At the Transportation Research Board (TRB)’s annual meeting in Washington, D.C., Transportation Secretary Pete Buttigieg outlined a vision for designing a more equitable and sustainable transportation system. Leveraging the historic levels of funding available through the recently passed Infrastructure Investment & Jobs Act, Secretary Buttigieg said funds must be distributed in order to simultaneously create jobs, address the climate crisis and racial inequities, and reduce road traffic deaths.
The Infrastructure Investment & Jobs Act provides an enormous opportunity to improve both large cities and small communities. “The law contains some of the most significant investments in our transportation infrastructure in generations. These investments are going to have a very real impact on daily lives. They are going to put people to work, reconnect communities, and save lives.”
But the “promise” of the infrastructure bill also “depends on whether we succeed in making the most of these investments.”
For example, transportation policy needs to be intentionally framed to increase jobs and economic development. “Income inequality had been rising long before the pandemic. Good transportation policy directly and indirectly creates jobs that help families build generational wealth for the future. The key is creating opportunities that reach people in places where they are most needed. Last year, I visited the tunnels underneath Atlanta’s international airport, which helped create a thriving Black middle class during its construction, simply by ensuring communities of color had a seat at the table when it came time to award the contracts to build that airfield in the first place.”
A focus on ensuring equitable access to both transportation and the economic opportunities that come with the new federal investment was woven throughout his speech. “Every transportation decision is inherently a decision about equity. That’s why we’re building equity into our grant criteria.”
He added that “transportation and racial equality are two stories that go together. We want to proactively work with communities seeking to do the right thing, over and above the legal minimum.” Another part of this approach is increasing partnerships with diverse small and medium-sized businesses, so there are “partners ready to run with opportunities.”
New transportation policy must also address past climate and environmental injustices: “We have a commitment, as an administration, to ensure 40 percent of the benefits of climate and clean energy investments go to underserved and overburdened communities.”
Shifting to climate, TRB noted that transportation now accounts for nearly 30 percent of total U.S. greenhouse gas emissions. Secretary Buttigieg said given transportation is the single largest sector contributing to the climate crisis, “we have an obligation to strive to be the biggest part of the solution.”
When asked what are the best ways to decarbonize transportation, he highlighted the kinds of planning and design solutions landscape architects provide: “We really need to think about every dimension of a trip, and what can be done to make it greener. Can we use design to reduce the necessity of some of thetrips people take? When people take trips, can we create alternatives so they can take those trips in other modes?”
Secretary Buttigieg also explained how electric vehicles, and the charging infrastructure to support them, along with co-siting large-scale renewable power plants with new transportation systems will be key to a more sustainable future.
As part of the combined strategy to advance goals on jobs, equity, and climate, safety also remains the “fundamental mission of this department,” Buttigieg said. “We lose 3,000 people every month to traffic crashes. We must confront the fact that these tragic deaths are not inevitable, but preventable. We need to take new steps, like a safe systems approach nationwide.” Soon the department will be releasing its first national roadway safety strategy.
“If we do this right, we’ll look back on the 2020s as a period when transportation equity reached new levels. That makes not only historically excluded groups better off, but the whole country better off, because we’ll have a stronger, more stable, richer, fairer economy for all.”
When Monuments Go Bad — 06/08/21, Bloomberg CityLab
“The Chicago Monuments Project is leading a city-wide dialogue in search of ways to resolve its landscape of problematic statues, and make room for a new, different kind of public memorial.”
Explore the Modernist Landscapes of Washington, D.C., with This New Illustrated Guide— 06/08/21, The Architect’s Newspaper
“Now, D.C.’s modernist landscapes are taking center stage with a new illustrated guide produced by The Cultural Landscape Foundation (TCLF) in partnership with the National Park Service. Titled D.C. Modernism, the handheld device-optimized, GPS-enabled city guide is the 18th of its kind to be produced by TCLF as part of the What’s Out There series.”
Moving the Workplace Outdoors — 03/29/21, Metropolis
“‘There is an increased value of outdoor space as a result of the pandemic,’ said Zan Stewart, associate principal landscape architecture, Perkins&Will. ‘Central Park in New York and the grand boulevards of Paris both emerged from pandemics. Our teams can be happier, healthier and more productive with access to nature.'”
Rooted in St. Louis: The Creation of a Campus Forest — 03/29/21, Student Life: The Independent Newspaper of the Washington University in St. Louis “The diversity on campus speaks for itself––it is a testament to great landscape design that you do not notice all the work and planning that went into it. Yet the design behind the campus landscape, and its hidden mechanics, are as impressive as the results.”
WXY Reveals a Sustainable Master Plan for Downtown Davenport, Iowa — 03/16/21, The Architect’s Newspaper
“The Downtown Davenport Partnership (DDP) commissioned the New York-based WXY, Chicago real estate consultants SB Friedman Development Advisors, and New York City engineers Sam Schwartz Engineering to draw up a path toward downtown resiliency that would also spur economic development.”
Imagine a tool that banishes the social and environmental ills of modern urban planning and its suburban sprawl, instead constructing an approach that reconciles urbanism and environmentalism. Meanwhile, the tool also enables choice and equity in how and where individuals live.
Architect, urban designer, and DPZ CoDesign principal Andrés Duany insists such a tool exists. It’s the Rural-to-Urban Transect, at once a tool and a theory, and it’s a balm to the recklessly sprawling modern life now ubiquitous across the U.S., which takes the form of socio-economic uniformity, automobile dependence, and conspicuous land consumption.
This transect identifies and allocates elements of urbanism and their suitability to varying environments. It’s a theory of human settlement: an “ordering system” that harnesses a geographic gradient to organize natural habitats, including human habitats. Every human activity, and its resulting element in the urban fabric, can be pegged to a locus somewhere along that gradient. These elements comprise an “interrelated continuum of natural and human habitats—natural, rural-sub-urban, and urban—with different settlement densities and opportunities for social encounter and human activity,” the authors write.
Though the concept of a transect was not defined as such until the 18th century, Duany describes it as a pattern of human settlement both timeless and cross-cultural: the rural-to-urban spectrum can be traced to settlements from ancient Pompeii to ancient China.
In the late 18th century, Alexander von Humboldt first articulated the transect in the modern sense. Joseph Meyer illustrated the concept, drawing Humboldt’s voyage to South America to include the natural habitat and conditions above and below the ground’s surface.
