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HomeMy WebLinkAboutArticles! ~ ) ~ F ~_ r.=c .; F°r 6 ~"'~N ~~ ~ ~~ ~ ~ ~ ' ~ ~ ~ '~ ~~~ ~~ -._.1 , ~ CHARLES LOCKWOOD ~ ,~. ~ ~ ~ _~' ~ ,~ ~---~ ; -- ,~ ,: I ~ . ~ ~ ,r' . ~ I ~ I a i ; ~ ~ ` ; i . . f ..'._~ . , , t , i ". . i:.,:.r' , _ ~. ti ~ ~ ' ~~l-;r Y t~' ~ { ~ ` ~ ! i ~ '_,f . . _ .... . . .,. !., ~ ~,_ ','.;~ ,. ~~. ~, . ~_~ 1 ~::~. ~ WHAT CONSTITUTES GOOD URBAN DESIGN BfICI 2 strong public realm, and what role can good urban design play in city planning today? Moderator Michael D. Beyard, a ULI senior resident Fellow, posed these questions to participants in a roundtable at ULI's fall meeting in Los Angeles lasl November. A wide-ran;ing discussion by the five panelists fol- lowed, touching on topics ranging from correct defini- tions for terms lil<e public to how to address sprawl, with the panelists tall<ing in broad strokes rather than in details and inlerjecting anecdotes from their per- sonal experierices. Fmding revenue to support the public realm is a NJaridwide problem, declared 5ir Stuart Liptan, ~hairman of London-based commerci~l property developer Stan- hope plc. "Why do we love our cities? It is because of their civic facili[ies. The fact thal we don't want to pay for them is perverse," he said. "We're going to ~ foot- ball game and paying a lot of bud<s For a tid<et, but we wouldn't clo the same for a puhlic space we enjny every day, or for ~ public building." The panelists offered several financial strategies, su~h as partnering on public spaces with the private sector-developers, business improvement distri~ts, and community associatinns. Audience member Mary Murphy, a f~oard memher nf the Presidin Trust, dis- cussed Lucasfilm's development o( the recenUy opened Letterman District within the Presidio of San Franciscu ~~1F-RCH 2O06 URBAN LAN~ 55 Urban Design and Public Realm Roundtab MODERATOR: MIChc~EI D. BEy[~~CI, Senior Resitlent Fellow, ULI/Martin Bucksbaum Chair for Retail and Entertainment, Urban Land Institute, Washington, D.C. PANELISTS: loseph E. Brown, President antl CEO, EDAW, Inc., San Francisco, California Howard F. Elkus, Principal, Elkus Manfredi Architects, Boston, Massachusetts Sir Stuart lipton, Chairman, Stanhope plc, London, lJnited Kingdom Dennis Pieprz, President, Sasaki Associates, Watertown, Massachusetts national parl<, which included construction of and a commitment to maintain an eight-acre public park. "The quality of the pari< worlc was superlative," she said. Dennis Pieprz, president of planning and design firm Sasal<i Associates in Watertown, Massachusetts, how- ever, cited the growing concern that a private company that develops and owns a public space may see fit to ban social and community activities there that it finds objectionable-from political gatherings to neighborhood blod< parties that are the heart of a true public realm. Much of the roundtable was devoted to a discussion of the ingredients critical to creating a successful public realm and executing high-quality urban design once Funding is in hand. SIMP~ICITY. "Be very clear and simple about the n~ture of the space,° advised loseph E. Brown, president and CEO of San Francism-based EDAW, Inc., an intema- tional planning and design firm. "Be more modest. Don't fill it all up. Don't overdesign it. Get it simple, get it uni- versal, then IeYs see what happens next, and we'll adjust. And IeYs not make them too expensive." The panelists cited European public spaces like Paris's Place Vendome and London's Belgrave Square as examples of the power of simplicity. SCALE. Tl~e scale-oFbuildings, streets, trees, street furniture, activities-can make or break a public realm. "WhaYs interesting about London to me is not just the great spaces that the city is known by, but the incredible streets," said Howard F. Elkus, a prin- cipal of Boston-based EII<us Manfredi Architects. "There is a scale about the street and a continuity of fabric that creates an inclusionary city." Lipton pointed out that in older cities, changes to scale must be made gradually. "London is full of people who'lf say they've got to build 5o-story towers," he noted. "But if you build z5-story towers, you're already ioo or Zoo feet above most other buildings. London is ten stories tall. At ~5 stories, you're a hero. At 5o stories, you're a bum." ., ~~;; ~,~ ..~ ,~,;•~ae~ °~`°-~, ,1~ .; ~ '"i~ '~z„~ ~a~. , ~ ~ w~ e~.~.%e„~~ ~~' "~'a ?i~~ ~~1~~x~~. .~-. _ ~'~i~',,. " .`~.~ ~'} -"~";', 9 0 r i , ' ~~ ,:;,~'i a=i .~ ~~ ~.T ..,. ~ r ... ,- The public realm should have the flexibility to adapt to changing needs and uses over the years. It can turn o~ simple strategies tike the movable chairs provided in midtown Manhattan's Bryant Park. DENNIS PIEPRZ ships between each space and building, making users feel as though they are a part of the greater ciry. ~ a Access and conne~tion were at the root of dif- fering opinions among the panelists regarding Chicago's Millennium Parl<, which is notable for its monumental attractions, like the Franl< Gehry-designed i2o-foot-high, stainless-steel Jay Pritrker Pavilion. Elkus caUed Millennium Paric "one of the great urban parks of the worid," noting, "It is accessible all the way across the ciry. IYs also kind of an invi- tation and a stepping stone into a greater resource forthe communiry: Grant Park." Lipton had conFlicting opinions of this public realm. He thinl<s the variety within Millennium Park is wonderFul, he said, but because the park is elevated, it hinders easy, seamless access