Streets are Mixed Use too…

Uncategorized

Streets have a mix of uses. Streets needs to be viewed in terms of a series of layered uses and speeds and be designed appropriately in relationship to the buildings that front onto the streets. The following are a list of uses per layer from building edge to centerline:

1) Ground floor Layer – The building fronting onto the street. Hold long-term Commercial, Residential, and Civic uses.

2) Encroachment Layer – Holds signs, less than public seating, dining, displays, deliveries, doorway zones. Holds more longer-term Commercial, Residential and Civic uses.

3) The Sidewalk Layer – <5 mph pedestrian travel lane with walkway, ADA access, on a clear path.

4) Furnishing Layer – Street Tree planters, more public seating, street lights, signage, parking meters, newspaper stands. Holds longer-term Commerce uses.

5) Parking Layer – Public parking stalls (angled/parallel/perpendicular/reverse angle), painted stripes, handicap stalls, transit stops, loading/commercial zones, drop off/delivery, and short/long-term car storage. Holds more shorter-term Commercial, Industrial, and Residence uses.

6) Cycle Layer – <10 mph zone between stopped parking cars and transit/travel lanes for various cycles ridden by various aged people.

7) Transit Layer – <25 mph zone between pulling in/out of Parking Layer and into the Driving travel through lane(s).

8) Driving Travel Layer – <25 mph zone (because any more than that kills most people)

All of these layers are mostly interchangeable and not every element is on every street. The big idea here is to introduce to the Furnishing and Parking Layers permanent Parklets, and movable/temporary Tiny Mobile Units in place of private car storage. These facilities can be rented and used for metered time periods as shops, hotel, and short-term residences. This is a shorter than permanent building Live-Work mix of uses that sit in the public right-of-way and reclaim the street from primarily auto flow use to a more livable and complex area that prioritizes the speed and scale of people. The image is an unfinished draft.

A forthcoming Mixed-Use Street PROPENSITY Map will illustrate where the more to less mix of uses on the streets are located. Think of it like a land use plan map for our streets. And, finally, for cities and places with overly scaled streetscapes, this is a way to reclaim public space for private commerce and housing (some public). A link to the ratio of public to private space discussion is here. What do you think?

COVID-19 Cities…

Social Justice, Urban Planning

As we find safety and comfort in telecommuting during this pandemic, we are rightfully questioning the need to live within proximity to workplaces, office parks, and large city employment centers. We aren’t sheltering-in-place as much as we have been sheltering-in-our-neighborhoods, and we’re recognizing that walkability, bikability and an active, healthy lifestyle is easier to achieve without wasting time in a car commuting for our every daily need. With small towns and gateway communities being seen by upper middle class families as ‘livable’ places again, folks are relocating to small towns in close proximity to national parks and wilderness recreational areas to live a more outdoor recreational and lifestyle. This Fast Company ‘Zoom Town’ story alludes to one of the many lessons being taught by Covid-19… the value and pleasure of an active lifestyle (replacing the time spent commuting).

Another lesson is that individual ‘jobs’ are now mobile and families are more free to relocate, which is similar to retirees with a only few differences. My experience in planning for new residents in the small gateway towns of Taos, Joshua Tree, and Borrego Springs (adjacent to Anza Borrego Desert State Park) is to carefully balance the need for long-term local resident economic stability (that funds small town local amenities) with the value and disruptions that high visitor demand brings to national park seasonally. This tradeoff is precarious to manage and zoom/boom towns need useful planning tools to avoid being a bust.

This balancing act is artfully told by Stephen Spielberg in the horror movie, Jaws. Except that COVID-19 is the shark, and the little town of Amity is a gateway town to the beach, with the overwhelmed sheriff trying to balance the safety and needs of the locals with the mass of summertime visitors that help the town survive the rest of the year. The Sherriff’s solution was to blend local knowledge (Quint) together with outside expertise (Hooper). There are several new toolkits online to provide that outside expertise to help towns adjust to new realities. In addition to the Gateway and Natural Amenity Regional Initiative toolkit referenced in the Fast Company article, friends and colleagues, PlaceMakers, have released their small town and cities Pandemic Toolkit, here, in response to these new challenges imposed by COVID-19.

