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In line with the conference theme, “What Will We Do Now?”,Ellen Dunham-Jones will open the conference with a discussion on how to transform the sprawl of suburbia into a more resilient and more urban future. Ms. Dunham-Jones co-authored the book, “Retrofitting Suburbia”, which catalogs a full range of strategies from full-scale town center redevelopment to transformations of big box sites into churches, call centers, and public libraries to incremental strategies such as improving accessibility, so residents can age in place. Ms. Dunham-Jones is an award-winning architect, professor at the Georgia Institute of Technology and a leading authority on suburban redevelopment. She teaches and researches contemporary architectural urban design studios and theory. Her insights and their potential for application in Florida should be of particular interest as communities come to terms with sprawling development patterns in the face of fewer available resources needed to serve them.
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U.S. home prices have lost 33% of their value since mid-2006; 28% are “underwater”; and the term “zombie subdivision” has entered the dictionary in 2010.
1100 shopping malls: 100+ dead, 200 sick 50,000+ strip malls, 11% vacancy rate
350,000+ big box stores, 300 mil vacant sf
Retail square footage/capita in shopping centers:
U.S.A. 23sf (up from 15 in 1986)Canada 13sfAustralia 11sfSweden 3sf (largest in Europe)
Discretionary shopping as % of GLA: 1971: 25.7% , up to 31.9% in 2010
1100 shopping malls: 100+ dead, 200 sick 50,000+ strip malls, 11% vacancy rate
350,000+ big box stores, 300 mil vacant sf
Yet, according to the 1000 Friends of Florida website, Florida DCA has approved more than 2500 amendments to Future Land Use Maps. this is close to 1 million new dwelling units and THE EQUIVALENT OF 270 NEW REGIONAL SHOPPING MALLS.
IS THIS SOLVING OR PERPETUATING A PROBLEM?
On average, urban dwellers in the U.S. have 1/3 the carbon footprint of suburban dwellers.
Interpolation from various studies
imperative :
climate change
The Joint Chiefs of Staff’s office sees reduced energy consumption as a national security issue.
Col. Puck Myckleby, 2010
Vehicle miles traveled per capita doubled between 1983 and 2007, an increase more than five times population growth, while consuming 30% of all developed land in the U.S.
Reid Ewing, Growing Cooler, 2007
imperative :
dependence on foreign oil
Suburban development patterns have been linked with sedentary lifestyles, dramatic increases in obesity and consequent higher risk factors for cardiovascular disease and diabetes.
One in three American children born in 2000 will develop diabetes and car accidents are the leading cause of death amongst persons 0-24 years old.Centers for Disease Control, Healthy Communities Initiative
imperative :
health
imperative :
affordability
Average U.S. household spending on transportation is 19% of income. -12% in “walkable urbanism” -25% in “drivable suburbanism” -30% for those in the lower income 1/2 of U.S. households (2004)
Government pays 20-40% more per household to provide road infrastructure for suburban densities
Center for Neighborhood Technology
Housing + Transportation Affordability IndexCenter for Neighborhood Technologies, http://htaindex.cnt.org
Housing + Transportation Affordability IndexCenter for Neighborhood Technologies, http://htaindex.cnt.org
• 75-85% of new households through 2025 will not have children in them (various researchers)
• 77% of Millenials/Gen Y say they want to live in an urban core (RCLCO 2008 survey)
• 75% of retiring boomers say they want mixed-age and mixed-use communities (RCLCO 2009 survey)
dynamic :
demographic shift
Suburban Household 1960(all hh)
2000 2008
With children 48% 35% 24%
Without children 52% 65% 76%
Single person 13% 26% 30%
Early suburbs, formerly on the edge of metropolitan development, have been leapfrogged so many times that they now have a relatively central location and are prime sites for transit service and retrofitting.
dynamic:
leapfrogging & recentralization
Source: Dunham-Jones, Williamson
2.8 million acres of greyfields to be available for redevelopment by 2015. If ¼ were redeveloped, we could meet half our housing needs.
