PORTFOLIO OF GUAN MIN Master of Design Studies Harvard Graduate School of Design 2017 Candidate
THE OTHER SIDE Almost two years ago, I was enrolled in the Critical Conservation program of Harvard GSD, as my previous projects expressed a strong interest on culture and identity transformation in the modern context. In the last twenty years, I have witnessed the dramatic urban evolution happening in the built environment of China and modern structures replacing traditional and cultural fabrics. Therefore, I was curious how designers should respond to this global cultural crisis. However, as I broadened my horizon on this topic by attending classes and reading books from sociologists such as Henry Lefebvre, David Harvey, Guy Debord, I started to realize that I used to be too concentrated on the morphologic perspective, and failed to percieve the other side of the world, the "invisible" socio-economic geography, that has been significantly reshaped in the urbanization process. Therefore, in the design and research projects during my GSD study, I have been trying to untangle and interpret the specific socio-economic dynamic into explicit questions, and deal with these questions not only by designing new spatial structures, but also by implementing economic, political and technological interventions.
CONTENTS 1 REENCHANTING THE PLACES Landscape Architecture Projects Pilgrimage to the Hills Embracing Ribbon Flowing History (Re)creation of the History
2 7 12 16 22
2 THE FUTURE OF THE COUNTRYSIDE Rural Planning and Design Projects Village in the Cloud Prolific Relic
32 40
3 JUSTIFIABLE REALITY Real Estate Projects Waterview Fit Point
48 56
4 TOWARDS A NEW GEOGRAPHY Research Projects Is the Gobi Desert a Harbor Hotelscape Anhui
62 69
5 Narrator Other Works
74
REENCHANTING THE PLACES Landscape Architecture Projects
1
Pilgrimage to the Hills
Reapplying JIE in Modern Park Design Academic Project Site: Beijing, China Individual Work Instructor: Jianning Zhu Date: Oct. 2013- Dec. 2013
Ancient Chinese people worship the mountains. They believe that the mountain symbolizes nobility, strong will and other human characters. Therefore, Jie, which means borrowing the scenic views from the outside landscape by organizing sightlines and spaces, is frequently used in the design of Chinese traditional gardens. However, due to the rapid urban development, the natural views are blocked by the high-rise buildings nowadays. Young generations even aren't aware of the existence of these mountains. In this site, I surprisingly found out that the linear land faced towards three famous mountains in Beijing, which used to play an important role in the design of the surrounding traditional gardens. Further, there are no high-rise buildings located among the sightline, leaving a clear view to the mountains in the site. Hence, The park is designed to pilgrimage to the hills and inherit the Chinese aesthetic philosophy, as well as providing a peaceful and poetic place for residents to escape from the crowed urban environment.
2
“Jie” in Chinese Traditional Gardens
*Jie is the most classical design strategy applied in the design of Chinese Traditional Garden. In brief, Jie means borrowing the scene from a distance.
The Lost Hills: Refound in the Site
1960: See the Hills
2000: The view is blocked
View toward the Hills from the Site
Source: Analysis of the Traditional Chinese Garden, Yigang Peng, 1986 The columns and cornices function as frames to capture the view, which is a typical use of Jie.
In Jinshan, there are many hills around the buildings. Hence rooms or windows would be set up towards the hills or buildings in order to highlight the scenery.
Three Hills and Five Gardens
Two Strategies:
Elevate the Platform
Avoid Trees
A Site Toward the Hills
Three Hills and Five Gardens is the general name of the Imperial Palaces in western beijing, which were built during Qing dynasty. The three Hills refers to Xi Hill, Yuquan Hill and Wanshou Hill. On the three hills, three palaces—Qing Yi Garden (the Summer Palace), Jingyi Garden, Jingming Garden—were built. In addition with Changchun Garden and Yihe Palace nearby, they constitute the Five Gardens. With its grand scale and outstanding achievements in art, the Three Hills and Five Gardens is the treasure of Beijing.
