed as single-family but have been designated to evolve with slightly higher intensities. As a good example, a courtyard housing project in the Westside Guadalupe Historic District of Santa Fe, New Mexico sensitively incorporates 6 units and a shared community-room building onto a ¼ acre lot. In this project, the buildings are designed to be one room deep to maximize cross ventilation/passive cooling and to enable the multiple smaller structures to relate well to the existing single-family context.

This courtyard housing project in Santa Fe, NM incorporates 6 units on a ¼ acre lot (24 du/acre) in a form that is compatible with adjacent single-family homes. Source: Opticos.

Smaller, well-designed units. One of the most common mistakes by architects or builders new to the urban housing market is trying to force suburban unit types and sizes into urban contexts and housing types. The starting point for Missing Middle housing needs to be smaller-unit sizes; the challenge is to create small spaces that are well designed, comfortable, and usable. As an added benefit, smaller-unit sizes can help developers keep their costs down, improving the pro-forma performance of a project, while keeping the housing available to a larger group of buyers or renters at a lower price point.

Off-street parking does not drive the site plan. The other non-starter for Missing Middle housing is trying to provide too much parking on site. This ties back directly to the fact that these units are being built in a walkalble urban context. The buildings become very inefficient from a development potential or yield standpoint and shifts neighborhoods below the 16 du/acre density threshold, as discussed above, if large parking areas are provided or required. As a starting point, these units should provide no more than 1 off-street parking space per unit. A good example of this is newly constructed mansion apartments in the new East Beach neighborhood in Norfolk, Virginia. To enable these lower off-street parking requirements to work, on-street parking must be available adjacent to the units. Housing design that forces too much parking on a site also compromises the occupant’s experience of entering the building or “coming home” and the relationship with its context, especially in an infill condition, which can greatly impact marketability.

A new mansion apartment in the East Beach project is successfully integrated into a neighborhood with mostly single-family homes. Source: Opticos.

Simple construction. The days of easily financing and building complicated, expensive Type-I or II buildings with podium parking are behind us, and an alternative for providing walkable urban housing with more of a simple, cost-effective construction type is necessary in many locations.  What’s Next states, “affordability—always a key element in housing markets—is taking on a whole new meaning as developers reach for ways to make attractive homes within the means of financially constrained buyers.” Because of their simple forms, smaller size, and Type V construction, Missing Middle building types can help developers maximize affordability and returns without compromising quality by providing housing types that are simple and affordable to build.

Creating Community. Missing Middle housing creates community through the integration of shared community spaces within the types, as is the case for courtyard housing or bungalow courts, or simply from the proximity they provide to the community within a building and/or the neighborhood. This is an important aspect, in particular within the growing market of single-person households (which is at nearly 30% of all households) that want to be part of a community. This has been especially true for single women who have proven to be a strong market for these Missing Middle housing types, in particular bungalow courts and courtyard housing.

Marketability. The final and maybe the most important characteristic in terms of market viability is that these housing types are very close in scale and provide a similar user experience (such as entering from a front porch facing the street versus walking down a long, dark corridor to get to your unit) to single-family homes, thus making the mental shift for potential buyers and renters much less drastic than them making a shift to live in a large mid-rise or high-rise project. This combined with the fact that many baby boomers likely grew up in similar housing types in urban areas or had relatives that did, enables them to easily relate to these housing types.

Fourplexes like this one in the Midtown neighborhood of Sacramento are highly sought after. Source: Opticos.

This is a call for architects, planners, and developers to think outside the box and create immediate, viable solutions to address the mismatch between the housing stock and what the market is demanding–vibrant, diverse, sustainable, walkable urban places. The Missing Middle housing types are an important part of this solution and should be integrated into comprehensive and regional planning, zoning code updates, TOD strategies, and the business models for developers and builders who want to be at the forefront of this paradigm shift.

Original article.

Jul 162016
 

Once blighted and overlooked, these small streets are transforming into community and sustainability hotspots.

Image mirastories
An art walk art walk through Seattle’s Nord Alley. (mirastories)

The alley is dark no longer.

In the United States, these almost-accidental spaces between buildings have existed in a sort of limbo: not quite streets, but still thoroughfares; not private, but not public enough to feel protected; backdrops to crime, or filled with trash heaps.

But as cities grow increasingly strapped for space, neglecting these narrow streets is no longer a viable option. Cities from Los Angeles to Baltimore to Seattle are rethinking their alleyways and transforming dead ends into into places of connectivity and productivity.

A brief history of alleys

In other parts of the world, the size or location of a thoroughfare did not dictate its utility in the same way it did in the U.S. Daniel Toole, an architect and blogger at Alleys of Seattle, previously told CityLab that in European cities like Paris, Rome, and Barcelona, beautiful alleys are vital pedestrian passageways. In Kyoto and Melbourne, they’re retail hubs.

Even the names alleys are called around the world, Toole said, suggests their different functions: in Japan, they’re calledroji, or “little street”; in Australia, they’re “laneways,” suggesting, to Toole, a more pedestrian-friendly figuration.

However, in America, Toole said, alleyways were specifically set aside as infrastructure. Originally conceived as service access to buildings, they were a place to conduct activities considered unfit for the main street—hence today’s association with garbage collection. “It’s really messy,” Toole said. Imagine loading docks for construction, piled-up trash, exposed gas conduits.

The case for transformation

For places that were meant to be unseen, alleys take up a not-insubstantial amount of space. A 2011 report by Mary Fialko and Jennifer Hampton, graduate students at the University of Washington*, found that in Seattle, there are 217,000 square feet of public alley space downtown, 85 percent of which are underused. The report estimated that reinvigorating alleyways could increase the number of total public space in the city by 50 percent.

