Love vs Hope

Leon Krier, Public Space, San Diego, Urban Design, Urban Planning

In the middle of reading Dan Solomon’s new book, Love versus Hope, and think he’s beautifully addressing the issues of how to build a more socially inclusive city.

He posits that cities based on Love are a ‘continuous city’ that is manifested in terms of timeless traditions as well as buildings conjoined to form streets/squares. This traditional city has a far better track record at building cities than those based on Hope, which he calls the ‘ruptured city’ that is designed for revolution derived from naive modernist optimism that has destroyed urbanism/cities to implement their hopeful vision of the future that is greener, safer, accessible, whatever.

That said, the ‘walled city’ is a continuous city in an exaggerated/extreme form that moves away from being socially inclusive and just and towards being based on fear to some extent. This leads to a vision of Yoda whispering about how fear leads to anger, and anger leads to hate, and hate leads to suffering.

This also leads us to Leon Krier’s Albert Speer conundrum… for it is possible to be insanely scared and criminal towards others while designing great cities/buildings and being very civil to your own tribe? These are questions about the ambiguity of humankind. And of our ethical responsibilities to build cities civilization (towards a less suffering society).
San Diego was mostly built in the ruptured city model. We are moving towards a more continuous city. And as a major border city, today I am proud of San Diego’s leadership because we  haven’t succumbed to the fear and loathing espoused by our immoral federal leadership intended to anger us this holiday weekend. Thank you San Diego Mayor, City Council, State Assemblyman Gloria, State Senator Atkins, Congressman Peters and Congresswoman Davis, for endeavoring to keep us from being an even more walled off city as we close 2018.

Same as it Ever Was… Same as it Ever Was.

San Diego, Urban Planning

We live in the south end of North Park, San Diego. The community has been experiencing an urban development renaissance over the past 25 years. Our city’s planning structure begins with city-wide General Plan policies, local Community-scaled planned policies, and then lot scaled Zoning Regulations. North Park’s Community Plans are supposed to guide decision-makers when making major changes to land use decisions and any updates to Zoning regulations. Know that because we are a Charter City, these regulations do not have to be in conformance with our policies (and they aren’t).

The recently updated North Park Community Plan forged a compromise to ensure that the increase in residential densities enabled mixed-use, walkable urbanism on our main Transit Corridors, El Cajon Boulevard, University Avenue, Adams Avenue (east/west), and our secondary corridors on 30th Street, Texas Street, and Park Avenue (north/south). This ‘upzone’ went along with the ‘preservation’ of older bungalow neighborhoods that need/want more discretionary review for any changes as local ‘preservationist’ agreed to this compromise. It is a win/win plan.

However, it is our zoning that does the heavy lifting in building San Diego. In updating our local North Park Community Plan the city changed the once customized local zoning rules to city-wide zoning regulations. This backwards, 60’s era, city-wide one-size-fits-all zoning approach (generic Land Uses first rules with a variety of development standards/rules overlays to make each use fit into its context) replaced locally customized zoning that was from the 1980s. Unfortunately, old and new zoning still enables new single-story strip commercial drive thru buildings (new Starbucks, Wendy’s, Sonic fast food stores for examples) on our transit corridors via by-right zoning applications. This 8-year and millions of dollars update still makes auto-oriented buildings easier to entitle and build than vertical mixed-use buildings.

So, how is North Park’s renaissance happening? There are two main drivers. First, the market demand for housing is driving new development in North Park as it’s an older neighborhood with great parks, streets, entertainment, and historic amenities. Over a decade ago, a local crew of architects-as-developers, led by Jonathan Segal, have figured out that best vertical mixed-use walkable buildings are a half-block off our Transit Corridors as the city planners knew that a transition from corridors to bungalow neighborhoods was needed, so they made very flexible zones to allow either commercial or residential or some of both… which put our best urban buildings closer to historic homes than ON the transit corridor! This creates unnecessary conflicts, leads to displacement of older apartments, but this zone is North Park’s new building area as demanded by the local housing market place.