The Three Hills and Five Gardens used to be the objest of “Jie” —buildings in beijing would capture their views and show their respect. However, since the buildings are getting higher, we can hardly see them inside the city nowadays. The site’s direction is just towards the three mountains, plus, there are no high-rise buildings along the view. As a result, people can see the hills directly, which is uncommon in beijing now. Therefore, I use the concept Jie in my design, in other words, the liner park is designed to pilgrimage to the hills, as long as providing a peaceful and poetic place for visitors to escape from the crowded city. 3
Site Analysis
Space Layout
Planting
Greenway System
4
The Spacial Sequence- Six Sections
This urban linear park is divided into six sections, and each one takes a Chinese classic prose as its theme in response to the different environment and function requirements. By using water, bamboo, stones and other elements, I intend to create a poetic, comfortable and relaxing space In the viewpoints in the third, fourth and sixth part, people can gradually see the distant mountains become more and more distinct.
5
Section 1-1
Section 2-2 6
Embracing
Rebuilding the Neighborhood Relationship Academic Project Site: Beijing, China Collaborate Work Collaborater: Jingchen Gao (Harvard GSD, MArchII 2018) Date: Sep. 2014-Oct. 2014
After the 1950s, many Beijing traditional courtyard houses started to contain multiple families, yet it had been designed for one family hundreds years ago. Although the house was crowded, these families lived in a close relationship with overlapping life activities and many of them found it heartwarming. However, as Beijing has developed rapidly, courtyard houses were replaced by modern residential towers and the previous neighborhood relationship collapsed. At the same time, many other question emerged, such as child safety, age concern, etc. The design of this micro community center aims to rebuild the neighborhood relationship and resolve the social problems--children stay at home alone after school while the elders are also bored and lonely. This project not only provides a prototype for the architectural design, but also arranges life activities that can effectively connect children and elderly, which is believed to be a starting point to further impetus the formation of a closer and warmer neighborhood relationship. The micro community center are designed under the tree that used to be in the yard of the traditional houses, which also symbolizes an inheritance of the previous social life.
7
8
9
10
11
Ribbon
The Park of U-Center, Beijing Academic Project Site: Boston, America Collaborate Work Collaborater: Linzi Tang, Xiaolei Yue Instructor: Xiao Feng Date: Jan. 2015
The site is located at Wudaokou, which is one of the most prosperous area in Beijing. A subway station is located next to the site, producing massive human traffic, especially in the morning and evening. According the a report, more than 10,000 people access the subway from this station every day. Meanwhile, many universities are located in the surrounding area, which further increase the vitality of the area. Therefore, the shopping mall locating in the middle of the site, U-center, has become the real heart of this district by attracting not only university students but also nearby residents and tourists. The design of the park not only provide a comfortable path to public transportation for the adjacent communities, but also creates various scales of space along the street and inside the park to meet different demands of different groups, including residents, students and pedestrians. The emergence of this park provides a cozy space to improve the life quality of this prosperous area and also aims to alleviate the heavy human traffic. The park extends the social life from U-center into a more natural world with sunshine, grass and fresh air.
12
Site Analysis
Incentives of Design
37%
Residence Railway
100,000+
In the area showed in the map, 37% of the land belongs to universities.
More than 100 thousand people access this subway station everyday.
Subway
Sunken City Highway
U-Center (Shopping Mall) Subway Station Residence
0
1km
2km
More than 80 thousand students live in this area.
Site City Highway Subway Railway Land Use: University
80,000+
The site is located at Wudaokou, which is one of the most prosperous area in Beijing. Many universities are located in the surrounding area. The shopping mall in the site has become the center of this district by attracting not only university students but also nearby residents. A subway station is also located next to the site, producing massive human traffic.
Residence
Subway Station
Shopping Mall
Universities
Railway
Easy access to the subway
Interact with sidewalk and community
Create private space of the park
The design of the park not only provide a comfortable path to public transportation, but also creates various scale of space along the street and inside the park to meet different demands of residents, students and pedestrians. The emergence of this park provides a cozy space to improve the life quality of the prosperous area and also alleviates the heavy human traffic.
