Rêve: Dreaming of a Human City

ReveTitleA couple of weeks ago a large development dubbed Rêve (“dream” in French) became the first project to get called up by Boulder’s City Council at concept plan review (see the concept book for the project here).  Rêve would occupy a 6.7 acre site on the southeast corner of Pearl Parkway and 30th St., just to the west of the Solana apartments.  Much of it would extend south beyond the boundaries of the Boulder Junction area.  I offered some comments to City Council on the project, as someone who would like to see more human scale, rather than auto-oriented development in Boulder.  If we’re going to be able to do that anywhere, it seems like it ought to be Boulder Junction (formerly the Transit Village).  Once we get the BRT up and running, it should be highly transit accessible.  It’s surrounded by regional employment centers — the expanding east CU campus to the south, the new Googleplex to the east, and who knows what else eventually as the area builds out… or rather, builds in.  Also, despite being part of “east” Boulder, Boulder Junction is really quite centrally located within the city as a whole.  As I wrote recently both here and in the Daily Camera, I think that if it’s done with a particular focus on the human scale, and with less accommodation than we’re used to for automobiles, development in the area need not have substantial direct impacts on existing residential neighborhoods in the city, in terms of parking spillover, traffic congestion, and viewsheds.

I’m not opposed to the overall intensity of the development. In fact, I think it could be much better for people on the ground with a higher FAR.  Improving the project at the current or higher intensity hinges on doing a better job of curating and cultivating the spaces between the buildings, turning them into great outdoor rooms and corridors, and wholeheartedly turning them over to human beings.  This is just a matter of focusing on traditional (like, thousands of years old) urban design.

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Hamburg’s Car Free Greenway Network

Grünes Netz - Stadt Hamburg

There have been a bunch of links floating around recently about the German city of Hamburg’s plans to “go car free” in the next 15-20 years.  For example this BBC Future article which references this post on Inhabitat, which then points to Arch Daily which finally links directly to the actual city planning site from Hamburg (auf deutsch of course).

Unfortunately, these seem to be just click-bait headlines.  As far as I can tell (and I don’t read German) the real point of the plan is to create an extensive, connected network of bike and pedestrian greenways that provide easy access to the entire city, without requiring users to interact with motor vehicle traffic, “eliminating the need for cars.”  Which is awesome!  But also very different from “going car free”.  There are plenty of cities where cars are generally unnecessary, but some people still choose to use them some of the time, and I don’t see why Hamburg would end up being any different after the implementation of the greenway plan.

Hassalo on 8th: A Bicycle Superblock in Portland

I have some urban envy: a development under construction in the Lloyd neighborhood of Portland called Hassalo on 8th (almost like you’d buy it at Ikea…) has 657 apartments, 1,200 bike parking spaces, and 328 (underground) car parking spaces on 4 city blocks with car-free streets between them.  They hope to land a grocer for one of the ground floors.  Special attention to parking for families (cargo bikes and trailers).  Bike Portland has more details.

Lloyd Blocks | GBD Architects

One of the new buildings is 20 stories tall, but if everything on the superblock were built to 7 stories, I think overall it would have a similar FAR or probably close enough anyway.

And why is it we can’t we build something like this in Boulder?

Unlocking Home

Alan Durning from Seattle’s Sightline Institute has put together a 50 page eBook polemic called Unlocking Home that explores and advocates for three simple code changes many North American cities could make, to almost instantly create hundreds of thousands if not millions of affordable residential units in our existing cities, without requiring subsidies or even much construction.  They all center around bringing back historical dwelling forms that have provided intrinsically affordable housing for as long as people have lived in cities, and eschewing our current habit of legally mandating middle-class norms of desirability for everyone, regardless of their own personal taste or economic means.

First, he advocates re-legalizing rooming/boarding houses in which private sleeping/living areas share some common spaces and amenities (bathrooms, kitchens, courtyards, laundry facilities, gardens, etc.).  This type of living arrangement provided affordable housing for not just the poor, but working class singles and the young and upwardly mobile in North American cities for a century or more, before it was shut down for largely racist reasons in the 1920s, with the advent of “modern” zoning laws.

