Mall to a Mixed-Use Walkable Neighborhood

The redesign will be in line with many new urbanism projects. There will be shops, cafes and offices connected by walkways. Storefronts will be on the first floor and residential units will occupy the top floors. There will also be a mix of cottages, multi family homes, and condos in the neighborhood as to add variety. Parking will still be present but will be hidden behind the retrofitted mall, away from the storefronts.

[Source: Mall in Utah Being Transformed into a Mixed-Use Walkable Neighborhood]

Le Corbusier's Ronchamp Chapel Controversy

Anyone remotely interested in modern architecture must have heard of Le Corbusier’s chapel of Notre Dame du Haut (1954) in Ronchamp (France). It is one of Le Corbusier’s iconic buildings and is currently in the eye of a storm (in a teacup?) with regards to replacement of its visitor’s center to be designed by Renzo Piano.

Bottom-Up Growth in New Orleans

Much is being said about the grand libertarian experiment in rebuilding New Orleans. We saw how reforming the education system was considered a case against public education and overall government intervention. Nicole Gelinas at the City Journal looks at the urban renewal efforts in New Orleans that are taking a similar libertarian slant and at how the city is evolving post-disaster. Although also a firm believer in the free market mechanisms and individual choice, it is not that simple in New Orleans and the rant against planners might be slightly misplaced. The decentralized planning system hasn’t exactly worked wonders in Houston at least in terms of creating a sense of place or identity.

As John McQuaid at Huffington Post points out, the basic problem of New Orleans is “its siting, mostly below sea level, on an eroding, hurricane-prone river delta.” This context demands state and federal intervention if at all New Orleans should be considered suited for habitation. Man’s desire for controlling nature to suit his habitation needs does not necessarily triumph’s nature eventual dominance. I’ve no strong opinions whether New Orleans should or should not be developed but if it is meant to be built through a bottom up approach, it should continue on that path even in eventuality of a natural disaster.

Update: Nicole writes in to mention that she believes in good government that maintains flood control infrastructure and protect citizens from crime. I agree but like any rational entity, government will not giveth unless it can taketh even it means control over planning processes. Extremes in governance systems be it totally state-controlled or completely individualistic may not work and efforts should be made to find an amicable middle-ground.

Providing Affordable Housing in Mumbai

Quick calculations showed that, given construction costs in the 1990s, profits made from the market-rate sale of 560 apartments would finance 1,000 free homes for slum-dwellers. So, to give away 160,000 homes, developers would have to sell almost 90,000 full-price homes. In total, they would have to build 250,000 each year.

In an insightful article, Dilip D’Souza, writing for the Outlook section in the Washington Post explains the futility of the current slum redevelopment schemes in Mumbai.

I will always welcome the transfer of public property into private hands, and even the most left-liberal activist will agree that it is more preferable to hand over property rights to the “little guy” transparently than to big evil builders after intense backroom dealings.

Gaurav Sabnis, an Indian blogger takes the argument further and advocates transferring property rights to slum dwellers thus giving them a better say in negotiations with the builders.

My uncle, a builder and developer in the Mumbai suburbs runs his construction business through the model that Dilip suggests i.e. by redeveloping properties which have surplus FSI (Floor Space Index) and effectively giving free homes to the original residents while making the profit off the additional housing units that he sells at market rate. More on the impact of that strategy for the housing condition in Mumbai later.

Saving New Orleans or bailing out?

Almost two years after Hurricane Katrina exposed the brittleness of New Orleans, New York Times reports that even after spending more than a billion dollars the city is still at risk. I had written earlier on how New Orleans might be the city that never should have been and if taken at face value, I can be acussed of undermining human tenacity and resilience. But at the core of the matter is our struggle with nature. To put it bluntly, we can never win. No matter how hard we try or how long we hold her off, nature will always win. Rivers that change their flow or sea levels that rise will not consider the fate of those millions living on its banks or the coastline.

Christopher Hallowell’s Holding Back the Sea documents man’s futile attempts in controlling nature. Hurricane Katrina not only exposed our societal inadequacies but also laid bare some of our massive engineering feats. No offense to the Army Corps of Engineers, but they will always be fighting a losing battle and can only hold the fort so long. Even if it was technically possible to hold off the inevitable for a longer time, I doubt we have the financial prowess to do it anymore. Other more urgent and important priorities have crept up the national agenda. At some point in time, we have to reevaluate our presence in the volatile Mississippi basin. Perhaps nature doesn’t want us there at all. We can claim that we have been there for over a hundred year but nature has been there much longer, right?

Demolition from Ground Up

Building demolitions in urban areas as part of redevelopment have always been messy affairs although well planned (and executed) implosions can be quite dramatic. However, just as that credit card company[I forget which] commercial shows that buildings aren’t built top down, buildings similarly cannot be demolished bottom up. Or can they?

demolishing-building

This amazing feat of dismantling an existing building from ground up is being done in the heart of London. Why from ground up instead of the traditional way? Because when the P&O building was constructed in 1965, each floor was hung from a huge beam at the top of the tower and supported by the central core [source]. Thus the building is being dismantled a floor at a time from the bottom while exposing the central core. After all floors have been removed, the central core will be demolished the old fashioned way.

Anyway, until the building is entirely dismantled, it certainly looks cool and literally stands like a piece of art in central London. Too bad it won’t last long.