Robust Community
Daily Life
Social Events 13
Planting Design Arbor
Small Arbor & Shrub
Section
14
Street
Subway Railway
Sunken Lawn
Plaza
Street
15
Flowing History
Landscape Constructuring with Cultural Consciousness Professional Project Site: Beijing, China Collaborate Work Collaborater: Siyu Zhu Instructor: Yufan Zhu Date: Jul. 2014-Sep. 2014
The project is the landscape design for the building of SIPO, State Intellectual Property Office. The main responsibility is to examine patents and organize relevant trainings. The architecture design is enlightened a traditional toy named Luban Lock, which symbolized the intelligence of Chinese people and the huge number of inventions in the past thousands years. However, the location of the building also has a unique history. It is located on ancient Yongding River fan, which formed a special geological feature under the ground. The design exposed a common challenge that designers frequently encounter--how to inherit features from the past and combine with current identity. Accept providing exterior space for the staffs to relax and exercise, the landscape design not only aims to show China's patent history, but also reflects on the geological feature of the site. The combination of history and culture features forms the new identity of the site.
16
Site Analysis
Building Introduction
Yongding River Fan in Late Pleistocene
The building is designed by China Architecture Design & Research group, instructed by Chinese famous architect Kai CUI. The design is enlightened by a traditional toy, named Luban Lock. Luban Lock not only demonstrates the intelligence of Chinese people, but also symbolizes the huge number of inventions that Chinese people devised in its thousand years history.
Geological Section of the Site
Space Analysis
The site is located on ancient Yongdine River fan, which formed in late pleistocene. These fans interlapped and created the geological feature and structure of Beijing. In addition, Anicent Yongding River played an important role in moistening and fostering this city thousand years ago.
Building
Main Building
Steel Structure Building
Courtyard
Basement 1
Floor 1
Introduction of SIPO
The project construction, named as SIPO, Beijing, is affiliated with the State Intellectual Property Office of the People Republic of China (SIPO). As a local office, it helps SIPO examine the patents, and also organizes relevant trainings. There will be about 2000 people working in the construction. 17
Periphery
N
0
20
40
60m
1. Mirror Pool 2. Flower Garden 3. Stone Stage 4. Sunken Garden 5. Activities Field 6. Amber Water Fall 7. Era Monument 8. Ribbon Garden 9. Roof Garden 10. Main Entrance 11. Staff Entrance 18
Space Layout (Building)
User and Function Analysis
Traffic Analysis
Flow Prediction
Space Layout (Courtyard)
View Analysis
Space Layout (Courtyard) Fire Control Access
19
Amber & Patent
Display the History in Ambers
Glass Brick Patents resemble to ambers for they share two key features. Both of them are open to the world: everyone can search the detail of each patent easily on the internet. Meanwhile, the flower or insect in the amber is clear and visible. Both of them are well protected: patents are protected by law since hundred years ago, as ambers have a solid shell so that it can hand down to generations. Considering this fact, in the design, I uses elements that seem similar to ambers to metaphorize patents. Characters
The History of Patent in China
1. The height difference between basement 1 yard and floor 1 yard is 5 meters.
Pictures
2. Digest the height by stairs. The deisgn is inspired by the geological section of the site.
3. Create platforms among the terrace. At the same time, plant trees and flowers.
4. Place the Ambers with led light in the stones, and build a water fall.
Cultural Relics
China has its own patent history, and we should let people know about it. It is a suitable opportunity to tell them some historical stories when they come to apply for the patent and wait in the courntyard.
Courtyard Section
20
Detail Design
This installation locates beside the Amber Waterfall. The abstract art work symbolizes memory and history. What’s more, it brings changes to the site and create a interesting place. While the installation is build by many rotatable metal plates, people can freely join in the change of the form. 21
Taihu Stone is a great symbol of Chinese Traditional Gardens. However, in this design, I replace the traditional stone with a sculpture of Taihu Stone that made by resin. This transparent sculpture exposes the sense of purity and repect, and also represents the profound Chinese culture.
This installation locates above the small courtyard, and can be seen from the Staff Entrace. In both of the Chinese and world patent history, color clothes witnessed the begin of patent legal system. However, this new color clothes are made by new material, which makes it light but tough.
