A FUTURE FOR THE PAST

Transcription

1 A FUTURE FOR THE PAST Urban Revitalization of a Historic Inner-City Neighborhood of Tehran CNU CHARTER AWARDS 2018

2 FACT SHEET Best of Urban Revitalization in a Historic Context SUBMISSION CATEGORY Please select one of the following: The Region: Metropolis, City and Town Neighborhood, District and Corridor Block, and Building PROJECT CHARACTERISTICS Check all those that apply to your entry: Public policy program Temporary installation Regional/town plan Transit-oriented development Incorporates universal design principles Infill/previously developed sites Incorporates and meets AIA2030 Challenge Greenfield/previously undeveloped site Placemaking plan (exclusively public space, civic buildings, or infrastructure) Includes affordable/subsidized /social housing if so, how much? Qualifies for LEED-ND certification if so, which level? Qualifies for other LEED certification if so, list here ENTRY MATERIALS AND IN-DEPTH INSTRUCTIONS Has your plan been adopted or your project broken ground? Adopted Broken Ground Neither What percentage has been built/implemented? N/A Estimated date of completion, if applicable: N/A Land Area (in acres): 13.5 Acre Project Cost (optional): N/A Civic Uses (indicate type and size): N/A Parks/Open Space (indicate type and size): 3.2 Acre - Public Open Space Number of Residential Units: 404 Residential Unit Types: Single aspect studios, two-story single aspect/one-story double aspect family units with loggias Retail, Office, Industrial Square Footage: N/A Transect zone(s) (optional): N/A If neither, why? 1

3 PROJECT DESCRIPTION PROJECT STATEMENT The subject of this project is the introduction of a new form of urban revitalization for a dilapidated and low-income neighborhood in historic inner city of Tehran, in order not only to improve the physical quality of the area, but also to strengthen the available social capital and to generate its economy through urban strategies and design. In this project, the historic fabric is considered as a resource for positive change and not as something frozen in time. This proposal looks for new kinds of building typologies which can be used as substitutes for the dilapidated ones to recreate some unique characteristics of the past while accommodating the changes that have occurred in people s lifestyle over time. Moreover, the especial attention has been given to the social needs and the common cultural values of the residents as well as the necessity of providing livable conditions with natural light, air ventilation, open and green spaces. PROJECT GOALS The first goal in this program is to, simultaneously, prevent the further destruction of the historical features of the area, improve the dilapidated fabric in order to compensate for the loss of affordable places to live, and integration of new with historic structures. The second goal is to avoid the displacement of the local population by enhancing the sense of belonging in the neighborhood through small, incremental and groundup interventions, providing the residents social needs, and benefiting them economically. Another aim is to provide a prototype which creates a sustainable neighborhood and introduces a new and better way of living (livable, walkable, with human scale and less carbon foot print) in a car-oriented and polluted city like Tehran. SITE CHARACTERISTICS Located in the heart of Tehran, the project site which once used to be a courtyard fabric with affluent residents, has lost many of its distinctive physical and social characteristics. Today, what has remained of its unique historical features is in danger of destruction in the current urban renewal practice promoted by the city and the developers. The current residents of this neighborhood are mostly low-income, traditional, and privacy is in particular of great value for them. The courtyards used to have two social functions, one as a private open space and the other as a public space for holding social gatherings in lieu of public plazas which are not present in this neighborhood. However, with the transformation of the courtyard buildings to apartment buildings, lack of open spaces has become a considerable issue. Tehran climate is mild in spring and autumn, dry and hot in summer, and cold and wet in winter. DESIGN CONCEPTS AND STRATEGIES For the design outcome, this proposal focuses on one urban block as a model for the whole neighborhood. The design guidelines are only applied to the dilapidated buildings. This proposal tries to maintain the advantages of the courtyard arrangement, but within new housing typologies that suit the scale and modern needs of the neighborhood. Therefore, two distinct social functions of a courtyardprivate and public- are divided and different spaces are provided for each: loggias and public courtyards. For this purpose, there is a need to revise the hierarchy of privacy in the building regulations in this neighborhood. As a result, with the new building typologies, instead of semi-private open spaces which are useless due to their lack of privacy, each unit would have a loggia and several number of buildings would open to a public courtyard. The third strategy is to double the current density in order to, first, make the project feasible and second, benefit the local residents economically, however, at the same time maintain the proportion and human scale of the historical fabric. Based on the parcelization dimensions in this neighborhood, we would have different building typologies. To provide guidelines for building typologies, the parcels are categorized in three groups: small, medium and large. (Principle 13) The following quotes that are from two women living in the neighborhood are not about my proposal but about their current living situations in the small apartment units. These words were a great source of inspiration in the design of this project. I never can pull back the curtains because the opposite units have a view towards our unit. Sitting in the dark all day is stifling. The common yard is useless because it is exposed to all units and is not private. When I used to live in a house I always used to be in the yard. There was light everywhere A thirty-year old housewife We do not socialize with our neighbors and due to scarcity of space in these small units, rarely a neighbor invites others to her place to read Qur an together A sixty-five-year old woman 2