A. Chris Nelson, 2006
Perimeter Center Mall, Atlanta (right)
dynamic:
underperforming asphalt (we’re not as
--built-out as we thought)
space for community-serving uses that cannot afford new construction
“third places”
food as a catalyst for neighborhood revitalization
keep the lights on
strategy:
Re-inhabitation
from grocery store to library North Branch Public LibraryDenton, TexasMeyer, Scherer and Rockcastle Architects
Peter Sieger
from strip center to hip “third place”La Grande Orange Groceria, Phoenix AZBob Lynn, Kris and Craig DeMarco
Photo by Robyn Lee
Meds & Eds: From dying mall to revived mall and university medical centerOne Hundred Oaks, Nashville, TN
Source unverified
densify
urbanize
green the infrastructure
strategy:
Redevelopment
From grocery anchored strip mall to village centerThe A&P Lofts, Old Cloverdale, Montgomery ALCity Loft Corporation, McAlpine Tankersley Architecture, The Colonial Company
1985 2005 2025
Source: Dunham-Jones, Williamson 2009
from strip center to “attachable urbanism”Mashpee Commons, Cape Cod, MA1988-presentCornish Assoc. Ltd / Duany Plater-Zyberk & Co / Imai, Keller Moore
transit triggers infill of an office parkUniversity Town Center, Hyattsville, MDPrince George’s Metro Center, Inc.Parker RodriguezRTKL Associates WDG Architecture
University Town Center
1940
a large farm estate adjacent to the village of Hyattsville
Highway triggers a mall, the office park, and buffer buildings
University Town Center
1980
First retrofit triggers four more
University Town Center
2020(revised 6/10)
New Main StreetNnNEw
from 69 houses to TOD with 1,174 d.u., 1mil sf office, 190k sf retail and green infrastructureMetroWest, Vienna, VAPulte Homes, Lessard Arch Group, EDAW
Infilling edge city with new form-based zoning over multiple parcelsDowntown Kendall / Dadeland, Kendall, FLMiami-Dade County Urban Design CenterDover Kohl & PartnersDuany Plater-Zyberk & Co.
before “after”
Downtown Kendall / Dadeland
1970
Downtown Kendall / Dadeland
1995
Downtown Kendall / Dadeland
2020
breaking up the superblocks with a street grid pegged to the mall’s internal “streets” and parks at intersecting parcel anchor points
Mizner Park, Boca Raton, FL; Cooper Carry Architects, 1990From dead mall to mixed-use downtown with linear park Source: Dunham-Jones, Williamson, 2009
Before
From dead mall to green downtownBelmar, Lakewood,COContinuum PartnersElkus Manfredi Architects, Civitas Inc.Van Meter Williams Pollack Architects
Before
before - Villa Italia mall• 140 subtenant leases • PPP with City of Lakewood, Lakewood Reinvestment Authority, Continuum Partners• Infrastructure delivered by Developer, paid back out of sales tax collected on site
Belmar
1975
Belmar
1995
Belmar
2015
• 2002-8 fiscal and economic impact on Lakewood of $207.2 million ($49.5 million in 2008 alone), including a fiscal impact of $10.6 million
• 9 acres of public space and parks including a 2.1 acre park, 1.1 acre plaza • 8 bus lines come through the new downtown• 2/3 complete in ‘09: 1.1 mil sf retail, .9mil sf office, 1300 residential units
8 of 13 regional malls in the Denver Metro area have been retrofitted or announced plans to be.
Retrofitting does NOT imply the wholesale redevelopment of existing neighborhoods.
Rather it provides existing neighborhoods with urban nodes on targeted underperforming sites-raising the question, how to connect the dots?
Source: Dunham-Jones, Williamson, 2009
from commercial strip to multi-way boulevard and new downtownPalm Canyon Drive, Cathedral City, CA; Freedman, Tung & Bottomley source: Dunham-Jones, Williamson, 2009
From 32-mile commercial strip to 16-municipality regional redevelopment collaborationState Road 7/US 441, Broward & Miami-Dade Counties, South Florida Regional Planning Council and others
Columbia Pike, Arlington County, VA, Ferrell Madden Associates, Dover Kohl & Partnersform-based codes to induce densification & transit along a commercial strip
retrofitting land use, transportation and energy on a commercial corridorCambie Corridor, Vancouver, BC, Vancouver City Planning Department
reconstruct local ecology, daylight culverted streams, and clean run-off
add parks to increase adjacent property values
food and energy production
carbon sequestration
strategy:
Re-greening
Suburban farming: growing organic veggies in the front yard - or inside the mall – or on foreclosed neighborhoods
from shopping center to wetland w/ new lakefront property investmentPhalen Village, St Paul, MN,U.Minn CALA (Dowdell, Fraker, Nassauer) and City of St. Paul
Before After
Source: Dunham-Jones, Williamson, 2009
from mall parking lot to TOD with condos, senior housing, and daylit creek park
Thornton Place, Northgate Mall, North Seattle, WA: LEED-ND pilot program
Mithun Architects for Stellar Holdings & Lorig Associates Source: Dunham-Jones, Williamson, 2010
Thornton Place, North Seattle, WA: Mithun Architects for Stellar Holdings & Lorig Associates
Using the bioswale as a park improves both water quality and property values
Amateur photographers protesting for the right to public space on the Astroturf green at Downtown Silver Spring, MD, July 4, 2007
Remove obstacles and increase incentives for retrofitting
Conduct greyfield audits and target retrofitting strategies at the metro scale
Improve architectural quality and the design of “instant urbanism”
Develop new research, tools, and technologies
strategy:
Next Steps
State Policies Advancing RetrofittingVirginia requires new development to contribute to the efficiency of the street network by meeting Connectivity Index thresholds.
