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Archive for the ‘Cities’ Category

greenempire

Empire State Building, Earth Day / Inga’s Angle blog

Achieving sustainability requires more than just enacting forward-thinking legislation—it also requires compliance with laws and regulations. This was the message of Gina Bocra, chief sustainability officer; Emily Hoffman, director of energy code compliance; and Holly Savoia, director of sustainability enforcement, all with the New York City government, as they spoke at this year’s GreenBuild conference in New Orleans.

The three work for New York City’s department of buildings’ sustainability unit, one of the largest of its kind in the country. Informally known as “NYC’s Green SWAT Team,” the panelists and their staff are charged with helping the city meet its goal of reducing greenhouse emissions by 30 percent by 2030. They have a tremendous task, as nearly three quarters of NYC’s greenhouse gas emissions comes from the building sector.

The city’s groundbreaking Greener, Greater Buildings Plan, which was enacted in December 2009, is actually composed of four laws that address benchmarking, energy codes, audits and retro-commissioning, and lighting and submetering. [To further explain, retro-commissioning is a whole-building systems-based approach to improving an existing building’s performance.] These laws have to be enforced to be effective. “We provide some incentives, but we also hold the stick,” said Bocra. “We focus on fines and violations, but the goal is compliance.”

According to Hoffman, in January 2014 the unit began inspecting all new and renovated buildings for energy efficiency. A sustainability plan examiner reviews the energy code, and an inspection team, which may include third party inspectors, ensures the building is meeting the code as it is being built. So far, inspectors have looked at 2,600 new building applications, 4,500 major alterations applications, and 60,000 minor alterations applications.

Hoffman said the inspectors often encounter a “mind boggling” number of documentation and administrative errors and other technical issues. For instance, the square footage of areas don’t add up, or the U-factors (showing how part of a building conducts heat) are thrown in without any supporting documentation. As a result, Crain’s New York reported that nine out of ten commercial and residential projects fail on their first try to get their applications approved.

According to Savoia, sustainability inspectors make objections after comprehensive review. Half of submissions were returned last year due to “minor” issues, including missing owner signatures and improperly filled out forms. However, the unit is having an incredibly positive effect: compliance with local laws governing annual benchmarking of energy use, energy audits, and retro-commissioning increased from 76 percent in 2011 to 84 percent in 2012.

Hoffman acknowledged that “the energy code is really complex. There are different paths to compliance for residential and commercial buildings. It’s really difficult to understand this stuff, and so we have to provide more education.”

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The Alleys of The Fan / all photos by Jared Green

From Monroe Park, The Fan, a spatially-unique neighborhood, literally spreads out, with the spines of the unfolding fan taking the form of long avenues that stretch through Victorian-era residences, parks, and alleys. Through a tour organized through The Cultural Landscape Foundation (TCLF)’s What’s Out There weekend in Richmond, Virginia, Beth Marschak, a guide with the Valentine Richmond History Center, gave us a close-up look at the alley, an often-overlooked yet vital piece of infrastructure, and how neighborhood groups are coming together to green these spaces, turning them into a rugged form of linear parks.

Marschak said that after the Civil War, “there was nothing here.” Monroe Park, the city’s first public park, was the far edge of the city. Beginning in the 1880s, the strangely-shaped district began to take shape as it was divided into subdivisions given over to developers. Together, these distinct neighborhoods formed a “sort of streetcar neighborhood.” The homes closer to Monroe Park were richer, with carved wood instead of cheaper iron decorative arts, and taller, at three stories instead of two. While Richmond was already highly segregated, the restrictive Jim Crow laws enacted in the 1870s, further institutionalized the division of the races, making The Fan entirely white.

Alleys are multi-purpose public infrastructure. They were established to provide air space between homes in case of fire, as well as access for fire trucks. Deliveries were made through alleys. When The Fan fell into decline in the 1950s through the 1970s, some neighbors banded together to enclose and wall off their alleys, to increase security. Still, the vast majority remain open.

In contrast to the sidewalks of The Fan, which are made of bricks organized into a unique herringbone pattern, the alleys feature solid granite pavers organized into a running bond pattern, except for a strip in the middle.

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Terry Clements, FASLA, a professor of landscape architecture at Virginia Tech, told me that the difference in paving patterns can be explained by cost and use. Herringbone-patterned brick sidewalks, which are found nearly everywhere in The Fan, hold up better to cross traffic as they lock together and resist sliding. The paths of the alleys were designed to be able to handle heavier loads, like fire trucks, so the running bond is laid perpendicular to the direction of traffic, making it more resistant to being pushed forward by heavy wheels. The middle of the alley subtly dips and has a vertical strip of pavers to help convey storm water out of the alleys.

As Marschak descibed, local neighborhood associations or residents have shaped the look and feel of many alleys, adding their own green spaces. In one, we see wall planters and even a sort of mini curbside parklet, just created one day by some residents.