In the 19th century, Sir Patrick Geddes’ illustrated “Valley Section” incorporated human presence in varying habitat zones. The humans, per the times, always exploited their environment.
In 1969, Ian McHarg posited the next seminal transect. Duany finds it incomplete: it failed to include, or even suggest, human habitat. Moreover, this absence perpetuated the dualism between human and nature that underpins environmental thinking — “nature is sacred, and the city profane.” This dualism ultimately produced the chasm between environmentalism and urbanism.
In practice, McHarg-inspired planning has yielded countless communities that prioritize preserved “environmental” areas at the expense of higher density. For example, South Carolina’s Hilton Head and California’s Sea Ranch sanction only single-use zoning. “The developed areas of these projects remain, in their socioeconomic and environmental performance, indistinguishable from sprawl: everyone drives everywhere for everything,” Duany and Falk write.
In 1994, the transect was revitalized as an ordering system at the Congress for the New Urbanism (CNU), when the group — proponents of “density, connectivity, and contiguity” — sought a theory establishing connections between elements of urbanism. The Rural-to-Urban Transect did so by defining six recognizable transect zones and their interrelationships: Natural (T1), Rural (T2), Sub-urban (T3), General Urban (T4), Urban Center (T5), and Urban Core (T6).
Duany asserts that the Rural-to-Urban Transect extends “the environmental protocol of McHarg into the city,” thus including people. It becomes a tool with which to design, correlating elements along a rural-to-urban continuum, enabling “the basis for a system of zoning that creates complex, contextually appropriate human environments.” Adapted from landscape ecology, each of the six transect zones contain elements that engender and amplify a place’s character.
This transect’s extension of the McHargian protocol yields arguably two of its greatest boons: its potential to unite environmentalism and urbanism and its capacity to support diverse, equitable communities. The divide between humans and nature is not new — Duany traces this chasm back to the Old Testament — and it manifests in the 20th century as environmentalism’s defensive stance toward urbanism.
The dominant ecological disposition “privileges a pristine nature and regards the presence of humans as a disturbance” to a system understood according to its pre-human condition. “A good human community can be ‘green’ only by being invisible,” Duany and Falk argue. Urbanism has thus been viewed as “a negative condition, never as an organization of positive choices for the improvement of human communities.” And as a result, environmentalism is expressed in technical and regulatory systems that promote suburbanization — from pervasive landscaping to mandated on-site stormwater treatment.
This paradigm fails communities when prioritizing nature means seeing “social space as blight.” “Whole communities of humans have been pushed aside for highway construction, but certain fish and fowl have caused even the most single-minded transportation department officials to reconsider their designs,” Duany and Falk contend. But only certain communities get pushed aside. Favoring nature also usually translates to favoring certain social and racial groups at the expense of others.
According to the authors, their Rural-to-Urban Transect can mitigate these insidious tendencies. Rather than holding economy and culture as beyond nature, this transect accommodates all elements, rooted in the belief that humans are essential to environmental discourse, in all their various lifestyles along the rural-to-urban spectrum.
Most importantly, Duany and the other authors include everyone in their conception and explicitly those who historically have had little choice in how they live. Systems based in the Rural-to-Urban Transect encourage a plurality of viewpoints and human habitats. They promote equity.
Key to the Rural-to-Urban Transect is its basis in form. Many planning initiatives are based in use and therefore manifest as prohibitions and separation. Cities filter community-making through a sieve of engineering standards, zoning ordinances, and other regulatory mechanisms long before designers enter the scene. Duany asserts that this existing framework, however, can be re-imagined by their transect: zoning based in form can yield certain physical outcomes and settlement patterns. Rather than zones that simplify and separate, transect code ensures fruitful relationships and adjacencies, from the local to regional scale. Transect-inspired zones preserve character and diversity according to place.
Essays in Transect Urbanism explain how these successes of the transect can be achieved: one details how to analyze an urban transect, one discusses governance along the transect, another discusses retail models within it. Duany includes a chapter describing the transect-based SmartCode that he has developed and implemented across various cities. Another chapter gives hope that existing sprawl can be repaired into a paradigm more resilient. Other essays consider the Rural-to-Urban Transect ontologically: the reason for six zones, and whether it qualifies as natural law, as certain people — Duany included — claim. The range of essays, from the practical to the theoretical, and the extensive illustrations make it a book suited for the student and the professional, for the planner, the landscape architect, and others thinking critically about the built environment.
As of 2019, the Form-Based Codes Institute identified 439 transect-based codes that had been adopted worldwide. Clearly, more communities do not embrace such thinking than do, and our society has much work to accomplish before divorcing itself from suburban sprawl. Duany in part blames the theory of landscape urbanism, which he claims perpetuates sprawl through the guise of aesthetics. He argues: “human biophilia is such that an image of anything with leaves will tilt the selection in its favor.”
Certainly, though, criticisms of the Rural-to Urban Transect arise: it is too simplified; its mere six zones are insufficient to account for all settlement and natural area types; the intentional rules of its zones are undesirably prescriptive; or it lacks consideration of urban ecology and biodiversity.
Yet, as made by the case presented in Transect Urbanism, the Rural-to-Urban Transect can serve as a noble tool in the reformation of our urban fabric. In one of his essays, written in 2005, Duany warns that a failure to square environmental ethos and social equity concerns with free market choice as perpetuated by the status-quo sprawl may only be solved by “a long economic emergency…that none of us should wish upon the nation.”
As millions of Americans grapple with job and home losses, among many other kinds of loss, we’re in the midst of an emergency. Released into a pandemic climate that has made us skeptical of dense urbanism, this book arrives with special urgency.
Now is as ripe a time as ever to give a different paradigm a chance, even if doing so will also require specific and convincing accommodations to the moment.
Trump Repeals Rule Meant to Integrate Neighborhoods, Further Stoking Racial Divisions in Campaign — 07/23/20, The Los Angeles Times
“The U.S. Department of Housing and Urban Development announced that it would scrap a regulation known as Affirmatively Furthering Fair Housing, which was implemented by President Obama in an attempt to promote more integrated communities. Under the rule, cities receiving some federal housing aid had to develop plans to address patterns of segregation or risk losing money.”
