Global Challenge: Shifting Paradigms in Creating Self- Sustaining Communities through Sustainable Urban Design By Timothy Hyungrock Haahs PE, AIA President Timothy Haahs & Associates, Inc.
Table of Contents I. Introduction 1. Framing the Problem 2. Active Strategies for Change 3. Passive Strategies for Change II. Current trends 1. The Impact of Gas Prices on Development 2. The Rise of the Town Center 3. Focus on Transit 4. Design Guidelines for Practical Application III. Case Studies 1. Annapolis Towne Centre 2. Reston Town Center 3. Rahway Transportation Center IV. Conclusion: A Replicable Framework References 3 3 4 5 7 7 8 9 10 11 11 12 12 13 14 2
I. Introduction "For all the implications of sprawl -- from job loss and economic decline, to alarming obesity, asthma rates and segregation, to the loss of habitat and global warming, to our dangerous dependence on foreign oil--all of them are driven by one fundamental problem: the mismatch between where we live and where we work." The above quote by Shaun Donavan, Secretary of the Department of Housing and Urban Development (HUD), is a telling description of the serious issues plaguing countries throughout the world today as a result of years of impractical and inefficient development practices. Trends toward suburban sprawl and even vertical urban sprawl worldwide have created vast regions which neglected to employ strategies to establish more selfsustaining communities. These decisions have resulted in complex, intertwined negative economic, environmental and quality of life impacts. The trend toward separating the places where we live and work has produced antiquated zoning ordinances, and forced this kind of fractured development. Separating housing, office, commercial and even entertainment districts has created lifestyle disconnects, and encouraged dependence on vehicles and fossil fuels. 1. Framing the Problem During the mid-1900 s, people in developed countries worldwide most notably North America sought a more suburban lifestyle and moved out of cities at a rapid pace. Enticed by the idea of owning their own single family homes, as well as the desire for more space to themselves, millions of people migrated to this more attractive way of living. While these were not necessarily shameful aspirations, the ramifications of such rapid suburban sprawl over the past nearly 60 years speak for themselves. As a result, cities throughout the world face serious issues with traffic congestion and parking problems, as well as commuter times and distances, and increased pollution. In addition, these sprawling suburbs failed to take advantage of opportunities to encourage community and a sense of identity amongst residents in these regions. These areas offer very little street life or activity, and instead are often reduced to multilane expressways and seemingly unending parking lots. These trends further fostered the dependence on 3
automobiles. On the other side of the world, many developing countries with densely populated cities, particularly those in Asia and the Middle East expanded in a much different but equally inefficient manner through vertical sprawl. This resulted in streets lined endlessly with high-rise buildings, yet still encouraged the same issues that come as a result of suburban sprawl including traffic congestion, parking constraints and lack of community. Today we face the challenge of overcoming years of inefficient and environmentally harmful development worldwide, while attempting to reverse some of the damage. As planners and designers, it is our responsibility moving forward to integrate more practical strategies, using the lessons we have learned over the past few decades to create sustainable developments, capable of supporting continued growth. These lessons can help to guide our decisions to promote more efficient, attractive and selfsustaining urban communities. 2. Active Strategies for Change There are two primary methods for addressing the global issues identified above: active and passive. Active solutions address specific topics, and implement plans to deal with them. For instance, a community might focus on the need to improve air quality by enforcing designated emissions standards, vehicle miles per gallon regulations or even higher taxes to reduce overall miles travelled. Another approach might be to offer incentives to encourage practices such as more efficient driving habits, overall individual reductions in driving and shared-use parking. Shared parking is the utilization of the same parking space for multiple user groups. For example, a downtown parking facility or lot may serve transit commuters or employees during the day, and residents or retail patrons during the evenings and weekends. This strategy helps to maximize the use of the facility, while reducing the amount of parking needed. As a result, areas that utilize shared-parking also create further opportunities for green space and more effective use of land for further development. Another active strategy for addressing these global issues is the use of technology to help relieve some of the negative impacts from sprawling development. The installation of air filtration systems is now a common practice to help reduce the damage from carbon emissions. In addition, advances in building construction practices have resulted in the ability to develop zero energy (or net zero energy) buildings. These buildings are able to operate with zero net energy consumption and zero carbon emissions annually, while also harvesting their own energy on-site. 4