Second, the market is driving our internationally recognized Craft Beer industry. This explosion of breweries, tasting rooms, restaurants, and beer halls has been formally enabled by a new ‘artisan’ zone applied throughout North Park’s transition zone mentioned above. New housing and new restaurant/entertainment appeals to the new age employee as the ‘experience’ of living in a real neighborhood refutes their parent’s suburban housing/office park lifestyle… as the next generation tends to do. However, this somewhat smelly “industries” are located deeper into the historic neighborhoods, causing unnecessary conflicts too as they should be located on our main corridors, and not a block or two off.

In short, our city’s zoning regulations are mostly in conflict with the intent of the updated North Park’s Community Plan. Fortunately, due to a lack of municipal planning expertise, a narrow seam of better new development has risen between the strictly regulated commercial corridors and community-activist guarded historic single-family housing areas. While this narrow seam is working, its not building enough to address our housing crisis and our inability to build high-intensity mixed-use along our corridor, leaving the value of our Bus Rapid Transit investments sitting on the table. This continued shift towards building high-intensity mixed-use development along our Transit Corridors is the North Park’s future opportunity to build value without displacement of existing residents

san diego apparel america s finest city

Photo by Stephen Niemeier on Pexels.com

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How do You See the City?

Urban Design, Urban Planning

I see every city for how it was built when it got rich. Economies move around, cities rise, fall, and some rise again, reinvent themselves, die off, or sit stagnate waiting for its revival. But, at some point every major city got really rich, and that’s when its public streets, parks, buildings, and private buildings set the bar/tone for the next century or so.

grayscale photo of high rise buildings

Photo by Ross Richardson on Pexels.com

For example, in San Diego, it got rich in the early 1950’s, when its population double as military R&D rose/located near its military installations. High wages, lots of jobs, and land for suburban growth with great state/fed spending on highways and our pending car culture. Spending its money during our mid-century modernist era has formed/shaped the context for the city of today and beyond.

It was a trip to Buffalo, and seeing its turn of the century opulence, that showed me how to ‘see’ a city.  Every great American architect of that time, Frank Lloyd Wright, Louis Sullivan, Frederick Law Olmsted, were building in Buffalo at that time and it generated two Presidents. This view translates to seeing our old European cities, such as Venice and its well-preserved mid-millennium opulence still valuable today, as well as in seeing our Asian cities, such as ShenZhen and its booming wealth (with every architect in the world, Steven Holl, BIG, and Gensler working there), and so on…

Vancouver got rich as Hong Kong shifted hands from English to Chinese rule 20+ years ago. That era’s neo-conservative ‘free market’ architectural expression of almost urban, but not quite, townhouse wrap of a small footprint, single-core tower was urbanism-lite at time when suburbia ruled our west coast north American landscape. And, it was the right architectural form for transitioning from suburbia back to urbanism… but, its already dated and in transition again, and towards a more urban pattern.

assorted labeled signage

Photo by Arnie Chou on Pexels.com

This new era is beholden to the ‘got really rich’ era in Vancouver and will still be subservient to that context, which wasn’t true 20+ years earlier when that great flush of wealth easily overwhelmed its past and context. Meaning, the wealth generated today in Vancouver is simply the by-product of yesterday’s economic boom. Same with Venice and its tourist value today for preserving its past opulence.

We’re watching the political anxiety in the face of this urban shift playing out across the world as the last throes of that 80/90s neocon intellectual culture are desperately holding on to the last of their structured power. Those  neocons who are voraciously holding onto power today also hold the counterculture of the 1960s in great disdain as their political radicalism and animus against authority, custom, and tradition is rising and an obvious threat to the old leaders. I believe this disdain is one of the reasons for the angry, resentful, punitive political furry expressed in Washington, DC and beyond… because the neo-counterculture is being repeated by today’s younger generation but this time with their own value system/context.