and severs direct cannections to surrounding uses. Brown has deeper concems. "I find Millen- nium Parl< very worrisome," he said. "I thinic there are some beautiful aspects to it, but the least suc~essful part is, I thinlc, Franic Gehry's pavilion. It is such an extrava- gant and rigid fixed expression-and they apparently don't have the money ro maintain it I am very worried about Millennium Parlc as a pre~edent for good public realm design." ENGAGEMENT WITH USERS. AsuccessFul public realm engages it; users through its design, attractions, details, and connections. "In the end, it's about the user and the value of the public realm to the city dweller," said Elkus. "If you clesign the space for the people who live there, the others will come. Thai's your first priority." The design of the public realm should stir the emo~ tions and create a sense of ownership of the space among its users. "The emotional attachments-whether it be a mother and child, or boy and girl-are very simple things," Lipton said. "But there is a trend to make them very grand-to just throw money at them. You walk around Bun!<er Hill in Los Angeles, and every Icnown re~ent sculptor has a piece there. To me, none of them has any meaning. They're just expensive pieces of kitsch." GIUALITY, NOT STYLE. Often when planning a public realm, the project team focuses on architeo- tural style. The roundtable panelists, however, dedared that high qualiry was more important than sryle. British newspapers, for example, routinely criticize the archi- tectural style of the new town of Poundbury in Eng- land. Bul Poundbury has high-quality materials, a good plan, a good mix oF uses, and a successFul energy [onservation program. It is generally accepted now that the new town worl<s. FLEXlBILITY. Tlie public realm should have the flexiUility to adapt to changing needs and uscs over the years. flexibility does not h~ve to be complex. It can turn on simple strategies lil<e the movable chairs pro- vided in midtown Manhattan's Bryant Park. Human flexibility is also critical. That a place changes over time is not negative; it is positive if the changes Follow a bigger purpose. "There are mistakes that have to be recti- fied iFwe are going to retum cities to their greatness," said Lipton. "There are dramati~ pieces of demolition that need to be done, and people seem very shy about ihis. No one ~Nants to tall< about the essential demolition." S E e u R ~ T Y. The panelists identified four elements that can go a long ~vay toward creating a safe public space: URBAN RE~L.Ni ~OGRAMMING/ACTIVITIES. "There'sa 3ging de6at~ in the urban design/landscape com- nunity about programming publi~ spaces," said ~ieprc. "Should there be a whole array of pro- grammed activities, or should public spaces be ~esigned in a way that is a little more abstract, a little more reliant on spontaneous activiry? I think there should prohably be a balance of the two." The panelists generally agreed that a great spece provides opportunities for a broad spectrum ,.~ ~ t's_'. r~ ~ ,'~ . _ ~ :..~ ~~ ~-~ ~°~`~~ t~~ t; ~~~.:~:'~.. 4~~; -~ i / ~} ~ "'1.~ ~ ~:~%f~r. `r<t~L T4~. i d ~`\`I~.~,~~~«el'~_ ~..~?t`~ ( ~ t r; ::~~~€.~,. r_~ ~,,rW`;. ~.i, t,~~~.~:l.,~'~°-~'~ ~~1~ '1"''t~° .r~ ' GL ~:...r ~ l~~.W`~"r c~r~:°f~ !`~"~~~~~` ~~;.''~C~`e`~'~k~,~ [°~a't~:~;.i"~ e~,k~9~ ~~~"~~ ~'~.E... ~.:..L'~~~1~%'~` l~ ~~`~~~~ 1~~. ~`~ ~ !t~"" pA~ ~~ [,i'"p~ °g;"& L~ °f•. /°~,i . "'5~•° , p^,p~~t~. nr ~~l~r~~ ~: I~~~a2'~aE\b~. ~ ~;~~..l~i M~ \.ti~~.e' t~u..•:~~~.i~ ~~'t. yL ~...~ JOSEPH E. BROWN of adivities-social, political, recreational, and other types-finm political demonstrators gathering in a ciry square to worl<ers eating lunch there and neighbors partio- ipating in tai chi classes. A city square with a band shell can be the site of concerts, children's plays, and lectures. "In my opinion, the town square is all," dedared Lipton. "The town square components-the library, health fa~ility, town haU-are al! a part of great cities. These components are coordinated, they're ading together, they're kind of famify, and thaYs surely where the strength is." Pieprz believes that the integration of uses is far more important than the mix of uses. He pointed to CityPlace in West Palm Beach, Florida, as an example of a place where retail space, commercial space, and housing are integrated by the street and the public realm. "I think that seamless connectivity and those seamless relationships are absolutely critical," he said. SPORTS AND RECREATION, The question of programming sports ~nd recreational activities for a public realm spariced considerable discussion. Orga- nized sports, from soccer to youth hockey, draw children and their families to the pubiic realm, starting the whole process of community participation, which is what the publi~ realm is all a6out. Resistance to active recreation, tiowever, crops up frequently, partly be~ause some sports venues, like basebaU diamonds, are only used seasonally, (eaving large dead zones in the public realm for long periods. Some people also believe that active recreation may ariract people interested in violence and drug use. ACCESS/CONNECTION. How people get to the public space be it a town square or a park-and how that public space connects to the rest of the city are vital considerations mentioned by each panelist. A great public realm provides easy, natural access for people, and has seamless connections and seamless relation- Nl~P,CH 2O06 URBAN LAND 57 T I M E. This issue came up repea edly in discussions covering