Showing posts with label Congress of New Urbanism. Show all posts
Showing posts with label Congress of New Urbanism. Show all posts

Tuesday, February 23, 2010

Is Dallas Synthetic?

Russ Sikes, local businessman, and president of the local chapter of the Congress of New Urbanism (CNU-NTX) writes when the spirit moves him unlike myself who witheringly taps away at the keyboard like I've had a heavy dose of mental fiber. Each time he does, it is timely and appropriate. In this latest iteration of knowledge-dropping, he manages to craft a love note skillfully masquerading as an excoriation of DFW citizenry.

In "Dallas: Syn City", he asks, "is Dallas a "synthetic city?" I want to react to the general query along with this key statement:
“Sustainability” is said to be key to our future survival, and as Herman Daly explains, true sustainability requires shifting our consumption from finite stocks of resources to self-renewing flows in our midst. This conversion will necessarily involve various synthetic processes. Chief among them is photosynthesis, which makes virtually all other life possible, and provides not only our food, but increasingly our fuel too. Since nearly all of our energy derives ultimately from the sun, some form of photosynthetic bio-mimicry or novel synthetic processes are sure to provide the fulcrum on which a sustainable future rests.
This alludes to what we will find to be profitable in the next wave of growth, the "new economy," or at least the next economy until we must reinvent it again. The irony is that the profitability will be found in the very things we deemed to be the thief of profitability: waste. That is right, waste = food. It is natures way.

The city (meant generally as "all or any city") is a metabolic creature. Nutrients go into cities which are the physical emodiment of local economies in the form of human capital, natural resources, etc. it is processed by skill or talent which then produces goods and services deemed of use. These processes all have waste.

Natural systems are all highly evolved closed-loop systems in which all waste is food for other interconnected processes. The city as we have constructed it is an open loop by virtue of neo-classical economic ideologies and policies that support and in fact encourage business actions that "externalize" waste.

The equivalent of this might be if human and animal waste didn't fertilize plant life that then produces oxygen, food, or both. Our cities are cavemen smearing each other and drawing on the walls with R. Kelly's doo doo butter. That doo doo butter being the externalized costs of pollution, waste, etc. that are eventual costs that we will all have to deal with eventually.

Smart businesses and cities will monetize their waste and begin to think of the economies of cities as metabolic loops. This will most definitely require a close examination of all/any materials flowing through these loops to determine their potential in the new economy. This is all cradle-to-cradle 101 and it is contains infinitely more profit potential than the economy we are shedding.

As for what is derided as "synthetic," in my opinion, are those retreating remnants having surpassed their useful livelihood. These are the dead leaves, damp and dirty, lying on the ground waiting to be swept into piles and jumped into; all things we essentially relate to North Dallas, fairly or unfairly.

It is the conspicuous consumption spread across the landscape in the form of what we know as wasteful auto-oriented sprawl; a form of gambling in essence. Turns out the financial mechanisms behind it rigged the game, to avoid the losses: the returns had to be faster than the testing mechanism to properly assess the real value. That way the lenders could get out before the floor dropped out, i.e., test of time revealed the true value behind the forever growth mythology fueling the housing market boom. (All the more reason to valuate real estate based on long-term, and more consistent returns.)

This is, of course, not to say there weren't successes. All eras of expansion are marked by overshoot, a spreading out period to test apples to apples, in order to find what areas will endure. The whole point of the expansive growth was to find those places. The marked recklessness, however is what creates for such drastic swoons: the further the expansion, the more intense the contraction, the rougher the recession, which is simply an economic term for a evolutionary biological concept - repurposing.

We have the places that we will now begin the period of contraction to (re)organize around, ie densify. These are both old (found to be useful in previous gambles of expansion) and new (found in the most recent round of expansion).

These are the areas that we plug back in, closing the "economic" nutrient loops as we realize or remember the value in them. They are the areas we often define as "authentic," including places ripe for reinvigoration: Lakewood, Deep Ellum, Near East Dallas/Ross Ave, North Oak Cliff, etc. etc. (I could go on and on, but those are the freshest in my mind after the streetcar post.)

Unfortunately, many are ill-equipped to identify the more permanent elements from the recent high tide of expansion. Some erroneously lump those that will prevail in the long-term with all that will fail as one large regretful flood of wastefulness (haven't we learned that in all waste is potential for profit?). Others incorrectly presume everything we've built in the latest go 'round of boom/bust expansion as permanent inexorables of modern life. These are the Bruegmann and Kotkin's of the world.

What is "synthetic" is that which has lost or is losing its purpose in the new city phenotype, fallen leaves from trees. And, we all serve our biological purpose rightfully deriding its various permutations. That which we define as "authentic," provides the "green shoots" of the new city as it re-adapts, yet again. These are the fruits of the loom? boom and bust, carrying seeds as lessons.