That Feeling of being at Home…

Urban Design

“We need to be grounded in that feeling of being around friends and family… Home. Being  home is the idea that goes to the heart of what makes food (neighborhoods) great.

It is an approach to cooking (urban design) that is rooted in respect. Respect for the ingredients (people/places), respect for tradition. It gives the fancy innovations and clever deconstructions a heart and a soul.“ – Anthony Bourdain, 2008 (Spain – No Reservations)

He said this at the end of an episode describing why the best restaurants in the world were found in Spain. And it encapsulated succinctly how I see urban design, as noted by my parentheses mixed into his quote above. From the intended designed experiences, ingredients and elements, to the reliance on traditions for innovation.

The above photo of Anthony and President Obama eating noodles and drinking cold beer in Hanoi reminded me of my time living in Korea and Singapore in the ’90s. I traveled everywhere, designed a few interesting places, and surfed some exotic spots. It was wonderful. But when I was feeling too foreign and out of sorts with everyone around me, I would go eat at McDonald’s, seek out ex-pat friends for beers, and sit down to watch any American football/basketball/baseball game in order to ground myself in that feeling of home.

The places we inhabit should be purposely arranged and cultivated to bring both the delight of the new and unexpected along with a recognizable structure and traditions to our neighborhoods and homes. Anthony mentioned that too…

The featured Spanish chief in 2008 said he simply wanted to bring joy and order to his guest’s experiences. And to avoid being boring or too serious, because ultimately, we have to be happy.

Especially today.

[Our nation’s old values, attitudes, and prejudices that built our traditions, culture, and homes are being deconstructed today. This is meaningful and healthy, for we can pick and choose what is useful and move forward towards a braver, more just world rather taking the extraordinary risks of having reinventing everything with more failures than successes, especially with most of us living on the razor-thin economic margins. Do Well, Doubt Not!]

Reforming Government to End Systematic Racism

Uncategorized, Urban Planning

An answer to our demands to end systematic racism will be found in reforming our role and structure of governance. Rick Cole, former Santa Monica City Manager, made some solid points about how our government system of today is a turn of the 20th century Progressive Era construct, a response to industrialization, in an era of racism. Racism was prevalent throughout that political movement comprising mostly white, small-town, Protestant voters grabbed the reins of power from business elites, government anti-trust policies shifting power from the elite robber barons.

As Thomas Leonard writes in, Illiberal Reformers, Princeton University Press, 2016, “The industrial revolution and the rise of big business after 1870 dramatically increased American living standards, but the era was plagued by recurring financial crises, violent labor conflicts, and two deep economic contractions. In response, progressive economists sought to regulate the American economy through a new administrative state based on scientific management principles. They established economics as an academic discipline, while promoting and helping build regulatory and independent institutions such as the Federal Reserve (1913), the Federal Trade Commission (1914), and the International Trade Commission (1916).

Unfortunately, their policies were based on social Darwinism and eugenics and excluded groups deemed inferior — including women, Southern- and Eastern-European immigrants, Catholics, Jews, and blacks.”

Red Lining and resulting zoning were born from that era, which I have spent a career focusing on reforming. However, I only just now realized that this advocacy for zoning reform was a very limited view and that I should be advocating for government reform in the same way.

Here are Rick’s comments: https://planningreport.com/2020/04/19/rick-coles-resignation-santa-monica-city-manager-canary-coal-mine-cities….

Pop-Up Pandemic Plazas and Parklets

Innovation Districts, Public Space, San Diego, Urban Design, Urban Planning

PopUp1

Three Types of Open Air Spaces

PopUp2

Pop Up Parklet

PopUp3

Pop Up Plaza

PopUp4

Pop Up San Diego Scenario

PopUp5

Pop Up Spaces Defined

PopUp6

Pop Up Plaza, Parklet and Full Block Plaza

These illustrations and site plans are intended to assist our cities in enabling open-air markets in streets and rights-of-way. A follow up to the Podcast interview I had with Andrew Keatts this week (click here), the math shows that a full block provides the most area to enable more dining and shopping to be located in neighborhood centers located every half-mile or so apart. These ‘streateries’ would be managed and operated by local Business Improvement Districts (BIDs) and Main Street organizations in order to be equitable across the city without it being shop by shop and coordinate efforts and resources (money) to enable us to have a safe place to go to dine in/out, shop in/out, and communicate with others.