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However, this alley was really just the appetizer for a splendid one covered in gravel and planted with a soft palette of plants by a neighbor, who decided to extend his own private garden into the public space. Over the decades, he and his neighbors have created an alley arcadia.

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Given paved, impermeable surfaces like streets and parking lots can easily cover 30-40 percent of cities, urban policymakers and designers are increasingly redesigning the alley, in large part because of stormwater management issues. Chicago, Philadelphia, and Boston are all experimenting with applying permeable pavement to their ubiquitous back roads. While this material provides great environmental benefits, it really just look like pavement. The approach taken by the neighborhood groups in The Fan not only offer environmental benefits but also create beautiful public spaces and help build communities. These approaches should also be in the mix when cities consider how best to green their alleys.

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Klyde Warren Park / Thomas McConnel

Klyde Warren Park in Dallas, Texas, won the Urban Land Institute’s 2014 Open Space Award, which recognizes “public spaces that have socially and economically enriched and revitalized their communities.” Completed in 2012 by landscape architecture firm The Office of James Burnett (OJB), the 5-acre park is a green roof, decking over the sunken Woodall Rogers Freeway. As the highway was submerged, a new living, breathing space was made possible. The park now connects the city’s downtown cultural district with the mixed-use neighborhoods to the north, helping car-centric Dallas become a healthier, more walkable place.

According to OJB, the park brings it all. There is a “flexible, pedestrian-oriented design, offering a mix of active and passive spaces.” Spaces are either grand or intimate. In the grand category, there is a sweeping pedestrian promenade with botanical garden and great lawn, with fountain and performance pavilion. Smaller spaces include a children’s park, reading room, games area, and dog park.

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Klyde Warren Park / Gary Zvonkovic

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Klyde Warren Park / Dillon Diers

These spaces enable all kinds of activities, ranging from “yoga classes and lectures to outdoor concerts and film screenings.” James Burnett, FASLA, said: “Great cities have great parks, and Klyde Warren Park has quickly become the new heart of downtown Dallas.”

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Klyde Warren Park / LianeRochelle Photography

The park also incorporates sustainable design elements. The landscape itself has a “continuous canopy of Pond Cypress,” and much of the design is characterized by the “use of native tree and plant species,” which are all kept alive through the Texan summer through a water reclamation and purification system. There is a high-efficiency lighting system throughout, featuring solar-powered light poles. The buildings, which have been certified LEED Gold, use geothermal energy for temperature control.

M. Leanne Lachman, Chair of the ULI Global Awards for Excellence Jury, said: “Klyde Warren is not only successful in fixing an urban fracture that isolated development and challenged the existing potential for the area; it also demonstrates that a long-term vision and commitment are critical to foster a sense of place and community, with lasting positive rippling effects.”

See more images.

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Mellon Square: Discovering a Modern Masterpiece  / Princeton Architectural Press

Mellon Square: Discovering a Modern Masterpiece / Princeton Architectural Press

Recently restored to much ado through a six-year process, Mellon Square in Pittsburgh was the first Modernist space in the nation built over a subterranean parking garage. Considered a precursor to today’s green roof movement, Mellon Square is a showcase for urban revitalization through historic preservation, with a contemporary sensibility and the latest technologies. In the foreword of Susan Rademacher’s Mellon Square: Discovering a Modern Masterpiece, series editor Charles Birnbaum, FASLA, head of The Cultural Landscape Foundation (TCLF) says the result of the restoration is “a renewed, enhanced, and revitalized Mellon Square that carefully balances the highest historic preservation standards with clearly articulated performance benchmarks and sustainability standards.”

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Henri Marcus Moran, “View of Mellon Square – Looking North,” ca. 1955, Gouache on board / Princeton Architectural Press

As Rademacher, parks curator at Pittsburgh Parks Conservancy, tells the history of the civic space itself, she reflects Pittsburgh’s ups and downs throughout much of the twentieth century – from booming steel town to post-WWII slump, when it was nicknamed the “Smoky City” due to its heavy blankets of regular smog. Mellon Square was a key player ushering in Pittsburgh’s first renaissance, drawing innovation, entrepreneurs, and civic life to the downtown “Golden Triangle.” But the square also succumbed to the decline characterizing Pittsburgh through the 1960s to 90s. As Rademacher tells it, Mellon Square is a proxy for the status and reputation of the entire city of Pittsburgh.