every thing from scale to the developm~ of new cities. "If you thinl< back tc the Campo in Sienna or St. Mark'. Place in Venice, these are places that evolved over hundreds of years, one buiiding at a time toward a larger idea," said Pieprz. "But today we have an instant urbanism where everything is built at once. How do you get to a m~re authentic kind of public realm when the kind of public spaces that we're making today don't easily acknowledge time?" . The key, the panelists agreed, is to build time into each public realm. Rather than design a finished prod- uct, leave space for new buildings and uses to be lay- ered in over the years in phases. Plan For layers to be removed, as well. Low-rise buildings, for example, can be replaced over time with high-rise buildings, as Manhat- tan has demonstrated for decades. A temporary land- scape installation can provide an amenity today while saving a site for development in the future. DETAILS. Essential t~ the success of a public realm, the panelists agreed, are the many features, large and small, that help create and define how people experi- ence that space. Details include everything from specific building materials to street furniture, artwork, the size of trees, and how each 6uilding and space in the public realm relates to the others. "To me, the most important detail is sun," said Lipton. "Are we going to get sun in that space, and what are the shadows going to be like? The second most important detail is where people will walk. What are their natural sight lines? Do they feel comfortable walking from Fl to B?" ~~~~~ / 1 ~.~ i [i~~~R,~!{Y~-~.,._~ ~x ~~\~~~ , L~, i ~.. ~t..~~tt~t~~4.~~,t.t ' ,t I t ~- ~F~r~~. ~ ~ Lr~r!{'c~ ,;y ~~'~i l,x~a~.6 ~ ~I _ ~,('~ .1 pr~.: ;. s ~ L~.~i `'~~r'~~r L V~' ~""~~)~l'm`' ~. ~ 1~f'y~ 4 m'. Y 1r ~Ye.: Z 4 C~iw~ : ~ ~ rr ~ ; ~ r~"~ d~. 1~~`,~ ~,~~~4-~jY,.,,~i~,~~~~ ~I ~.`~4,i 1,' tl's~., ~. ~€:~~. ~~ h_ ~ r°- '.r ~» y ~ t, ~ ~ ry~`~ p`~[ i~iE-_.~I~4s~ `~ ~`5~~...:..;~ t~l:~i ~...~'~~~ `~~,.''~i' \~ ~...:.`~~ ~. < < •`"; ~ ` t`.};' 4"w^-'s ~, ~ ~ : `..Lu ~;i~~`=. t„a~P~~~ 4. ; ~~ ~. .,,t .. .. . ~:.. ~. ... p, ~ ~ r ~~-r', ~ f l ~'~~I ~',s SIR STUART LIPTON D Design. Studies have proved that well-designed spaces have less crime because of their focus on the details. A public space, for example, should not have hidden areas that cannot be observed by general visi- tors. In addition, visual connections to the surrounding city district should be created so that the public space is pari af the larger communiry. != Activity. People cmate saFety. Programmed activities, a snack I<iosl<, or a dean and staffed public restroom, for example, attract people, which enhances security. I% Maintenance. Desired users are usually scared away if a public realm lool<s run down, dirty> or uncared for. It is perceived as a threat. f Observation. This ~an in~ludP I<iosk workers, mainte- nance workers, officers at a police substation-even video cameras. A DESIGN FOR THE PEOPLE AND THE P LAC E. Design for the public realm should reflect the climate, region, and culture, and the values and needs of the people who use the space. A pubiic realm that worl<s in Europe or the United States, for example, will not necessarily succeed in Asia. "In Ho Chi Minh City in Vietnam, we're developing a plan for a new urban district," said Pieprz. "People in the city spolce about public spaces having a culture of noise. I'd never heard this before. But that city is hot, iYs humid; people came out in the evenings. Ho Chi Minh City has 6 million people and 3 million motorbil<es flying around. IYs an active, vibrant, urban culture that is very different from the I<ind of passive parks and quiet squares that we think of in other places of the world." Pieprz also expressed concern about China importing U.S. and European mistalces that Western cities are now trying to undo. "What we're seeing in cities lilce Beijing and Shanghai are mega-private realms-megablocl<s with no streets and a I<ind of mystery green space in the middle thaYs closed off to the public," he said. "That causes a disconnectedness, a separation of the classes. I'm concerned that China is undermining its own cul- r ture-or the potential of it-by importing ideas from the ~ West that are now discredited here," Did panelists come up with the "magic formula," ~ particularly for today's "instanY' megaclevelopments, ~ to create what Prince Charles at the first World Cities ~ Forum in London last Iune referred to as "~reat and ` lasting cities that are worthy of our humanity"? Noi in 4 a one-hour roundtable dis~ussion. The panelists, how- ever, did agree that the I<ey is to lay a foundation of great urban and public realm design at the very begin- ning of a project-and then provide a frameworl< for Future adaptation and change. LL CHARLES LOCKWOOD,I)dSCCJIf1T0~)dI1CJcl,California,writes books and artides aboul cities, architecture, and real estate. MF,P.CH 2O06 URBAN LAND 59 Wh~t Constitutes True Urb~nism? The princi~les of true urbanism consist of essential interconnected elements- all promating eat1~ resident's social, mental, and physical well-being, along with the community's cultural, ecor~omic, and ~ocial well-being. CITIES THAT PRACTICE TRUE urbanism are both ecologically sus- tainable-as a result of their reduc- tion of oil consumption and their emphasis on infill and reconstruc- tion rather than greenfield develop- ment-and socially sustainable-as a result of promoting each resi- dent's social, mental, and physical well-being, along with