4 RESPONSE TO CHARTER PRINCIPLES This proposal tries to maintain the advantages of the courtyard arrangement, but within new housing typologies that suit the scale and modern needs of the neighborhood. (Principle 24) Creation of loggias and public courtyards lead to creation of the same pattern of solid and void as historical fabric but in different scales. Moreover, in this proposal the same ratio between building heights and street width as the historic urban fabric is maintained. (Principal 6) Due to the proximity of the project site to a main transition hub (in a walkable distance), this proposal aims to maintain the walkability of the neighborhood and put emphasis on the pedestrian access. (Principle 11) Therefore, parking lots are located on the peripheral edges and no parking spaces and garages are considered inside the neighborhood and in the new building typologies. This strategy also allows more density in the same building heights. (Principle 15) The main local streets are shared streets among pedestrians, bicyclists, and motor vehicles, where pedestrians have the priority. (Principle 22) By allocating 20% of the parcels of the dilapidated buildings to public open spaces, a new range of open green spaces would be created all-over the neighborhood. (Principle 18) In this proposal, the public courtyards and the buildings around them are considered as integrated and inseparable components of the urban field and work together as a complete package. (Principle 20) The public courtyards provide a convenient space for social activities. The presence of people and activities in the public spaces in the neighborhood would increase the social interactions among the residents. (Principle 23) Although these open spaces are not gated and are open to public, their enclosure among the specified number of buildings gives character and identity to these areas and promote a sense of belonging among the neighbors sharing them. (Principle 19) This sense of belonging reinforces the sense of safety created by the eye on the street. (Principle 21) To provide better air ventilation for the single aspect units, the idea of wind catcher has been borrowed from the past and combined with the staircase. wind towers, are used for both climatic and architectural aspects. (Principle 26) In this proposal, the design guidelines are only applied to the dilapidated buildings, the valuable historic buildings and those in acceptable conditions are preserved, and the new structures are integrated with the historic ones in order to affirm the continuity and evolution of urban society. (Principle 27) Principle 6 The development and redevelopment of towns and cities should respect historical patterns, precedents, and boundaries. Principle 11 Neighborhoods should be compact, pedestrian friendly, and mixed-use. Districts generally emphasize a special single use, and should follow the principles of neighborhood design when possible. Principle 15 Appropriate building densities and land uses should be within walking distance of transit stops, permitting public transit to become a viable alternative to the automobile. Principle 18 A range of parks, from tot-lots and village greens to ballfields and community gardens, should be distributed within neighborhoods. Conservation areas and open lands should be used to define and connect different neighborhoods and districts. Principle 19 A primary task of all urban architecture and landscape design is the physical definition of streets and public spaces as places of shared use. Principle 20 Individual architectural projects should be seamlessly linked to their surroundings. This issue transcends style. Principle 21 The revitalization of urban places depends on safety and security. The design of streets and buildings should reinforce safe environments, but not at the expense of accessibility and openness. Principle 22 In the contemporary metropolis, development must adequately accommodate automobiles. It should do so in ways that respect the pedestrian and the form of public space. Principle 23 s and squares should be safe, comfortable, and interesting to the pedestrian. Properly configured, they encourage walking and enable neighbors to know each other and protect their communities. Principle 24 Architecture and landscape design should grow from local climate, topography, history, and building practice. Principle 26 All buildings should provide their inhabitants with a clear sense of location, weather and time. Natural methods of heating and cooling can be more resource-efficient than mechanical systems. Principle 27 Preservation and renewal of historic buildings, districts, and landscapes affirm the continuity and evolution of urban society. 3

