I recently heard that DPZ (AKA Duany Plater-Zyberk dpz.com) is coming to Phoenix in the fall (they've actually been here all this past week for the Gateway station areas) as a design consultant as part of the Reinvent Phoenix process that is in the works to improve the light rail corridor in Phoenix.
My first thought was they are a great firm that have some pretty awesome projects that have put them on the international map. My second thought was what are they going to bring to Phoenix that we don't already have available to us locally. It's this second thought that is important to consider.
DPZ is well known for some well published New Urbanism communities such as Seaside, Rosemary Beach, and Aqua, all in Florida. They are charter members of the Congress for the New Urbanism (www.cnu.org) which advocates for creation of neighborhoods and communities based on original urbanism principles such as pedestrian scale, walkability, mixed use buildings, and town centers, also considered Traditional Neighborhood Design. While there has been plenty of criticism of this movement, my primary concern has more to do with what Phoenix needs that DPZ or any other outside firm can offer that we don't possess locally already.
Much of what outside firms, consultants, or designers offer are pretty renderings of what they see could or should be constructed/developed for our community. Honestly, any architecture or design graduate worth their degree can produce these inspriring renderings. They can even produce renderings and pictures of what an area that is rundown or needing help can transform into (just ask Curt Upton at the planning department at the City of Phoenix).
What these renderings don't do is create a political, capital, development or legal framework to get these ideas actually implemented. When these consultants and designers leave, what they left in their wake that makes our community more successful for their being here? This is the question we need to have answered before they come so we know how to take what they create and move forward with this energy.
Here's a short list of areas that they can leave their mark leading to execution of their product:
Zoning
Marketing to developers, financiers, landowners, neighbors, business tenants, residential tenants
Development process for small scale developments (1-4 city lots)
Financing resources for local developers on a small scale or rehabbing/upgrading existing buildings
Improving the public space to support the private investment
What government/public supports are needed to the extent that public investment will contribute to the general benefit of the general populous
Zoning is a key area where a consultant or outside design firm can add value by assisting to shape the regulations that restrict what kind of structures and uses can be placed in certain areas. This is where innovative solutions that have been proven in communities can be allowed and encouraged locally. Aside from the Urban Form Code that exists only over downtown Phoenix proper, we are confined by a zoning code that is designed to create suburban subdivisions with clear seperations between uses, especially residential and commercial/industrial uses, homogenizing the socio-economic groups that live in an area, and limiting mobility by means other than a private motorized vehicle.
A significant improvement would be a transformation of the code that encourages scales of buildings and uses that can mix commercial and light industrial purposes with higher intensity residential developments. Allowing for accessory dwelling units (ADUs) such as an apartment above a garage with access via the alley that can be used as a studio, home office, guest suite, or rental unit to help offset the mortgage payment. A transformation of the zoning code system could contribute to greenfield developments as well as infill developments to be more walkable, accessible without a vehicle, and affordable (taking all related costs into consideration).
Marketing is a major element that is done in a very limited focus, usually to those who have have money or access to money. Marketing should be considered more broadly as education and communication. This would open the possibilities of who is the target audience to those not usually considered as important to the success of a development or project. Some people or groups who are usually not considered for playing a role in these important developments are small scale developers, financiers who have access to local capital and local investors, landowners who can contribute to the project without selling their interest directly, neighbors who will be impacted and who may benefit, future business tenants who need to know the benefits of locating their busienss in the project, and residential tenants who may not normally seek a living situation that is offered or consider the area as it transitions to what they would normally search for. By considering these folks, the projects are more likely to be successful, have a simpler process with support from those who can otherwise stall or kill a project, create an ammenity that contributes an many more levels than is usually created by new developments, or bringing a solution to a need that doesn't get resolved because it doesn't fall into the narrow parameters of traditional entities.
Scale is something that isn't discussed as often as height but can have an even bigger impact to how a project/development is perceived. Height is only 1 dimension, but the other 2 are just as important. Due to traditional zoning, financing, politics and code restrictions, larger scale projects are more common than small infill projects using 1-4 city lots (~7,000 sf each). A smaller scale can produce a class of projects that can be successful in ways that a traditional large project usually isn't. For instance, smaller scale projects often can be developed without public dollars, resulting in a greater return to the community. They can be built over a time frame that can allow for organic growth, responding to the changes and movement of people, needs, and services that can occupy the buildings. The designs can thus also adjust for technology improvements, incidental findings from previous neighboring buildings, material changes or availability, and other characteristics that create a patchwork quilt that adds much character that a block sized homogenous building won't. A small scale development allows developers who don't have the resources or desire to build large to get in on the infill movement.