the commu- nity's wltural, economic, and social well-being. The principles of true urbanism consist of essential, interconnected elements: ~~ Multifunctional Squares and Marlcetplaces. Unlike the shopping mall, which passes for public space in many U.S. cities, the multifunctional square is fundamentally indu- sive and democratic-no one can be kept out. In most European cities and towns, the medieval mar- ketplace is still the center of economic, civic, social, and cultural life, providing multi- ple reasons For people to talk to each other, work together, coordinate activities, and pre- pare for community festivals. The square that Functions as a marketplace in the morning and a place for out- door cafes and restaurants through the afternoon and evening, and thai is quiet ancJ peaceFul on some days and on other days is the set- ting for lively festivals, street musicians, theatrical perform- ances, a civic stage for ceremonies, and a playground For children is a square that does its job. It brings all the diverse members of the com- munity together in one place. Creat- ing a genuine mixed-use square involves not only the design of the space, but also the design of the built fabric around it, building uses, and the events and celebrations on the square. (See "Children and the Built Environment," page 6g, January zoo4). D Appropriate Human-Scale Archi- tecture. To create a human-scate setting, buildings fronting the street or square should be no higher than five stories, the height at which it is still possible to identiFy a Face at a top window or to call d~wn to someone in the street. Human scale is expressed in architecture by balconies and ter- races, windows and doors at each Floor level, and is accentuated by moldings, lintels, arches, and columns. Ideally, buildings should be in keeping with neighboring structures and create a civil archi- te~tural dialogue, that is, it should echo some oF the best characteris- tics of adjacent 6uildings in the choice of materiais and colors, window height, and rooFline. G Compact Urban Fabric. Buildings should not be freestanding objects in space but connected to each other, forming continuous blocks oF buildings that enclose streets and squares. The blocks should be perforated by alleyways and usable inner courtyards that allow air and sunlight to enter interior spaces. These out- door areas thus are suitable for activities such as play among toddlers, children's ballgames, and outdoor eating, and they provide quiet oases for private apartment balconies and roof gardens. ~ Multifunctional Land Use and the "Shop/House." In a town ar city structured on principles of true urbanism, the pnmary building block is the shop/house. The shop, restaurant, or business at street level draws life onto the street, making it possible for people's paths to cross, conversation to develop, and businesspeople to enjoy the public realm. The apartments above the shops provide, in Jane Jacobs's words, "eyes on the streeY'-a nighttime as well as a daytime residen- tial population to frequent the public realm and to form a strong communiry. The proximity oF living, working, and socializing, and of the private and the public realms, is what makes the public realm so hospitable and the private dwelling so convenient. This finely te~Rured urban (abric that eliminates unnecessary travel makes the ciry socially healthy, as well as ecologically sound. To create a human-s~ale setting, buildings fronting the street or square should be no higher than five stories and should include balconies and terraces. Mixed-use "shops/houses," lilce these in Oxford, England, offer retail shops and restaurants/cafes, with living space above. ,-,, J~~~Ii,? i Y`~ ~ iT1? ~, ~,L~'~:; Ameron's innovative pole designs are a durable, P For nmre info~n:aho~r, contact rrs at:llmcron I ntcrnational •~'ule Products Division 5851 Thille Street, Suitc 101, Ucntura, CA 93003 Phone: 80U/55-AMERON (800/552-637~~j, I~'az: ~t05/524-1537, or visit our website at www.ameronpnles.com attractive choice £or your next great planned community or park proj~ct. With our variety of ~ traditional and contemporary shapes, colors and AMEKON textures, ~lmeron can offer an elite appearance at INTfRNAT10NA1. rr~i.erxonnnsunvzior: a sensible rice. The shop/house is an extremely Flexible building rype: high•ceilinged floors facing a square or tree-lined sUeet offer prestigious and high- priced accommodations; smaUer, lower-ceilinged floors with less advantageous views offer afFord- able housing. Rich or poor, old or young, all have the benefit of being able to live without a car. C~ CeUular City of Short Distances. To reduce distances traveled every- day to work, shops, or school, the city should have a cellular structure in which each neighborhood is a microcosm of the multifunctional town center, containing within a short radius diverse work oppor- tunities, shopping, housing, and all necessary inFrastructure, schools, and medical services. Only then does it become possible for people to walk or bike to work, school, or shops. This true urbanist goal in Europe is called the "city of short distances." There are social and health ben- efits as well as ecological advan- tages: commuting by Foot through one's neighborhood encourages people to consider strangers they see regularly as "Familiars," to greet acquaintances, and to pause for conversation with friends; and it encourages play among children under the eye oF adults-all microsocial events that help to build community. Commuting by