San Diego simply doesn’t have enough local parks and plazas to handle the excess space needed to bring small businesses back to our neighborhoods. These places are intended to help small businesses reopen, as well as provide more public space to safely re-emerge from our homes and back into our neighborhoods. These standards would mitigate for social distancing while allowing the local shops to expand their capacity with the biggest issues to be planned for are conflicts between cars and people and maintaining socializing distancing.

The state is beginning to allow shops and restaurants to reopen at 50% capacity and still offer take out service. These plazas are intended to provide that other 50% capacity to help these businesses. In these standard 3-feet by 5-feet ‘safe zones,’ surrounded by a 6-feet social distancing area, are able to comfortably provide a table with two chairs, or a merchandise display, clothing racks, and a place to sit and wait for food while enjoying beverages in the summer time. They’re a safe relief value from the past 3 months of quarantine.

Importantly, American Disabilities Act standards are maintained. Stormwater runoff at the curb is maintained. And, a 15-foot clear fire access lane is maintained through the center of the streetscape as these spaces are marked off by tape and paint. The traffic barriers and reflective tape/paint costs money by the BIDs and local municipalities. The maintenance, cleaning, and daily operation will be a public-private partnership with local shops being active participants in managing these new public spaces. The shops that front onto the space, as well as in the immediate surrounding area, are able to benefit from this extra area and enhance the experience with lighting, signage, shade, seating, and sounds.

The National Association of City Transportation Officials (@NACTO) has recently shared its open Streets for Pandemic Recovery design guidelines here. And, a favorite colleague,  Mike Lydon of @Streetplans, is leading a national Open Streets effort, which can be heard/seen here.

We rarely go out shopping and dining to stimulate the economy. The quality of these dining or shopping experiences will entice us to spend time and money because we go places for the experience. Opening streets to businesses involves a plan and design outcome that makes being there worth the time spent. I hope these are useful in starting that plan and beginning the design of our brave new world… outdoors!

Leon Krier and our Cayala Conversations

Leon Krier, Urban Design

I am fortunate to have a relationship with my urban design hero, Leon Krier. In 2003, while working for the County of San Diego’s General Plan 2020 update, I was denied a vacation request to work on a charrette in Chico, California led by Leon Krier. So, I quit my job, drove to Chico, and sat right across the ’table from the Leon (and my eventual life partner, Geoff Dyer) for a week and walked away from the experience a more inspired and humbled designer.

Over the years,  we met at New Urbanism Congresses, and he visited San Diego a couple of times. We drove in a convertible across the desert, gave a riveting lecture to a packed house in Balboa Park’s Museum of Photographic Art theater. And, I’ve watched him formulated the ‘Tuning of Architectural Settlements,’ (Chico), the ‘San Diego Quartet’ (American Four Corners),  and the Coronado Gates (different column heights would appear to ‘turn’ as you drive across the curved Coronado Bridge and land in its ceremonial entrance). Fortunate.

During this Covid-19 spring 2020 shut down, a young University of Texas student, Adam Bell, and I sat down with Leon and recorded a series of conversations on a wide variety of topics while he was stranded in his new urban district in Cayala, Guatemala. So, these are the #CayalaConversations, that we’ll continue until Spain reopens and he can go home… Watch them here:

With more to follow…

My opinions on our Post-Covid future…

Public Space, Uncategorized, Urban Design, Urban Planning

I got a blog, I’m an urban designer, and I got opinions… so let’s do this!