(Re)creation of the Riverway
Beijing Cultural Park & Plaza Academic Project Site: Beijing, China Individual Work Instructor: Xiong Li Date: May. 2014-Jul. 2014
The park and plaza project is based on the re-design of Zizhu Park. The location of Zizhu park used to be Pingdi Fountain 1700 years ago, which formed the initial water system of Beijing. Due to the existing water system, the first emperor of Yuan Dynasty built Beijing, which started the city's history as the economic and cultural center of the nation. The riverway has fostered the development of Beijing. The design aims to re-create the riverway and cultural landscape with modern recreation facilities to link social life with the city's culture and history. The site locates in a multi-functional area and therefore has to play different roles to respond the evolving demands of people's modern life. The park not only provides places to exercise and relax, but also draws in commercial elements to enrich life events. In the design of the city plaza, elements that represent Beijing culture are applied, such as gray brick, rice fields, local trees, which arouse the city history and self's cultural identity. The design of the park and the plaza shows different strategies and provides different answers to integrate nature and city, modern and past.
22
Site Analysis
The History of the Riverway in Beijing
700 A.D.
1150 A.D.
1205 A.D.
1. 1700year ago, Ancient Gaoliang River is the most important water system in Beijing. It originated from Pingdi Fountain (SITE) and formed Shicha Lake, Bei Lake, Zhongnan Lake. 2. In Jing dynasty, the emperor built Qionghua Island in Bei Lake, and when it came to Yuan dynasty, the new emperor decided to built the new captial and made the city plan basing on Qionghua Island, which formed the establishment of Beijing. 3. The Pingdi Fountain starts to dry, so in 1205, people drew water from Kunming Lake to support the need, and in 1291, Shoujing Guo drew water from Baifu Fountain to Kunming Lake and formed Beijing water system that continued to today.
Design Concept
As a city park, the design focuses on three aspects: modern life, ecological city and cultural memory. Firstly, the city park must meet residents’ daily demands, such as exercising, reading, chessing, chatting in the park. Besides, the park draws in commercial elements to enrich life events. Secondly, the park must be connected to the whole city green system, and create a city-scale ecological system which will hugely benefit the city environment. Thirdly, the design should focus on culture and history that the site possesses. By exploring and showing it in the design, we can give people an opportunity to experience and inherit the culture.
1. Built a central lake, which metaphorize the Pingdi Fountain and make it the core landscape of the park.
2. Channel the lake into a river, and built some fields along the river, reproduce the anicent scene that rivers prosper the city.
3. Channel a stem from Chang River to complete the water system, make this channel inconspicuous by terrains, trees, stones, etc.
4. Use the methods in the design of Chinese traditional gradens to create various types of spaces that acheive different functions. 23
24
Greenway Design
Design Analysis of City Park Space Organization
Water System
Spatial Structure
Terrain System
Traffic Analysis
Construction & Hard Pavement
25
26
Design Concept: Haidian Cultural Plaza
Morphological Formation
The design of the plaza focuses on two words: Memory and Integration. Memory represents the features common in Haidian, Beijing, like grey bricks used in tradiontional buildings, jujube trees in the counrtyard, rice in the field, the natural ponds in the Summer Palace, etc. These all can arouse our memory of the old past days. Integration includes three meaning. The first meaning is integration of nature and building as the plaza locates between buildings and a park. The second meaning is integration of water, for the plaza has a sunken square and rainwater garden in the center, which can avoid the rain causing floods in the streets. The third is integration of people, the plaza will play as a communcation bond, and while it provides lots of activities, it will gather people to relax outdoor.
27
Memory: Brick
Grey bricks are the main construction material of Beijing traditional houses, which can easily arouse the memory of the past life and cultural identity. In this plaza, the grey bricks are used flexibly to create various kinds of space.
28
Memory: Rice
Memory: Tree
Jingxi Rice produced in Haidian used to be famous in China. Hundred years ago, there were a lot of farmland in Beijing because of it’s geographical conditions. People not only can enjoy the agricultural landscape, but also can engage in the cultivation of rice, which will bring residents a special experience.
Trees have been planted in the courtyard of Beijing traditional houses. The space under the tree played an inportant role in past public life. Hence trees strongly connect with people's memory and emotion. Many of these treees are not only beautiful but also produce colorful and edible fruits.