Mayor David Lawrence with R.K. Mellon, in Life magazine, May 1956 / Margaret Bourke-White, Princeton Architectural Press

Mayor David Lawrence with R.K. Mellon, in Life magazine, May 1956 / Margaret Bourke-White, Princeton Architectural Press

Also woven into the narrative are personal histories of key players such as project architects James Mitchell and Dahlen Ritchey, and landscape architects John Simonds and Philip Simonds. Students and practitioners of landscape architecture will recognize the former Simonds as author of seminal text Landscape Architecture, still widely used as a foundational textbook for landscape architecture courses. We learn about his life and entry into the profession in the 1930s, and find fascinating glimpses of a highly tenuous time for the field. In a 1999 letter, Simonds recounts asking Walter Gropius, his mentor at the Harvard, about the future role for landscape architecture in contemporary society. Gropius “looked at [him] long and thoughtfully without speaking. It was quite possibly one of the most eloquent statements ever never stated.” Simonds would go on to graduate as part of the “infamous 1939 ‘class of rebels,’” we learn from Landscape Architecture co-author Barry W. Starke, FASLA. In these records, the mythos of the profession is alive and well.

Iconic copper fountains elegently lit and choreographed early in Mellon Square's history / Princeton Architectural Press

Iconic copper fountains elegantly lit and choreographed early in Mellon Square’s history / Princeton Architectural Press

At the heart of the book, of course, is the history of Mellon Square itself. Readers looking for historical details will not be disappointed. Design notes, sketches, photographs, and planting details are generously interspersed throughout the text. Just about every planting choice considered, implemented, and replaced is included, with nuggets, such as the “early use of the new thornless form of the honey locust tree,” now common and well-known to practitioners. And we learn that early design concepts discussed including “live animal displays within the pool, such as flamingos, penguins, and sea lions, which were favored for their comical movements and expressions.”

John Simonds' earliest known concept sketch / Princeton Architectural Press

John Simonds’ earliest known concept sketch / Princeton Architectural Press

Planting detail with circular platforms for sea lions are featured in an early concept sketch / Princeton Architectural Press

Planting detail with circular platforms for sea lions are featured in an early concept sketch / Princeton Architectural Press

Also noted is Simonds’ “elaborate and precise statement of design intent,” in which that the square must simultaneously act as a platform, structure, island, space, focal center, civic monument, gathering place, and oasis. “Simonds and his collaborators created a powerfully original landscape architecture and urban design solution . . . [placing] nature in high relief against the building-lined streets of downtown.”

Those hoping to gain insight for approaching a historic restoration in other cities will also find much to learn from. Mellon Square, which also features essays by Patricia O’Donnell, FASLA, Heritage Landscapes, lead landscape architect on the restoration effort, and Richard Bell, FASLA, champions the efforts of all involved. Rademacher is careful to give credit to all involved parties, from the first glimmers of an idea through the recent full restoration. As important as reconstructing the historic details of the copper fountains and rustic terrazzo paving was the building and maintaining of partnerships across disciplines. Though Mellon Square underwent a partial restoration in the 1980s, funding issues – along with design modifications largely reversed to better align with the original design – led to a lack of proper maintenance. Key to the future success of the square will be an ongoing $4 million maintenance fund devoted to perpetual stewardship of Mellon Square.

Editorial cartoon, Cy Hungerford, 1955 / Princeton Architectural Press

Editorial cartoon, Cy Hungerford, 1955 / Princeton Architectural Press

One of few Modernist landscapes fully preserved and restored, proponents hope Mellon Square will be not an anomaly but a model for other locations. Up next: how about designation as a National Historic Landmark?, suggests Birnbaum.

Read the book.

Yoshi Silverstein, Associate ASLA, is founder and lead designer-educator at Mitsui Design, focusing on landscape experience and connection to place. He was the ASLA summer 2014 communications intern.

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Public Produce: Cultivating Our Parks, Plazas, and Streets for Healthier Cities / Island Press

Public Produce: Cultivating Our Parks, Plazas, and Streets for Healthier Cities / Island Press

We are increasingly concerned about the provenance of our food. Movements supporting local food production, urban agriculture, and more socially-equitable food systems have gained increasing traction over the last decade. Meanwhile, our industrial food systems are increasingly vulnerable due to over-centralized facilities and ownership, reliance on fossil fuels for production and transportation, and crop monocultures, which are made only more vulnerable by climate change.

Urban agriculture is frequently cited as a response to these challenges. Cities, though, still face question of where to grow food, how to maintain farms, create access, and educate citizens about agricultural production. In Public Produce: Cultivating Parks, Plazas, and Streets for Healthier Cities, urban designer and author Darrin Nordahl proposes local governments bolster local ecosystems of public food production.

Alice Waters praised the original 2009 edition as showing “how growing food on public land can transform our civic landscape.” Marion Nestle said the book gave “all the reasons why growing food in cities would be good for alleviating poverty, for building communities, and for public policy.”

A newly revised and expanded edition does these things and fills in key details by offering numerous examples of people, organizations, communities, and governments implementing all sorts of models of food production on public lands as well as partnerships between local governments and community organizations.

The first few chapters will be highly useful for those looking for a succinct and easily-readable introduction to the arguments behind local and urban food production: food (in)security, over-reliance on fossil fuels, social equity, and resilience to climate change, to name a few. But those already well versed in the works of Michael Pollan and other sustainable agriculture advocates can skim through.

