DENSITY AND LIVABILITY

Transcription

1 DENSITY AND LIVABILITY Tridib Banerjee Sol Price School of Public policy University of Southern California Los Angeles 2012 APA PLANNING CONFERENCE, LOS ANGELES 1

2 Overview: Explore the question of density and livability Contemporary trends in a global economy Examples from developing world Critique of current trends Concerns about density and livability Recommendations 2012 APA PLANNING CONFERENCE, LOS ANGELES 2

3 Arguments for density: Essential for the compact city paradigm: as alternative to sprawl Efficient, sustainable, limiting ecological/carbon footprint Sense of place and community Community of propinquity 2012 APA PLANNING CONFERENCE, LOS ANGELES 3

4 Arguments for high-rise density View and ventilation Privacy (visual, also from anomie) Security defensible space Parking underground direct access But. Clustering and spacing of towers could affect both view and privacy Affordability, lower land cost, energy efficient (??) 2012 APA PLANNING CONFERENCE, LOS ANGELES 4

5 Dense cities of preindustrial vintage: Old Jerusalem

6 A density that fosters street life, propinquity, a snse of place and community

7 VOISIN PLAN FOR PARIS BY LE CORBUSIER APA PLANNING CONFERENCE, LOS ANGELES 7

8 HIGH DENSITY HOUSING: SINGAPORE APA PLANNING CONFERENCE, LOS ANGELES 8

9 The Corbusian vision of modernity, contemporary China 2012 APA PLANNING CONFERENCE, LOS ANGELES 9

10 Beijing CBD, Chaoyang District 2012 APA PLANNING CONFERENCE, LOS ANGELES 10

11 Proposed CBD expansion 2012 APA PLANNING CONFERENCE, LOS ANGELES 11

12 A second alternative 2012 APA PLANNING CONFERENCE, LOS ANGELES 12

13 Future growth of Shanghai: Pudong in the foreground, Puxi (old Shangai) is in the background. Planning Museum, Shanghai APA PLANNING CONFERENCE, LOS ANGELES 13

14 Comparative density models from Venice Bienneale 2007

15 Contrasting densities of Cairo and Istanbul compared to Los Angeles

16 Old City, Ahmedabad

17 Minghan, a satellite city of Shanghai (ca 1980) 2012 APA PLANNING CONFERENCE, LOS ANGELES 17

18 Minghan, a satellite city of Shanghai (ca 1980) 2012 APA PLANNING CONFERENCE, LOS ANGELES 18

19 The notion of elegant density Wilshire Corridor in LA, Upper Eastside in New York, Miami Beach, etc. Towers of large FAR but lower density, sft. units 2012 APA PLANNING CONFERENCE, LOS ANGELES 19

20 Elegant Density?: Dubai 2012 APA PLANNING CONFERENCE, LOS ANGELES 20

21 Modern apartment complex, northern Beijing near the 4 th ring road APA PLANNING CONFERENCE, LOS ANGELES 21

22 Elegant Density : Sao Paulo, Brazil 2012 APA PLANNING CONFERENCE, LOS ANGELES 22

23 Rajarhat, Kolkata 2012 APA PLANNING CONFERENCE, LOS ANGELES 23

24 Rajarhat, Kolkata

25 Rajarhat, Kolkata

26 Rajarhat, Kolkata

27 Rajarhat, Kolkata

28 The new urban density in the emerging economies A product of large scale land development A result of the initial absence of land market, individual property rights, or smaller grain land subdivision (especially in China) Superblocks or mega-blocks are the units of developments, in place of sub-block smaller parcels A Faustian scale and pace of development combined with a Corbusian architectural modernity in a matrix of Haussmanian tradition of clearance and development

29 Gated Density: Self-contained, totally privatized enclaves According to the public choice economists these are examples of club phenomenon From cities as clubs to cities of clubs (Chris Webster) Urbanism of exclusion, isolation, withdrawal, secession of successful (Robert Reich) Death of the street (James Holston), atrophy of the public realm Splintering or the end of civil society (but in China these gated communities and homeowners associations are seen as signs of incipient grassroots democracy) APA PLANNING CONFERENCE, LOS ANGELES 29

30 Density and Livability Density and mental health.early concerns of Durkheim, Simmel, et al about loss of identity, decline of family and community, anomie Stanley Milgram s work on stimulus overload and the tendency to withdraw the case of bystander apathy Empirical research on density, crowding, and mental health remains inconclusive because of many intervening variables like culture. Adaptation, etc. Although Oscar Lewis culture of poverty implies social pathology among slum dwellers 2012 APA PLANNING CONFERENCE, LOS ANGELES 30

31 Density and Livability (contd.) The Pruitt-Igoe debacle also suggests such social pathology that density might cause in interaction with lower income and other social factors Issue of privacy loss and/or gain? Anomie is a best form of privacy But also the autonomy-withdrawal syndrome (Alexander). Could density lead to decline of the sense of community? Agoraphobia? [Bill Murray in What About Bob? and Jack Nicholson in As good as it gets ] 2012 APA PLANNING CONFERENCE, LOS ANGELES 31

32 Optimal Density Is there such a thing as optimal density? Cultural thresholds and adaptability But also increasingly globalization of consumption tastes and preferences Looming affordability issue shrinking of the housing space for moderate income folks, younger population, and senior citizens With shrinking private space increased importance of the public realm and the public life implications for urban design of higher density 2012 APA PLANNING CONFERENCE, LOS ANGELES 32

33 Dealing with Density and Towers: Towers, or their bases should help define the street wall that allows transparency, interaction The site plan must integrate the existing urban fabric Mixed uses retail and other commercial uses --- should be accessible from the street The project pan should include amenities like public squares, plazas, etc. that allow propinquity and social contact, and not limited to the residents only Integration of income class Connect to transit access and hubs 2012 APA PLANNING CONFERENCE, LOS ANGELES 33

34 HIGH RISE HOUSING IN BEIJING WITH SHOPPING AT THE GROUND LEVEL 2012 APA PLANNING CONFERENCE, LOS ANGELES 34

35 Measuring Urban Density Catherine Duffy

36 Building Density & People Density

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41 We have different perceptions of density and we also have different ways of measuring density.