Punica granatum
Diospyros kaki
Ziziphus jujuba
Syringa oblata
Malus spectabilis
Michelia alba
29
THE FUTURE OF THE COUNTRYSIDE Rural Planning and Design Projects
30
31
Village in the Cloud
Rural Development with Internet Impetus Competition Project, 2nd Prize of 2015 L & A Design Star Competition Site: Henggang Village, Zhejiang Province, China Collaborate Work Collaborater: Wu Longfeng (Harvard GSD, DDes 2019), Jingchan Gao (Harvard GSD, MArchII 2018) Date: Oct. 2015-Dec. 2015
Henggang Village is a typical Chinese village located in Zhejing Province. Although it possesses abundant agricultural sources, the village is facing a common challenge as well as many other China rural areas--how to survive in the decay of first industry. Many development modes were tried in other areas but most of them shared similar defects. Fortunately, the village is located in the area with high-quality infrastructure, especially for internet, which has brought huge change to the comsumption world. Meanwhile, there are many cities around the village within accessible distances. Therefore, promoting the village by internet is a potential and promising strategy. With the help of internet tools, which can effectively connect the rural and urban residents, the design aims to promote and thrive the village by re-forming the material and spiritual bond between villages and cities. The design of the spatial settlement and industrial model are based on local features and current conditions. Many interesting and characteristic agriculture-related events are constructed to promote the recovery of the emotional bond between urban residents and rural life, and fundamentally, thrive Henggang village.
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Internet, Transport and Agriculture Pattern of Henggang
Urban-Rural Nexus Model
Site
Legend
StrategyďźšInternet + Village Henggang Village is located in Tongxiang City, Zhejiang Province. According to the analysis, residents in the Changjiang River Delta Region, where Henggang Village is located, have a better access to internet. Meanwhile, there are many cities around the village. There infrastructure conditions bring huge advantages for Henggang Village's further development. Compining the rural development with internet is a possible and promising way.
HENGGANG APP
Development Problem
Section1
Increase the supply and demand info exchange by internet intervention, maximize the agriculture production, boost the income of villiagers as a base of agricultural landscape continuity
Section2
By offering services such as sign up your farmland for urban residents, people could feel and taste the village life, as emotional connection would be built between the rural and urban area.
Section3
Internet is a media for conserving the vernacular landscape, diversify the tourism experience further, tasting the local culture, hence providing more potentiality of multiple industries.
JOIN US! HENGGANG WEB
& Su
ce &
pply
Sup ply
er ty M Pr op e an ag er consum & em ty g in M en Sightsee a t ent ume nag & cons em estm g in v Sightsee t Iennt en & t si stm Vi ve In & sit Vi
Vis it & Pit P ch itch up up & Vis it
Cl Cl ie ie nt nt N N ee ee ds ds & & An An al al ys ys is is
Pro Pro vid vid eS e pa Spa ce c & e& Se S rvi ervi ce ce ProvidPro vidce e Spa e Spa cevic & Ser & eService
& Demand & Demand Place Provide Place Provide
Mark Mark et S et S urve urve y y
Triliyp Trip FamFilaym
Or Or g g
an an Pl Pl ac a i i e P ce P ro r vid ovid Plac Plac e& e& e Pro e Pro De De vide vide m m &D &D an an ema ema d nd nd d
ow ow Sh Sh TV TV
nt nt ista ista Ass Ass
& Supp nd &lySupply Dema Food Dema Food nd M M ar ar ke k t S et S ur ur ve ve y y Mart Mart s s ket ket Ana Ana icie olicie l o lysis lysis p al p l a i i ent erent r e f f Pre Pre
Funding h earc h Funding Researc Res
g din un tF g en ndin nm nt Fu e nm
As sis ta nt As sis ta nt
Fo od De d De ma m Food Food nd and Dem Dem & & and and & Su & Su pply pply
Pr op
Spa
a unic
m Com Com
mun
ess
Busin tion
ess
usin on B icati
ManM agaenrager s s
Grocery prof e s s i ng Grocery profe ssin g
RestaRuersatanut rant
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ists ists Art Art
s s ent ent sid sid Re Re an an
Prov
nt nt ista ista ass ass n& n& atio atio per per mo mo gra rogra P
SociSaocia l l C
U r b Ur b
Farmland & internet infrastrcutral upgrade Basic housing & Entertaining facilities Farmland & internet infrastrcutral upgrade Farmland reconfiguration & farming facility installation Basic housing & Entertaining facilities Regional transportation for agri products Farmland reconfiguration & farming facility installation Regional transportation for agri products
Provide Space &
Pro
alysis eeds & An Client N is s y al An s& ee d sis y N l na ent &A Cli eds Ne ent Cli
C
Timeline of Infrastructure Implementation Timeline of Infrastructure Implementation
is