automobile cuts people off hom [his casual social interaction. G Balanced Transportation Planning. In a town or city structured on princi- ples of true urbanism, the tr~nsporta- tion planner sees more dearly that its job is not about movement of vehi- cles but about people and accessibil- ity. All members of the population are taken into consideration-children and older people, the handicapped, the poor, and the well to do. Their varied trips-to school, work, shop- ping, the library, the theater-are made as pleasant, economical, safe, comfortable, simple, healthful, and autonomous as possible. This insight has guided European transpoRation planners for zo years, leading to their practice of "bal- anced transportation planning." Hundreds of European cities have created pedestrian networks extend- ing from the main square out into surrounding neighborhoods. Tex- turetl paving designs enhance the pedestrian's experience. Where pedestrians and vehides cross paths, the pedestrian is given prior- ity 6y various methods, for example, by crossings raisetl to the height of the sidewalk. (Pedestrian bridges and underpasses that give priority to vehicular movement are unsatisiac- tory for pedestrians.) Pedestrian net- works provide access For emergency vehicles, taxis, and, occasionally, buses; delivery vehicles are permit- ted during certain times of the day. Some European cities, such as Erlangen or Freiburg in Germany, have created a continuous citywide networlc of dedicated bicycle lanes so that it is possible to bicyde from neighborhoods into the heart of the city, or to the surraunding country- side. A range of inechanisms has been designed at interse~tions to give priority to the safety of bicycles. In the 197os, European cities pio- neered in techniques to reduce the volume and speed of vehicular traf- fic. Their methods indude the woone~f or wohnsfrasse ("living streeY'), where pedestrians, includ- ing children, share equal rights with vehicles to use the Fufl width oF the street. Vehicles must proceed no faster than pedestrians. Drivers of vehicles cannot use the street For through-traFfic, or parl< unless they are residents or maicing deliveries. Streets have been repaved and redesigned to "caim" tra(fic. By now, most large and small streets in European cities have been redesigned to calm tra~c and reduce volume. Techniques include "nedcing"; dogleg traffic lanes; rountlabouts or cirdes; traffic islarids; repaved and raised cross- vvalks; redured tra~c lane widths and number of tr~~c lanes; traffic lanes paved with cobblestones; etc. Other techniques to reduce auto- mobile use involve pedestrianizing the center of the city, dosing through- streets, giving priority to public tr~ns- pohation and bil<es, and generally making access more diffiwlt by auto- mobile than by other modes. Automobile use is reduced only if better alternatives exist. Public transit needs to be more conven- ient, faster, less expensive, and comFortable. Routes should be extensive, providing reasonable wallcing distance to a stop (ideally zoo yards); service must be fre- quent (every seven to ten minutes); and access to destination points must be better than by car. A public transit system can only work where there is an appropri- ately compact buil[ urban fabric. Wise transportation pfanners say the best transportation system is the one that requires the least transportation because trips can be made by foot or bike. D Regional Planning to Maintain the City's Vtality. The goal of regional planning for true urbanism should be to strengthen the social, cultural, and economic vitality of existing towns and urban areas, to protect the ecological balance of the region, and to minimize wasteFul use of nonrenewable energy. To achieve this goal, cities and small towns within an extended area must worl< together. Freiburg, Germany; Easel, Switzerland; and Strasbourg and Mulhouse in France have pioneered in this collaborative planning model and their region leads E.urope in ecological measures and in the vitality of their cities. According to this collaborative regionai planning ~pproach, cities agree to: I focus new development within existing urban boundaries; l establish larid use guidelines for the location nf new housing close io jobs, schools, shopping, and sF rvices; D prevent shopping malls and big- box retail from locating outside city limits where they would destroy the dties' economy and generate auto- mobile traffic; I> roll over highway subsidies to develop regional transit systems; and (- support agriculture in the region to supply cities and towns with fresh produce. I Maintaining and Enhancing the City's "DNA." Every livable ciry has a uniyue identity. IMCL proposed the metaphor that for a city, as for every living thing, it is possi6le to determine a genetic code, or DfJA structure, thal is expressed ir those architectural and spatial charaderis- Some European cities, su~h as Erlangen, Germany, have created a continuous citywide networlc of dedicated bicycle lanes, making it possible to bicycle from neighborhoods into the heart of the city, orto the surrounding countryside. Streets have been repaved and redesigned to calm tra~c, and vehicles must proceed no faster than pedestrians. In Freiburg, Germany, buildings have usable inner courtyards that provide quiet oases for private apartment balconies and roof gardens. tics best loved by the city's inhabi- tants. These may consist of certain building materials and cobrs, an arrangement of scale and architec- tural forms, building lot size, roof lines, and the scale oF public and semipublic spaces. In true urbanism, it is imporlant to maintain and enhanre the city's DNA: new buildings musl reFlect at least some er,isting pattems, or inter- pret them in a mntemporary idiom. The DNA is codified in design guid~- lines, an idea introduced in 5iena in 1309, and mast lilcely invented there as well. Thesc early design guide- lines specified, for er,ample, that the piazza paving and surrounding M P. R C H "L 0 0 6 U R B A N L A N ~ 1 O9 ,~ } sP ~ .