Second, (in a chapter which is posted in full on Shareable) he says we should decriminalize roommates — in Cascadia alone he estimates that there are roughly 5 million bedrooms in which nobody is sleeping, partly because of occupancy limits which prohibit non-family members living together.  Even if only a small fraction of those rooms got rented out, it would be a vast affordable housing resource.  Boulder has exactly the same kind of laws, and they make creating a (legal) housing co-op here nearly impossible.

Third, he points out the latent sub-lot-scale infill capacity that converted garages, basements, carriage houses, garden cottages, and other Accessory/Auxiliary Dwelling Units (ADUs) represent. Vancouver’s Kitsilano neighborhood — a low-rise area filled with 2 and 3 bedroom duplexes built in the 1920s — managed to illegally double its population density via ADUs by the 1980s, to about 13 dwelling units per acre, without altering the character of the neighborhood.  This density is enough to allow neighborhood retail and self-supporting full and frequent mass transit.  After the fact, Vancouver decided to decriminalize these accommodations, regularizing and then encouraging them — currently they’re debating whether to require new construction to be built such that conversion to ADUs is cheap and easy in the future.

These three code changes (along with the end of off-street parking requirements) are really the low hanging fruit of sustainable, affordable housing development.  Fixing these codes is just getting out of the way, allowing people to live modestly if they prefer to do so.  There are also much more aggressive and exciting ways forward, like the Baugruppen of Germany — collaborative, community-oriented owner-built urban infill developments that now house hundreds of thousands of people.

No Agricultural Easements Inside Boulder

Setting aside large parcels of land in the center of a city for agricultural purposes is bad for sustainability and not in line with the mission of Boulder’s Open Space program.  I am referring in particular to the proposal to purchase a permanent agricultural easement on the property known as Long’s Garden, immediately East of Broadway in N. Boulder, as discussed in this Daily Camera Op-Ed, and proposed in this 2011 Boulder City Council memo.  This proposal is contrary to Boulder’s sustainability and open space preservation goals for several reasons.

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The Fight Against Small Apartments in Seattle

A bizarre account of the NIMBYs fighting against tiny apartments in Seattle.  They fear that small living spaces must necessarily end up filled with sketchy-ass meth-heads.  But it turns out they’re more often young professionals, retirees, and other completely normal folk who either don’t want or can’t afford the canonical American Dream of yesteryear… and would rather live downtown and have access to the city.

Sustainable Transportation in Freiburg

Complete Streets

I recently came across an interesting article by Ralph Buehler and John Pucher about the city of Freiburg, Germany and its transportation system and planning since WWII (when it was 80% destroyed by Allied bombing raids).  The city isn’t so different from Boulder, Colorado, but it’s a lot further down the path to sustainability that we are.  In fact, their transportation mode split today is roughly what Boulder has laid out as our long-term goal in our Transportation Master Plan: less than 1/3 of all trips are made in cars.  Fully half of trips are done under human power (23% walking, 27% biking), with another 18% via the city’s 4 tram lines and many feeder buses.  The transit system covers 90% of its operating costs from the fare-box, with most people buying monthly flat-rate unlimited use passes for around $50.  Around 2/3 of all citizens and all jobs are located within a 3 minute walk from a tram line, and the trams run every ~5 minutes during peak hours.  Households in the US spend about $8000/year on transportation, or $2700 more per year than Germans do, and it ends up being a higher proportion of our overall household expenditures (19% vs. 14%).  You might think that that’s just because the government is spending more on their behalf, but actually their total governmental spending is also lower — $460/year vs. our $640/year.  All this, and Freiburg’s per capita transportation GHG emissions are only 29% of the US average.  So the idea that a high-quality, low-carbon transportation system has to be expensive is a myth.