This epic pandemic moment will resonate in two scales. First, at the global scale:

  1. Easily identified our global economy as being very fragile and forgetting the trickling down part…
  2. Every nation now has the experience to work collectively to… limit Greenhouse Gas emissions. We can all stop driving and we will survive. When our Climate Change Pearl Harbor or asteroid moment occurs, we’ll have practice in how to collectively work on surviving it. This is the hope we were looking for.
  3. There are always people on the wrong side of history. The anti-vaccine groups, hate groups, and libertarians are not helping us collectively survive and thrive as citizens.
  4. Today’s cities exist because of jobs. With the local economies collapsing, big cities will continue to provide the most available jobs to any region, and will continue to grow as long-standing local economic jobs in small towns will be late to the economic recovery cycle. We must prepare for continued big city housing crisis.

Second, at the local scale:

  1. We are sheltering-in-our neighborhoods (place). We are seeing our local streets, right-of-ways, and parks as the health, welfare, and safety valves they actually are. Mindful of San Francisco’s parks post-1906 earthquake and fire, where people lived until they were able to rebuilt their homes.

Camp_1906_SFearthquake

2. Pre-Covid trends will be accelerated:

    1. End of Class A office park pods (retrofitted w/urban amenities);
    2. More outdoor dining/entertainment (pop up container parks)
    3. More online shopping & music concerts/events;
    4. More bike/walkable streets;
    5. More parks for our health, welfare, and safety (See point #1).

3. (Stolen from Bill Fulton) New Office Space as a place more specifically for meetings, sales, showroom, model building, virtual touring (gaming), lectures, parties, and fun and less as a dedicated production work space, allowing for more of that to happen at home. This more mixed-use flexible workspace will help retention of parents who are raising young children, and people who love working from home. It’s a retention program.

4. The neighborhood is the Rosetta stone of understanding how to build cities, which are very complex. And, at this moment, we are collectively learning more and more about our neighborhoods because we are driving less and walking more which is a good thing.

Plus, we’re learning how to respond to a global scale crisis, which is another good thing when the comet (climate change) hits.

More later.

Conservation of Culture Conversation

Public Space, San Diego, Urban Design

In the past, our culture (music, socializing, celebrations, food, worshipping) had secure foundations in public buildings, streets, squares and plazas (church, concert hall, theater, pub, halls, and markets), and in the private home.

Our parents added television, cars, the highway, and suburbia to these public and private places (drive-in theaters, drive-thru diners, freeway overpass protests, tv movies, tv evangelist, tv news, home theaters, homes cafes, home entertainment, backyard pools), shifting our culture towards a more private life.

Today, we are adding smart phone technology to these public and private spaces while shifting away from insular private suburban culture and towards a more balanced public and private life. These smart phones are our 21st century version of urban renewal, allowing us to re-inhabit and re-animate public buildings, streets, squares, and plazas cheaper, faster, and with more friends and family.

Within a century, everything has changed with how we share music, socialize, celebrate, eat, worship, and share our selfies with smartphone technology in our daily lives/culture. And, with this pandemic… it’s dramatically changing again. See you on the other side!

In reference to Roger Scruton’s article, https://www.futuresymphony.org/why-musicians-need-philosophy/

How to Enable Social Housing in San Diego

San Diego, Urban Planning

The Trouble with California’s Constitution Article 34

We Californians added a state constitutional requirement in 1950 for voter approval before the building of any public housing. Article 34 was passed then because the real estate industry argued that public housing is publicly funded infrastructure similar to schools or roads, and that taxpayers should have a right to vote on low-income housing projects. At that time, the campaign also stoked racist fears about integrating neighborhoods along with the McCarthy-era rhetoric about the need to combat socialism (sounds terribly familiar to our health care and higher education dialog today).

The Supreme Court of the United States upheld Article 34 in the early 1970s. And today, State Senator Ben Allen (D-Santa Monica) has introduced legislation to repeal the Article on the 2020 statewide ballot. San Diego is experiencing an acute housing crisis. The State is instructing cities to lower regulatory barriers to building Affordable Housing (AH), and San Diego has complied with some parking reductions, an AH incentive program, and other tools to assist private and non-profit developers to build more AH housing. However, all are encumbered by high land and labor costs with the majority of the savings on the cost of newly constructed buildings found in permitting and processing, which is a low percentage of the cost of housing.