Each of these active strategies can have a positive impact on the communities which choose to utilize them, and will continue to be effective considerations long into the future. However, the majority of this paper will be dedicated to passive strategies. These focus on creating long-term solutions, while working to transform the broader attitude toward urban development worldwide. 3. Passive Strategies for Change Passive strategies focus on the bigger picture when it comes to creating more sustainable urban communities. For instance, rather than focusing on reducing the problems associated with vehicle emissions and traffic congestion through regulations, taxes or even technology, these strategies consider why these issues actually occur, and then identify opportunities to reduce or even eliminate them. This leads us to the heart of this paper which is to discuss the establishment of self-sustaining communities. What has been termed the cell or village concept, we will focus on these replicable developments which seek to reduce sprawl and encourage density in smaller areas. The integration of housing, retail and office space, as well as educational, cultural and religious destinations in one place will help to create communities capable of developing and sustaining themselves, while creating more walkable environments. The rise of Smart Growth planning and design concepts, as well as the growing popularity of mixed-use town center and transit-oriented developments, are positive steps toward changing these habits. Factors driving this transformation include everincreasing gas prices, a greater focus on sustainability, and a desire for the convenience and walkability that areas based on these strategies have to offer. Smart Growth is defined as anti-sprawl development that is environmentally, fiscally and economically smart. Demographic shifts, a greater focus on environmental responsibility, and community efforts toward more sustainable planning and design strategies are what originally inspired the advancement of Smart Growth principles. Smart Growth planning seeks to implement a variety of principles, with the end goal of developing more sustainable and vibrant communities. Some of these principles include: 5
Creating a range of housing opportunities and choices provide quality housing for people of all income levels with access to education, transportation, and other necessary amenities and services Creating walkable neighborhoods locate housing, offices and retail within convenient walking distances and with pedestrian access throughout Encouraging community and stakeholder collaboration promote collaboration between citizens and stakeholders to establish greater community understanding and investment Fostering distinctive communities with a strong sense of place design to reflect the desired culture and environment for residents and create a more consistent community fabric Employing a mix of land uses support community growth by integrating a variety of uses in close proximity and with access to transit Preserve open space create opportunities to preserve natural areas and habitats to serve as community space and improve quality of life Providing a variety of transportation choices encourage the use of transit by developing areas with convenient access to bus and rail transportation options Directing development toward existing communities identify the resources offered by existing neighborhoods and infill areas to help preserve open space and utilize already developed land Although the desire for a more wide open and less congested lifestyle produced the suburban sprawl of the past few decades, today s Generation X and Generation Y populations have gone the opposite direction in their desires. Many people today seek a more diverse urban lifestyle, as well as seek opportunities to live in places where they can walk to work, to eat or gather with friends in close proximity to home. Further, communities that promote a more attractive sense of place and bring people of similar lifestyles together are extremely popular throughout the world, particularly in Europe. 6
According to a report by Robert Charles Lesser & Co. approximately 86% of U.S. Generation Y renters are moving into areas that are walkable. Nicknamed the Smart Growth Generation they are willing to pay more to live in places where they can either drive less, or not drive at all. These generations also have a greater focus on social responsibility. They are more concerned than their predecessors about the impacts of vehicle emissions on the environment, and the option to drive less is a major factor in their renting or buying decisions. II. Current Trends 1. The Impact of Gas Prices on Development As gas prices continue to escalate, more and more people will look for living arrangements in which they do not need to be as car dependent. Although in the United States we have been fortunate to maintain relatively low gas prices compared to those of other continents, this will likely not always be the case. However, although this may seem like an inconvenience, in the long run it may serve as an opportunity to encourage communities to incorporate more smart growth strategies into their planning decisions. Consider Europe and its history of significantly higher gas prices than the United States and other developed countries. While this may seem like a nuisance to many, this fact has actually helped to shape the development of these cities into more selfsustaining, walkable communities. According to a study by the Journal of the American Planning Association, European cities with higher gas prices also use far less gas than cities of similar size in other developed nations. Further, it is no coincidence that many of the major European cities also have higher rates of tourism than American cities of similar sizes. European cities are able to function successfully with very little need for vehicles, and many international tourists are attracted to that benefit when weighing their travel options. Many newer cities in 7