Startu pE xhi Startu bit pE xhi ors bit Provide Space Prov & or ide Spa s ce
ers rm Fa rs e rm Fa
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alys eeds & An Client N
ent ent estm estm Inv Inv
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t t t t or or en en pp pp Su Su em em a a ag nag at at D D an a M M & & n n io io at at iz iz an gan rg r O O ity tic Ac
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ity
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ese F Tech Su arc port & Da nd ta analysis he ma mers Res DeFar Tec ear rs & h Su port &FaDa d e n d ta ch i r a an e aly m sis z Prov Dem &P ers rog ce & ram Far Pla de m De ze Provi Client &P s i g rog Needs n ce & Anal ram Pla ysis De sig Client N n eeds & Analysis tic
Co ns u
VoluVnotelunte er er
The village is suffering from many current problems as many other villages in China. Since the primary industry is decaying, thriving the village merely by agricultural production improvement is impossible. Many villages have chose to development tourism, however the common tourism development mode in villages has many defects. In this sense, Henggang Villages as well as most rural areas in China are facing the same challenge--how to develop in a promising and sustainable way.
Co ns u
ista nt
O O NG NG
Lacking Connection with Cities
Ass
rs arme
Go Go ve ve r r
Current Situation and Problems in Henggang Village
Dilapidated Houses
ply ply Sup Sup e& e& sum sum C on C on
Poor Standardization
alys et An ey urv S t rke ey Ma v r u tS rke Ma
Martk
& Supply & Supply Consume Consume
Over-Commercialization
m De
Program 5: Cultural Tourism
Ac
od Fo
Program3: Sign-up Your Farm Program4: Interactive Farming
e e lg lg
Sup Sup erm erm ar ar ke ke Fo o
Resea s rch mer Far ly Tech Suport & DatRaeanalysi er fro searcs p ers p her m C Suarm Tec &F h Suport & Dat fro ol a analysis t mand upply alysis m S An Ass Co De & tket ista d Mar ot d l n n o t a F is
Section 3 Local Life-style
rs rs to to isi isi
Program1: Accurate Farming Program2: High-end Agri Products
Section 2 Participatory Farming
To an urTisotu UrbaUnrb s rists
Section 1 Agricultural Production
Urban Res iden ts Urban Res iden ts
Lagging Logistic
rs cto tra on ctors tra on
Low Productive Diversity
Co mp an C o mp y V an yV
Labour Migration Towards The City
ls essiona Prof ls yed essiona plo Prof Em oyed pl Em
Polluted Canals
Make Henggang as a brand replicable Housing upgrade & folk activity introduction Make Henggang as a brand replicable Housing upgrade & folk activity introduction
33
Farmland Typology
Building Typology
Larger Scale Farmland
Original Building Renewal
Small Scale Typology
Complex Building
Woodland
Courtyard Houses
Fine Farmland
Two-Story Building
Production Pond
One-Story Building
Terraced Greenspace
One-Story Building
Road Greening
New Strategy: Flat the Urban-Rural Nexus Divide the program into three main sections -Agricultural Production, Participatory Farming and Local Lifestyle - to fully utilize the internet to promote industries, improve incomes, and conserve culture. 34
Site Analysis Current
N
0
50m
N
50
100m
Sign-up Your Farmland 50m
50m
20
Future
Accurate farming
Traditional Settlements
50m
50m
High-end Agriculture Production
Traditional Farming Experience
35
Agricultural Production Accurate Farming
36
Sign-up Your Farmland
Participatory Farming High-end Agriculture Production
Traditional Farming Experience
37
Architectural Space
38
Public Activities
39
Prolific Relic
Relic as Framework to Foster Productive Connections betwen People and Land Competition Project, 1st Prize of 2016 "Ruins & Rebirth" International Landscape Design Competition Site: Dongjingyu Village, Tianjin Province, China Collaborate Work Collaborater: Longfeng Wu (Harvard GSD, DDes 2019), Ruyi Chen (Penn, MLA 2017) Date: Oct. 2016-Dec. 2016
Dongjingyu Village was abadoned by its residents due to the lack of electricty and sufficient water supply, leaving unmovable stone walls swallowed by the rampant vegetations in the past decades. Largely based on the muscular power, the previous local villagers built the folk house with stone that was distributed in the surrounding hills. They carefully selected the site of village and organized foundations as well as farm land in periphery area. The local people's wisdom of achieving the balance of nature and living engraved the relic. Inspired by the cultural landscape in Dongjingyu village, the design proposal aims to revitalize the village in a way of bringing novel and vibrant connections between people and land by redesigning and leveraging the local industry. Our team sees the remains not ruins but resources, the technological innovations not adversity but opportunity, the traditional ways of living not outdated but advantage. The design of Dongjingyu village tries to show a new relationship between human and land, urban and rural, traditional and future.