The millennials are choosing to spend their money in cities that are getting rich right now. These are San Jose, Oklahoma City, and in rebound cities, such as Austin, Seattle, and maybe Detroit (an anomaly in this group of relatively ‘new’ towns as it got very rich in the 1940s and may keep its Art-Deco patterns) will be reshaped with their values. I’m looking forward to ‘seeing’ how these cities express themselves as they grow rich over the next decade (with Vancouver’s ubiquitous point towers with a townhouse wrap in mind).

“Do the Math!” How to Deal with Hot Housing Markets

San Diego, Urban Design, Urban Planning

Transect-LA-nathan-dumlao-539610This innocuous quote from a recent Texas Monthly Magazine article (here) shows how easily it is to misunderstand the forces that shape a hot-hot housing market cities:

“”The problem, of course, is that this idealized urban lifestyle is out of reach for most. The culprits? “Student loan debt, wage stagnation, rising rents, insurance costs, and the lingering aftermath of the Great Recession, which many millennials ran right into at a key career stage,” – Jason Dorsey, President of the Center for Generational Kinetics, an Austin-based research and marketing strategy firm that tracks social trends among millennials and Generation Z.

Ok, so rents don’t rise when wages stagnate. This is because “the rent” is determined by:

Wages x Employment ÷ No. of Units Available = Market Rate Rents*

OK, so while this *equation is simple… the basic point is that the rents are rising in hot housing market cities because our growing upper class wages are booming while the number of units available are limited. Higher wages x higher employment in cities that constrain new development makes for hot markets and high rents.

With wages somewhat stagnating for the shrinking middle class, we understand that rich/middle/poor people want to live in nice /fun/safe places. And, everyone is willing pay more/compete for access to the ‘good life’ in a city that has great amenities, such as arts, parks, rivers (think Austin and Denver), nice weather, beaches, bays (think San Diego), and most importantly lots and lots of jobs with some or all of this stuff (think Bay Area, Seattle, and Los Angeles).

This competition is seen in San Diego, as our rent has historically been high for my entire life, with very little fluctuation in either good times or bad. A recent Federal Reserve paper stated the reason for this is attributed to rental rates being determined more by the level of amenities our neighborhood’s provide than merely by supply of housing.

This factor still fits with the simple equation above as those cities with the good life are too few and far between and those nice places are unwilling to build enough housing to meet market demand… as people continue to look for places to spend their valuable time and money. With that, one neighborhood will be expensive for a variety of reasons, and a similar neighborhood only a few miles away will be stagnant or declining, while still having the same physical access to beaches and bays… just not the economic access.

What Mr Dorsey fails to understand about Austin is that those few units available in the urban fun/nice hipster areas are being rented by those few Sci/Bio/IT-tech engineers who are in high demand and making significantly higher wages (+$200k/yr) than the regular blue and white collar workers ($60k/yr). This drives up the rent in those few high-demand neighborhoods. Austin, and all cities, needs more housing/jobs with nice stuff in more neighborhoods rather than having big money fight for those few amenity-filled neighborhoods scattered throughout most cities.

And with that I feel myself sliding into the displacement/social justice trap. As displacement is the nasty common side effect of gentrification (value increases). So, I’ll put this out there again for your consideration:

The most appropriate urban design response to social justice is to build towards social/enviro/economic (jobs/housing) stability. To be clear, I am not advocating for displacement, but I am advocating for some gentrification in economically static neighborhoods (such as more schools, parks, and market-rate development opportunities) and some economic stagnation (such as subsidized housing and rent control) in hot markets.

This brilliant study shows that all of San Francisco is an expensive because it is affluent with a growing population and no land easily available for development. And, building more housing would reduce rents as it adds supply to the inherent demand. But, if they built enough new housing to reduce prices it would significantly change the character of the city and its quality-of-life… so, urban design will make a huge difference in how San Francisco builds its future! Go Sonja Truss!