Nordahl hits his stride in the third chapter as he goes beyond the general tenets of urban agriculture and makes his case for a triad between public space, public officials, and public policy. Growing vegetables in public spaces sends a powerful message. Nordahl defines public spaces as places freely accessible to the public, “whether they are truly public or merely perceived to be . . . In essence, any space where the public can enter throughout the day without being charged and admission fee . . . and is suitable for growing food, is worthy of inclusion in a network of public produce.”

Social justice advocates will appreciate the chapter on gleaning as a public produce model, and Nordahl gives many examples of places that have developed strong access networks. Fallen Fruit in Los Angeles, for example, develops freely accessible maps showing where fruit can be publicly gleaned. He also offers an interesting take on gleaning as economic opportunity – foraging for fruit rather than, say, recyclables, and trading in one’s daily harvest for money or other essentials.

Publically accessible fruit trees in Sherman Oaks neighborhood, Los Angeles / Fallen Fruit

Publically accessible fruit trees in Sherman Oaks neighborhood, Los Angeles / Fallen Fruit

Nordahl’s strongest arguments come in chapter five, in which he addresses the perennial maintenance question: “who is going to take care of it?” Indeed, this was one of my first questions – and many others may well wonder how well-received the idea will be of rotting fruit all over public spaces, which are expensive to clean up and unappealing to the aesthetic eye. But Nordahl reminds the reader that “the fantastic aesthetics of our most prized landscape plants makes it easy for us to forget that they produce an abundance of leaf litter, drip with sticky nectar, and drop unpalatable fruit by the bunches.” Planting edibles prioritizes the value of food production, while often offering an aesthetic value as well.

“There is no doubt that food-producing plants can be messy and need some upkeep,” Nordahl admits. “But the pervasive assumption that edibles require considerably more management than ornamental plants, or are not as pretty, is bogus. . . [that said], sound design principles are not thrown out the window simply because the plant palette uses fruit-bearing trees instead of sterile cultivars. As in any landscape design, the architect needs to take into account how many people will use or pass by the space; what types of activities will take place in the space; the microclimate, solar access, and water availability of the space; and a host of other variables.”

Again, Nordahl gives several examples where communities developed multi-beneficial models for maintenance, harvesting, and clean-up of edible plants. Communities who balance an appropriate “carrying capacity,” where the availability of edibles does not exceed the demand for them, help ensure that fruit is harvested and eaten, rather than left to drop and rot on the ground.

Landscape architects and designers will appreciate the examples where aesthetic and place-making qualities were woven into designs for food production. The Curtis “50-Cent” Jackson Community Garden in Queens, NY, designed by Walter Hood, ASLA, for example, integrates huge, eye-catching rainwater-collection sculptures amid the edibles planted in French-style parterres. And designers for Disneyland’s “Tomorrowland” area planted edible fruit trees, herbs, and leafy greens in lieu of solely ornamental plantings, perhaps to suggest what urban design of the future will look like.

Sculptural rainwater collection towers amidst planting beds at the Curtis "50-Cent" Jackson Community Gardens in Queens, NY / New York Restoration Project

Sculptural rainwater collection towers amidst planting beds at the Curtis “50-Cent” Jackson Community Gardens in Queens, NY / New York Restoration Project

Citrus trees in "Tomorrowland," Disneyland / FlashBulb

Citrus trees in “Tomorrowland,” Disneyland / FlashBulb

But this book is not a design manual or a how-to guide for would-be urban farmers. A good number of photos intersperse with the text, but readers will not find design schematics, planting calendars, or detailed plant lists for every climate. Examples are woven into the narrative, not broken out as researched case studies. Nordahl lays out an alluring vision, however, and his arguments are persuasive. Peas at City Hall, persimmons along public avenues, and pawpaws in city parks? Maybe not such a crazy idea after all.

Read the book.

Yoshi Silverstein, Associate ASLA, is founder and lead designer-educator at Mitsui Design, focusing on landscape experience and connection to place. He was the ASLA summer 2014 communications intern.

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Pioneer Courthouse Square / Kenneth Helphand, FASLA

Portland, Oregon, is more than a trendy place to visit—it has long been ahead of the curve on urban design and sustainability, thanks to smart leadership and a willingness to experiment and innovate. The Landscape Architect’s Guide to Portland, a project by the American Society of Landscape Architects (ASLA), explains Portland’s cutting-edge approach to sustainable urban design.

The guide provides both Portlanders and the millions of tourists who visit Portland annually a deeper understanding of why Portland is one of the most livable and sustainable cities in the world. The guide is also meant to educate city leaders, urban planners, and designers across the U.S. and around the globe.

According to Mark A. Focht, FASLA, president of ASLA and first deputy commissioner of Philadelphia Parks and Recreation, Portland’s landscape architects have played a crucial role in making the city a better place to live. Their contributions trace back to the early 20th century, when the Olmsted Brothers laid out many of the critical urban plans and park system, and continue with today’s generation of landscape architects, who are creating waterfront parks, beloved urban plazas, and cutting-edge bicycle infrastructure.