Illinois requires state agencies to use an index of the combined cost of housing + transportation in screening applications for housing, economic development, & transportation investments. Similarly, HUD is calling for mortgage underwriting to factor in location efficiency.
New York, California, Maryland have smart growth bills requiring coordination of state agencies’ investments according to regional plans that lay out conservation areas and development areas in relation to transportation plans.
South Carolina and Florida have each introduced Commercial Revitalization bills to facilitate the redevelopment of dead shopping mall sites in a walkable manner.
California requires ghg projections with comp plans California has proposed that all retail over 90,000sf (big box) submit economic and community impact plans.
Local Incentives for RetrofittingRE-ZONING and EXPEDITED PERMITTING to incentivize mixed-use.
PUBLIC-PRIVATE PARTNERSHIP SAVVY to creatively fund appropriate improvements, including USE OF PUBLIC LAND, TIFS, PILOTS, SALES TAX REBATES, etc .
DEPARTMENTAL COORDINATION and CONSOLIDATION between planning, building, emergency, health, and economic development departments.
PERFORMANCE INCENTIVES for conformance with LEED-ND or raising WALKSCORE.COM scores.
SUBURBAN COALITIONS for collective political clout and problem-solving.
LEADERSHIP AWARDS and DESIGN COMPETITIONS to broaden recognition of new ideas.
To be most effective, all of the above need to be combined with DISINCENTIVES FOR CONTINUED SPRAWL.
Long Island Radically Rezoned, T. Holler, K. Mulry, S. Peters, A. Serra Build a Better Burb Peoples Choice winner, 2010
Grafting 5 more floors on top of the mall and extruding the atrium
Surrey Central City, Surrey, BC, Canada, Simon Frasier UniversityBing Thom Architects, Inc
source: Dunham-Jones, Williamson, 2009
technological innovation: The Schweeb, the Straddle Bus, and the Bamboo Bike
Leverage public land to get good development patterns approved – and wait
Engage in pre-emptive or anticapatory retrofitting, or employ contingent zoning
Encourage temporary events and tectical urbanism
strategy:
but what do we do now?
Recapturing traffic islands for redevelopment while making walkable intersectionsFort Totten MetroRail stop, Washington DC Planning Department
Source: Washington DC Planning Dept website
From 3-story regional mall to affordable TOD w/ anticipatory growthEnglewood CityCenter, City of Englewood, Miller Weingarten Realty, Trammell Crow Residential, David Owen Tryba Architects, Calthorpe Associates Sources unverified
tool: Antipatory Retrofitting: Lay out parking lots as future building sites with utilities and trees lining the “streets”
Source unverified
2-day “Art Installation”Build a Better Block, Go Oak Cliff, October 2010 Oak Cliff, Texas
ADDITIONAL RESOURCES CNU Sprawl Retrofit Initiative: Active list-serv, website with examples and model legislation. For info go to: http://www.cnu.org/sprawlretrofitSprawl Repair Manual: Book by Galina Tahchieva of DPZ. Prototypical solutions
at the regional, neighborhood, and building scale. Greyfields to Goldfields: 2002 book by Lee Sobel and CNU based on 2001 study of regional mall study by Price Waterhouse CooperMalls into Main Streets: 2005 report by CNU to guide local officials and owners/developers through the process.Suburban Transformations, Paul Lukez, 2007Big Box Reuse, Julia Christenson, 200810 Principles for Reinventing America’s Suburban Business Districts, Geoffrey Booth, et al, ULI, 2002“Retrofitting Suburbia”, Places 17:2, Summer 2005, theme issue guest-edited by Dunham-Jones and WilliamsonRetrofitting Suburbia Facebook page: http://www.facebook.com/pages/Retrofitting-Suburbia/29939207705?ref=tsCNU 20, May 9-12, West Palm Beach, FL – entire track on suburban retrofitting