the United States, although experiencing significant growth in recent years, have continued to revolve around the car as a primary means for getting around. Their ability to generate tourism continues to lag behind the cities of Europe, as does the significant revenue potential that comes with. Source: P. Newman, JR Kenworth; Gasoline Consumption and Cities: A Comparison of U.S. Cities with a Global Survey, Journal of the American Planning Association, 1989. All of these factors are proof of why the cell concept is such a practical and strategic approach to development. Although in the United States we may not be able to completely alter the existing structure of our urban, suburban and even rural communities (nor should we feel that we must), we can still keep these concepts in mind as we seek to redevelop and revitalize existing communities and create new ones. 2. The Rise of the Town Center These trends have already had a significant influence on many of our metropolitan regions, with no signs of slowing. Today there are hundreds of new, small-scale, urban and suburban infill projects underway to reestablish walkable streets and blocks. Already these areas have seen decreases in sprawl and traffic congestion. The main goal of the cell or village concept is to incorporate many or all of the destinations one would normally go to throughout the day into one place, or a much smaller, denser area. Locating residences, offices, restaurants, entertainment venues and more all within walking distances of each other is the most effective strategy for creating a pedestrian friendly urban neighborhood, as well as generating more street level vibrancy. Couple this with proximate access to transit, and these are the ingredients to creating a successful, self-sustaining community which will offer the convenience and walkability that so many desire. This will also help to reduce many of the environmental hazards realized to date as a result of sprawl. 8
The Cell Concept These mixed-use town centers have used the integration of housing, retail, offices together in one place to help revitalize their neighborhoods to create more active and vibrant people places. Walkable neighborhoods, which include access via mass transit, are the new wave of development and will continue to inspire the way we develop communities now and into the future. 3. Focus on Transit One of the most significant factors in the growth and success of many communities is the availability of adequate transit options. Traffic congestion, increasing fuel costs and a greater focus on Smart Growth strategies are all issues which have encouraged many to seek alternative transportation options other than driving. Many people today see the availability of transit as a significant issue driving their likelihood to live or work in an area. Even if their ultimate goal is not to get rid of their vehicle completely, many look for opportunities to drive less and utilize mass transit more. For instance many people in the suburbs, particularly those who commute into the larger cities for work or entertainment, enjoy the option to park their vehicle outside of the city, or even in their own neighborhood, and commute via rail or bus to their destination. Another transit-focused development strategy that has proven successful in recent years is the integration of transit-oriented developments (TOD s). TOD s are mixed- 9
use communities that include residential, retail and office development all within close proximity to mass transit stations. TOD s are typically located in high-density areas which seek to focus on walkability and pedestrian connectivity, while effectively implementing transit for people who live, work and visit there to use. The effective utilization of transit has and will continue to play a significant role in creating sustainable communities worldwide. Providing opportunities for people to be less dependant on their vehicles through convenient access to transit will have a positive impact on the growth and development of the overall community. In addition, this strategy will continue to promote greater environmental awareness and help to reduce the emissions from vehicle trips replaced as a result of transit use. 4. Design Guidelines for Practical Application While these big picture concepts are exciting to discuss, and inspire the framework for creating these muchneeded communities, it is important to consider the specific design guidelines which go into ensuring their success. First, and most importantly, we must consider the issue of security. Not only does creating activity and street-level vibrancy provide a more attractive sense of place for residents and visitors of these communities, but it also helps to establish a greater sense of safety and security. Avoiding layouts which may create opportunities for crime will negatively impact the development and hinder its opportunities for success. Along those lines, it is important to design for pedestrian scale to encourage foot traffic. Whether they feature highrise buildings or not, this will create a more positive impression for these communities and help to establish a more attractive sense of place to keep people coming back again and again, and encouraging more people to move in. Finally, another important factor to consider in the development of these communities is parking. Although the goal is to reduce dependence on the automobile, many people, particularly in the United States, still desire to own and have access to a vehicle. An important consideration is the integration of convenient parking alternatives for both residents and visitors. Parking can play an important role not only in encouraging more pedestrian movement at street level, but also in sparking further growth in surrounding areas. Early consideration of parking in the planning process will identify the best 10
opportunities for integrating parking, as well as create the potential for incorporating mixed-use to utilize potentially limited space more effectively. This strategy can increase activity in the community, as well as architectural appeal and pedestrian scale for the structure, the streetscape, and the entire block or neighborhood. Combined with the implementation of shared-use strategies, this strategy can generate additional turnover, and revenue, and magnify activity on-street. While all of these concepts stir up exciting discussions and brainstorming opportunities, they ring hollow without real life case studies to showcase their accomplishments. Highlighted below are some recent examples of projects that have successfully implemented these concepts in the United States. Each of these projects employed these ideas to establish vibrant and thriving communities in their respective locations, and continue to operate based on this model. III. Case Studies 1. Annapolis Towne Centre The Annapolis Towne Centre