Ultimately, our big west coast cities currently flourishing on the tech industry (ironically born in San Jose suburban garages) will continue to be successful into the future as our nation’s constricting economy pushes well-educated, financed people into these nice cities. And, they’ll continue to spill out excess jobs into neighboring cities, towns, and transform conventional suburban tracks (which are still being built, btw) into more urban places (despite their fighting this urban shift). Again, urban design is necessary to move our cities into the future.

By the way… Seattle and Denver have stabilized rents by building more housing. And, a few years ago Denver changed their conventional zoning to a form-based code in anticipation of their 21st century development needs. Need I mention the value of urban design again?

Whose City? Podcasting the San Diego urban experience.

San Diego, Urban Planning

A great group of people and organizations are sponsoring a new podcast on San Diego Urbanism. Me and SDSU Professor Larry Herzog are co-hosting with the intent to bring an academic and practitioner perspective to urban issues.

Enjoy it on iTunes Podcasts here and listened to online here: http://whosecity.libsyn.com/temporary-paradise

This first episode is on Temporary Paradise? A great vision plan for San Diego put forth in 1974 by Donald Appleyard and Kevin Lynch. And, honestly, the 2nd half is much better than the 1st as we learned a lot with this first recording. Thank you for listening and we intend to produce one episode a month

Congress for the New Urbanism 26 – Savannah (and Magical Mystery Tour)

Urban Design, Urban Planning

From May 11 – 19th, I had the opportunity to speak at the 26th annual Congress for the New Urbanism (CNU) in Savannah, Georgia. My 18th CNU (in a row), these are always valuable to me on a professional and personal level. This was a memorable experience spending time walking around Savannah’s squares and waterfront as well as touring mid-America before arriving on the eastern seaboard. The most memorable part of the week was actually a blur. My trip began with a frantic four-day bus tour from Memphis to Savannah. We visited and compared the ‘new towns’ Harbortown (MS), Providence (AL), Gorhams Bluff (AL), Serenbe (GA), Glenwood Park (GA), Nexton (SC), I’on (SC), and Habersham(SC), with the downtowns and Innovation Districts of Memphis, Chattanooga, Huntsville, Atlanta, Greenville, Charleston, Savannah.

TenesseeRiverValley

Gorham’s Bluff, Alabama

The most instructional places were in cities that imported the ‘new town’ housing types into its existing/older neighborhood pattern, which made for some real hits and misses. One of the biggest hits was the Southside neighborhood in Chattanooga.  An old grid of vacant buildings and a tight network of street with mature street trees had been revitalizing over the past 5-years using traditional ‘new town’ housing’s front porch, stoops, and forecourts, which fit comfortably. Vacant manufacturing buildings were expertly adapted into mixed-use and live-work units all sparked with the building of new school, Battle Academy.  The neighborhood is anchored by the now revitalized Chattanooga Choo-Choo historic rail station with a market hall that has great restaurants, bars, shops, and hotel.

SouthsideStoop

Southside Neighborhood, Chattanooga, TN

The second half the week spent at the Congress speaking on how-to design for a specific community character in neighborhoods and small towns, and my vertical ‘transect’ idea for big city downtowns.  Thanks to Kevin Klinkenberg and Eric Brown‘s hard work on the local host committee, more than 1,600 advocates for urbanism gathered to hear Jan Gehl, Andres Duany, and Peter Calthorpe speak on their latest work and perspectives. Based out of Washington, DC, CNU is an international nonprofit organization with over 3,000 members from major urban centers to historic small towns. And through 27 years of advocacy, CNU has changed the national conversation from a debate over sprawl to a discussion on how to reinvest in our cities and towns as Americans both young and old are demanding walkable lifestyles, the market for unique and green places is growing in every region.

Savannah is always an illuminating experience for a west coast urban designer. The city was originally designed to be a utopian community with its ubiquitous squares the by-product of lofty thinking. Places like this inspire me to aspire towards designing towards utopia for my local projects… if just to get one really nice park or plaza.