“Portland’s designed landscapes are integral to its urban fabric,” says Focht. “Landscape architects have long played a major role in designing the city’s public realm, and the key spaces between buildings that serve as the connective tissue for communities. These spaces include parks, plazas, streets, and transportation infrastructure.”

Topical tours offer both printable bike maps and Google maps. The guide also includes tours by district. People will be able to view the guide on their smartphones, tablets or desktop computers.

The website was created by ASLA in partnership with its Oregon Chapter and 11 local landscape architects, who are designers of our public realm and leaders in sustainable design.

The guides are:

Brian Bainnson, ASLA, Quatrefoil Inc.
Bennett Burns, ASLA, independent landscape architect
Mike Faha, ASLA, GreenWorks, PC
Kenneth Helphand, FASLA, University of Oregon
Rachel Hill, ASLA, AECOM
Lloyd Lindley, FASLA, independent landscape architect
Carol Mayer-Reed, FASLA, Mayer/Reed Inc.
Jeff Schnabel, ASLA, Portland State University
Jean Senechal Biggs, ASLA, Portland Bureau of Transportation
Rebecca Wahlstrom, ASLA, Olson Engineering Inc.
Robin Wilcox, ASLA, Alta Planning + Design

The guide is organized by the facets of the sustainable city, with sections on:

  • The Built Environment – how building and landscape work together to enhance sustainability.
  • Food – how the city’s local food system works, from urban farms to “food cart pods.”
  • Energy – how Portland has among the highest renewable energy use in the U.S.
  • “Grand Parks” – how the original Olmstedian park system is still key to livability.
  • Health – how parks are designed for users with all kinds of disabilities, even Alzheimer’s.
  • “People Spaces” – how the city creates a sense of civic pride through its plazas.
  • Social Equity – how the city helps the homeless and addresses the impacts of gentrification.
  • Transportation – how Portland created one of the best-integrated, most people-friendly transportation systems.
  • Waste – how the city achieved one of the highest recycling rates in the country.
  • Water – how it led the country on green infrastructure.
  • Wildlife – how its park system also serves other species.

This is the third in a series of guides focused on sustainable American cities. The first, The Landscape Architect’s Guide to Washington, D.C., was launched in 2012, and The Landscape Architect’s Guide to Boston, was launched in 2013. They have been viewed more than 150,000 times to date.

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High Line Phase 3 / All photos by Allan Pollok-Morris

Getting to know the High Line in New York City over the last year, it has been lovely to discover the back story: the heroic efforts involved in saving the rail yard structure; the development of the park, with its effective design and the accomplishments of the construction; the involvement of the local community; and the raised aspirations of planners everywhere for what a small area of park might achieve in a big city. As someone from the UK, the use of the American word “yard” instead of “garden” never sits entirely comfortably, as it has a more industrial meaning, but we understand each other very clearly here in the High Line’s third phase in the Rail Yards.

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Any lover of naturalistic planting and contemporary hard landscaping can marvel at how literally millions of people are being funneled through an exquisite experience. However, leaving aside the overwhelming praise for the existing sections, the first reaction on seeing the new section is the makers, James Corner Field Operations and Diller, Scofidio + Renfro, have clearly taken on board the park’s more functional deficits and have expanded the park in new directions.

I’ll always remember landscape architect Charles Jencks’ words that the motivation for his Garden of Cosmic Speculation began by wanting somewhere for the family to swim, and that good design always begins with a function. The third section of the High Line capitalizes on its role as a latter-day addition in the life of the project by offering more practical functionality. In terms of usability, new features include tables, see saws, xylophones, a children’s play area, and a wheelchair/buggy-accessible area of track.

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For those wanting the authentic High Line experience, there are areas of the original rail tracks left to self-seed with wild plantings. A fence that acts as a stark barrier between the asphalt and area of nature is very noticeable, but I’m told it will come down eventually, although it leaves you with the suspicion there may be more development to come. This area is not lit at night and will be closed earlier than the rest. It builds on the experience of the place by providing more themed nostalgia for the abandoned aesthetic of the rail track prior to the redevelopment. Does this represent affectionate nostalgia, or a sense of loss?

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Being there for the opening, I got to hear the High Line experiences of people from all walks of life. There was something very special in talking to someone, now in their 60s, who has supported the project the whole way but used to come and play here as a kid. This was the story I heard most: tales of what it was like to sneak in and mess about when it was still a rail yard, what it looked like in its derelict state. The sense of discovery and adventure in these experiences was visceral. There was something people valued in having a space not laid out by planning convention, but a raw experience.