~~ _v.1~y 9~i ': i,~r~ q~ ,~ ~ d~ I~ ~i r~' f' S:~^ ~ a i 't 1 .I ( 1~} .~. L i' '~T 1 4{~~`h y` v~ A 5.~ H~ lt1 ~~4 1 ~. - ~F 7,~..~.e~ ~~f 5. {~ Sf'v ~ ' , F c k~ E ~ ~ ~:~ ~ _:_~_ s.. ~ __~~ . . ...:~: . _. .. .~~ . :- ~ , . .~,. . ~ ~ - ~ . i ~ ~ ~ C ~ ~,. . . . ,. __ _ -- . .' ~ ~;, l e ~ v~ __~:_ palaces be brick; they defined the scale of buildings and size and pro- portions of windows; and they emphasized that every facade be considered a"gift" to the city. When inhabitants themselves are able to recognize what fits and what does not fit, there is general consen- sus, or, what the British playwright Peter ShafFer called, the "communal eye." Since architecture and urban planning are not pure but social arts, according to Wolf Von Eckardt [forrner architecture and design critic for the Washington Post], it is the inhabitants antl visitors (r~therthan the professional elites) who are the actual arbiters and decision makers. The pleasure they experience in a beautiful city actually is transforrned by the body into endorphins, which increase a mental and physical sense of well-being. A beautiful ciry is aesthetic as a whole, in the relationship of build- ings to one another, and in the design of individual buildings and places. As we permit our cities to sprawl into megacities, it becomes difficult even to visualize the ciry as a whole. We need smaller, more cel- lular cities with dear green bound- aries, centers, and focal points. Meaningful, accessible, and play- ful public art also can play a role in humanizing the city and expressing its identiry by representing tradi- tional industry and crafts, marking historic locations, remembering popular and famous citizens, and portraying local myths and le;ends. I: Events and Activities in the Public Realm. Organized and impromptu events and activities in the public realm are extremely important, as lhey bring people together, help create social liFe and community, and make it easier for community mem- bers of all ages to collabor~te, help each other, and celebrate together. Il is essential that thesc events talce piace in an attr~ctive, tr~ffic-free marketpl2ce or main square. Duttloor cafes and restaurants encourage people to spend more time in public areas, facilitating meetings and extended conversa- tians, even into the night. They require freedom from traffic so that parents and grandparenfs can con- verse while children play nearby. The farmers market is important not simply because it provides fresh produce and an aesthetic experi- ence, buf because it is a powerful generator of social and econ~mic fiFe and rypically tal<es place on the main square. Farmers are sl<illed in interaction and can take on the role of hosts at a party; they know their regular customers and make people feel recognized and valued. Community festivals generate a sense of joy and well-being, increase the body's endorphins, and promote a shared sense of identity. They are the expression of community and a mechanism For developing communiry. They bring together people of different ages and of different social, economic, and ethnic bacl<grounds, and enable them to worl< together to achieve a common goal-the cele- bration oF the community as a whole. Planning and practicing, dis- cussing themes, making costumes, creating works of art and music, and especially eating and drinking together in the public space at festi- vals binds the community together. Every aspect of the city's urban design, built fabric, organization of streets, or pattem of transportation D builds social capital by cementing social relations through repeated contact; D contributes to a more democratic way of life by bringing diverse inhab- itants together, where all share observations and perspectives; and C is an incomparable teacher of social slcills and attitudes; children and youth leam through observation, imitation, and participation how to relate and behave with a diversity of others (young and old, poor and welt-to-do, healthy or disablec~. afFects children. A measure of the city's livability is how good the city is for children and youth. D Can children walk or bil<e to school, to after-school activities, and to visit friends? Can they increase their autonomy at every age? Can they saPely explore their city on their own? Are there continu- ous pedestrian and bike networks, and good public transit? Are the °accessibility rights oF the child" respected? Can they feel ai home, and fnd °their special places" in their city? Can they get to Icnow their city inside out, and feel at home with it? f.