Savannah

Savannah, GA

As for the tour, in greater detail, I have to express my heartfelt gratitude to Nathan Norris, Laura Clemens, and Kate Duro (City Building Exchange Express) for hosting a memorable road trip. Jack Kerouac would of been burned out by this adventure. Plus, having the people we had to explain and tour us through each place was invaluable. Absolutely worth every dime as the tremendous effort to coordinate was obvious in the results, which is that I am still learning from it this week.

Below is my roman a’ clef notes version of the tour is as follows:

On our first night, Elvis and I walked through downtown Memphis with our feet 10-feet off of Beale under WC Handy’s watchful, all-knowing gaze. We knew that he knew that we knew. So, we went on tour the next morning.

Memphis, TN – HarborTown – Expertly assembled as a rough diamond found in the middle of the Mississippi. A great way to start a tour that would alternated between many older ‘new’ towns and several downtown infill projects. It set the tone perfectly as a stable, understandable, competently delivered new town in a place that was genuinely new. Drove away fearing what Jesus said about building on sand.

Memphis, TN – Uptown Infill – Tried to take a picture of Elvis’ high school but my thumb got in the way. Seeing Harbortown housing placed in a mindless grid showed how mindless the grid can be.

Memphis, TN – CrossTown/Midtown – Had never seen such a thing. Cutting the atriums was brilliant and I still cannot fully conceptualize what a Vertical T6 Village in the midst of historic T4/T3 General sub-urban housing means… Amazing adaptive reuse and couldn’t conceive of seeing another on in my life (only to march across Atlanta later on the tour and be completely dumbfounded again).

memphiscrosstownconcourse.jpg

The Memphis Surprise…

Memphis, TN – The Edge / Medical District – All I could think of was how to bottle up and sell Tommy Pacello’s can-do spirit. Inspiring, and a dynamo that any city would be fortunate to have. Speaking of big personalities, Elvis appreciated being back in Sun Studios again after a long layoff.

MemphisSunStudio
Huntsville, AL – Downtown Huntsville – Its downtown director, Carl Perkins, is having fun, you can really see it. However, that spring at the foot of the downtown hillside thoroughly impressed this SoCal desert tortoise most. Again, never seen anything like that before.

HuntsvilleSpring

Downtown Huntsville, AL

Huntsville, AL – Village of Providence – Expertly executed. A lot of housing taming a former arterial. Solid. And, I appreciated Laura’s passionate perspective on its harm to downtown, but see these old New Towns as successful Trojan Horses as what happened out in the woods wouldn’t of been allowed to happen in broad daylight at that time. We were decidedly a Suburban Nation with everyone defining themselves by their own Pink Cadillac.

ProvidenceUrbanism

The Village of Providence, AL

Pisgah, AL – Gorham’s Bluff – A great lunch with a tremendous view!
Chattanooga, TN – Waterfront – Put on my blue suede shoes and took a long, hot walk.
Chattanooga, TN – Innovation District – Great mix of new mid-rise, missing-middle infill housing and shops.

Chattanooga, TN –  Southside – Again, TND quality housing + missing middle townhouses and live work quarters, set in a mindless grid. But, with the compactness lacking in Uptown Memphis it felt more livable. Appreciated listening to Bob McNutt, Director of Real Estate, describe this place and the Chattanooga Neighborhood Enterprise nonprofit housing organization dedicated to Building a Better Chattanooga. 
Chattahoochee Hills, GA – Serenbe – The Smartest Sprawl I’ve ever seen… Stunning details, smartly promoting compact growth in one spot in the city, but have no idea what this will be in 100 years.