I met Mitchell J. Silver, the new commissioner for New York’s parks, a week earlier and discussed the further development of the open areas around the High Line. The rail yards that the new phase circles will all be covered and developed over a 5-10 year period. The city is planning a number of significant new high rises the length of the park, and another ground-level green corridor of wider parks will lead north from there.

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The success story for the city isn’t so much one of recreation, but the wider regeneration of the area and increase in property values to the point where the world’s best-known architects are now seeking permissions, which can only further exaggerate the High Line as an oasis in city life. This park has also created new opportunities for people with similar infrastructure around the world.

This guest post is by Allan Pollok-Morris, a landscape photographer. His most recent book is Close: Landscape Design and Land Art in Scotland.

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Participant of Peerby, and the new sharing economy, in the Netherlands / Consumentenbond

“We are still making and selling too much stuff,” said James Slezak, the founder of Peers, a sharing economy advocacy organization, at the EcoDistricts Summit in Washington, D.C. This is a “waste of wealth” because more people could simply rent or borrow what they need in our burgeoning “sharing economy.” Why buy a car when you can simply order up a ride on an app? Why book a hotel room when you can stay in someone’s spare bedroom for much less? And why buy something when someone next door has what you need and will lend it to you for free? According to the proponents of the sharing economy, there are so many untapped opportunities to both make money and help other people. This new sharing economy then has huge implications for cities.

Slezak said the average car spends 90 percent of its engine switched off. And then, even when it’s in use, a big percentage of the time the car is idle, stuck in traffic or circling for parking. Why not share a car so it’s used more efficiently? Firms like Uber and Lyft enable this through a “less centralized model of ownership.” The same can be said for places to stay. Some people only use their apartments — or rooms in their apartments — some of the time. On Airbnb, users can rent out that extra space and make some money, while providing someone with a low-cost place to stay. “Instead of saying we have 600,000 hotel rooms, cities should say they have 600,000 apartments available.”

Still, many cities are only tip-toeing into the sharing economy, as there are many issues to work out. For one, how should sharers be regulated, given they are providing a form of service? The companies themselves still seem to be wading through these issues, too. Slezak said some questions still need to be answered, like: “What’s the impact on local communities? What’s the impact on people with jobs in the old model economy? Will the new sharing economy be equitable? What if someone has nothing to share?”

As Sharon Feigon, head of the Shared-Use Mobility Center, explained, at its best, sharing “increases options and helps us do things in a more efficient way.” But, there are definitely winners and losers. NYC taxi drivers, who can spend up to $1 million for a medallion, are fending off unregulated drivers taking their business. In San Francisco, the city is having a hard time finding cab drivers because drivers see Uber or Lyft as better opportunities.

She is focused on ensuring all ages — not just Millennials — benefit from sharing. This may be getting harder as the sharing economy is increasingly driven by a new set of corporations, whereas in the past sharing was a mostly non-profit endeavor. The private company Uber, with 1.2 million car sharers, is now worth $18 billion. Many other car sharing services have been purchased by established car rental companies (Avis, Hertz, etc).

For Daan Weddephol, founder of Peerby, sharing has great social value, but it won’t be lucrative for him unless he can convince everyone to do it. Peerby enables users of their web site to share “power tools, camping gear, things you only use once in a while.” Weddepohl said “80 percent of things we own could be shared. We have all this overcapacity that we can put into a system.”

Peerby matches those who need something with someone close by willing to lend it. “We fulfill 85 percent of requests in 30 minutes.” The web site makes money by offering optional insurance for damage or loss.

In Amsterdam, where the service started, there are already 60,000 users sharing one million objects. The service has spread throughout Europe and is now being piloted in multiple major U.S. cities. The goal is to launch the service in 50 U.S. cities by 2015.

Weddepohl seems the growing sharing economy as a return to the spirit of Medieval times, when communities were strong and sharing was done as a matter of practice. In that spirit, Peerby enables urbanites to “meet new people and connect.” The service improves sustainability because it means reduced greenhouse gas emissions from product consumption. The challenge, he said, is to create enough scale. With margins so small on the high-social value, but low-monetary value transactions, “we need many transactions to make money.”

Airbnb, if you haven’t heard, is a “platform for renting space in your home,” said Anita Roth, Airbnb. Already more than half a million worldwide have provided rooms for 11 million visitors. Roth said “the services allows people to move to a new city more easily and cheaply and enjoy new experiences.” It’s changing the “nature of hosting.”

To convince cities to create supportive regulations for Airbnb, the company has undertaken a series of economic impact studies. The company has found that 75 percent of Airbnb rooms are outside the main urban center. As a result, “tourism dollars are spread through the city.” Visitors spend about “50 percent of their total budget in the neighborhood” they are staying in.

The social benefits — amorphous yet valuable things like “cross cultural connections” or “increased neighborhood engagement” — are proving more difficult to measure, but Roth said they exist. In the wake of Hurricane Sandy, Airbnb played a role in helping people find new temporary housing. She said these kinds of social services only improve the resilience of a community.

