Additive Development: The Gas Station

2012_0706_PC_Photo_005When I first arrived at Martin County, a development application for a Sunoco Gas Station proposed on a Mapp Road was in the development review process. This gas station was replacing a gas station that had been destroyed during the 2004 hurricanes. The problem is that Mapp Road was visioned as the walkable Main Street for the Community.

This application had already been in development review for 3 years prior to my arrival. In a battle of wills, the county and the property owner battled over allowable uses, property rights, and design regulations. After three years, it was clear that this station was permitted, but the proposed plan did not fit into the community vision.

Old Palm City has a strong vision. The Community spent several years exploring and developing their community vision. The community vision include new commercial businesses, and the market demanded a replacement gas station. The task at hand was how to make this development contribute to the community vision.

This development took many working sessions with the developer and architect. The Community refused to compromise on three critical items.

  1. The retail portion had to be built to the street
  2. The retail portion had to have a customer entrance opening onto Mapp Road
  3. The entire development needed to developed in a traditional Florida architectural style

The review of this development required numerous design sessions in person and over the phone with the development team. I was important for me to work with the development team. It was not easy and it did take a long time for the developer to understand how important is was to the community to have a building on the street with an operating front door. These sessions also provided the development team the opportunity to educate the review team on the operations of a gas station.

This communication led to designs from both the County and the Developer. We communicated through sketches, which led to additional collaboration. For example, it was critical for the gas station to have access from all of the surrounding streets, which the county could advocate for from the Florida Department of Transportation.

This Sunoco was the first new development on this street, and several amazing things happened. First, the manager of the station bought seats for the front porch. She went out to Walmart and purchased two sets of furniture with her own money. The porch soon became the official morning coffee shop in the community.

2012_0706_PC_Photo_014The business owner is also reporting greater then expected sales, and higher then normal walk-in customers. One of the things I learned during this process is that gas stations do not make money on gas. They make money on the candy bars, beverages and snacks they sell out of the convince store. Its kinda of big deal that the retail portion is over performing.

2012_0706_PC_Photo_016I also had several calls to my office for people looking to build a home in the neighborhood. They explained that they wanted a home that looks like the new Sunoco. There is a separate commentary on this, but the fact is that the development was embraced as a contributing part of the community.

This project illustrates the importance of form when developing in an established neighborhood. Development regardless of use, should be complementary to the community. It is important that these investments contribute to the community vision. Development needs to be additive to the community.

 

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What is the Next American Urbanism?

We need to ask ourselves how we will design and develop cities based on the lessons of the past 60 years. We are at the beginning of a change in the way we build and manage cities. This is the Next American Urbanism which requires the study and observation of the places we love.

Steve Mouzon filmed a presentation I gave on this subject in Buffalo. I would encourage you to also watch and share the other presentations in this session. The Next American Urbanism is a broad topic that requires additional discourse and study.

You can also click this video link to watch the presentation.

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Advancing the Vision

Urban Design is about advancing a community vision through investment and development. Vision is the moral rudder of the development process. The design process, whether you are the designer or the regulatory reviewer, requires constant evaluation against the community vision. Design will require comprise, but the community vision should never be compromised.

I want to share a recent development that illustrates this process. The Indiantown McDonalds/Dollar General project is the first new commercial development application approved within Indiantown in over 20 years. As you can imagine, the community was eager to see any new development come to their town.A2-A-page-001

The first concept for this site included the national prototype for each of these buildings. The Dollar General national model is a building with 6-8 feet of split face block on the front with a steel shell building placed on top, and a double door on the front. It was very important to share the community vision with the development team early in their process, so they could adjust to the context of Indiantown.rendering-120511 (1)

As urban Designer, I worked with the development team to improve the proposed architecture of this development. I introduced the team to the local historic architecture, and provided several elevation studies. Based on this work, the architecture was changed to consistent with the local architectural character. It was actually to my surprise that their architects incorporated these sketches into their final design.