SWA Group Tapped for Freedom Park Master Plan in Atlanta — 07/20/20, The Architects’s Newspaper
“Linear and lined with both temporary and permanent public art installations, the cruciform Freedom Park—more of a greenway-cum-sculpture park than anything—encompasses over 200 acres of land that links downtown Atlanta with a patchwork of historic neighborhoods on the city’s east side. ”
The A.D.A. at 30: Beyond the Law’s Promise — 07/20/20, The New York Times
“This series explores how the Americans With Disabilities Act has shaped modern life for people with disabilities in the 30 years since it was passed.”
Biden’s Climate Plan Puts Inequality and Jobs on Par with CO2 — 07/18/20, Bloomberg
“When Joe Biden released his climate plan last week, the Democratic candidate for president emphasized one overarching goal—and it wasn’t the reduction of greenhouse gases. Instead, he unequivocally linked broad climate action to employment.”
The export of American culture is one of the most influential forces in our interconnected world. From Dakar to Delhi, American pop music, movies, and artery-clogging cuisine is ubiquitous. However, one of the most damaging exports is the American suburb. When the 20th century model for housing the swelling populations of Long Island and Los Angeles translates to 21st century Kinshasa and Kuala Lumpur, the American way of life may very well be our downfall.
In our pre-pandemic ignorance, most urbanists pointed to climate change as the most dangerous impact of our cherished suburban lifestyle. To be sure, the higher greenhouse gas emissions and rise in chronic health problems associated with living in subdivisions aren’t going away, but COVID-19 has exposed another threat we’ve chosen to ignore. The next pandemic may very well result from our addiction to—and exportation of—sprawl.
Vilifying Density and Disregarding Equity
The increasing traction of the anti-density movement in the wake of the current outbreak is alarming. Headlines proclaiming how sprawl may save us and that living in cities puts citizens at higher risk for contracting the novel coronavirus are deceptive.
Recent studies have debunked these myths, finding little correlation between population density in cities and rates of COVID-19, instead attributing the spread of the virus to overcrowding due to inequity and delays in governmental responsiveness.
Mounting evidence suggests that COVID-19 is primarily transmitted through close contact in enclosed spaces. Internal population density within buildings and, more specifically, within shared rooms inside buildings is what drives this, not the compact urban form of the city. In New York, for example, COVID-19 cases are concentrated in the outer boroughs, and suburban Westchester and Rockland counties have reported nearly triple the rate per capita than those of Manhattan.
The real issue is the systemic economic inequity that forces lower income people to live in overcrowded conditions, regardless of location. Innovative approaches to urban planning, equitable housing policies, and a reversal of over a century of environmental discrimination in our cities are absolutely necessary. Vilifying the city is counterproductive.
Moving out of dense cities into the open space and social distancing afforded by the suburbs is exactly the type of knee-jerk reaction that we must avoid. Cities are not at fault.
Habitat Fragmentation and Biodiversity Loss
In fact, cities are the answer if we plan them carefully. Among the many human activities that cause habitat loss, urban development produces some of the greatest local extinction rates and has a more permanent impact. For example, habitat lost due to farming and logging can be restored, whereas urbanized areas not only persist but continue to expand.
The Atlas for the End of the World, conceived by Richard Weller, ASLA, a professor of landscape architecture at the University of Pennsylvania, is one of the best sources for documenting our collective risk. Mapping 391 of the planet’s terrestrial eco-regions, this research identified 423 cities with a population of over 300,000 inhabitants situated within 36 biodiversity hotspots. Using data modelling from the Seto Lab at Yale University, the Atlas predicts that 383 of these cities—about 90 percent —will likely continue to expand into previously undisturbed habitats.
When we assault the wild places that harbor so much biodiversity in the pursuit of development, we disregard a significant aspect of this biodiversity—the unseen domain of undocumented viruses and pathogens.
According to the World Health Organization, approximately 75 percent of emerging infectious diseases in humans are zoonotic, meaning that they are transmitted to us through contact with animals. The initial emergence of many of these zoonotic diseases have been tracked to the parts of the world with the greatest biodiversity, both in the traditional and man-made sense. Traditional locations include tropical rainforests where biodiversity naturally occurs. Human-influenced conditions include places like bushmeat markets in Africa or the wet markets of Asia, where we are mixing trapped exotic animals with humans, often in astonishingly unsanitary conditions.
However, degraded habitats of any kind can create conditions for viruses to cross over, whether in Accra or Austin. The disruption of habitat to support our suburban lifestyle is bringing us closer to species with which we have rarely had contact. By infringing on these ecosystems, we reduce the natural barriers between humans and host species, creating ideal conditions for diseases to spread. These microbes are not naturally human pathogens. They become human pathogens because we offer them that opportunity.
This is already evident in the fragmented forests of many American suburbs where development patterns have altered the natural cycle of the pathogen that causes Lyme disease. When humans live in close proximity to these disrupted ecosystems, they are more likely to get bitten by a tick carrying the Lyme bacteria. When biodiversity is reduced, these diluted systems allow for species like rodents and bats—some of the most likely to promote the transmission of pathogens—to thrive.
This essentially means that the more habitats we disturb, the more danger we are in by tapping into various virus reservoirs. COVID-19 is not the first disease to cross over from animal to human populations, but it is likely a harbinger of more mass pandemics and further disruptions to the global economy. The more densely we build, the more land we can conserve for nature to thrive, potentially reducing our risk of another pandemic from a novel virus.
Portland’s Urban Growth Boundary
In the United States, over 50 percent of the population lives in suburbs, covering more land than the combined total of national and state parks. Our urbanization is ubiquitous and endangers more species than any other human activity.
In 1979, Portland, Oregon offered a pioneering solution with the creation of an Urban Growth Boundary (UGB). Devised by a 3-county, 24-city regional planning authority, the intent was to protect agricultural lands, encourage urban density, and limit unchecked sprawl.
Forty years into this experiment, Portland’s experience is a mixed bag of successes and missed opportunities. Investment in public transit and urban parks has certainly bolstered the city’s reputation as a leader in urban innovation, sustainability, and livability, with statistics to support its efforts.
On the other hand, two of Oregon’s fastest growing cities are situated just beyond the boundary’s jurisdiction, underscoring the limitations of the strategy. Again, inequity rears its ugly head, with higher prices within the UGB caused, in part, by an inability to deregulate Portland’s low density neighborhoods. This has driven much of the regional population further afield to find affordable housing in the form of suburban sprawl beyond the UGB’s dominion and into even more remote areas.