While Airbnb ran right into New York City’s tough hotel laws, Roth said other cities are more open to letting people rent their apartments. Amsterdam, which was “skeptical at first,” has since “realized all the benefits and become a sharing city.” The city has changed its laws so people can legally rent our their apartment for up to two months a year. They have created regulations to address concerns and have done a lot to educate locals about how to rent out their apartment correctly, with fliers that have info about who to call if there’s a problem.

And there are so many more companies entering the sharing marketplace, with different degrees of success. Weddepohl thinks there is ultimately a limit to this new sharing economy — “you can’t share paper clips” — and the balance of what you can share or not share is coming near. These new services will need to partner with city governments to scale up these services in a way that also addresses cities’ concerns. Services offered by sharing companies need to be regulated, but they should also widely available — if only for the potentially positive economic and social impacts on all those neighborhoods beyond downtown.

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Green Village Building in Chicago / Blacks in Green (BIG)

Equitable urban revitalization means new development doesn’t displace existing communities. If we agree with this definition, what’s occuring in Washington, D.C. and many other American cities can’t be viewed as fair, said a number of African American community activists at the EcoDistricts Summit in Washington, D.C. Many blocks in historic African American communities are becoming fraught, contested ground as they rapidly redevelop and gentrify, with huge numbers of African Americans getting pushed out to due to higher rents and property taxes. The solution seems to be more community empowerment from the bottom, and more thoughtful, respectful urban planning from the top.

For Naomi Davis, CEO of Blacks in Green (BIG), city leaders need to take a more inclusive approach, because “what’s good for the African diaspora is good for everyone.” She said “increasing household income in inner-city communities helps both rich and poor people.” To boost the long-term sustainability of these communities, Davis calls for creating “green villages” that will transform waste to wealth, create new jobs, celebrate culture, and circulate wealth among local businesses. These green villages can only be built by respecting the local culture. Given culture is highly local, “true, long-term community sustainability must be built mile by mile.” And it has to be a bottom-up process: “We can’t wait for the government to save us.”

As an example, Davis described her work in West Woodlawn, “in the hood” in Chicago. There, she engaged community members in creating a new master plan, with layers of greening programs. A new orchard has come out of “the dust of 30 years of disinvestment.” 2012 was the “year of the tree canopy,” so West Woodlawn undertook a major campaign of adding new street and park trees. 2013 was the year of the backyard garden and using “private land to feed ourselves.” There are now orchards, gardens, root cellars everywhere.

For Dominic Moulden, Organizing Neighborhood Equity (ONE) D.C., “gentrification is a crime. It’s violence couched in white supremacy and aimed at uprooting black communities.” His group, a “multi-issue, multi-class, multi-ethnic” coalition, aims to critique the urban development culture of D.C.

He said many of the white tenants moving into historically African American communities seek “authentic local culture, but end up destroying it, which is a violation of our civil and human rights.” Moulden argued that African American communities — like plants that have suddenly moved — are undergoing “root shock.” With a decaying local ecosystem, social networks are failing.

Moulden says the answer is “to develop people and then place.” That way, “the community controls the plan.” As part of this goal, his group is trying to stop what he sees as illegal gentrification. They sued an African American church in Shaw for trying to displace its 50 residents in large, affordable housing units. ONE D.C. also played a role in ensuring the new Marriott Marquis hotel next to the convention center spent $2 million to train local workers and hired 700 local D.C. residents as Union employees with “living wages.” Moulden said “that’s equitable development.”

Wadi Muhammad, 270 Strategies, discussed changes he has seen in Roxbury, one of the historically African American communities in Boston. As that area gentrifies, swarms of college students are moving there. There has been nearly $100 million in investment there in recent years, leading to a new luxury condo where studios go for $2,500 a month. Muhammad said Roxbury is now for the extremely rich or poor. “Where do those in the middle go?” The community is working on a new master plan, with a long-term vision for sustainability.

To add some additional perspective, David Hyra, a professor at American University in Washington, D.C., said we must be careful what we wish for with “the new wave of urban revitalization,” less we further destroy the communities there now. One product of revitalization is new people moving in. “And all these newcomers into inner-city communities are expressing preferences that are different from those of the existing communities.”

For example, newcomers in D.C. seem to want more bike lanes, while long-time residents are less positive about them. The majority of new bike infrastructure in D.C. has come into the historically African American U. Street and Shaw neighborhoods of D.C., creating a flash point with the old-timers. For them, these lanes are sign that a neighborhood has gentrified. “In the last D.C. Mayoral debate, none of the candidates would admit they used the bike lanes, even though I know some of them are bikers,” Hyra laughed.

In addition, it seems African Americans also avoid D.C.’s bikeshare system as well. “88 percent of bikeshare users are white; just 5 percent are African American.”