Alleys, too, are vital players in a city’s overall ecosystem. As the need for cities to rely on more sustainable approaches has become more pressing, the proliferation of trash and flooding in alleyways has come to be seen not only an aesthetic blight, but an environmental one.

And as Daniel Freedman of the Los Angeles Sustainability Collaborative says, there’s a lot of crossover between sound environmental practices and livability. Revitalizing an alleyway creates an opportunity to introduce green infrastructure, but also, Freedman says, it invites the surrounding community to collaborate on improvements and make use of the space.

Across the U.S., cities’ approaches to their alleyways have been varied and specific; at their core, however, are fundamental practices that can be considered and applied universally.

The “green alley” approach

In 2006, Chicago took stock of its 13,000 alleys—among the country’s vastest—and saw a problem. Decades previously, most of the city’s 3,500 acres of alleys were paved with impermeable asphalt or concrete, and stormwater drained through grates at the center. As those systems fell into disrepair through lack of maintenance, flooding became commonplace.

In response, the city pioneered the Chicago Green Alley Program, among the first in the United States to bring sustainable building practices to a network of alleyways. According to Gizmodo, over 100 of the city’s alleys have since beencovered with permeable surfaces that redirect stormwater into the ground and away from Chicago’s “overtaxed” sewer system, reducing flooding and recharging the surrounding soil.

A privately funded initiative in Detroit has taken a similar approach. Peggy Brennan of the Green Garage told Gizmodo that Detroit’s resulting Green Alley incorporates permeable surfaces and gardening space, and has transformed a space once filled with mattresses and hypodermic needles into a community gathering place.

Los Angeles expects that a new network of green alleyways will help the city meet its goal of increasing stormwater capture to 50 billion gallons by 2035; currently, the city saves 8.8 billion gallons annually, The New York Timesreported. The newest alley in the network centered in the city’s South Park neighborhood is projected to capture 700,000 gallons per year.

Making space for the community

In Baltimore, the issue was trash. Leanna Wetmore, the community coordinator for the Baltimore Waterfront Parternership’s Healthy Harbor Initiative, had been trying to figure out a way to engage the local communities in her organization’s goal of having a fishable waterway. “But it’s hard to talk to people about clean water in our city, when there are a million other important issues,” Wetmore says.

An alley makeover underway in Baltimore. (Healthy Harbor/Flickr)

So she decided to focus on the garbage pileup in neighborhood alleys. The trash that piles up there filters down through the storm drains and into the harbor; getting the community on board with getting rid of the trash, Wetmore thought, would bring people together and start to free up the water. The Healthy Harbor Initiative’s Alley Makeover Program brings communities together to clean up their alleyways, then implement some “small, cheap improvements that reset people’s expectations of what an alleyway can be,” Wetmore says. Through a $30,000 grant from the Rauch Foundation, 20 alleyways in six neighborhoods are now covered in murals and artwork; they’re filled with block parties and cleared of trash.

Seattle decided in 2008 to clear its alleys of dumpsters, moving instead to a trash-bag collection model of waste management. The same year, theInternational Sustainability Institute (ISI), based in Seattle’s Pioneer Square neighborhood, partnered with Gehl Architects on a survey of downtown Seattle’s public spaces, which identified the newly dumpster-free alleys of Pioneer Square as a a potential asset. Pioneer Square, says Liz Stenning, the public realm director for the Alliance for Pioneer Square, had fallen on hard times: it was mostly devoid of retail, office workers left after closing hours, and the streets were quiet.

Inspired by the feedback from the Gehl report, ISI cleaned up the alley adjacent to its office, and hosted a party. It was a rainy night, Stenning says, and the festivities weren’t much more than a local musician and some folding chairs, but people stayed. Since then, ISI has partnered with Stenning’s organization, the Alliance for Pioneer Square, to revitalize alleyways throughout the neighborhood; they now play host to anything from projecting World Cup games from the back of a U-Haul truck, to cat adoptions, to revolving art installations. “We were just trying to do things that change people’s perspective on being in an alley,” Stenning says.

The next frontier for retail

It wasn’t long before local businesses caught on. In Pioneer Square, Back Alley Bike Repair opened its doors in 2011 onto the 700-square-foot Nord Alley; independent restaurants have moved in and capitalized on the 15 or so revitalized passageways as outdoor seating areas.

The opening celebration for Bike Alley Bike Repair in Seattle. (Kari Quaas)

When it opened in 2012, the East Cahuenga Alley in Los Angeles swiftly drew crowds. The brainchild of a member of the Hollywood Business Improvement District, the plan for the lane—once known as “Heroin Alley”—re-imagined it as a pedestrian space filled with outdoor dining and an artists’ market on Sundays. The Los Angeles Sustainability Collaborative compiled an extensive report on the space, Freedman says, to “put a spotlight on what happened in one community, to show what could be possible for others.”

Though Freedman’s organization focuses primarily on the Los Angeles area, the success of the East Cahuenga Alley model has radiated out to other cities. The Z Block office and retail development is slated to open in Lower Downtown Denver next year; the developer on the project told The Denver Post that the alley bisecting the site was as much a focus as the buildings themselves. While previous alley activations in Denver were limited to one-offs, the Z Block alley will play permanent host to a distiller, a chocolatier, a coffee-bean roaster, and an ice-cream shop, all of which will open out onto the small street.