5 RESPONSE TO CANONS OF SUSTAINABLE ARCHITECTURE AND URBANISM By revitalizing an existing neighborhood in the heart of a mega city like Tehran, this proposal aims to maximize social interaction, generate local economy and sustain the local culture, leading to a high quality of life and sustainability. In this project, the architecture design derives from local climate and historic architecture in order to reduce energy usage by low technology and passive solutions that are in harmony with local climate - like wind-towers, local materials with high thermal capacity and larger south openings- in order to minimize unwanted heat loss and gain. Along with the social functions, the new building typologies and their relation with the public courtyards also create a microclimate responding to three main climatic features. The ratio between the open space and the height of buildings provides sun light for the public space and for the units. The sun shadings and lattice also prevent the summer sunlight to penetrate into the buildings. The coordination among public open space, the openings, the loggias, the basement and the wind-towers provides natural air flows in all the units in the buildings. With permeable surfaces, the public courtyard has also a function in collecting the surface water. The existing gutters with the natural topographical slope guides surface water into the open spaces. This water along with the water from the roof tops are filtered and collected under these courtyards in order to be reused. Social Dimension: Public & Private / Sense of Privacy Climatic Features: Sun Light Climatic Features: Wind / Air Circulation Climatic Features: Surface Water Collection 4

6 LESSONS LEARNED By comparing this proposal with the existing condition and the current development model, following lessons can be illustrated by this project: With the new building typologies, the number of dwelling units replacing the dilapidated ones is doubled. By doubling the density, urban infill of this type and scale can revitalize the local economy. New structures do not destroy the proportion and the human scale of the historic context. There is an increase in both public and private open spaces. Gradual and phased development avoids social disruption. CURRENT SITUATION NEW PROPOSAL CURRENT DEVELOPMENT MODEL Moreover, this project argues that although feasibility is an important factor in any urban projects, mere attention to it, especially in the revitalization of a historic area, would lead to the destruction of the unique social and physical characteristics of the place. However, reinforcing the particular character of the place is not necessarily provided by repeating the same building patterns, form and density, but by understanding the architectural language of the context, in this project the courtyard buildings, and how they respond to the social needs and the local climate. Gross Area: 13.5 Acre Net Area: 12 Acre Total Dwelling Units (DU): 600 DU Net Density: 50 DU/AC Number of Dilapidated DU: 196 DU Population: 1980 Public Open Space (streets): 2.2 Acre Gross Area: 13.5 Acre Net Area: 12 Acre Total Dwelling Units (DU): 800 DU Net Density: 66 DU/AC Number of New DU: 404 DU Population: 2640 Public Open Space: 3.2 Acre Gross Area: 13.5 Acre Net Area: 12 Acre Total Dwelling Units (DU): 1000 DU Net Density: 83 DU/AC Number of New DU: 600 DU Population: 3960 Public Open Space (s): 2.4 Acre Open Space Per Capita: 48 sq-ft Public Open Space Per Capita: 52 sq-ft Open Space Per Capita: 31 sq-ft Another lesson illustrated by the project is that with community participation and the support from the city, not only revitalization of a low-income neighborhood would be possible and feasible but also it would help to generate local economy and empower the community. Private Open Space Per Capita (for new units): 28 sq-ft Semi-Private Open Space Per Capita (for new units): 20 sq-ft 5

7 CONTEXT PHYSICAL CHARACTERISTICS Mixture of building types with different forms, styles, heights and materials can be seen in the images. (Dilapidated fabric vs new and tall buildings) Project Site 2017 Project Site 1956 SENSE OF PRIVACY Raising the walls of the yards in order to block the view from tall neighboring buildings allows women to take off their scarves and use the space easily and comfortably without being seen by strangers. Dilapidated Fabric Tehran