is located in Parole, Maryland and serves the Washington, DC/Baltimore, Maryland area. Serving as a model of specialized mixed-use development incorporating a variety of uses and demographics, it provides those who live and work there with an inviting sense of community, and the convenience of a walkable mixeduse neighborhood, complete with adequate and convenient parking options. The Towne Centre incorporates a number of public areas throughout, creating an exciting and unique community for residents and visitors. Plazas, courtyards and outdoor cafes present a charming downtown atmosphere for the neighborhood, encouraging more street level vibrancy and creating a greater sense of security. Parking has and will continue to play a critical role in the success of the development, providing essential infrastructure to support the increasing growth and density of the site. The center includes two parking structures which feature mixed-use space and blend seamlessly into the fabric of the surrounding buildings. The garages serve as a gateway to the center, providing an attractive, comfortable, and convenient experience as residents, visitors, and employees come and go. 11
By integrating residential properties with substantial mixed-use, the Annapolis Towne Centre reduced the need and incentive for residents to drive to other areas for shopping and dining. This has helped to reduce vehicle trips, and consolidate multiple uses in structured parking. The Annapolis Towne Centre provides those who live and work there with a sense of community within a walkable mixed-use neighborhood. 2. Reston Town Center Reston Town Center is located in Reston, VA, just outside of Washington, DC. Similar to Annapolis, Reston combines an exciting mix of retail, restaurant and offices, which have helped to mold the development into a completely self-sustainable community. A variety of entertainment destinations bring visitors from all over to add to the unique sense of vibrancy that gives Reston its appeal. Combined with convenient access via mass transit, all of these components make Reston an ideal mixed-use community. Like the Annapolis project, planners of the Reston Town Center realized the importance of integrating safe, adequate and convenient parking to support the needs of the area. The town center includes a number of parking facilities which serve both residents and visitors, and which include mixed-use to utilize space more effectively, as well as create a more vibrant pedestrian experience. Although there is significant parking located at the development, once people arrive there is no longer a need to drive anywhere as there is convenient pedestrian connectivity to all destinations. 3. Rahway Transportation Center The city of Rahway, NJ is in the process of implementing a major revitalization initiative in its downtown. Recently, the New Jersey Department of Transportation designated the city a transit village, recognizing the community for its efforts in adopting the principles of Smart Growth in their planning and design efforts. Since the late 1990 s, Rahway has implemented a major effort to plan and promote mixed-use TOD on several surface parking lots throughout the city. The city recognized that so many parking lots scattered throughout a sizeable area was not the 12
highest and best use of property, particularly given their proximity to the local train station. As a result, the city and the Rahway Parking Authority developed the Rahway Transportation Center garage. The facility provides parking for the new and planned TOD projects in the city, and replaced and expanded commuter parking separated throughout the various lots. In addition to creating a more efficient and convenient parking option for commuters in Rahway and encouraging increased use of the transit station, the transportation center is also a more effective use of land in the city. The development of the structured facility took away the need for so many expansive parking lots throughout the downtown area, and consolidated them in one convenient place. As a result, the city of Rahway now has more space available for further development, as well as potential for green space within the community. IV. Conclusion: A Replicable Framework As we continue to move forward in the planning and design of new communities in both our urban cores as well as our suburban communities, incorporating the principles discussed in this paper will be critical. The concept of cellular development, promoting more self-sustaining communities, will transform the mindset of urban and suburban planning, and have an extremely positive impact on the many facets of development. Although the goal is not to create cookie cutter neighborhoods that all look the same, the overall framework for these developments is easily replicable and have proven successful in cities and neighborhoods worldwide. Keeping in mind the principles of New Urbanism, as well as sustainable design, the benefits of moving toward the continued development of these communities are endless. From reductions in carbon emissions and traffic congestion, to the improvements in human health, there are significant opportunities available today to begin to reverse the damage from the inefficient and ineffective planning and policies. As urban populations increase and available land decreases, these strategies take on even more pressure to ensure the quality of life and sustainability of cities, and even entire countries well into the future. It is extremely important to implement these strategies carefully, considering not only environmental impacts, but the effects of smart planning strategies to create active and vibrant communities which provide residents with the quality of life that we all desire. 13
References Hewlett, Charlie. (2010) The Future of Smart Growth. Robert Charles Lesser & Co., LLC Consumer Research. [PowerPoint slides]. Retrieved from http://www.rclco.com P. Newman, JR Kenworth; Gasoline Consumption and Cities: A Comparison of U.S. Cities with a Global Survey, Journal of the American Planning Association, 1989. Smart Growth Online. The Smart Growth Network. Web. 20 July 2010. 14