Historically, Freedman says, urban alleyways were often places of dangers or sources of shame. But in the places where these spaces have been revitalized and repurposed, there’s a particular delight in their new use. The success of these projects, Freedman says, “shows how it’s possible to take a space that was once a liability, and turn it into a resource.”

Original article.

May 252016
 

Last year the Institute of Museum and Library Services offered a catchy statistic: the United States has more museums than all the Starbucks and McDonald’s combined.

It’s easy to understand why cities will leap at the opportunity to invest in new structures: “Starchitect”-designed buildings, from the Santiago Calatrava-designed Milwaukee Art Museum to Brooklyn’s undulating Barclays Center, could add an iconic image to the cityscape and garner positive media buzz.

However, such massive public investments in permanent structures (what I’ve dubbed “concrete culture”) are bad deals and bad policy for urban economic development. Once the hoopla fades, cities can be saddled with millions in debt and mixed results. Take, for example, Charlotte’s NASCAR museum. Built in 2010 at a cost of US$160 million, the facility has not met attendance projections and, according to the Charlotte Observer, is losing $1 million a year.

Given the economic costs and risks, why do museums, stadiums and other “concrete culture” receive such a privileged place in urban development? After spending the past 10 years conducting research on the topic, I’ve found that this privilege should end; as an alternative, cities should champion music festivals as a cheaper, adaptable way to bolster urban communities.

The cracks of concrete culture

America – as Pacific Standard says – “has a stadium problem.”

From 1990 to 2010, over 100 sports stadiums opened across the country. Economists have long argued that these are dreadful public investmentsfor myriad reasons: they’ve been shown to stall economic growth, become underused eyesores and fleece local taxpayers. Billionaire sports team owners profit immensely from sports stadiums and – in many cases – don’t spend a dime on their construction.

Washington, D.C.’s Nationals Park, funded by taxpayers, has done little to revitalize the surrounding area. Rudi Riet/flickr, CC BY-SA

While museums and performing arts centers are often nonprofits, they require cobbled-together funding from a variety of sources, ranging from corporate philanthropy to federal, state and local governments. These, too, have come at a cost. The University of Chicago’s Cultural Policy Center found that a whopping 725 arts and cultural facilities were built in the U.S. from 1994 to 2008. Construction didn’t just greatly outpace demand; it also overextended public resources. Though they cost over $15.5 billion to build, only 12 percent of the cultural institutions that were surveyed for the report saw increases in attendance.

Museums, stadiums and other permanent structures purport to revive deteriorating parts of the city. In some cases they do. In other cases, rosy expectations aren’t met. Museums struggle in recessions, while stadiums like Washington, D.C.’s Washington Coliseum and Houston’s Astrodome are left derelict. The New York Times notes that, with the NFL’s St. Louis Rams’ relocation to Los Angeles, St. Louis dodges a fiscal bullet by not having to sign a bad stadium deal. The city wins by losing.

Meanwhile, invasive “mega events” like the Super Bowl, the Olympics and the World Cup can be economic and cultural calamities for their communities as well. Economist Andrew Zimbalist’s book “Circus Maximus” notes that, beyond prestige and perhaps some tourist revenue, these events create concrete cultural infrastructure that monopolize scarce real estate, leaving spaces underutilized for decades.

A cheaper, more equitable path

There is a cheaper, more equitable path toward creating culturally vibrant cities, one that requires less public funding and much less steel and glass.

Festivals, both big and small, are becoming a more prominent feature of our cultural landscape. These events range from small street fairs to extravagant events that inhabit a city’s downtown area for a long weekend. They include Austin’s massive South by Southwest (SXSW), Boston’s smaller Jamaica Plain Music Festival, Manhattan’s mainstream Governor’s Ball and Brooklyn’s two-day AfroPunk Fest.

Billboard has noted that over 32 million people attended U.S. music festivals in 2014, and popular festivals can sell out within hours, even before announcing the lineup of acts.

Music festivals have become popular for three reasons. First, musicians and music labels are eager to perform live to offset declining record sales. Next, today’s music fans are seeking out more and more live performances. And third, municipalities – in an era of intense urban branding and competition for tourists – are becoming amenable to developing music- and event-friendly policies.

Unlike permanent stadiums and museums, festivals are nimble; they’re able to switch venues and change up programming if necessary. They’re also much more inclusive. Many are free to the public, utilize existing public spaces and cultural assets, spark interactions among community members and nurture positive images of urban areas, especially neighborhoods that might need a boost.

A model for the 21st-century city

Recognizing the value in cultivating events, cities like Nashville and Austin have learned to promote a festival-friendly environment over the last decade. Both cities established entertainment zones that balance relaxed noise ordinances with affordable, mixed-use housing. At the same time, these cities champion their distinctive character and communities by embracing their festivals as “signature events.”

Cities like Austin have marketed themselves as music-centered cities, promoting festivals as signature events. Andrees Latif/Reuters

These cities have made it easier to hold cultural events by streamlining the permitting process and allowing public parks to be used. Even their city halls have designated offices devoted to culture and music that wield bureaucratic influence and act as liaisons with local arts organizations. Some cities have even established a new position: night mayor.

In Austin, SXSW coordinates with some local nonprofits and artistic groups to better serve the local communities by offering legal, health and housing services for working musicians.

In Nashville, the Country Music Association Festival funnels millions of dollars into grade school education through its “Music Makes Us” program.

Now other cities are following their lead.

In New England, a burgeoning scene of club owners and musicians congregate each year at Newport’s Jazz and Folk festivals, where they leverage local resources to attain international notoriety. Up-and-coming musicians have a voice in the festival’s planning as members of the Newport Festival Advisory Board. They can also influence resource distribution by directing fundraising to targeted local groups.