2014_0919_Photo_IT_017

 

This development did require compromise from Martin County. The drive-thru element of this development required a variance from the Community Redevelopment Overlay Requirements. This compromised was tested against the community vision. The vision calls for an urban roadway section with buildings built to the street. The code required a zero setback from the state highway, which made this development impossible.Pages from IT_McDonalds_Page_2

Through this process, the development team agreed to construct a frontage road adjacent to the State highway. The frontage road is designed like an local two way street providing additional connectivity and landscaping not permitted on a state highway. To compromise the development provided a secondary cross access along the rear of the site as adopted int eh the Indiantown Sustainable Transportation Network Plan. This long range planning will support future redevelopment along this corridor by providing additional connectivity.

This partnership through the community led to several successes. This was one of the first successful expedited reviews in the redevelopment area, and was approved through a single round of development review. The productivity of this land also increased. Prior to the development the land’s taxable value was less then $70,000. The development is now appraised at over $2 million dollars according to the Martin County Property Appraiser. These two new businesses have created over 100 new jobs in a community that had over 14% unemployment. Following the opening of this development, additional new development application have been filed in Indiantown.

The community vision was the most important tool in the success of this development. The vision attracted new investment, guided the decision making in this process, and has inspired additional development.

Posted in Architecture, building, Codes, communities, Design, Developers, Erfurt, Florida, Planning, Public Policy, Sketches, The Profession, Urban Design, Urbanism, Visioning | Tagged , , , , , , | 1 Comment

Public Engagement

 Public involvement in cities comes in many forms. You can attend meetings, talk to your nieghbors, or email your elected officials.

I was recently in Dallas, Texas, where a civic activist took a different approach. With a sharpie marker, they shared thier concern with this missing tree. It caught my attention, so it worked. 

I do not advocate defacing public property, but this raises is a moral  dilemma. What is actaully being defaced? 

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Memorial Day: Never Forget

Today is Memorial Day. This is an important day to pause and remember all of those who have died in military service. This is a very somber holiday, focused on remembering those he made the ultimate sacrifce. We must never forget the lives lost in the service to our Nation.

Every community has a different way to memorialize and remember the loss of these brave service men and women. These are not flamboyant parades, or elaborate pyrotechnic displays. Memorial Day events include processions or parades into the cemeteries or pass the memorials of our fallen veterans. They include adorning the graves and memorials of our veterans. We must never forget these men and women who gave the ultimate sacrifice.

Have a wonderful and safe holiday. Take a moment today to put out a flag, join a parade, or just take a moment of silence for these fallen soldiers.

Here is a great video that has been shared around social media.

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Tecnology

I wanted to share a quick update with all of you. I recently switched my hosting, and as you may have noticed, 2015 of Restless Urbanism seems to have evaporated. I am working on recovering these posts, so you will see these returning in the near future. I appreciate all of your patience while I work through the technology.

The reason to change this hosting, is that I am also working on a new site www.AmericanUrbanism.com I hope to launch this in the coming weeks.

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Tactical Urbanism

Tactical Urbanism teaches local citizens how to take back their streets, and aspire for better uses of their community’s public spaces. This is not a planning text book, but should be on every reading list of planning and public policy students. Tactical Urbanism: Short-term Action for Long-term Change shares a new approach to making better cities, utilizing citizens and small scale changes.

In 2011, I was part of a group of young urbanists who met in a small house in New Orleans to discuss the current state of urbanism. We were connected through the Charter of the New Urbanism, but we saw the world differently. Our impression and applicability of the Charter was different then the books and magazines on New Urbanism.

Mike Lydon shared some of his recent successes and his partnership with Tony Garcia. Mike explained something they were undertaking called Tactical Urbanism. Mike explained how they were working with communities through a grass roots approach to planning. He shared countless examples were citizens worked outside the normal formal planning approach to impact a neighborhood at the level of the street. These unsanctioned interventions started a larger conversation, and empowered residents to take action in their community. The following week, Mike published the first edition of Tactical Urbanism.