Another consideration that was overlooked when the original plan was established was the adequate protection of remnant habitat within the UGB. This lack of a regional plan for biodiversity protection has underscored the need for a more ecologically-focused, science-based approach to inform planning decisions.
Brisbane’s Bird Population
Unfortunately, anticipating outcomes of urbanization on species diversity is not as pervasive in urban planning agencies around the world as it should be. A lack of detailed modeling specific to individual regions and cities with clear recommendations for how to minimize ecological devastation is absent from planning policy around the world.
However, researchers in Brisbane, Australia have attempted to quantify which development style—concentrated urban intensity or suburban sprawl—has a greater ecological consequences. By measuring species distribution, the study predicted the effect on bird populations when adding nearly 85,000 new dwelling units in the city. Their results demonstrated that urban growth of any type reduces bird distributions overall, but compact development substantially slows these reductions.
Sensitive species particularly benefited from compact development because remnant habitats remained intact, with predominantly non-native species thriving in sprawling development conditions. These results suggest that cities with denser footprints—even if their suburbs offer abundant open space—would experience a steep decline in biodiversity.
This is a common outcome found in similar studies around the world that exhibit a comparable decline in the species richness of multiple taxa along the rural-urban gradient. Although biodiversity is lowest within the urban core, the trade-off of preserving as much remnant natural habitat as possible almost always results in greater regional biodiversity.
Helsinki’s Biodiversity Database
One of Europe’s fasted growing cities, Helsinki faces similar pressures for new housing and traffic connections as many other major metropolises. However, in Helsinki, geotechnical and topographic constraints, coupled with its 20th century expansion along two railway lines rather than a web of highways, created the base for its finger-like urban and landscape structure. Today, one-third of Helsinki’s land area is open space, 63 percent of which is contiguous urban forest.
In 2001, Finland established an open source National Biodiversity Database that compiles multiple data sets ranging from detailed environmental studies to observations of citizen scientists. This extraordinary access to information has allowed the city to measure numerous data points within various conservation area boundaries, including statistics related to the protection of individual sites and species.
Measured by several taxonomies, including vascular plants, birds, fungi, and pollinators, Helsinki has an unusually high biodiversity when compared to neighboring municipalities or to other temperate European cities and towns. Vascular plant species, for example, average over 350 species per square kilometer, as compared to Berlin and Vienna’s average of about 200 species. By embracing biodiversity within the structure of the city, not only is the importance of regional biodiversity codified into the general master plan, it is also embedded into the civic discourse of its citizens.
When it comes to where the next virus might emerge, Wuhan isn’t really that different from Washington, D.C. If the American model of over-indulgent suburban sprawl is the benchmark for individual success, we all lose.
Now is the moment to put the health of the planet before American values of heaven on a half-acre. Land use policies in the United States have just as profound an impact on the rest of the world as any movie out of Hollywood.
If we shift American values toward embracing denser, cleaner, and more efficient cities that drive ecological conservation—instead of promoting sprawl as a panacea for our current predicament—that may very well be our greatest export to humanity.
Michael Grove, ASLA, is the chair of landscape architecture, civil engineering, and ecology at Sasaki, a global design firm with offices in Boston and Shanghai.
Since the earliest human settlements, the retail experience has evolved to meet the needs of the public. This evolution has taken us from rural markets to towns, cities, suburban shopping malls, big box mega-stores, and, more recently, the Internet. But what will retail shopping look like once COVID-19 lockdowns are over and people return to the wild for their shopping experiences?
When all the dust settles, the post-lockdown era should provide a boost to downtown areas, in part due to newly unemployed but highly skilled restaurant and retail workers opening new businesses in downtowns where rent prices will trend downward.
The pandemic has left millions of highly skilled workers from the retail and food and beverage industries unemployed and eager to work. Many of these people are highly motivated to start their own businesses, creating an unparalleled pool of talent and potential entrepreneurial interest.
In a recent Forbes article, Bernhard Schroeder wrote: “27 million working-age Americans, nearly 14 percent, are starting or running new businesses. And Millennials and Gen-Z are driving higher interest in entrepreneurship as 51 percent of the working population now believes that there are actually good opportunities to start companies.”
Traditionally, fear of failure has held people back from starting a business, but with so many having their jobs swept away due to the pandemic, that fear is gone for many people, who realize they no longer want to rely on an employer for the rest of their careers, and instead want to take on the challenge of leading their own companies.
Downtown shopping districts will capture traffic from fading malls
Malls will struggle in the era of COVID-19. Being inside an enclosed bubble will not be the ideal situation for most shoppers for the foreseeable future. Morning Consult reports that 24 percent of U.S. consumers fear shopping in malls for at least the next six months due to the COVID-19 threat.
As an article about a newly reopened mall in Atlanta explains, the experience won’t be very welcoming in the near term. Play areas are roped off, water fountains covered, and stores are limiting the number of shoppers due to social distancing. Add in the inconvenience factor, and it’s clear why so many malls are facing a reckoning in the coming years.
As regional malls continue losing consumers due to changing shopping habits and fears of COVID-19, an excellent opportunity presents itself for villages, towns, and cities to regain their dominance as thriving centers for retail and entertainment.
Some factors to consider:
As Millennials and Empty Nesters seek to live, work, and shop in urban centers, medium-sized cities (100,000 to 200,000 population) are especially likely to benefit from this trend.
Small towns (10,000 to 20,000 people) located near large urban centers are also appealing to start-up retailers and restaurants that want to take advantage of their proximity to large, well-heeled populations and small towns’ affordable commercial storefronts.
New walkable town centers — planned with authentic urbanism and a variety of hospitality, employment and residential land use — can also ride the wave of Millennials, young families, and Empty Nesters who seek an exciting place to hang out.
Main Streets are already innovating
Main Streets have been reinventing themselves in a positive way during the past few decades, making them a more attractive alternative for retail shopping in the era of COVID-19.
These innovations include:
Updated master plans that undo blight caused by 1970s urban renewal plans.
Implementation of Downtown Development Districts, which offer marketing, promotions, special events, street cleaning, landscaping, flowers, and private-sector levels of management.