8 Access Pattern Topography Proposed Access Land Use Built Form Sun Path Proposed Local Public Transit Building Conditions Public Open Space Wind Direction Focused Area SITE ANALYSIS 7

9 DESIGN STRATEGIES PROPOSED BUILDING REGULATION Changing the Hierarchy of Privacy PROPOSED BUILDING REGULATION Maintaining the Same Building Height to Width Ratio as the Historical Context 4-story Buildings around the Public Courtyards with Setback on the Top Floors Building Conditions 3-story Buildings along the Narrow s Setback on the Top Floors WIND-TOWER/STAIRCASE Possible Areas to Open up and Create Public Open Spaces 8

10 SITE PLAN OF THE FOCUSED AREA Showing the Distribution of the Public Courtyards and the Replacement of the Dilapidated Buildings with the New Building Typologies An Example of a Public Courtyard with a Cluster of Buildings with Different Parcel Sizes (Small, Medium and Large Parcel) All the Entrances are from the Public Courtyard. Number of New Dwelling Units around the Sample Courtyard = 22 Number of Existing Dwelling Units = 2 Total DU numbers= 24 Public Courtyard Area: 1000 sq-ft 9

11 SECTION THROUGH TWO PUBLIC COURTYARDS With the New Building Typologies around Them 10

12 Social Dimension: Public & Private / Sense of Privacy Climatic Features: Sun Light Climatic Features: Wind / Air Circulation Climatic Features: Surface Water Collection 11

13 Y > 40 ft BUILDING TYPOLOGIES TYPE A INDIVIDUAL SMALL PARCELS 3-Story Buildings No Subtraction from the Parcel for Public Open Spaces 2 Double Aspect Units One Unit on 1st Floor & a Two-Story Unit on 2nd and 3rd Floor Minimum 10 ft Setback on The 3rd Floor from the Minimum Area of a Loggia for Each Unit is 30 ft No Wind Tower TYPE B INDIVIDUAL MEDIUM PARCELS 3 to 4-Story Buildings (Depending to the Location of the Lot) The Maximum Subtraction from a Medium Parcel for Public Open Space is 20% Four DU Consists of Two-Story Single Aspect Units or One-Story Double Aspect Units Minimum 10 ft Setback on the 3rd Floor from the for 3-Story Buildings Minimum Area of a Loggia for Each Unit is 30 ft Wind Tower TYPE C LARGE PARCELS/ CONSOLIDATED PARCELS 4-Story Buildings The Maximum Subtraction from a Large Parcel for Public Open Space is 20% Eight to Ten DU Consists of Two-Story Single Aspect Units or One-Story Double Aspect Units Minimum Area of a Loggia for Each Unit is 30 ft Wind Tower One-story Double Aspect Unit X > 50 ft Parcel 10 ft X< 50 ft Parcel Y< 20 ft min 10 ft 2nd Unit (2 story-unit) X > 50 ft Parcel 40 >Y > 20 ft Two-story Single Aspect Unit Public Space Two-story Single Aspect Unit Public Space Two-story Single Aspect Unit One-story Double Aspect Unit X< 50 ft Parcel Y< 20 ft 10 ft basement 1st Unit min 10 ft X > 50 ft Parcel 40 >Y > 20 ft basement Parcel X > 50 ft Parcel Y > 40 ft basement basement Public Space Public Space Public Space Public Space 12

14 View to a Public Courtyard View to a Loggia (Sense of Privacy) 13

15 FINANCING MODEL CURRENT DEVELOPMENT MODEL The City Incentives (eg. permission for one more floor on consolidated lands) In this model, 5 to 6 story buildings were built mostly by outside investors in shared venture with land owners with a strong tendency towards consolidated parcels and based on a speculative development model. In this kind of development, feasibility is the primary concern. Private Developers Construction Cost Land Owners Land NEW PROPOSAL The City Low-rate Loan In this model, the land is provided by the land owners and the construction costs would be partly provided by the low-rate loan from the public sector and partly through the local community cooperative system. By doubling the number of the units, the land owners would have one unit to live and another to rent or sell, providing them with the money to pay back the loan. Moreover, the profit from the development would be distributed among the community. Cooperative Community s Share Construction Cost Land Owners Land 14