Replicating these successes can be challenging. Research has indicated that festivals sometimes exclude local residents, and many events become vulnerable to overcommercialization. Brands, for example, often flood the visual landscape of these festivals. When I began conducting research at the Newport Folk Festival, it was the Dunkin’ Donuts Newport Folk Festival, and nearly every surface of the facility seemed to be sheathed in corporate pink, orange, and brown. (The festival has since become a 501c3 nonprofit corporation, and now brands have a more muted profile at the event.)

Carefully articulated policies around short-term events need to highlight community input and assessment, including greater representation of marginalized groups.

Some might wonder if it’s worth investing in something that leaves after only a few days. But the impermanence of festivals is a feature, not a flaw. Festivals are adaptable, using spaces that might otherwise go unoccupied, and they can act as platforms for existing local artistic groups.

As Toronto Mayor John Tory noted in his introduction to the 2016 Canadian Music Week’s Music City Summit, building buildings can be risky.

“We should build the events,” he said, “and maybe a building will follow.”

Original article.

May 242016
 

The Downtown Oxnard Vision Plan Charrette – Administrative Draft – May 23, 2016 –  is available for download.

Click the link above to view.

The Downtown Oxnard Vision Plan Charrette was held in Oxnard between January 29th and February 2nd 2016. The Charrette was organized by the City of Oxnard, the Oxnard Community Planning Group (OCPG), and the Congress for the new Urbanism – California Chapter (CNU-CA). The Charrette, lead and created for Oxnard by the CNU-CA, was a resounding success – bringing together many stakeholders from the Oxnard community.

The Administrative Draft report is the culmination of 5 days of community input and dedicated and creative work by the more than 20 distinguished planning professionals of the CNU-CA.

May 212016
 

This is a brilliant article on Placemaking by CNU-CA’s Howard Blackson. It’s a short easy read if you skim it – it’s a deep tretis on Placemaking if you think about each of the C’s and how it applies to your daily civic meanderings and our city. How does Oxnard compare to the 5 C’s – does it work? And where does it not work and what would it take to make it work? – OCPG


I live in a city that is currently updating its Community Plans. This is an historically difficult planning job because Community Plans transcend both broad policy statements (such as the amorphous “New development should be in harmony with surrounding development…”) and specific development regulations (“Front yard setbacks shall be 25 feet deep from property line…”). An issue with updating Community-scaled plans is the personal sentiment people feel for their homes and the difficulty we have in expressing such emotion within conventional 2D planning documents. The source of most conflicts and confusion I see occurring during these updates is due to the confusion over the scale and size difference of a ‘Community’ versus a ‘Neighborhood’ unit.

A community is defined as, “a group of people living in the same place or having a particular characteristic in common.” Many places have different communities inhabiting them, such as an elderly, or arts, or ethnic community living and/or working in close proximity to one another. Even the internet can be considered a place inhabited by many diverse communities. So the scale, parameters, and character of a community-scaled planning effort is difficult to define.

Usually, community planning areas are defined by political boundaries, or historic development plats and, in some deplorable cases, old insurance red-lining practices that gave a city its initial zoning districts. This being the case, I contend that the neighborhood unit is a better tool to define, plan, and express policies and regulations necessary to preserve, enhance and, yes, build great places.

The neighborhood is a physical place — varied in intensity from more rural to more urban — that many different communities inhabit. At its essence, whether downtown, midtown or out-of-town, its health and viability (in terms of both resilience and quality of life) is defined by certain basic characteristics. Easily observable in neighborhoods that work, these characteristics have been articulated a variety of ways over the years — most notably for me by Andrés Duany and Mike Stepnor. Combined, they form what I like to call the 5 Cs:

1. Complete

Great neighborhoods host a mix of uses in order to provide for our daily need to live, work, play, worship, dine, shop, and talk to each other. Each neighborhood has a center, a general middle area, and an edge. The reason suburban sprawl sprawls is because it has no defined centers and therefore no defined edge. Civic spaces generally (though not always) define a neighborhood’s center while commerce tends to happen on the edges, on more highly traffic-ed streets and intersections easily accessible by two or more neighborhoods. The more connected a neighborhood is, the more variety of commercial goods and services can be offered, as not every neighborhood needs a tuxedo shop or a class ‘A’ office building.

Photo by Liz Griffen

2. Compact

The 5-minute walk from center to edge, a basic rule-of-thumb for walkability, equates to approximately 80 to 160 acres, or 9 to 18 city blocks. This general area includes public streets, parks, and natural lands, as well as private blocks, spaces and private buildings. This scale may constrict in the dead of winter and/or heat of summer, and expand during more temperate months. Compactness comes in a range of intensities that are dependent upon local context. Therefore, more urban neighborhoods, such as those found in Brooklyn, are significantly more compact than a new neighborhood located, for example, outside Taos, New Mexico. Remember, the ped-shed is a general guide for identifying the center and edge of a neighborhood. Each neighborhood must be defined by its local context, meaning shapes can, and absolutely do, vary. Edges may be delineated by high speed thoroughfares (such as within Chicago’s vast grid), steep slopes and natural corridors (as found in Los Angeles), or other physical barriers.

3. Connected

Great neighborhoods are walkable, drivable, and bike-able with or without transit access. But, these are just modes of transportation. To be socially connected, neighborhoods should also be linger-able, sit-able, and hang out-able.