Effective parking management, and construction of new parking lots and garages.
Investment in beautiful new streetscapes, public art, and street furnishings.
Reduction of crime, increased safety.
U.S. Main Street programs, which offers guidance to revitalize downtowns, and returns $36 for each $1 invested.
For Millennials, who seek more social experiences as opposed to the enclosed mall experience of their youth, Main Street experiences in their towns and cities are the perfect fit for their lifestyle.
While the larger portion of their income will go to experiences such as European travel or outdoor adventures, closer-to-home visits to a local brewpub or coffee shop in their town center make perfect sense.
Main Streets will provide new homes for mall stores
As malls close and online shopping grows, existing mall retailers will seek new locations near their former mall stores. In many instances, these venues include smaller downtown cores, which traditionally offer lower rents and, now, the safety of an open-air shopping experience.
The writing is on the wall for mall store operators, all of which leads to an economically-friendly, Main Street setting:
Malls depend on department stores to attract almost 50 percent of their shoppers and cannot operate without them, which is problematic for many reasons.
Many mall retailers have lease options allowing them to break their leases and leave the mall should key department stores close.
Department stores are losing market share, from a peak of 50 percent of all retail sales in the 1950s to 5 percent today.
Since the heyday of malls in 1992, department store sales have dropped from $230 billion to $140 billion and many department stores are close to bankruptcy.
Over 50 percent of regional malls are forecast to close by 2025 (Credit Suisse).
Retail and office space will move to town centers
The online shopping boom has made nearly obsolete many of the conventional large power center retailers offering products such as books, electronics, office supplies, sporting goods, and toys. The end result is the expected closing of millions of square feet of retail space.
Often, these centers cover typically 20-50 acres of prime real estate, which presents an opportunity. They can be converted into mixed-use town centers with medium density residential and commercial occupants.
The same can be said of suburban office parks, as even centers in blue-chip locations are facing high vacancies and declining rents as many major corporations are moving into city centers to attract top talent. Millennials find the suburban office parks boring, preferring to live and work in downtowns. These large office parks have an abundance of land and parking that can be retrofitted into walkable mixed-use town centers.
Challenges and opportunities for downtown shopping districts
Challenges: When a national brand relocates from a mall environment to a town or city, they may initially receive a cold shoulder from city leaders and the community, who fear popular brands will end up killing their beloved Main Street’s unique charm.
Looking back at history, though, this thinking is inaccurate, as downtown shopping districts were filled with leading retailers and large department stores during their 1950s heyday. For long-term sustainability, a downtown should always offer the goods and services desired by its residents and workers, which may include popular brand names.
Zoning is another key battle. Cities must offer flexible form-based zoning to allow for medium-to-high densities of residential and commercial to be developed as walkable neighborhoods and business districts. Development standards should focus on requiring quality design and materials, rather than arbitrary minimal units per acre densities, minimal parking ratios, or suburban building setbacks.
Parking needs to be reconfigured to allow shoppers to pickup goods curbside.
Opportunities: downtowns and open-air town centers are seen as safer from the pandemic than enclosed malls, because they offer:
Less-enclosed spaces, with more fresh air and direct sunlight.
The ability to walk on other side of street or block.
No elevators or escalators.
Fewer doors to enter.
Curbside pick-up of goods.
People enjoy visiting towns and cities to socialize and experience parks, urban life, including storefronts.
They visit to have an experience they cannot get through online shopping. And while visiting downtowns for entertainment and fun, many will walk by store fronts and be tempted to make impulse purchases from Main Street retailers.
Towns and small city landlords typically offer much cheaper rents than suburban malls, often more than 50 percent less, and also offer flexible lease terms: no minimum hours and less rigorous storefront and merchandising standards than mall leases. This type of accommodation will be more attractive to new entrepreneurs created from this pandemic.
The savings also are appealing to national retailers facing declining sales and mall leases that are too expensive.
How downtown Main Streets can ensure success
As we look to the future, and the economic recovery that will come once a vaccine is created and herd immunity is established, all signs point to the re-emergence of Main Street as the place people will want to do their retail shopping.
A new generation of entrepreneurs will be eager to start a new chapter in their life, and the suburban shopping centers are not going to attract them.
Well-designed town centers, with the type of social interaction sought by Millennials, young families, and Empty Nesters will be the new home for the boom in the years to come.
A few best practices for downtowns to apply:
Create a marketing strategy for a post-pandemic campaign.
Beautify the public realm through landscape, lighting, parking lots-garages, signage, streetscape, and storefront improvements.
Explore temporary commercial street closures to allow for open air dining and shopping spaces.
Modify zoning to allow first floor office and service business.
Require store fronts to maintain large clear glazing, sign bands, operating doors, and ceiling heights to allow for future retail or restaurant use.
Remove or reduce minimum retail and restaurant parking requirements in downtowns and new mixed-use developments.
Include generous 10-minute parking spaces to accommodate curbside pickups for restaurants and retailers.
Devise market-based business recruitment plans and resources to identify and attract new retailers and restaurants into the downtown.
Seek a balance of local, regional, and national retailers.
Apply flexible zoning to promote medium-density and high-density multi-family residential.
Implement market based master plans, form-based codes, and zoning flexibility to allow for retrofitting of underutilized shopping centers and office parks.
Robert Gibbs, FASLA, is president of the Gibbs Planning Group, which has advised and planned commercial areas in some 500 town centers and historic cities in the U.S. and abroad. Gibbs is a charter member of the Congress for New Urbanism, a lecturer at the Harvard University Graduate School of Design, author of Principles of Urban Retail Planning and Development, and co-author of eight books.
The American Society of Landscape Architects (ASLA) proudly announces the 25 winners of the ASLA 2018 Professional Awards. Selected from 368 entries, the awards recognize the best of landscape architecture in the general design, analysis and planning, communications, research and residential design categories from the United States and around the world.
The winners will receive their awards at the ASLA 2018 Annual Meeting and EXPO in Philadelphia on Monday, October 22, at the Pennsylvania Convention Center.
Winning projects are designated as either an honor award or an award of excellence, which is the highest possible distinction.