Public housing built on public land is provides the cheapest delivery mechanism to build cheaper housing for people who cannot afford market rate housing. Bottom line, the land is the cheapest, the labor is well-negotiated, the outcomes are more predictable than using subsidies, waivers, and other regulatory tools to subsidize new construction. The City of San Diego needs to build 12,000 new units annually to keep up with demand (we might build half that on a good year), and we’re trying to double our production with one hand tied behind our back by only relying on private development transactions. We’re in a crisis and it’s time to untie the other hand.

HousingProductionSanDiego

The following are my recommendations for how our region’s cities, and City and County of San Diego can begin to build public housing:

  • Build local state governance representative support for Senator Allen’s bill to repeal Article 34 via Honorable Toni Atkins and Hon. Lorena Gonzalez. Because this will need political will from the Democratic/Labor left, public housing offers the incentive of more construction and management jobs and housing opportunities for trade workers.
  • Take the lead in proposing a statewide ballot proposition to repeal Article 34 by obtaining signatures from 8% of the registered voters who voted (12,464,235 total votes) in the most recent election for governor. This is impossible as we’d need 997,139 of signatures @ $6.20 per signature = $6,182,260.00!
  • Lead a local ballot measure to ask for a majority public vote on allowing the county and cities to build Low-Income (Subsidized) housing on City, County, Agency, and State lands. Initiated by either a petition signed by registered voters or via State Legislature such as Ms Gonzalez or Ms. Atkins, which again needs political will from the Democratic/Labor left, offering more trade jobs and housing opportunities for trade workers is the incentive for their support.
  • Build Middle Income, non-subsidized “Essential Workers” housing that is above the subsidized state-defined Moderate-Income Affordable Housing program, which is >120% AMI. Average Median Income (AMI) for all counties established by HUD is $64,800 for 2019, which is $77,760. San Diego’s annual median income is $76,662. Start building Median Income Housing for rent on City and County lands today betting that Article 34 will be repealed and you’ll have future AH housing stock available – This could be done in conjunction with a non-profit education platform to help local citizens strengthen their neighborhoods through small-scale real estate projects. The Incremental Development Workshop trains small-scaled developers to build capacity and value for locals to be education on how to use San Diego’s inherent land values (as owner/developers or trades/labor) to invest in their own neighborhoods, retain their stake in a neighborhoods, and raise values lot-by-lot without displacement. Importantly, this could be financed by allowing local municipalities to borrow against their assets and rental income in the same way as registered providers and the private sector.

A common fear over this method of delivering AH is the possibility of skewing the housing construction market’s ability to fill any new market demands/needs. Our construction costs today are going through the roof (and has historically) as the ability to attract and retain construction workers in an expensive housing market makes workers scarce. So, the concern about the potential pressure on the existing skilled labor force is very real and illustrates the need for cheaper housing in our region.

In other places with skill shortages, such as the UK and middle-America, they are turning to establishing factories to create homes using modern modular methods of construction.
The rise and fall of our housing market influences the amount of Inclusionary Housing fees collected, which exacerbates the one-hand-tied-behind-our-back conundrum. And to build a significant amount of AH, we need new housing starts funded by developers’ contributions and any reduction in these contributions has a considerable effect on the  availability of AH. As a capitalist society there are always uncertainties in the market related to finance, labor force to construct housing, professional skills and shifts in the proportions of dwellings in each of the 10 housing market types.

Here are the ten (10) types of housing markets in San Diego (and who is responsible for building each type):

  1. Low/Mid-Rise New Construction Housing for Sale (National, Regional, Local developers/builders);
  2. Low/Mid-Rise New Construction Housing for Rent (National, Regional, Local developers/builders);
  3. High-Rise New Construction Housing for Sale (National, Regional, Local developers/builders, Trades);
  4. High-Rise New Construction Housing for Rent (National, Regional, Local developers/builders, Trades);
  5. New Affordable Housing for Rent (Housing Commissions + Non-Profit AH Developers, Trades);
  6. New Special Needs/Workforce Housing (Housing Commissions + AH Non-Profit developers, Trades)
  7. Existing Special Needs/Workforce housing (Housing Commissions + AH Non-Profit developers, Trades)
  8. Existing Housing Stock for Sale (Investors/Homeowners);
  9. Existing Housing Stock for Rent (Investors/Homeowners)
  10. New Custom and Self-Built Housing (Investors/Homeowners).