4.Complex

Great neighborhoods have a variety of civic spaces, such as plazas, greens, recreational parks, and natural parks. They have civic buildings, such a libraries, post offices, churches, community centers and assembly halls. They should also have a variety of thoroughfare types, such as cross-town boulevards, Main Streets, residential avenues, streets, alleys, bike lanes and paths. Due to their inherent need for a variety of land uses, they provide many different types of private buildings such as residences, offices, commercial buildings and mixed-use buildings. This complexity of having both public and private buildings and places provides the elements that define a neighborhood’s character.

5. Convivial

The livability and social aspect of a neighborhood is driven by the many and varied communities that not only inhabit, but meet, get together, and socialize within a neighborhood. Meaning “friendly, lively and enjoyable,” convivial neighborhoods provide the gathering places — the coffee shops, pubs, ice creme shops, churches, clubhouses, parks, front yards, street fairs, block parties, living rooms, back yards, stoops, dog parks, restaurants and plazas — that connect people. How we’re able to socially connect physically is what defines our ability to endure and thrive culturally. It’s these connections that ultimately build a sense of place, a sense of safety, and opportunities for enjoyment… which is hard to maintain when trying to update a community plan without utilizing the Neighborhood Unit as the key planning tool.

–Howard Blackson

Original article.

May 202016
 
Extraordinary strides have been made in the advancement of placemaking over the past twenty-five years.

Think about it. In the years prior, the term “placemaking” wasn’t even in common use by developers, designers and planners. Nor were terms such as form-based code, new urbanism, smart growth, transect,charrette, visual preference survey, traditional neighborhood development, transit-oriented development,sprawl repair/suburban retrofit, return on infrastructure investment analysis, tactical urbanism,WalkScore, complete streets, context sensitive thoroughfare design, LEED-ND, light imprint infrastructure,WalkUP, the original green, lean urbanism, the high cost of free parking, etc.

Lafayette Downtown Character Code

Intent page from the Lafayette Downtown form-based code. Click for larger view

What has not changed over the last 25 years is that decisions regarding the growth and development of our communities are still being made by community leaders who might be experts in politics, but do not have an adequate understanding of placemaking principles.

Uninformed decisions can lead to bad results. You are familiar with the types of poor policy decisions that spring from this uninformed position— all road widenings are “improvements,” all density is bad, the public works department should treat an urban area exactly the same as a suburban area, etc.  For those of us who are focused on improving our communities through competent urban design, this is a source of great frustration.

So here are my Top 10 Techniques for Educating Community Leaders about Placemaking. If you find yourself similarly frustrated, consider the following tools for those  you believe are open to enhancing their knowledge (not everyone is).

1. Lunch. Lunch is rarely adequately leveraged because it is viewed as nothing more than… lunch. But your placemaking initiatives are essentially political issues, and if you want political support you need to build trust with leaders. Whether it is lunch, breakfast, dinner or drinks, start building the relationship and along the way view it as an opportunity to provide valuable information that will help the leader make more informed decisions. And budget for it.

2. Speaker Series. Establish a formal speaker series that brings compelling practitioners to town to speak about your community’s hot topic issues. If you need to gain a lot of ground in a short amount of time, try to put together a monthly series that lasts one year like Chad Emerson did in Montgomery, Alabama. The value in that program was not simply found in the speakers, but in the periodic gathering of community leaders where placemaking issues were the focus. Also consider finding partner organizations who can sponsor or co-sponsor stand-alone events at least once a year like the annual “Smart Growth Luncheon” series that the Independent publishing group has facilitated for the past eleven years in Lafayette, Louisiana.

Octavia Boulevard

Transportation planner Rick Hall speaks to Land Use first, Transportation second.

3. Private Meetings with Speakers/Consultants. When a speaker or consultant comes to town, do not rely upon public events to connect with community leaders. Rather, schedule private meetings where frank discussions can occur without the fear of media coverage. Try to schedule these meetings over a meal if possible. When I conduct Smart Growth Workshops for a local association of the National Association of Realtors, the private meetings are oftentimes more important than the public workshops themselves.

4. Local or Regional Conferences. The Center for Planning Excellence has hosted the multi-day Louisiana Smart Growth Summit in Baton Rouge for the past ten years. It brings national speakers to town, and this recurring dialogue has dramatically improved the quality of projects in the region and state. The Institute for Quality Communities in Oklahoma is another regional organization that is making a differencewith this tool.

5. National Conferences. While joining a community leader at the annual Congress for New Urbanism, or the New Partners for Smart Growth Conference or the International Downtown Association Conferenceis an outstanding way to enhance the knowledge of that community leader, the truth is that it is very hard to do this because most community leaders are unwilling to take the three or four days away from their busy schedules to attend unless they are already fully on board with your placemaking initiatives.

6. CityBuilding Exchange. The CityBuilding Exchange is designed to overcome the objections to other national conferences by compacting the content into two days, limiting participation to 100 registrants, holding the event in a place filled with placemaking lessons (this March it will be in New Orleans), and focusing the content on the tools and ideas that community leaders need to understand from the nation’s leading practitioners.

7. Field Trips/Walking Tour. A field trip with community leaders to a place that can serve as a model for where you want to go (or where you do not want to go) as a community is a highly effective educational tool because it permits the conversation to get real. After attending a SmartCode Workshop in 2003, Texas Representative Mike Krusee facilitated a field trip of all of the mayors in the Austin region to visit Washington, D.C. so that those leaders could better understand how transit oriented development could improve the quality of life in the Austin region. In 2004 Austin approved its first commuter rail referendum. Note that the field trip also permitted the building of relationships between community leaders that can form the basis of working together in the future. Finally note that a walking tour can be incorporated into a field trip (or be a stand alone event in your community) where an expert in urban design can take community leaders on a walk down a street and talk about the urban design elements that are working as well as those that are not working. Once again, these trips bring to life the concepts in a way that gets beyond the platitudes on placemaking.