General Design Category
Award of Excellence
Brooklyn Bridge Park: A Twenty Year Transformation, Brooklyn, New York
by Michael Van Valkenburgh Associates (Brooklyn, New York) for Brooklyn Bridge Park
Chicago Riverwalk | State Street to Franklin Street, Chicago
by Sasaki (Watertown, Massachusetts) and Ross Barney Architects (Chicago) for the Chicago Department of Transportation
Iqaluit Municipal Cemetery, Iqaluit, Nunavut, Canada
by LEES+Associates (Vancouver, B.C., Canada) for the City of Iqaluit
Legacy and Community: Juxtaposing Heritage and Invention for Duke University’s West Campus, Durham, North Carolina
by Reed Hilderbrand LLC Landscape Architecture (Cambridge, Massachusetts) for Duke University
Longwood Gardens Main Fountain Garden, Kennett Square, Pennsylvania
by West 8 Urban Design & Landscape Architecture (Rotterdam, Netherlands) for Longwood Gardens Inc.
Re-Envisioning Pulaski Park, Northampton, Massachusetts
by STIMSON (Cambridge, Massachusetts) for the City of Northampton
Tippet Rise Art Center, Fishtail, Montana
by Oehme, van Sweden | OvS (Washington, D.C.) for Tippet Rise Art Center
Tongva Park and Ken Genser Square, Santa Monica, California
by James Corner Field Operations LLC (New York) for the City of Santa Monica
Walker Art Center Wurtele Upper Garden, Minneapolis
by Inside | Outside + HGA (Minneapolis) for the Walker Art Center
Analysis and Planning Category
Award of Excellence
A Colorado Legacy: I-25 Conservation Corridor Master Plan, Douglas County, Colorado
by Design Workshop (Aspen, Colorado) for The Conservation Fund
Extending Our History, Embracing Our Future, Madison, Wisconsin
by SmithGroup (Ann Arbor, Michigan) for University of Wisconsin-Madison
From Pixels to Stewardship: Advancing Conservation Through Digital Innovation, Austin, Texas
by Andropogon Associates Ltd. (Philadelphia) for the Shield-Ayres-Bowen Family
Iowa Blood Run Cultural Landscape Master Plan, Madison, Wisconsin
by Quinn Evans Architects (Madison, Wisconsin) for Iowa Department of Natural Resources (Todd Coffelt, Michelle Wilson, John Pearson, Frank Rickerl, Pat Schlarbaum, and Kevin Pape), State Historical Society of Iowa (Jen Bancescu, Doug Jones, Susan Kloewer, and Steve King), Iowa Office of the State Archaeologist
Willamette Falls Riverwalk, Oregon City, Oregon
by Snøhetta (New York) for Project Partners: Oregon Metro, City of Oregon City; Clackamas County; State of Oregon; PGE Falls Legacy LLC
Award of Excellence
100 Years of Landscape Architecture at The Ohio State University
by Landscape Architecture Section, Knowlton School, The Ohio State University (Columbus, Ohio)
Homeplace: Conversation Guides for Six Communities, Rebuilding After Hurricane Matthew
by NC State University Coastal Dynamics Design Lab (Raleigh, North Carolina) for the Hurricane Matthew Disaster Recovery and Resilience Initiative (HMDRRI)
Marnas: A Journey through Space, Time, and Ideas
by Anne Whiston Spirn, FASLA
VanPlay: Plan to Play
by Design Workshop Inc. (Denver) for the Vancouver Park Board
Atlas for the End of the World – Atlas for the Beginning of the Anthropocene
by Richard Weller, ASLA, University of Pennsylvania (Philadelphia)
Design with Dredge: Resilient Landscape Infrastructure in the Chesapeake Bay, Baltimore, Maryland
by Mahan Rykiel Associates (Baltimore, Maryland) for the Maryland Port Administration
Urban Aquatic Health: Integrating New Technologies and Resiliency into Floating Wetlands, Baltimore
by Ayers, Saint, and Gross (Baltimore) for the National Aquarium
Residential Design Category
Award of Excellence
Balcones Residence, Austin, Texas
by Word + Carr Design Group (formerly known as Mark Word Design) (Austin, Texas)
Sustaining A Cultural Icon: Reconciling Preservation and Stewardship in a Changing World, Newport, Rhode Island
by Reed Hilderbrand LLC Landscape Architecture (Cambridge, Massachusetts) for Dorrance Hill Hamilton
Yard, Portland, Oregon
by 2.ink Studio (Portland, Oregon) for the Key Development Group
The Landmark Award recognizes a distinguished landscape architecture project completed between 15 and 50 years ago that retains its original design integrity and contributes significantly to the public realm of the community in which it is located.
The Landmark Award
From Weapons to Wildlife: The Rocky Mountain Arsenal National Wildlife Refuge Comprehensive Management Plan (Douglas County, Colorado)
by Design Workshop Inc. (Denver, Colorado)
The professional awards jury included:
Mark A. Focht, FASLA, Chair, New York City Parks and Recreation, New York City
Gerdo Aquino, FASLA, SWA Group, Los Angeles
Anita Berrizbeitia, ASLA, Harvard Graduate School of Design, Cambridge, Massachusetts
Christian Gabriel, ASLA, U.S. General Services Administration, Washington, D.C.
Terry Guen-Murray, FASLA, Terry Guen Design Associates, Chicago
Dale Jaeger, FASLA, WLA Studio, Athens, Georgia
Sam Lubell, Journalist, New York City
Patrick Phillips, Urban Land Institute, Washington, D.C.
Barbara Wilks, FASLA, W Architecture + Landscape Architecture LLC, New York City
For the selection of the Research Category, the jury was joined by M. Elen Deming, FASLA, North Carolina State University, Raleigh, North Carolina, for the Landscape Architecture Foundation (LAF) and Ashley Steffens, ASLA, College of Environment and Design, University of Georgia, Athens, Georgia for the Council of Educators in Landscape Architecture (CELA).
Robert Gibbs, ASLA, is president of the Gibbs Planning Group, which has advised and planned commercial areas in some 500 town centers and historic cities in the U.S. and abroad. Gibbs is a charter member of the Congress for New Urbanism, a lecturer at the Harvard University Graduate School of Design, author of Principles of Urban Retail Planning and Development, and co-author of eight books.
There’s going to be hundreds of stores closing. In 2018 already more stores have closed than in 2017. What this means for the industry: a lot of retailers are moving stores into downtowns.