This leads into the next opportunity: small scale infill allows investors who aren't considered for large projects to participate in funding, owning, and/or occupying an infill building. There are many people who have lots of their wealth in retirement funds that can be invested in local development projects, either as a sole investor or grouped with other investors. This supports the third leg of local movement: local investing/capital. Smaller scale infill also expands the market for who can afford to occupy and/or own a building. Small business owners are more likely to be able to own a small building with a few commercial spaces and maybe some residential units above the commercial than a building designed for large organizations requiring lots of parking. Focusing the dollars on leasable space rather than parking also improves the return on investment allowing for more financing options, better financial performance, and lower costs intially and maintenance.
The less public dollars are spent to bring a project to fruition, the higher the financial return to the public. Additionally, focusing the public investment in areas that will benefit the larger community is key. For instance, upgrading public space infrastructure such as utilities (burying electric and communications cables), upgrading and improving pavement surfaces for all mobilities, installing and maintaining a landscape that enhances the public area and adjacent private development. We should not be spending public dollars to subsidize a private development which will not able to be enjoyed anyone occupying the public spaces around the building. Creativity is needed to make sure public dollars are spent in the public realm, not for private benefit.
These solutions are rarely crafted in a framework that can be taken and implemented in a meaningful way. Often, the hard work is still what is left to do: gettin by-in and support, designing the actual building, securing financing, getting permits, construction, occupancy, and maintenance. These are all the crucial elements that are left off the pretty pictures that are used to impress but don't really do anything to execute the ideas. Rather than a drop-in, scribble then leave pattern that is common for outside consultants, what we need are local professionals to be engaged that will actually be part of implementing and executing the ideas introduced. For the most part, the Phoenix design community possesses the talent, skills, and even the same abilities to produce what DPZ will be providing, so engaging and partnering with them over the time it takes to implement these ideas would be extraordinary and unprecedented in this realm.
Phoenix has many pretty pictures of amazing structures and projects that have been proposed in the last decade. In fact, Don Kooth of PCA has a slide show with pretty pictures of ideas that were just that: ideas that never made it beyond the digital sketch pad. What Phoenix needs is the framework that will bring the ideas to fruition in a way that is unique and appropriate to Phoenix. Arizona has a history of bringing in resources to produce our economy. The proposed solutions offer an alternative to that traditional methodology. When we realize that we possess all that we need locally to produce the Phoenix that we desire to live, work and play, we can create a place that is so attractive that people will clamor and beg to be a part of this, rather than seeking it someplace else. It isn't just about doing something different, but doing what is right and appropriate that is authentic and correct for our community.
My first thought was they are a great firm that have some pretty awesome projects that have put them on the international map. My second thought was what are they going to bring to Phoenix that we don't already have available to us locally. It's this second thought that is important to consider.
DPZ is well known for some well published New Urbanism communities such as Seaside, Rosemary Beach, and Aqua, all in Florida. They are charter members of the Congress for the New Urbanism (www.cnu.org) which advocates for creation of neighborhoods and communities based on original urbanism principles such as pedestrian scale, walkability, mixed use buildings, and town centers, also considered Traditional Neighborhood Design. While there has been plenty of criticism of this movement, my primary concern has more to do with what Phoenix needs that DPZ or any other outside firm can offer that we don't possess locally already.
Much of what outside firms, consultants, or designers offer are pretty renderings of what they see could or should be constructed/developed for our community. Honestly, any architecture or design graduate worth their degree can produce these inspriring renderings. They can even produce renderings and pictures of what an area that is rundown or needing help can transform into (just ask Curt Upton at the planning department at the City of Phoenix).
What these renderings don't do is create a political, capital, development or legal framework to get these ideas actually implemented. When these consultants and designers leave, what they left in their wake that makes our community more successful for their being here? This is the question we need to have answered before they come so we know how to take what they create and move forward with this energy.
Here's a short list of areas that they can leave their mark leading to execution of their product:
Zoning
Marketing to developers, financiers, landowners, neighbors, business tenants, residential tenants
Development process for small scale developments (1-4 city lots)
Financing resources for local developers on a small scale or rehabbing/upgrading existing buildings
Improving the public space to support the private investment
What government/public supports are needed to the extent that public investment will contribute to the general benefit of the general populous
Zoning is a key area where a consultant or outside design firm can add value by assisting to shape the regulations that restrict what kind of structures and uses can be placed in certain areas. This is where innovative solutions that have been proven in communities can be allowed and encouraged locally. Aside from the Urban Form Code that exists only over downtown Phoenix proper, we are confined by a zoning code that is designed to create suburban subdivisions with clear seperations between uses, especially residential and commercial/industrial uses, homogenizing the socio-economic groups that live in an area, and limiting mobility by means other than a private motorized vehicle.