How much will we learn? And,

can you decipher which is which?

Wednesday, April 1, 2009

Highlights from 3/31 CNU-NTX Seminar

Yesterday, I had the good fortune to be at the Belo Mansion for the CNU-NTX day-long seminar with speakers including Andres Duany founder of the Congress of New Urbanism, Ellen Dunham-Jones (director of Georgia Tech's architecture program), Bill Lucy (urban economist and UVa planning professor), Shelly Poticha (CEO of Reconnecting America), and David Goldberg (Communications Director for Smart Growth America).

Anyways, here are the highlights from my notes as they affect, refer, or apply to Dallas:

Andres Duany:
"I love Texans. But, I hate Texas cities."
Can't blame him. That's precisely why I moved here, because there is an opportunity/need for improvement. From hearing him discuss this previously, he is referring to the 'can do' attitude of Texans. For better or worse, they/we(?) tend to jump into trends with both feet don't we, i.e. building towers and highway in the name of Corbusien progress and tearing out existing/historic fabric to do so?
"What won't revitalize this city (meaning Dallas)...three Calatrava Bridges."
To his point, the number three is irrelevant. He is echoing things I have said before on this blog (here in The Challenge of Downtown Dallas and also here in ToonTown: Dallas Arts District, that we have to get the livability right before the attempts at Memorability are effective or even broached. Anybody ready to listen to me yet now that I've quoted Andres Duany and Alex Krieger visiting the city to say the same things that I have been?
"Dallas exists b/c of oil. You were lucky. What makes Portland so lucky? The trees!? The weather? Nooo. The opera house? It's not a very good one. They have urbanism. You are going to be losing the talented young people that are choosing urbanism."
I have often said in meetings and otherwise a similar statement (particularly in reference to opportunity areas around the metroplex and TODs). That the first best thing that ever happened to Dallas was striking oil. The next best thing for the real estate of the City was DART. Also, see what I said about Portland's initial efforts in No. 2 in DTD's cavities.
"You have been subsidizing a privilege for those that live outside the city."
[Now paraphrasing] Why build a parking facility for every new building so that patrons can go from their den, to their garage, to their range rover, to the parking garage, to the opera house without ever stepping foot outside.
"Make use of the underutilized parking garage two blocks away."
Amen. I have discussed all the empty parking garages at night that litter this city, here in DTD's Cavities, Get Out the Drill and here in Parking Supply/Demand: The Vicious Circle.
"Take out a lane of traffic, inconvenience them and make the people adapt."
Also, he cited the difference in lane and parking widths between New York and Dallas streets. NYC 10' for travel lanes, 7' for parking. Dallas, 12' and 8' respectively. Let's tighten those streets up and add some more sidewalk space given how tight sidewalks are in both downtown and much of uptown (I'm looking at you McKinney Ave.) See my rant regarding pedestrians vs. automobiles in Hooked on Phonics did not work for me.

Perhaps my favorite line of the day:
"Under what theology does this work?! Where is the empirical evidence that these street designs make for a better place."
Referring to engineering manuals and the goal for level of service "A" streets.

"Retail only works on two-way streets. Use this crisis. Take the money [from Washington], take the time, and retrofit all the streets to two-ways. Otherwise, the only retail that will work on the morning drive streets are donut shops."

See number 3 on my DTD's Cavities post. My quote:
Notice that I didn't say Main Street. They couldn't get away with driving fast on Main Street if they tried. It has on-street parking, is two-way, and is too narrow (oh, and the valets themselves must hang out on them). Exactly the reasons why there is a four-block stretch of Main Street in Downtown that actually works.
His most important point of the day was Dallas's need for a new development code, one that is clear, predictable, and less onerous than the 6-12 month negotiation process that is every PDD. The current code is one that builds suburban-style development because that was the ultimate goal or end-game when it was adopted, which is why every good project has to establish its own planned-development district that amends the development code. EVERY SINGLE TIME.

I personally can't wait for the day, where we aren't sitting at a table with lawyers for the duration of the entitlement process going thru every line of a PD amending previous boiler plate, tailoring it to the subtleties of the new site/project.

See the SmartCode. Subsidize the type of high quality development we want by removing that entitlement process without money that we, the city, do not have. Meet the code, start building.

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I will cite additionally in later posts as the information is relevant to the larger point of a particular future post.

Also, kudos to the Dallas Fire Chief for attending. Emergency services demands are also liabilities to urbanism. They have adapted their practices to the current suburban building code and we need them at the table as well b/c well, 1) they're absolutely vital public services and 2) we believe good urbanism is ultimately safer than suburbia as Bill Lucy pointed out yesterday.

Also also, I will be at the ULI event with Chris Leinberger and will update the blog with the high points from that as well.