Octavia Boulevard

Greater Austin Mayors’ Field Trip to Washington D.C.
Octavia Boulevard

Nathan Norris conducting a Walking Tour to community leaders in Grapevine, Texas (the DFW area).

8. Personal Emails. National news articles, local news stories or the release of a new study on an important placemaking topic can serve as an opportunity for you to email a community leader with your perspective on an issue. Instead of simply forwarding the information to the community leader, make sure that you clearly and succinctly state how the information relates to making your community better.

9. Webinar/OnLine Video Presentations. Watching webinars (whether new or old) or online video presentations together with community leaders can be a difficult sale, but it is worthy of your consideration — especially if you set it up as a “lunch ’n learn” event or even have end of the day cocktails. This tends to work better with community leaders who are on city staff as opposed to elected politicians.

10. Books, Web Sites, Blogs and eNewsletters. Provide resources to community leaders so that they can learn more on their own. Your efforts should focus on two basic approaches. First, buy a book or series of books that are particularly relevant to your community, then loan or give those books to community leaders. In my community, I use Jeff Speck’s book, Walkable City as the introductory primer on placemaking. Second, have a very, very, very short list of resources such as websites, blogs, a LinkedIn Group or e-newsletters that you can recommend as an ongoing source for information.


Quality Information, Patience and Persistence = Success. Regardless of the tools you choose to use, remember that the mission will not be accomplished in a day. But, if you exercise patience and persistence, you will improve your community by arming your community leaders with the information they need to make better decisions.

Original article.

May 202016
 
Beach density and climate action zones offer a proven, two-tier approach to fitting housing comfortably within our current lifestyle.

Source: Howard Blackson

California’s Bay Area housing disaster tells Southern Californians that our housing crisis will only get worse and doing nothing is both an irrational and irresponsible response. We are faced with deciding to have more neighbors or pay more taxes as we desperately need money to fix our city’s crumbling infrastructure.  The conundrum is that we despise taxes and the mere mention of ‘density’ polarizes any discussion into either demands for no new growth or building tall towers.

I believe answers to meet San Diego’s housing demand are found in the following two-tier approach:

The first tier is a baseline ‘Beach Density.’ An existing housing model found in our older, traditional beach neighborhoods that fills our need for the ‘missing middle’ types of housing. This model is essentially a residence or shop with three (3) to five (5) units on each lot that are no more than two (2) to three (3) stories tall. All of these homes and businesses are mixed together every few blocks or so. By allowing every lot in San Diego’s urbanized areas to have up to five (5) units’ by-right, we have the opportunity to solve for our critical housing and infrastructure financing deficiencies without dramatically altering our city’s character. Ultimately, the entire city can enjoy and benefit from our healthy, outdoor lifestyle that this Beach Model provides us.

Beach density. Source: Howard Blackson.

The second tier is more precisely located ‘Climate Action Zones.’ Per its recently adopted Climate Action Plan, the city of San Diego is required to take actions to “Implement transit-oriented development within Transit Priority Areas,” and to “[a]chieve better walkability and transit-supportive densities by locating a majority of all new residential development within Transit Priority Areas.” In combination with the Beach Density’s baseline housing bump, these Climate Action Zones are intended to achieve our city’s legally binding Climate Action Plan within a reasonable timeline.1 We cannot expect the city to complete it all at once, but it can accommodate for an urban acupunctural approach… pin pricks at key points to make great change.

These ‘zones’ will require updated and new city policies, including community plan updates, to facilitate increases of land use intensity near our region’s transit investments. Fortunately, we have one of our nation’s first and best Transit-Oriented Development (TOD) guidelines written by planning guru Peter Calthrope in 1992 that have sat neatly on a shelf in the city’s Planning Department over these many years, having been emasculated by our currently suburban and convoluted parking regulations. We should dust these off, as they’ve been proven throughout the world – as well as Portland – to increase transit ridership. In addition, we should manage our off-street parking and simplify one space per unit to permit transit, walking, and biking to be as advantageous as driving.

A ‘tower’ in San Diego is a building over 7 stories, and are only appropriate in one or two areas beyond downtown. However, 4 – 6 stories have been built in our old streetcar neighborhoods since their founding 100 years ago, as this height is a ‘walk up’ and appropriate in ‘walkable’ neighborhoods. Climate Action Zones should be located on the 4 to 8 blocks (600 feet radius) around primary intersections with cross-street transit service, currently built as 60’s era gas stations, drive-thrus, and strip centers.

San Diego Climate Action Zones - after map

San Diego after Climate Action Zones

Data shows that the majority of trips within 600 feet of a transit station are made by transit, bike or foot. These zones would permit mixed-use, up to 7 stories/90 feet tall max, using our TOD guidelines that allow for shared parking ratios with limited Community Plan conformance reviews in order to ensure transition steps to protect neighbors. Rather than waiting to build another Rancho del Rancho on our suburban periphery, these retrofitted intersections will be the focus of new development for the next 15-years. Successful case studies include Salt Lake’s Commuter, Light Rail (LRT), and Streetcar corridor economic engine, Dallas’s new LRT stations and Klyde Warren Park and Historic Streetcar value explosion, and Denver’s new infill coding success.

It is untenable to keep century old urban communities from change. But we know change brings fear to local citizens, which is why this two-tier approach makes very clear that new housing can fit comfortably within our current lifestyle if we explicitly plan for what we need using San Diego proven models.  Finally, we have to plan for the change we want in order to fix our infrastructure, add public spaces, and to continue to be relevant to working economies by providing attainable housing, accessible transportation, and our unique outdoor lifestyle.