A significant improvement would be a transformation of the code that encourages scales of buildings and uses that can mix commercial and light industrial purposes with higher intensity residential developments. Allowing for accessory dwelling units (ADUs) such as an apartment above a garage with access via the alley that can be used as a studio, home office, guest suite, or rental unit to help offset the mortgage payment. A transformation of the zoning code system could contribute to greenfield developments as well as infill developments to be more walkable, accessible without a vehicle, and affordable (taking all related costs into consideration).
Marketing is a major element that is done in a very limited focus, usually to those who have have money or access to money. Marketing should be considered more broadly as education and communication. This would open the possibilities of who is the target audience to those not usually considered as important to the success of a development or project. Some people or groups who are usually not considered for playing a role in these important developments are small scale developers, financiers who have access to local capital and local investors, landowners who can contribute to the project without selling their interest directly, neighbors who will be impacted and who may benefit, future business tenants who need to know the benefits of locating their busienss in the project, and residential tenants who may not normally seek a living situation that is offered or consider the area as it transitions to what they would normally search for. By considering these folks, the projects are more likely to be successful, have a simpler process with support from those who can otherwise stall or kill a project, create an ammenity that contributes an many more levels than is usually created by new developments, or bringing a solution to a need that doesn't get resolved because it doesn't fall into the narrow parameters of traditional entities.
Scale is something that isn't discussed as often as height but can have an even bigger impact to how a project/development is perceived. Height is only 1 dimension, but the other 2 are just as important. Due to traditional zoning, financing, politics and code restrictions, larger scale projects are more common than small infill projects using 1-4 city lots (~7,000 sf each). A smaller scale can produce a class of projects that can be successful in ways that a traditional large project usually isn't. For instance, smaller scale projects often can be developed without public dollars, resulting in a greater return to the community. They can be built over a time frame that can allow for organic growth, responding to the changes and movement of people, needs, and services that can occupy the buildings. The designs can thus also adjust for technology improvements, incidental findings from previous neighboring buildings, material changes or availability, and other characteristics that create a patchwork quilt that adds much character that a block sized homogenous building won't. A small scale development allows developers who don't have the resources or desire to build large to get in on the infill movement.
This leads into the next opportunity: small scale infill allows investors who aren't considered for large projects to participate in funding, owning, and/or occupying an infill building. There are many people who have lots of their wealth in retirement funds that can be invested in local development projects, either as a sole investor or grouped with other investors. This supports the third leg of local movement: local investing/capital. Smaller scale infill also expands the market for who can afford to occupy and/or own a building. Small business owners are more likely to be able to own a small building with a few commercial spaces and maybe some residential units above the commercial than a building designed for large organizations requiring lots of parking. Focusing the dollars on leasable space rather than parking also improves the return on investment allowing for more financing options, better financial performance, and lower costs intially and maintenance.
The less public dollars are spent to bring a project to fruition, the higher the financial return to the public. Additionally, focusing the public investment in areas that will benefit the larger community is key. For instance, upgrading public space infrastructure such as utilities (burying electric and communications cables), upgrading and improving pavement surfaces for all mobilities, installing and maintaining a landscape that enhances the public area and adjacent private development. We should not be spending public dollars to subsidize a private development which will not able to be enjoyed anyone occupying the public spaces around the building. Creativity is needed to make sure public dollars are spent in the public realm, not for private benefit.
These solutions are rarely crafted in a framework that can be taken and implemented in a meaningful way. Often, the hard work is still what is left to do: gettin by-in and support, designing the actual building, securing financing, getting permits, construction, occupancy, and maintenance. These are all the crucial elements that are left off the pretty pictures that are used to impress but don't really do anything to execute the ideas. Rather than a drop-in, scribble then leave pattern that is common for outside consultants, what we need are local professionals to be engaged that will actually be part of implementing and executing the ideas introduced. For the most part, the Phoenix design community possesses the talent, skills, and even the same abilities to produce what DPZ will be providing, so engaging and partnering with them over the time it takes to implement these ideas would be extraordinary and unprecedented in this realm.
Phoenix has many pretty pictures of amazing structures and projects that have been proposed in the last decade. In fact, Don Kooth of PCA has a slide show with pretty pictures of ideas that were just that: ideas that never made it beyond the digital sketch pad. What Phoenix needs is the framework that will bring the ideas to fruition in a way that is unique and appropriate to Phoenix. Arizona has a history of bringing in resources to produce our economy. The proposed solutions offer an alternative to that traditional methodology. When we realize that we possess all that we need locally to produce the Phoenix that we desire to live, work and play, we can create a place that is so attractive that people will clamor and beg to be a part of this, rather than seeking it someplace else. It isn't just about doing something different, but doing what is right and appropriate that is authentic and correct for our community.
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