- Are the streets socially safe and populated with familiar adults? Do public spaces facilitate their social development, making it possible for them to leam how to talk to adults other than their parents and teach- ers? Can they observe how adults behave toward each other in public, and will they see models oF ethical and compassionate behavior? Do children find social life in the public realm more Fun, more interesting, D Do architecture and urban design stimulate a child's imagina- tion? Does the arrangement of urban spaces stimulate a child's spatial cognition? Does the organi- zation of buildings convey positive principles of social organization? D Do children have access to the city's cultural and civic resources? Can they get to the public library, museum, art gallery, or town hall on their own? A ciry built on true urbanist prin- ciples provides the ideal environ- ment for the physical, mental, and social development of children and youth, and in so doing provides a livable city for everyone. LL more ~hallenging than video games and the Intemet? !% is it possible for chiltlren to experi- ence the larger world outside home and school? Can they walk down the street and see people at work in offices, workshops, and studios engaged in a variety of professions, trades, and occupations? Is it possi- ble for them to experience the varied occupations that make up society? SUZANNE H. CRDWHURST ~ENNaRO isdirectorofthelnternational Makiny Cities Lival~le Conferences. She ind her late husbancl, Henry L Lennard, are authors of many books, indudiny lrvable Cities Observed (1995), Ihe For~often Child, Cilies lor the Wel!-Beiny of Chifdren (2000), and The European Square (forth- coming). (see www.LivableCities.ory) MARCH 2OU6 URBAN LAND 117 Farmers markets and community festivals are mechanisms for developing community. They bring together people of different ages, and of different social, economic, and ethnic bacl<grounds, and enable them to celebrate the community as a whole. ~~~~s ~r~~ ~~ ~~~s~, ~~~~~~~~~~ ~~~~~~~s ~~o~.~~ ~~ ~~~~~~~~~~ By Alicia Waliace Can~r.rn 13eecinezu Ll%iiter At the ca-ner oI 14th Street and College Avenue, Jones Dni~ goes about its business. ?'hotos are developed. Chew- ing gum is bought. Despite appearances, iYs not l~usiness as usual for the gener- al merchandise store that has spent 46 years on University Hill. Iti less than 25 days, the Hill elder's registers arill go silent. "I'tie ~-ea that is alreadv riddled with vacancies will gain anoth- er dark storefront. "The economp, thec say it's strong, but its not strong on the Hill in Boulder, Cc~lo.," said Tito Roberts, owner of the store at 1370 College Ave. Tl~e mai-l.et has changed, Roberts said. A~id reccntly, so has the Hill. Redevelopment has been tossed around as an idea for the area for years, l~e said, but now Iie's noLiced that the talk is getting loucler. The comUi~lation of ]arge businesses closin~ or moving, and some l:ep properties changiii~ hancls, has cc-eaLecl botl~ ~i buzz an~] cancern amoii~ some that Che tall; mirtht i~oL be just. tall; anymore. Some Hill memher~ say lhere is a mcrvcment aiu;~t Le build a mia of condos and retail on the block home to the shut- tering iones Drug, lea~ring some «~ondering i[ the Hill's uniqueness and history would be losl in Che shufffe. Emergence of a '~fev~p Hill' In Apri120C15, 50 peaple with Lies fo tYie Hill met at the ~Boul- der Outlook Hote18 Suites. Business owners, property owners, students, neighbors, and cit~~ staff gathered to dis- cuss what needed to change in the near-dilapidated area and how redevelopment might ac- complish ttiat. After a dap-long discussion, four design teams presented sketches of ho~n~ diffe,-ent pa~- cels of the Hill might look witYi the incorporation of m~ed-use developnients. In the eyes ol tlie designers, the Hill became an area where sma',1 bouliques topped by million-dolt~u- candos wrapped around courtyards, where a student cenier and a boutique hole] were possibili- ties, where parking was ahun- darit. Amidst all tihe talk, those in- volved conveyed one Ching: it ~vould Lalce some time, some money and some~ coopei-ation. A little more lhan a year lat- Pau~ aKEti i oa~y~ Camera er, the Hill looks about ihe ,~efi~ 5hapiro wod;s in the photo depar~ment in )ones Drug on Universiry Hill on Thursda}'• Shapira has worlceu' for Jones Plecase see ,IONES o~r 2F Dru~ for two years, since his firs~ day at the Universiry of Colorado. "I've loved the job ever since," he says. 2F D11ILY CANSER,~ ----- 5 E C T I O N • F ,5,~:,d~ty~, ~1~!«~~ ?, 300 ~LJSII~I~~S ~ ~ ~~u Sl~~ ~~~C~11~. ~~r ~~d~~el ~ ~ ~~~ ~ ~ p Continieed fr~orri IF New Hill's strengths is that it said. the I~ill's unique charm and said "My historical pers ective showed Jones aiivd ~l tlie ft same as il clid then, excep[ that some notable storefronts - the former homes of Kinsley & Co. and Ia 1~uana - are now emFr ty and the historic music venue Tulagi saw a transformation inio retail. Those gaps remain, but other new, independent businesses have opened in oth- er Tormerly vacant spaces. However, some of the big- gest changes aren't as ~~sibie to the average passers-by. Michae] Bayers, one of the designers fro~n last year's meeting, has teamed ug with former Ciry Councilman Gor- don Riggle and Hill neighbor Steven Walsh to form Tt~e New rIill Co., a group that is looking at redeveloping the area. "We want to transform the Elill in a positive way for the lang run," Riggle said. 