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Cool Planning in Boulder

I spent the day at a workshop organized by the city with Smart Growth America and Otak, looking at how cities in the US can change their transportation and land use policies to create more livable, healthier, less carbon intensive, more fiscally sustainable communities.  Otak put together the Cool Planning Handbook for Oregon a couple of years ago, laying out the basic toolkit

It was nice to spend the day with a bunch of other Boulder folks, talking about our Actually Existing city, and not just abstract concepts.  We looked at huge printouts from Google Maps, and marked them up, with the current centers of activity and best potential locations for re-development along walkable, bikeable, transit accessible lines.  For instance…

  • The more intense development of the CU East Campus, to the point where it rivals the Main Campus in terms of square footage, with student housing and classroom space, in conjunction with the build-out of Boulder Junction and the Transit Village Area Plan just to the north will potentially create an eastern urban center of gravity for the city
  • Both the east Arapahoe corridor and East Pearl/Pearl Parkway will potentially knit that eastern urban core into the existing older core — the University, Uni Hill, and Pearl St… if we can create human scale connections between them, and mitigate a lot of the surface-parking blighted strip mall wastelands between them today.
  • Table Mesa, Basemar, The Meadows shopping center and the Diagonal Plaza could all be much better neighborhood hubs.
  • NoBo needs a grocery store.  Will it get one as the Armory and other planned infill goes in up there?
  • Could the service-industrial spaces along North 28th St. and East of Foothills Parkway between Valmont and Baseline be transformed into a walkable version of itself?  Lofts over light industrial spaces?  That kind of land use (which we do want to keep in the city!) doesn’t have to be such a sprawling mess.
  • What would it take to fully develop the Broadway corridor, both north and south, to provide the neighborhoods to the east and west of it walkable access to amenities without invading their space too much?
  • How can Colorado and 30th St. be made part of the new walkable core in the next 10-20 years?
  • How can transit oriented development (TOD) in Gunbarrel tie that outlying chunk of the city in with the core?

We talked about needing more buy-in from the origin end of a lot of our in-commuting trips — how do we get the L-burbs to give people access to the transit that can get them to jobs in Boulder?  Can they do TOD?  Can we have get better bicycle park-n-ride facilities?  And then, how do we make more of the city accessible to in-commuters that are coming on transit?  Can we get real BRT on the Diagonal?  On East Arapahoe?  All the way up and down Broadway?  What would it take to make the East Boulder office parks work for people who aren’t driving?  Where do they have lunch?  Or go to the dentist?

The day didn’t turn out to be a very contentious discussion.  After describing a particular policy option, our hosts often noted that we already had that policy in place.  From a technocratic point of view, there’s a lot of agreement on what we should be doing.  Our problem is actually getting it done — funding it, and building the political support and leadership to change the city.  And we need to change the city, if we are to have any hope of addressing climate change in a serious way.  East Boulder will never be walkable, and will never have decent transit service at its current intensity of use.  Similarly many of our single-family residential neighborhoods are too large and too diffuse to support any kind of non-conforming infill mixed-use — there just aren’t enough potential customers within the 5-minute/500m walking radius to justify adding new businesses.  We talk a lot about supplying amenities for pedestrians and cyclists and transit riders, but we don’t talk very much about actually supplying the pedestrians, cyclists, and transit riders themselves!

My suspicion is that there’s a lot of latent demand for the kinds of things we talked about today, from people who are less engaged in the public processes.  University students are famously transient, but the population as a whole is persistent.  Younger professionals and the highly skilled technological workforce we have are somewhat more persistent, but they’re still prone to moving for career and family reasons, and that makes it hard to get them to participate in processes that often last 5-10 years (which is too long anyway).  A lot of the “interested but concerned” people who would like to ride their bikes if the infrastructure felt safer aren’t connected with bike advocacy… because they don’t currently bike.  A lot of people who would like to live in a slightly more urban environment aren’t engaged because any individual who brings that up in polite conversation hears something to the effect of That’s Not Boulder from the powers that be, and maybe they weren’t planning on living here for 10+ years anyway.  We need an organization that gives those people a voice, and that can be urged to vote in a bloc if need be.

There’s a kind of painful irony in the fact that the last time Boulder was transformed in short order was when we built out all of our sprawling superblocks.  The backlash against that and a lot of other mega-projects changed the way planning got done — here and elsewhere in the US — and made it much easier for a vocal minority to stop things they didn’t like.  That same bias toward hearing vocal opposition rather than broad silent support has paralyzed us.  Doing nothing is better than doing actively bad things, but we need to do more than nothing.  We need to un-do the bad things we’ve already done.