Research shows millennials and other shoppers want the experience of being in an urban environment rather than just buying a pair of pants online. So mall closures are good for cities. You’re going to see retailers moving back into cities, and many Internet-based companies opening brick and mortar stores.
Warby Parker, an online eyeglass company, is opening physical stores, and Amazon’s opening two hundred bookstores in cities. Internet-based companies have found when they open a brick-and-mortar store, their online sales go up 10-15 percent.
About a fourth-to-a-half of malls will close in the next five to ten years.
The malls that are going to be sustainable — after what I call post-mall period — will be ones well-positioned, with really strong demographics — either high-end demographics or strong middle-class demographics. They’ll have good locations with access to regional transportation.
Only malls that keep their department stores will survive. A mall cannot function without department stores. So when they lose all but one or all of their department stores, they have to close.
The other factor for successful malls is to be mixed use and incorporating residential, office, and civic space into their properties. Just being a retail destination alone is not sustainable right now.
Transitioning to mixed use is not that hard to do because malls were built with more than twice the parking that is necessary by today’s standards. So, about half of the parking lots can be converted into other land uses.
The Grove in Los Angeles and 3rd Street Promenade in Santa Monica offer highly-stylized versions of urban forms – in the case of the Grove, an old European urban downtown, and 3rd Street Promenade, the American main street. Are successful contemporary shopping districts about re-using familiar urban forms in new ways?
Oh, very much so. The traditional grid or traditional straight main street is the best format for the new town centers being developed. There has been a lot of experimentation with curvilinear forms with parallel streets, and those haven’t worked too well. It has to be a simple main street.
We find the best shopping districts are only about a quarter of a mile long, about 1,200 feet. If you have a longer corridor, then we break it into sections. Where they come together, we anchor it with some form of civic or retail space. So, just the old fashioned street works the best, or with the very-slight deflection.
Some background on promenades like the one on 3rd Street in Santa Monica: In the 1960s and 70s, many downtowns declined and lost significant market share to large suburban shopping malls. In a well-intended response, over 250 downtowns imitated shopping centers and closed their main streets to vehicles in order to create outdoor pedestrian malls. Kalamazoo, Michigan, and Fresno, California, were pioneers in this experiment.
Unfortunately, all but ten of the pedestrian malls were a failure (the ones that survived are mostly in college towns). Most of the downtowns declined even further and remained almost entirely-vacant for decades. Even Santa Monica’s Third Street promenade and Miami Beach’s Lincoln Road were initially overwhelming failures. Without department stores, the pedestrian malls lacked the necessary critical mass of shopping to justify the inconvenience of parking in remote decks. Small retailers cannot afford much advertising and rely on drive-by impulse traffic for sales.
We have been advising several downtowns, including Fresno, to re-open their streets to cars with generous parallel parking. The key is to implement modern traffic-calming measures, an attractive public realm, and realistic codes to enable walkability and cross-shopping.
What are the core components of a successful retail district layout? How do you get density, inter-connectivity, and scale right? On the one hand, there is the model of Soho in NYC, with its grid layout, but you also have the standard outlet mall, defined by an arterial form.
A fairly straight or simple, deflected street works the best. It’s essential a retail district have multiple uses. All four land uses are best: commercial, office, civic, and residential. It’s also essential to have a good public realms in these centers and appropriate sidewalks for the type of transect that it is, whether it be a town or a city or hamlet. There has to be a good public space, such as a square or a plaza.
Retailers have higher sales and are willing to pay higher rents when they’re located on a square. We have found retailers who will give up exposure on the end caps of a street in exchange for being on the square, because that is where more people are and where they will achieve higher sales.
It’s really important for landscape architects to embrace the public realm, to be strong advocates for parks and plazas, a nice streetscape.
Retail has been described as a tool for revitalizing small town main streets and the downtowns of major cities. What else needs to come with retail to make the revitalization effort work?
Retail alone can’t revitalize a downtown. One of the most important elements is transportation. Streets have to be calmed from highways into real, walkable streets. Many downtowns are suffering just for lack of on-street parking or because the streets are too wide and traffic is too fast.
In addition, it is important to have a strong civic component: the library, city hall, courthouses should be in the downtown, not in the suburbs. For example, we find a good library can bring an average of 1,200 people per day — that’s as many as a good department store.
High density residential and office space are important as well. The Urban Land Institute (ULI) recently did a study that found every office worker directly supports twenty-five square feet of retail and restaurant space. If we can get office workers downtown, you can share parking with the office, because of off-peak times with retail.
So downtowns have to return to being real mixed-use, urban, walkable centers.
What is the role of landscape architecture in successful retail environments?
The leaders of many shopping center developers we work with are landscape architects. Many of our clients are former landscape architects or practicing landscape architects.
More than the engineers, architects or the MBA types, we find landscape architects have a holistic approach, and we enjoy working with them. They understand the physical realm and design, but also politics, the environment, and a little bit of engineering and economics.
More broadly, the landscape architect working on a retail environment has to advocate for good place-making: a nice public realm — public squares of plazas; traffic calming; and the right height-to-width ratios on the streets so streets aren’t too wide.
Do trees and other green features increase sales?
Trees are really essential for a competitive shopping district. There was a study by Kathleen Wolfe that indicated trees increase price elasticity by 9-12 percent. In other words, people feel comfortable paying up to twelve percent more for the same product if they purchase in a well-landscaped place with nice streets. Also, when properly located, street trees keep people in the downtown district longer. They feel more relaxed and are more likely to spend more money.
We’re working in Palm Desert, California, and found the shady side of the street has significantly higher sales and rents than the sunny side of the street. We’re redesigning the street to be asymmetrical, so that the sunny side will have a wider sidewalk so that we can put in a triple bosque of trees for shade. In this case, the shade is directly responsible for higher sales in retail. Research indicates that, too.
The one pet peeve I have is that many landscape architects — including myself (as I’ve done this) — tend to put street trees on an arbitrary grid, 22 feet or 28 feet on center, whatever. Very often the trees end up blocking a merchant’s storefront, sign, or window display.
We believe developers and communities should put in a lot of street trees but use common sense when locating them. Street trees should be on the property lines of commercial buildings rather than in middle and in front of buildings.
Street trees are very important for retail sales, and that’s been proven. Also, for residential values, there are studies that indicate home values are much higher on shady streets than streets without trees.