Since 2011, many have tried to box Tactical Urbanism into a rouge planning practice. They have attempted to place it on a planning spectrum somewhere on the radical left. Communities have used Tactical Urbanism as a noun to justify closing a street for a block party. I have even seen it used as a justification for some guerrilla street action. All of these groups have missed the point. This may be tactical, but it is not Tactical Urbanism.

Mike and Tony, have been on a crusade rising above the planning profession. They share the true meaning and purpose behind this movement. Tactical Urbanism focuses on Short Term Actions that lead to the Long Term Change. Small ideas are tested whether they are building blocks to a bigger project, or temporary in time, these projects provide the catalyst for citizens to wake up to better urbanism.

I love this book because Lydon and Garcia provide a clear understanding of how communities can harness Tactical Urbanism to engage in creating better places. This in-depth study does not jump to solutions. The book Tactical clearly explains the approach, philosophy, and success of Tactical Urbanism. This should be on everyone’s required reading lists.

This is a must read, and I encourage sharing Tactical Urbanism: Short-term Action for Long-term Change with any residents that want to take real actions to improve their community. Tactical Urbanism is a book that will help your community organize into proactive and lasting changes. Grab a copy and share it with your neighbors. Get inspired to make a change in your community.

Purchase the Book Here

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Diplomatic ties with Cuba

This month, President Obama announced that he would restore full diplomatic relations with Cuba. This is a significant change in foreign policy, and is part of many heated conversations throughout Florida.

I want to step back from the political ramifications and the emotional strain that this change in United States Policy has on so many people in both Cuba and the United States. I recognize the complexity of the situation.

I want to talk about the architectural and urban ramifications of this change in policy. These political changes will begin to open the door for American influence and exposure to Cuba. The America spirit was forged by pioneers, and this spirit will be carried to Cuba.

Last year, I wrote the post “Is Detroit the Testing Ground for Havana?” In this post I compared these two cities based on the recent planning work underway in Detroit. I want to share this post again.

The United States and Cuba have a lot architectural and urban lessons to offer each other. We need to explore each of these lessons so that we do not repeat our mistakes of the past.

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Merry Christmas

imageI would like to wish all of you a very merry Christmas. This is a special time of year to celebrate joy and to prepare for the coming new year.

Have a very merry and safe Christmas.

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Urban Details

The devil is in the details. Our work in urban environments require us to work in inches and and feet. When we lose track of the little details, terrible things can happen. Here is a picture I took showing one of these mistakes.

Steps

In an urban environment, we need to look beyond project boundaries and work between building faces. Every community requires the finished floor of buildings to be placed above the level of the street to protect buildings from flooding. In every community, including Florida, architects and planners must deal with topography. It is possible that one side of a building may be higher then the other side.

This picture shows a building where the street corner, is lower then the rest of the building. The architects or street designers have had to add a gauntlet of ramps and railings to match these grades, and meet federal accessibility requirements. During this design, I am sure that that architect and engineer spent hours cursing each other while sitting in their professional silos. This picture and built result also shows that these two never talked.

Urban conditions requires professionals to interact with the Urbs. These professionals may need to look beyond the property boundary or edge of the right of way to seamlessly  integrate these projects.

After having experienced this fail in my own work, I have had to change my scope for urban projects. When I am working on a roadway project, I request two things.

First, I request that the scope and project survey extend to the adjacent building faces. This allows for me to understand the adjacent conditions, and how the new streetscape will tie back into the adjacent properties. This broader scope also provides me the opportunity to have a meaningful discussion with property owners. I can discuss ways to transform parking areas or layouts, organize driveway access, and generally resolve the transition to the property.

Secondly, I request the existing finished floor elevation for every adjacent property. This is the only way that I can prevent steps or flooding on existing properties. I can build trust with my adjacent property owners because I can show that I have thought about their property. This not only builds support for the project, it generates a better project.

My photo example could have been prevented. As we move from suburban development to urban infill, we need to retool our craft. These projects are more complex, and require more information to get it right.

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