Ion

Serenbe, GA

Atlanta, GA – Glenwood Park – Expert infill. Also stunning details but accessible to anyone wanting to live in a great neighborhood is a big city. 
Atlanta, GA – Krog City Market*/Inman Park/Beltline***/Ponce City Market – The Sears monolith as a retail/parking catalyst was amazing too. Great deal to learn from in this urban context. The rails-to-trails parkway works amazing well to provide amenity to high density. The parks, market halls, different housing types, adaptive reuse, it was all so beautiful… until I started to sweat. Back on the bus, quick!

poncesmarketatl.jpg

Ponces Market, Atlanta, GA

Greenville, SC – Downtown Greenville – Surprise as a form of delight… A nice Main Street, with Americana confederate forces giving off bad vibes on one end and a river park on the other end mindful of the Beltline… Amazing! Again, great density with great amenity. The last leg of Main Street over the riverpark was more worth the drive through Columbia, SC. 

GreenvilleMainStreet

The Greenville Surprize

Summerville, SC – Nexton – I completely agree with Rick Hall that the production builders are getting it! I liked it. Yes, parks and streets were oversized, but that’s the… Next Urbanism.
Mt Pleasant, SC – I’On – Honestly, looking forward to what Jason King of Dover Kohl has planned for its remodeled downtown plaza (no curbs, no lawn). The canals/quarry lakes were marvelous.
Charleston SC – Downtown Charleston – The real deal banana peel historical American city. Touring that very old family house with Cary Grant’s friend was a real highlight. Drinking a scotch, sitting in a smoking room, looking at firearms from every major American conflict while staring at oil paintings of beautiful family matriarchs with Elvis was a sublime American moment. Would love to have spent several days there. Then, Elvis left the building (bus). And I was wore out at this point.

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Charleston, SC

Beaufort, SC – Habersham – The attached buildings were immaculate. The town center kept my attention and I appreciated spending time sitting with iced drinks at this point too. 

Afterward: The place that has continued to resonate with me is Memphis. I feel like our American soul lives in there. I wanted to see the MLK Jr. Civil Rights Museum, Graceland, and Tupelo. The old, new, historic, future, and that wild Crosstown Commons still swirl in my mind. Savannah too. Beyond that, comparing infill with new towns directly, back-to-back was marvelous and illuminating (Ok, don’t tell, but Elvis was Trent Claughton, Carl Perkins was Chad Emerson, and I am the SoCal desert tortoise).

Embrace the Scooter

Climate Action Plan, San Diego, Uncategorized

The city’s public officials are obsessed with changing how we get around the city. But instead of just talking about expanding our mobility options, the scooter companies have come in and actually provided a change.

I have seen the future of downtown transportation, and it is fun!

The electric scooters from Bird and Lime are the greatest mode of travel in San Diego since my grandma rode through Balboa Park in a convertible or cruised Broadway in a hot rod.

The value of scootering is three-fold. First, getting around the city faster, easier and cheaper than in the old expensive convertible or gas-guzzling sports car is a big deal.

I work on the eastern edge of East Village, and my wife works on the western side of Broadway near the waterfront. If we want to meet for lunch, it’s a 25-minute walk, leaving little time to eat and walk back. Driving is faster, thanks to downtown’s one-way streets, which were designed for my grandmother’s hot-rod. But that still means a 10-minute drive for me, after which I pay up to $10 per hour for parking in a lot a few blocks away from my wife’s office, or peck around hoping to find street parking for $2 per hour. It’s a chore.

Instead, we can use our smartphones to find a scooter, walk one block to pick it up, and ride less than four minutes to drop it off at our destination. It costs $2 tops.

The city’s public officials are obsessed with changing how we get around the city. San Diego has adopted a Climate Action Plan that promises half of us who live near transit will get to work without a car by 2035. But instead of just talking about expanding our mobility options, the scooter companies have come in and actually provided a change.

I keep my helmet in my office. I ride on the street most of the time. But honestly, it’s not as safe to scooter on the street as it should be for three important reasons. The condition of the pavement is abysmal. Holes and cracks are treacherous no matter how you’re getting around.

Second, downtown’s long, straight, one-way streets facilitate high-speed traffic. Cars bunch up at each signal and roar to 35 miles per hour before stopping at the next light six blocks away. Once that first bunch of crowded, angry, honking cars pass by, scootering is a lovely experience on the street; our volume of traffic is usually low compared with the capacity our street network is built to handle.