There are two (2) additional types of housing missing in San Diego that are available to other human beings in other parts of the world:

  1. Social Housing for Sale (Agencies, Housing Commissions + Trades);
  2. Social Housing for Rent (Agencies, Housing Commissions + Trades).

A hard truth is that our well-trained construction trades limit worker availability capacity (scarcity) that drives up construction costs. Another hard truth is that cheaper labor doesn’t offer the same level of quality . Affordable Housing built in private low to mid-rise development mostly excludes Trades Labor. And, Trades are used for all high-rise development, for rent or for sale, because of the expert skills needed to construction tall buildings. And, the trades-only construction scenario for AH/Special needs housing is detrimental to the cost of construction but imperative to the political will to build it. In my opinion, this illustrated clearly the failure of capitalism.

The need for more construction workers is real. The need for housing to house new construction workers to live in is a chicken/egg conundrum San Diego has had to deal with for a century. And, it is a common insistence from the development industry that the nation is suffering from a labor shortage.

So, the best solution is to cultivate a local construction trade industry, rather than hope to poach workers from other cities. San Diego City College has a trade apprenticeship program that a national developer is working with to building their own General Contracting company to build a new project in San Diego. This is the future of construction.

These are my recommendations to deal with the labor market via private corporate leadership (Chamber, Trades, Economic Development Corporation’s role):

  • Build up skills to support housing delivery including labor trades, capital program accountants, legal and structural engineers as well planners and surveyors;
  • Assume that some housing will need to be provided with direct involvement of local municipality;
  • Recognize that corporate leadership is central to success in housing delivery;
  • Recognize the role of local industrial strategies in supporting local housing needs for a full range of dwelling types that can house people who can support the local and regional economy.

These are my recommendations to enable social housing in local municipalities:

  • Understand the Cities, County, and Agencies have different buckets of money to access and land taxation rules than neighboring cities;
  • Recognize in housing finance policy that the number and mix of homes required in San Diego over the next forty years cannot be provided entirely by private sector funding;
  • Consider the role of the municipality as a patient investor in its area;
  • Consider providing all 12 types of housing that might be required for local needs if this is not being met by other providers;
  • Establish a housing and planning delivery team to manage the implementation of all housing plans regardless of public or private proponent;
  • Establish a housing delivery board to monitor progress and delivery;
  • Establish a housing delivery forum of all providers in the area to meet regularly to discuss progress and problems;
  • Establish a housing intervention fund to help overcome issues on individual sites (funding can be made as a grant, a loan or in return for development equity);
  • Promote how housing supports the local economic objectives (e.g. retention of younger professionals and graduates living in and moving to the area);
  • Assess all sites in municipality ownership for housing suitability;
  • Include more detailed housing delivery outcomes in SANDAG’s annual monitoring report;
  • Consider purchasing land for housing as an investment for the longer term;
  • Work in conjunction with non-profit education platforms, such as local Labor/Trades Unions, LISC, and NeighborWorks, to trains locals construction trades and how to be small-scaled developers to build capacity and value for locals to be education on how to use San Diego’s inherent land values (as owner/developers or trades/labor) to invest in their own neighborhood through small-scale real estate projects. The Incremental Development Workshops encourages locals to retain their stake in a neighborhoods, and raise values lot-by-lot without displacement or outside forced gentrification, and;
  • Establish a funding subsidy program through grants for local authority direct delivery of housing and other mechanisms such as by bonding or the general fund.

I have in my hand a list of 135 known socialized housing projects throughout Vienna that prove this is a viable tool to addressing San Diego’s housing crisis. Thanks to Voice of San Diego and Unsplash for the graphics, and political consultant Andy Kopp for the inspiration.