Urban stores of retailers like Bonobo, Apple, and others are essentially show-rooms, where you try out goods and then purchase online and receive products by mail. What other technology-enabled retail innovations do you see coming to the built environment?
Technology has been good and bad. One negative is many online manufacturers are selling directly to the customers, and they are not sending merchandise to small retailers. They’re cutting the retailer out of the better merchandise, which is hurting their sales.
A positive is many stores are getting rid of cash registers so you can walk in and out.
Another positive: Store are becoming warehouse and distribution centers. Department stores are now places where you can do a same-day pick-up of an order you made online. Physical stores are becoming return centers for Amazon and other online sites. For example, Kohl’s is partnering with Amazon to be a return center. This helps bring people to that shopping district who ordinarily wouldn’t go there. They’re going to make a return and then while they are making their return, they will go to restaurants or other shops.
Climate change is intensifying the negative impacts of standard development practices and is putting people and communities across the United Sates at risk. The American Society of Landscape Architects (ASLA) convened an interdisciplinary Blue Ribbon Panel on Climate Change and Resilience in September 2017, and this week ASLA released a blueprint for helping secure a sustainable and resilient future that summarizes the panel’s work and recommendations.
Promote holistic planning and provide multiple benefits
Take into account environmental justice, racial and social equity
Reflect meaningful community engagement
Regularly evaluated and reviewed for unintended consequences
Address broader regional issues as well as local and site-specific concerns.
Smart Policies for a Changing Climate also found that:
Designing and planning in concert with natural systems promotes resilience, capitalizes on the benefits of natural systems and provides greater long-term return on investment.
Key strategies include use of green infrastructure, native plants, urban and suburban tree planting plans, and healthy soil management practices.
Compact, walkable, and transit-oriented “smart growth” communities reduce energy use and are climate smart.
Special attention must be paid to vulnerable communities in coastal and inland flood plains and underserved and low-income communities.
Transportation should be considered critically as not only a connection point between home to work/services, but also as a source of greenhouse gas emissions, and a contributor or detractor to a community’s appearance and function in light of a weather event.
Agricultural systems must be addressed because they are being stressed by unsustainable farming practices and farmland is being lost to expanding development and sprawl.
“Our nation, states, counties, and cities are looking for solutions to mitigate the risks from the changing climate and extreme weather events,” said Nancy C. Somerville, Hon. ASLA, ASLA executive vice president and CEO. “With this report, landscape architects and their design and planning colleagues forward public policy recommendations that can make communities safer while taking climate change and existing natural systems into account.”
ASLA released the report at an evening reception and candid discussion yesterday with Somerville, and ASLA Blue Ribbon Panel members Adam Ortiz, director for the Department of the Environment for Prince George’s County, Maryland, and Diane Jones Allen, program director for Landscape Architecture, the College of Architecture, Planning and Public Affairs at the University of Texas at Arlington and principal landscape architect with DesignJones LLC.
We have provided a platform for landscape architects, public officials, and other design and planning professionals to share their views on how to help communities adapt to climate change through smart design policies. Go to https://climate.asla.org.
The Blue Ribbon Panelists included a diverse range of practitioners, experts and stakeholders with different levels of experience working in different aspects of geographic and technical design. They are:
Vaughn Rinner, FASLA, SITES AP, ASLA Immediate Past President, Chair;
Armando Carbonell, FAICP, Senior Fellow and Chair, Department of Planning and Urban Form, Lincoln Institute of Land Policy;
Mark Dawson, FASLA, Managing Principal, Sasaki Associates Inc.;
Tim Duggan, ASLA, Founder, Phronesis;
Ying-yu Hung, ASLA, Managing Principal, Principal, SWA, Los Angeles Studio;
Dr. Dwane Jones, Ph.D., Director of the Center for Sustainable Development + Resilience at the University of the District of Columbia;
Diane Jones Allen, ASLA, Program Director for Landscape Architecture, the College of Architecture Planning and Public Affairs at the University of Texas at Arlington and principal landscape architect with DesignJones LLC;
Adam Ortiz, Director for the Department of the Environment for Prince George’s County, Maryland;
Nancy Somerville, Hon. ASLA, SITES AP, Executive Vice President and CEO, ASLA; and;
Dr. Jalonne L. White-Newsome, Ph.D., Senior Program Officer, Environment, The Kresge Foundation.
Some quotes from panelists on the importance of adopting effective public policies and landscape architecture design solutions:
“The plans we’re going to have in the future to deal with living with water have to be more realistic. We have to live with the acknowledgement that there will be hurricanes and areas that naturally want to flood. How do we build differently as opposed to thinking we can keep water out?”
Diane Jones Allen, ASLA Program Director for Landscape Architecture, the College of Architecture, Planning, and Public Affairs at the University of Texas at Arlington
“We have a number of antiquated policies within governmental structures. Reevaluating them every five years or so would help us to reflect what is currently happening and to better project how we should design communities to be able to proactively respond to such changes and challenges.”
Dr. Dwane Jones, Ph.D. Director of the Center for Sustainable Development + Resilience at the University of the District of Columbia
“All public projects really have to be interdisciplinary. They have to incorporate the local culture, the local economy, forward-thinking design concepts, as well as good engineering. All that together, in a very thoughtful way that respects the complexity of our society, is a way to make a sustainable project that people enjoy and love.”
Adam Ortiz Director for the Department of the Environment for Prince George’s County, Maryland
“One of the things we need to be doing is do a lot more experimentation. Sometimes you just need to be able to try things and see if that solution can take you forward. If it’s not a good solution, let’s try something else. That kind of creativity and ideas is really what innovation is all about.”
Vaughn B. Rinner, FASLA, SITES AP Immediate Past President, American Society of Landscape Architects
“Our standard development practices are not sustainable, but when we understand and work with natural systems, we can build safer and healthier communities.”
Nancy C. Somerville, Hon. ASLA. SITES AP Executive Vice President and CEO, American Society of Landscape Architects
“My hope is that we embed true kinds of community engagement, justice, and equity into our focus on climate change and resilience. We need to really do that in a way where it’s not so scientific. The social engineering matters as well. It’s what you’re doing in your profession that impacts people and makes those impacts equitable.”
Dr. Jalonne L. White-Newsome, Ph.D. Senior Program Officer, Environment The Kresge Foundation