'I'he company has talked witlt mercllants, property own- ers, neighbors and city staff on some possiUilities for the area, Riggle said. "People have Ueen excited about dze idea of a renaissance on U~iversity Hill,° he said. T1~e "'renaissance" would be urban inflll and not piecemeal dev~lopment, he said. "In order to go from good to great, it ltas to be broa~lly rede- veloped," he said. Brad Power, the ci~y's rede- velopment director, said one of has come together wlth a num- ber of the Hill's property own- ers. "`I'here's always ideas and things floating around the hill," he said. "I think the difference with this one is that a si~mifi- cant number of die praperty owners have coalesced into a group." Property shuffles Linda Foss, who recently sold the 1310 College Ave. building to a Chicago real es- tate investrnent company, s~ud she participated in some dis- cussions aUout redevelapment on the parcel bordered by Col- lege and ~uclid avenues ancl 13th and 14th streets. Both her former building and Jones Dnig are part of that bloch. Ron Mitcllell, another Hill property owner, was heavily in- volved in those discussions, she said. Mitchell said he has been approached by architects and survey companies, and said if any redevelopment were to occur, it would be dependent upon city approval. She said she was shown ar- chitectural drawings and was invoived in discussions about haw she could lceep some busi- ^esses oper. during the con- struction. "If they have lOQ percent co- operation, they can incor7~orate the ailey as a wail,~way," she I'oss didn't participate fur- ther, saying she ]iad akeady signed the contract to sell the building. Green Courte Part- ners LLC purchased 1310 Col- lege Ave. for $3.86 million, according to property records. Robert Duncan, Green Courte's managing director and chief financial officer, could not be reached for comment Paul Thompson, who recent- ly became a property owner on that block, said he had heard redevelopment discussions be- fore he had a chance to meet his tenants. His Thompson Heights LLC bought 1121 13th St. - which includes T-Galaxy - for ~1.675 million and 1324 College Ave. - the Illega] Pete's building - for $1.235 million, according to the Boul- der County Assessor Office's properry records. "We're not currently involv- ed in anylhing. We're playing it by ear," he said. ""I'his is all brand new to us." Pete Tumer, Illegal Pete's owner, said New I~~ill showed him conceptual drawings of the area. The mu16-tiered, mixed- use buildings looked similar to developments along west Pearl. and WaL~ut streets, he said. Turner, who has run the bur- rito restaurant in the area for 11 years, said he thinks rede- velopment could be a worth- while idea. But he is concerned history could be negatively im- pacted. "I worry about them chang- ing the character of the Hill," he said. "The Hill looks (in the drawings) exactly like down- town and Pear] Street." Riggle said retaining the Hill's past - its history and its emotional importance - will be a vital element of any rede- velopment. "'I'hat would be foolish (to scrape all the existing build- ings)," he said. "T'hat would be to ignore some of the Hill's past appeal and Tuture.° Awaiting a bounce-back Andy Schneidkraut, who has o~vned music store Albums on the Hill for nearly 20 years, can't think of a time when the area had more empty spaces than it does now. "The Hill is ripe for redevel- opment," said 5chneidkraut, who recently extended his Al- bums lease by five years and opened a restaurant netit door called The Woods. However, if there is some type of construction, the area needs to be aware of not only the benefits but also the conse- quences. "Anyrime they do construc- 6on anywhere, it has the ten- dency to affect traffic. There's never anylhing there to ofiset that disruption for you," he . p is, embrace what the Hill is and not make it what it is nof." The idea of having mi~:ed use on the Hill could be a suc- cessful way of reinventing the area, said Itich JortUerg, a Boulder-based commercial real estate analyst. ' 1'he Hill area can be stag- nant if it isn't allowed to change with the Limes," he said. "Hope- fully they do retain e~tisting buildings and improve on them." The existin~ vacancies can aid in the process of redevelo~r ment, said property owner Zane Slaclaner, whose Rock- rimmon Real Estate owns the Tulagi and Flatirons Tlieater properties. Rocltrimmon sold the properties now owned by Thompson Heights last year as well. "It sounds like there's a cou- ple of neat projects on the table and I'm coru5dent that will bring substantial value to the area Uoth economica]ly and so- cially," he said. Blacl~mer said he's not in- volved in any current develo~r ment plans, but said his compa- ny has kid;ed around the idea of redevelopment Sitting in lus office in the back oi Jones Drug, Tito RoU- erts pointed to pichues, show- ing his store's life on lini~ersity Hill. A framed newspaper clipping . 5 aE effects of one of the 19rOs ric Above that is a rocl; poster fe turing the li3~es of Bi~ P,rothe and the Holding Compa~ry. T posier, he said, used to han~ the windows. He's Ueen here ~or the 4Cryear lite of the business, which was initially a second store for Jones Drug, a busi- ness with more than lOb veai of histarv in Boulder. His daily customers are no in the ci00 [0 70U ran~e, a tho sand less than he saw in past years. ~conomics foreed the store in 2004 lo stop offering pharmacy services. Tlte Hill needs a new face. he said, and redevelopment cotild be the answer. "Times do change," t~e sai "and iYs time for a change." The area needs tc~ have dez nation loca6ons arid plenty o1 parliing, he said. If the differE ~*roups - including the city, students, business owners an property owners - can worl~ together, the ~uea has a good chance af success. It bounced bacl: fi-om a de- cline it saw during the 19GOs, Roberts said. ' _And it will bounce back again," he said. Contact Ca~nera B:~si~:ess WritcrAlicia Wrrllace at (~03 4'3-1332 or u~aflaceaQdailycameTa. co