So I want another workshop, and here’s what I want it to cover:

  • How do we build political support for smart growth policies?  What community organizing tactics and strategies should we apply?  Who needs to apply them?  What regional and national organizations can support us in that?  Who are our core constituencies, and how do we activate them?
  • How do we fund all this work?  It was pointed out that public investment spurred the re-development of the Holiday neighborhood and NoBo, as well as the ongoing work in Boulder Junction, while a lack of public investment helped contribute to the land-use disaster that is the 29th St. mall.  If we don’t have a big tract of city land we can leverage, what can we do?  Long term, what’s the best way to reduce the per capita cost of building and maintaining the city’s infrastructure?
  • Assuming we’re going to get to climate neutrality by 2050, what does the city need to look like?  How will that transportation and land use system be different from what we’ve got now?  How many people do we need to have in the city to make it work?  What are the quantifiable waypoints between here and there?  What if we wanted VMT to be 80% lower in 2050?  What would that city look like?  What would Boulder look like if it had the population of Zürich, Switzerland (which is about the same area as Boulder) or the same area as Delft, in the Netherlands (which has the same population as Boulder)?  What if we un-developed a lot of the sprawling eastern areas?  What if we removed the Foothills Parkway?  These might not be the right changes, but they’re the right scale to be discussing.  Incremental adjustments to an urban form that sprang from the suburban building boom of the 1950s and 1960s won’t get us where we need to go.

Another City is Possible: Cars and Climate

Last week I taught a class at the University of Colorado for a friend.  The class is entitled Another City is Possible: Re-Imagining Detroit. She wanted me to talk about the link between cars and climate change. As usual, I didn’t finish putting the talk together until a couple of hours before the class, but it seemed like it worked out pretty well anyway. In fact, I actually got feedback forms from the class just today, and they were almost uniformly awesome to read. As if I might have actually influenced someone’s thinking on how cars and cities interact, and how cities could really be built for people. It makes me want to figure out a way to teach on a regular basis.  Here’s an outline of what I said, and some further reading for anyone interested.

What is a car?

For the purposes of this discussion, when I say “car” I mean a machine capable of moving at least 4 people at a speed of greater than 80 km/hr (50 mi/hr). This means cars are big (they take up a lot of space) and cars want to go fast (though in reality they go at about biking speed on average, door-to-door, in urban areas). Cars as we know them today are also heavy, usually in excess of 500 kg (1000 lbs) and numerous, because they’re overwhelmingly privately owned. These four characteristics in combination makes widespread everyday use of automobiles utterly incompatible with cities that are good for people. Big, fast, heavy, numerous machines are intrinsically space and energy intensive, and intrinsically dangerous to small, slow, fragile human beings.

The Takeaways:

  • Tailpipe emissions are just the tip of the iceberg — the vast majority of the sustainability problems that cars create have nothing to do with what fuel they use, or how efficiently they use it. Amory Lovins’ carbon-fiber hypercars could run on clean, green unicorn farts, and they’d still be a sustainability disaster.
  • The real problems that come from cars are the land use patterns they demand, and the fact that streets and cities built for cars are intrinsically hostile to human beings. In combination, sprawling, low-density land use and unlivable, dangerous streets functionally preclude the use of transit, walking, and biking as mainstream transportation options. In a city built for cars, you have no choice but to drive.
  • The good news is that another city is not only possible, it already exists. Very modest density (about 50 people per hectare or 10 dwelling units per acre) is enough to drastically reduce car use, and make low energy transportation commonplace. In combination with good traditional urban design, these cities are extremely livable, healthier, cheaper to maintain, much more sustainable, and much safer than our cities.
  • The bad news is Peak Oil is not going to save us. There are a whole lot of unconventional hydrocarbons out there in the oil shale of the Dakotas, the tar sands of Alberta, the ultra-heavy crude of Venezuela’s Orinoco basin, and the ultra-deep water reservoirs off the coast of Brazil, etc. We’d be crazy to burn them all, but hey, maybe we’re crazy. And even if we did run out of oil, it’s entirely possible to electrify our cars for everyday urban use, even with today’s mediocre battery technology. If we want a different kind of city, we’re going to have to choose to build it.

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