Original article.

May 202016
 
Participants in Decatur’s Porchfest take over the streets. Source: Instagram user oakhurstporchfest.

It seems everywhere I turn lately I stumble my way into a conversation on creative placemaking — people looking at the activation of public space as a way to further their personal and collective passions and pursuits.

It’s heartening. I’m a firm believer that our taking of emotional ownership over the spaces in between the stuff we build and buy pays critical dividends towards a lot of the things we purport to care about: community, our children, the environment, even various spiritual and religious callings many hold dear.

In short, public space is the world we share. And it’s better when it reflects the whole of who and what we are.

The role of government

Given that public space is the purview of local government, it’s unsurprising that much of the creative placemaking conversation is taking place in our city halls and public meetings. And what I’ve found, even among the most progressive governments who actually want to foster a culture of creative initiative, is a sense of discomfort with exactly what role to play.

By definition, governments are in a position to lead. They set and enforce rules. They manage municipal funds. They decide what is and isn’t going to get done. But, driven as they are by elected officials, they’re also very adept at following. What politician hasn’t checked to see which way the wind’s blowing at least a time or two before taking a position?

Leading and following. They’re good at it. They’re set up that way.

But that’s the rub. Because when it comes to human expression and the activation of space, neither role produces particularly good results. They may lead to a parade being organized or a festival being produced or a mural being decided upon and painted— all of which are valuable things — but they will never engender our innate, and ceaselessly attractive compulsions to do, make, create and share.

For those things to happen in an unbridled, chaotic and indisputably authentic way, government needs to do the one thing it’s most uncomfortable doing: get out of the way.

A difficult mindset

I was reminded of this fact recently at a presentation by Aaron Friedman, the founder of Make Music New York now taking his ideas to other communities as the executive director of the nonprofit Make Music Alliance. He was in Atlanta exploring how folks from the arts and from local governments and other institutions might start working together to launch a Georgia version of the event.

For nearly an hour he detailed what Make Music Day is all about, which I’ll try to paraphrase: An international holiday where people take to the streets in a freeform celebration of music and public space.

Fostering that, he detailed the behind-the-scenes work typically required — permitting, securing good performance spots, doing matchmaking between musicians and venues — to make such a vision become real and allow people a genuine sense of freedom that they’re able to express themselves musically in whatever way they feel.

Closing his remarks he opened the floor to questions, and that’s where things got a little bit weird. Because so many of the questions were a variation of this: “How do you prevent people from doing such and such?” Or “how do you ensure people participate in the appropriate way?”

Aaron was very patient and answered each question with some variation of “You don’t.” It was all very amicable and necessary to a group of people finding some common footing towards a shared endeavor but it really reminded me that the challenge being faced is not just one of government. We’re all conditioned to think the same way. Who’s in charge? What’s the program? What are the parameters?

All the questions that typically deflate the true essence of creation.

Now what?

So it’s a challenge. Government plays a very big role in physical placemaking. They drive the construction of physical infrastructure. If a plaza gets built, it’s typically the work of city hall and, if not, it’s still most likely the work of large and powerful forces.

Once it’s built, what I often see among spirited souls within the system is the questioning of how to thenactivate the space. And that’s a totally logical concern when you think systematically. But lately I’ve been increasingly convinced that the best approach is the opposite one: you don’t.

It’s not the time for government to do more. It’s the time for it to do less.

The mandate should not be that we’re going to build and activate a space. The mandate should be that we’re going to build the right space, that embodies the values and aspirations of the community, and then we’re going to get out of the way and allow community to flourish within it in whatever way people choose to do so (within your basic health and safety parameters, obviously).

The Strong Towns way

None of this is any great revelation to followers of Chuck Marohn’s Strong Towns movement, but I mention Chuck because, in addition to conversations about placemaking, we’ve also had a number of exchanges about our kids. And that’s the analogy that really seems to fit here:

Know when to let go.

We love our kids. We create them, we nurture them, we help mold them, hopefully, into people of character and conviction. But then we reach the point where our role is done. And even though we know, if we’re honest with ourselves, just how clueless they actually are when compared to the wisdom they’ll gain over time, and just how likely it is that they’ll stumble and do mindless, idiotic things as they grow and mature, we let them go.

And you know what? More often than not, they end up amazing us with what they do. Or make. Or create. Or share.

That’s the relationship government needs to have with creative placemaking. Inspire an active citizenry. Create supportive infrastructure. Invest in public space.

But then set people free to be who they are. You just might be amazed by what happens.

Original article.

May 202016
 
Several common assumptions about new urban codes fail to stand up to scrutiny.

Form-bases codes encourage a wide variety of housing types, such as quadplexes—not just high-density residential units.

Since 1981, approximately 600 form-based codes (FBCs) have been prepared for communities across the US, and 362 of them have been adopted. Most of the adoptions have taken place in the past 10 years.  But as exciting as that may be, what’s more exciting is that these numbers are miniscule when you think about how many communities exist in the US. If this reform of conventional zoning is increasingly gaining acceptance and being applied to larger areas, why are there still so many misconceptions?