42 Floor Area Ratio (FAR) Dwelling Units (DU) Population

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44 Visualizing Density Urban form impacts our perception of density

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48 Scale

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50 Los Angeles is denser than New York

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53 Density & Livability

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55 FAR is the SAME DUs are HIGHER Population is LOWER

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58 DensityAtlas.org

59 LESSONS FROM CHINA CREATING LIVABLE, HIGH-DENSITY CITIES Greg A. Yager AIA Senior Vice President RTKL Associates Inc.

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62 Three levels of development globally UNDERDEVELOPED DEVELOPING TITLE EXECUTIVE COMMITTEE DEVELOPED EXECUTIVE COMMITTEE CHINA INDIA CENTRAL CHINA INDIA KSA MEXICO NORTH AFRICA SUB-SAHARA AFRICA RUSSIA SE ASIA CHINA US UK EUROPE UAE KUWAIT CANADA SINGAPORE

63 GLOBAL TREND China is seeing the rise of the mega-city.

64 STAGGERING STATISTICS BY mass transit systems will be built

65 STAGGERING STATISTICS BY B SF will be built in 5 million buildings

66 STAGGERING STATISTICS BY ,000 skyscrapers (about 10 Manhattans)

67 STAGGERING STATISTICS BY M more people (about one United States)

68 STAGGERING STATISTICS BY cities will have a population above one million

69 STAGGERING STATISTICS BY B M 2 of roads will be built

70 STAGGERING STATISTICS BY Mass Transit Systems Will be built

71 A LIVABLE CITY IS MULTI-DIMENSIONAL MULTI-USE

72 Live Play Work

73 BUT CHINA IS EVEN MORE BASIC THAN THAT

74 FOOD

75 FAMILY

76 FUTURE

77 Density is a good thing

78 THE CURRENT URBAN DEVELOPMENT MODEL

79 THE CASH FLOW APPROACH RESIDENTIAL COMMERCIAL 80% 20%% TYPICAL DEVELOPER MIX

80 THE HARMONIOUS SOCIETY APPROACH COMMERCIAL RESIDENTIAL 65% 35%% THE GOVERNMENT RESPONSE

81 THE COMPROMISE % 40%% X X COMMERCIAL RESIDENTIAL

82 KEY DRIVERS FOR DEVELOPMENT

83 INFRASTRUCTURE

84 Create the Arterial Street System Typical NYC Block

85 Add the Secondary Street Grid Typical NYC Block

86 Add the tertiary street grid Typical NYC Block

87 6 HA The developer wants a site that is easy to develop and manage. Typical NYC Block

88 LAND SALE

89 6 8 Hectare Site The site needs good frontage and easy access.

90 800 M 800 M Position residential towers to maximize FAR. Size of a typical NYC block

91 Place shopping center on corner and line edge with retail to maximize commercial FAR Size of a typical NYC block

92 The result is a multiuse solution Size of a typical NYC block

93 CODES AND REGULATIONS

94 Sun angle will dictate the position of towers.

95 Fire and safety codes will dictate height of towers

96 THE RESULT IS A SUBURBAN APPROACH TO DEVELOPMENT ON A MONUMENTAL SCALE

97 Beijing

98 Tianjin

99 Tianjin

100 Shanghai - Hongqiao

101 SHUI ON TAIPINGQIAO SHANGHAI, CHINA

102 LIFE DANING SHANGHAI, CHINA

103 GUANGZHOU RAIL STATION GUANGZHOU, CHINA

104 TANGGU CERAMIC MARKET TIANJIN, CHINA

105 LIZE FINANCIAL DISTRICT BEIJING, CHINA

106 QING PU LINE 17 TRANSPORT SHANGHAI, CHINA

107 SO HOW DO WE CREATE A LIVABLE COMMUNITY?

108 LESSON 1: RESPECT AND RESPOND TO THE CONTEXT AND CLIMATE. Xiantiandi, Shanghai

109 LESSON 2: CREATE A BALANCED MIX OF USES. Da Ning Life Hub, Shanghai

110 LESSON 3. PROVIDE ACCESSIBILITY TO VARIOUS MODES OF TRANSPORT. Changyang TOD, Beijing

111 LESSON 4: MANAGE THE SCALE OF DEVELOPMENT BY USING PEDESTRIAN SCALED BLOCKS. Tieling New Town, Shenyang

112 LESSON 5: PROVIDE A HIERARCHY OF PUBLIC GREEN SPACES. Harbortown, Memphis, TN USA

113 LESSON 6: INVEST IN HIGH QUALITY PUBLIC REALM. Third Street Promenade

114 LESSON 7: PROVIDE A HIGH QUALITY EDUCATION OFFER. Maryland Institute of Art

115 LESSON 8: PROVIDE STATE OF THE ART COMMUNITY AND CULTURAL FACILITIES. China Science Museum, Beiijing

116 LESSON 9: PROVIDE VARIETY IN THE HOUSING OFFER. Four Seasons, Jakarta

117 LESSON 10: START THINKING ABOUT ELDERLY LIVING. Sun City, Kobe, Japan