And third, there is very little quality pedestrian, bicycle or scooter-oriented infrastructure built in downtown San Diego.

What these scooters are showing us is the fallacy that cars provide “independence.” Scooters will change how we get around downtown San Diego for many years to come.

There is a caveat: These scooters are not as appropriate for more urban cities like San Francisco, Chicago and New York. Those cities have tremendous transit service and wide, clear sidewalks, and are filled with lots of people, cars, trucks and commerce. San Diego’s downtown sits more comfortably in the Phoenix, Austin, Dallas, Houston and Denver scale of intensity and transit availability. We actually need these machines to bridge those gaps between Little Italy, Gaslamp, Ballpark and City College, as we continue to urbanize.

Give it time. Hopefully officials see the scooters as an opportunity to build the infrastructure needed to support such a fun way of getting around our extremely beautiful city.

[This was first published in Voice of San Diego on April 24th. I’d like to add that the ability to scooter around with your work clothes on it an advantage to using these versus bicycles for short, work-oriented trips. The fun, convenience, and cost combination makes scooters a viable mobility tool to cut emissions and auto trip to meet our Climate Action goals.]

An Ethical Approach to NIMBYism…

Uncategorized

A Vertical Transect / Context Elevated

Urban Design

I’ve been fussing around with a context-sensitive/form-based code for more urban neighborhoods for several years now. I’ve worked on creating many codes for small towns (San Marcos, CA and TX), new towns (Whitehall in New Castle County, Delaware), sections of mid-sized cities (El Paso) across the county, and downtown San Diego. And, it’s here in San Diego that I see the need to craft a code for tall buildings that better reflects our 21st century context.

Over a century ago, Louis Sullivan, HH Richardson and others rebuilt Chicago after its fire using the new construction technology that steel brought to building. That combination of steel and fire led to the creation of the tower as a new building type. Being without precedent then, these neo-classical, romanesque, and gothic revivalist smartly relied upon the classical column structure to design towers with a base, shaft, and cornice.

TopMiddleBase

Base/Base, Shaft/Middle, Top/Cornice. 

Today this classical configuration still seen in the now ubiquitous Vancouver Point Tower Model.

SD Vancouver Model

The Vancouver Point Tower as Applied in San Diego. Image: Me

Today, after 100-plus years of building these classically arranged towers a vertical context exist. And, we’ve worked very hard since the 60’s modernist crescendo to get tower construction at the street level to be humane (see this old blog on the topic).  I first got the idea from Jan Gehl’s book, Cities for People, and these great diagrams.

This new context is based on the following transect zones: Human connectivity is the primary objective in the street zone (floors 1 – 6), which transitions up to the facing blocks (floors 3 – 12), up again towards the surrounding city views levels (floors 9 – 20), and finally at the regional vistas (above 20 floors). These four context zones have differing design responses to consider as the now the building can reach down toward street rather than always soaring to the sky.

 

VerticalContext_2

As applied to a Vancouver Point Tower in downtown San Diego. Image: Me

The following diagram was an initial study into how to use the SmartCode template to regulate more urban buildings where their fronts/back, below/above, and middle zones could be designed in context to cultivate urban living that is human oriented rather than mechanical elevator-oriented. What do you think?

3D Urbanism 1st Draft

Borrowing from the SmartCode, a Context-Sensitive Code for 3-Dimensional Urbanism

And, we are continuing to study this approach that lends itself to coding for a specific San Diego model and moves beyond the Vancouver point-tower lite urban model.

VerticalContextIMAGES

Precedent Images Attempting to Define a San Diego Architectural Vernacular for Towers

And, finally, just because I drew it… here’s another inspiration for getting towers’ grounded into its context, a metaphor if you will.

TowerMetaphor

I drew it so I put in my blog… otherwise it’s not much to look at. Image: Me

I would appreciate any comments as this is an idea that’s still under construction. Cheers!