While newcomers to African American communities typically want more bike lanes and dog parks, they don’t understand these amenities may be perceived as a “threat to long-term African American residents.” Walter Fauntroy, with the New Bethel Baptist Church, who was credited as saving Shaw from urban renewal in the 60s, recently told Hyra his feelings about the new wave of urban revitalization in Shaw: “I’ve given up, quite frankly.”

To combat further gentrification, Hyra said, “we need to preserve affordable housing and community political representation and minimize cultural displacement.”

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arts

Dogpatch Arts Plaza / CMG Landscape Architecture

Why hasn’t anyone thought of this before? At the EcoDistricts Summit in Washington, D.C., two urban innovators in San Francisco, the home of so many game-changing technologies, have come up with a truly brilliant idea: the Green Benefits District (GBD), a sort of green business improvement district, designed to facilitate community investment in new tree-lined streets, parks, and gardens. Michael Yarne, with Up Urban and Build Inc. and the creator of the concept, said the GBD in the Dogpatch neighborhood of San Francisco will also aim to improve the management and upkeep of neighborhood public spaces, which they say is currently done poorly by the city government. The GBD will be like the “Uber of public space,” meaning they are adding another layer of more convenient services on top of the existing baseline service. A GBD is needed because the city government is “stuck in the 1970s.” But the GBD clearly has higher aims than just better services: Yarne sees a future with local, distributed renewable energy systems and more.

With the help of Scott Cataffa, ASLA, a partner at CMG Landscape Architecture, Yarne is in the middle of a two-year process to prototype the GBD concept. It seems creating a new assessment district in California is not an easy thing, as you first need a BID lawyer, then need to get 30 percent of the proposed assessed district to agree to a petition, and then 51 percent of the “weighted property owners” to back the idea through a ballot. Only then will the state and city governments allow you to use tax revenue to meet local ends.

Dogpatch and NW Potrero Hill, which covers some 700 acres and contains 100,000 people, has a “rich industrial heritage.” Through a survey, Yarne and his team learned the area actually has 13 sub-neighborhoods. Some of these maintain a “gritty, marginalized identity.” In contrast, some neighborhoods have a high level of “social capital,” which enables more coordinated action. Yarne decided to start in the area with higher social capital, with a history of local environmental activism and ownership of public spaces. There, a “plucky, can-do” group of locals have wrangled the state government to let them build a park where where was once transportation infrastructure. But all their efforts are “taxing.” This community clearly wants “parks and open space preserved,” but what’s the best way to do this? The neighborhood decided to pool resources into a new GBD.

The GBD will “coordinate property owners and build trust.” It will be a non-profit, public benefit corporation with an elected board and annual oversight by the city legislature. The new GBD will be “small enough to enable trust to grow and will operate in a hyper transparent manner.” It will “use an experimental ‘it’s OK to fail’ approach and aim to create long-term revenue.” Trust, he said, is the new “green,” because, without it, community action is impossible. Trust building will happen on the ground, in person, but also through a new app that will enable all GBD members to see in near real-time all reports, decisions, and expenditures.

“Like Facebook, the app will encourage GBD members to create a profile to encourage community accountability.” There will be something like the “See, Click, Fix” app, which will enable community members to report problems. The app will define the “party responsible for fixing, set the fix date, and the cost of the fix.” Yarne said listing the cost of the fix was important, because people don’t really have a clue as to cost of public services. All of the issues will be mapped, so the GBD member can see problem areas. For example, they could learn that vandalism occurs near the train stations. Like other techno-utopians in San Francisco, Yarne believes the app will “empower the community by demystifying work that’s happening.”

Landscape architect Scott Cataffa has been helping the nascent GBD map all their assets and discover where the opportunities are. Cataffa said a map of the community found only 2 percent of it is open space.  The community is already maintaining about half of the public spaces in the district, but the audit is helping the community figure out who owns what. With a list of more than 50 possible opportunities in hand, the GBD team is now figuring out what role they should play in creating new green public spaces and other sustainable features. They created a checklist to help label each project, with potential roles such as “lead, initiate, assist, or advocate.”

One proposal by CMG would create a new amphitheatre and outdoor art gallery in an unused, city-owned dead-end between two large industrial buildings. Through the audit, they also found that the very wide rights of way, which were designed for industrial use, create opportunities to create new linear parks. So they propose creating a new linear park — or green street — running from the new amphitheatre to a larger park. Cataffa said “we are looking at the right of way as a place to turn grey to green.” Other ideas being cooked up include putting a solar farm on top a freeway that cuts through the district, and creating a (black) waste water recycling system.

If they are allowed to assess the community for the GBD, Yarne says they will raise about $400,000 in their first year from taxes of about 9.46 cents per square foot of commercial and residential space and parking lots. Some non-profits would get a 50 percent discount on that tax, as would some struggling industrial site owners. Yarne expects their available funds to double over the coming years given lots of new residential complexes are coming online. He said, already, the GBD can change perceptions of new development from an unwelcome sign of gentrification into new opportunities to green.

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