The Dilemma of Gentrification

Living in cities is once again a viable option as trends of suburbanization are seen to be reversing at least in some urban areas. The inner city was long neglected and seen as a haven from poverty and crime. This was much in part to the dilapidated structures and abandoned property that resulted due to the changing economy from manufacturing to services. Industries no longer needed central city locations or simply found cheaper land outside the city due to advances in telecommunications and transportation. So they left lock stock and barrel leaving behind either contaminated lands or simply abandoned structures that the vandals took over.

gentrificationOf course, the people that worked in those establishments didn’t follow the path of the retreating industries either because it wasn’t feasible or affordable to but largely because the industries no longer needed them. They found themselves to be out of a job and the poverty status wasn’t too far behind. Crime and poverty are often unwilling partners in these neglected parts and soon everyone else including the government writes them off and let them remain in these godforsaken parts of inner cities.

But things don’t remain the same as economy changes and so does attitudes and perceptions of people. It once again became hip to live in cities. At first, certain sections of the seemingly middle-class started moving back in the city. They spruced up their neighborhood a little, tried fitting in with the neighbors and soon got their friends interested in moving next door to them. The neighborhood, as they say, started gentrifying. Homes that once housed low income residents slowly began to be occupied by higher income people who moved to the city owing to low rents or property prices long suppressed either by crime, dilapidation, or simply due to the fact of being where it was.

People who moved in didn’t just move in but they fixed up their houses, cleaned the yards, and even got the government to cleanup the nearby brownfields. It doesn’t take long for the laws of economics and real estate to notice such changes. Prices start rising and so do the property prices. Unfortunately, the ones that had always lived there enduring years of poverty, crime, dilapidation suddenly find their homes to expensive to live in as the state comes calling for the increased property taxes. If you can’t afford your property taxes, why don’t you sell your homes to those nice people who would love to fix it up, says the state (or the market). Economically it makes sense but do they really want to leave? Probably they have lived there all their life, went to school there and built their childhood memories in the neighborhood. But the calling of the market is strong enough to stifle such sentiments.

The city isn’t complaining. It can finally look at the neighborhood without feeling sorry for its residents; after all they seem to have gotten a new lease of life. And of course, there is that little matter of increased tax revenue through property taxes for the city coffers. Everyone loves the new folk and like what they are doing to the neighborhood. Soon there is a Starbucks to cater to the new clientele and a wine bar is opening shortly. You hear faint music and laughter on Friday nights.

Where are the erstwhile residents, you ask? Who knows. Probably in some old-age home living their last days in peace or some other ignored neighborhood that hasn’t yet been gentrified. You never know they just might have to move once again when it is the turn of that neighborhood to be gentrified. The gentrified neighborhood sports a new look but where are the people that made it a neighborhood in the first place? Should we care about the place or the people?

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Disaster Mitigation & Sustainability

Disasters have caused tremendous loss of life and property around the world especially in the United States. This trend has seemingly increased in the 1990s. The conflict between natural disaster occurrences and choices of places where people want to live has often proven to be the cause of these losses. The government, at the federal level and state& local level has consequently increased their role in disaster recovery. Although traditional responses to disaster have entailed reactive measures like preparedness, response and recovery, more attention is being paid in recent times to proactive responses of hazard mitigation. Simply defined, hazard mitigation is advance action taken to reduce or eliminate the long term risk to human life.

The governmental intervention especially by the federal government has involved drafting and implementing legislation starting from the first disaster relief act in 1950 to the more recent Stafford Act in 1988. Since then, other piecemeal plans and proactive measures like NAPA’s report, Coping with Catastrophe (1993), NFIR Act (1994), and Office of Technological Assessment’s report recommending an action-oriented approach instead of an information provision approach has signaled changing trends in disaster management. Agenda 21, an action agenda adopted at the 1992 Rio de Janeiro Summit focused on reducing natural hazards and encouraged proactive measures for disaster management. Uses of new concepts like ecological footprints as a way to understand the implications of consumption and development patterns helped to identify the regional trends in population toward disaster vulnerability.

Federal acts like the Stafford Act which is increasingly used to combat disaster recovery outlined the “provision of orderly and continuing federal assistance to state and local government to alleviate suffering and damage caused by disasters.” But recent trends have moved away from federal responsibility to holding individuals and local governments responsible for increasing susceptibility toward natural disaster. State and local governments are now required to evaluate the nature and extent of vulnerability to effects of natural hazards and accordingly develop systematic hazard mitigation plans. There also has been a significant shift in implementing ‘softer’ approaches such as watershed management, land use planning, using flood insurance and storm insurance as disincentives, and increasing awareness regarding relocating from vulnerable areas as opposed to traditional ‘hard’ structural solutions like levee construction.

The government has realized the importance of moving people out of harm’s way rather than continually fund reconstruction and recovery post-disaster. The federal government also makes federal assistance subject to condition before disaster strikes and adjusts share of federal assistance in order to get state and local governments more involved in disaster mitigation. This is supported by upping the level of public education and awareness of locating in high-risk velocity zones and inventorying and disclosing all properties within the flood hazard zones.

Another school of thought talks on the use of sustainable communities to fight a more sustained battle against disaster recovery. Emphasis on high density development and efficient use of space and land outside the high-risk areas that are susceptible to disasters like flooding, earthquake, and hurricanes is the hallmark of sustainable-oriented mitigation. Sustainable communities effectively balance risk against other preferable social and economical goals. It promotes a closer connection and understanding of the natural environment instead of the traditional school of thought of dominating nature.

Sustainable communities better understand the interconnectedness of social, economic, and environmental goals. Of course, this requires a new ethical posturing that errs on the side of caution and helps us refrain from actions that may have serious or long-lasting effects on our survival. Understanding that sustainable community planning is largely participatory and community based helps delegate more responsibility to the individual to prevent loss from disaster. However, it may also entail clarifying and reestablishing the ethical content of private property ownership and use to see and purse a larger public good.

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