Despite a wide variety of improvements in how form-based codes are strategized, prepared, and used, many of the planners, planning commissioners, elected officials, members of the public, and code practitioners I meet continue to harbor misconceptions or misunderstandings about these codes. Here are the ones I encounter most:

FBC dictates architecture. Some of these codes do prescribe details about architecture, but most do not. Perhaps because many of the early codes were for greenfield projects where strong architectural direction was needed or desired, the perception is that a FBC always regulates architecture. Yet the majority of codes I’ve prepared and reviewed (30 authored or co-authored, 10 peer-reviewed, 9 U.S. states, 2 foreign countries) do not regulate architecture. I’ve prepared codes where regulation of architecture (style) was important for a historic area, but those requirements did not apply anywhere else. The “form” in form-based codes may mean architecture, but not necessarily. Form can refer to physical character at many different scales—the scale of a region, community, neighborhood, corridor, block, or building.

FBC must be applied citywide. To my knowledge, Miami, and Denver are the only US cities that have applied form-based coding to all parcels within their boundaries. In general, FBCs are applied in two ways: to a site to implement a development project or to several areas as part of a zoning code amendment or update. This second category sometimes involves reconfiguration of the zoning code to retain a set of conventional zones for “automobile-oriented suburban” patterns while adding form-based zones for “walkable-urban” patterns. This is called a hybrid code because it merges the conventional zoning and form-based zoning provisions under one cover, in one set of procedures.

FBC is a template that you have to make your community conform to. Untrue. Conventional zoning, with its focus on separation of uses and its prohibition of ostensibly undesirable activities, often conflicted with the very places it was intended to protect. Perhaps what some refer to negatively as a form-based code’s “template” is the kit of parts that repeats from one community to another—the streets, civic spaces, buildings, frontages, signage, and so forth. But a form-based code is guided by how each of those components looks and feels in a particular community. The FBC responds to your community’s character.

FBC is too expensive. FBCs require more effort than conventional zoning—but then, conventional zoning doesn’t ask as many questions. FBCs reveal and thoroughly address topics that conventional zoning doesn’t even attempt.  Some communities augment conventional zoning with design guidelines; those guidelines aren’t always included in the cost comparison, and in my experience they don’t fully resolve the issues. A FBC has the virtue of ensuring that your policy work will directly inform the zoning standards. Further, the the upfront cost of properly writing a FBC pales in comparison to the cumulative cost of policy plans that don’t really say anything, zoning changes that require the applicant to point out reality, hearings, and litigation over projects.

FBC is only for historic districts. FBCs can be applied to all kinds of places. Granted, they are uniquely capable of fully addressing the needs of a historic district because of their ability to “see and calibrate” all of the components. Such a FBC works with not instead of local historic procedures and state requirements. This is in contrast to conventional zoning’s focus on process and lack of correspondence with the physical environment it is regulating. While a FBC can be precise enough to regulate a very detailed and complex historic context, that same system can be fitted with fewer dials for other areas.

FBC isn’t zoning and doesn’t address land use. If your FBC doesn’t directly address allowed land uses or clearly rely on other land use regulations, it is an incomplete FBC. Some early FBCs were prepared as CC&Rs (covenants, conditions, and restrictions) because of particular development objectives, and some well-intended early FBCs oversimplified use restrictions. Since then, FBCs have augmented or fully replaced existing zoning, including land use requirements.

FBC results in “by-right” approval and eliminates “helpful thinking by staff.” With so much emphasis on how FBCs simplify the process, it’s understandable that this perception has caused concern. Throughout the FBC process, focus is placed on delegating the various approvals to the approval authority at the lowest level practical. I’ve seen few codes that make everything “by right” over the counter. The choice of how much process each permit requires is up to each community. Through a careful FBC process, staff knowledge and experience does go into the code content through shaping or informing actual standards and procedures.

FBC results in “high-density residential.” FBC does not mandate high-density residential.” Instead, it identifies housing of all types—from single-family houses to quadplexes, courtyards, rowhouses, and lofts over retail—and explains their performance characteristics. Density is one of many such characteristics. Through the FBC process, communities receive more information and decide which kinds of buildings they want and where. FBCs enable higher density housing—where it is desired by the community—to fit into the larger context of the community’s vision.

FBC requires mixed-use in every building regardless of context or viability. Conventional zoning has applied mile upon redundant mile of commercial zoning, resulting in an oversupply of such land and many marginal or vacant sites. By contrast, FBCs identify a palette of mixed-use centers to punctuate corridors and concentrate services within walking distance of residents and for those arriving by other transportation modes. FBCs identify the components; it’s up to the community to choose which components fit best and are most viable in each context.

FBC can’t work with design guidelines, and complicates staff review of projects. Because conventional zoning doesn’t ask a lot of questions, most planners have had to learn what they know about design on the job, and need design guidelines to fill in the gaps left open by the zoning.  That’s how I learned. A well-prepared FBC doesn’t need design guidelines because it explicitly addresses the variety of issues through clear illustrations, language, and numerous examples. However, we are not allergic to design guidelines; the key is to make sure that the guidelines clarify what is too complex, variable, or discretionary to state in legally binding standards.

I’m enthusiastic about FBC and regard it as a far better tool than conventional zoning for walkable urban places. However, it’s still zoning, and it needs people to set its priorities and parameters. It needs people to review plans and compare them with its regulations. Having a FBC will require internal adjustments by the planning department and other key departments, such as Public Works.

Form-based coding began in response to the aspirations of a few visionary architects and developers who wanted to build genuine, lasting places, based on the patterns of great local communities. Unresponsive zoning regulations often erected insurmountable barriers to these proposals and made proposals for sprawl the path of least resistance.

From its outset 35 years ago, form-based coding exposed the inabilities of conventional zoning to efficiently address the needs of today’s communities. Today, form-based coding is a necessary zoning reform­—one of several important tools that communities need to position themselves as serious candidates for reinvestment.

Original article.