40
The Site
The site is located in Dongjingyu Village, which was abadoned by its residents due to the lack of electricty and water supply, leaving unmovable stone walls swallowed by the rampant vegetations in the past decades.
Idea and Strategy Phase 0: Reorganization Identify and Reorganize Infrastructure as Development Framework
Phase 1: Intervention Fauna Farming as an Art, Product and Landschaft
Phase 2: Invitation Courtyard Planting as a New Bond and Sight Spot
Phase 3: Innovation Garden Design Festival as a Future Stimulus
Infrastructure Condition (Before)
Infrastructure Condition (After)
Site Reorganizing Strategy
41
Program Phase 1: Intervention
Design Prototype
Fauna Farming as an Art, Product and Landschaft
AR Technology Applied
Section
42
Phase 2: Invitation
Courtyard Planting as a New Bond and Sight Spot
Design Prototype
Trip Booking APP UI
Seasonal Program
Phase 3: Innovation
Garden Design Festival as a Future Stimulus Event Facility
After a stable economic system is formed, the site expects to host international garden design festivals.
Yard & House Without Roof
House Foundation
Wall Fragment
No Wall
43
0-1 Year
1-5 Years
5-12 Years
44
45
JUSTIFIABLE REALITY Real Estate Projects
46
47
Fit Point
The Exercise & Health Science Campus Academic Project Site: Boston, America Collaborate Work Collaborater: Djuro Bartulica, Hao Ding, Yi Sha, Yan Liu Instructor: Richard Peiser Date: Nov. 2016-Dec. 2016
Columbia Point has worn many hats in it’s history. In the past century, it has functioned as a calf pasture, World War II prisoner-of-war camp, a dump, and a public housing complex. The area has, due to these major transitions, remained largely unplanned with respect to walkability and public space. A cohesive road network and open space plan similarly is nonexistent on the site despite the fact that a large amount of acreage is currently devoted to it. In order to address the concerns associated with the existing residential neighborhood and also to serve Mass plans for campus expansion, the project begins conceptually with the the creation of 3 new medium-scale central green spaces at appropriate walkable distances from the T-stop. These spaces represent the larger goal of establishing a more holistic and congenial green space network for the entire site. Since health, exercise science, and nursing programs make up the largest cohorts at UMass, the institutional incubation fostering research in health, exercise and food sciences and accompanying office space make up the major programs of the development. The urban renewal project not only aims to associated with UMass plans for major campus expansion (16,000 to 25,000 students) that must address existing residential and institutional uses, but also stimulates and improves the local economy.
48
Demographics
The Site: Columbia Point
Total Population, 2015
% White Population, 2015
3,832
Median Age, 2015
Elevated Main Street
34.2%
% Renter Occupied Housing, 2015
T-Station
Main Street 25.1
Median Household Income, 2015
99.4%
% Under Poverty Line, 2015 Elevated Highway
$26,660
32.4%
Harbor Point
The site is located at Columbia Point, Boston. It is a young community and is relatively high in poverty. The urban renewal project not only aims to associated with UMass plans for major campus expansion (16,000 to 25,000 students) that must address existing residential and institutional uses, but also stimulates and improves the local economy.
Boston College High School
UMASS Boston
JFK Library
The site is a 97-acre land located in Columbia Point, Boston. The area has, due to these major transitions, remained largely unplanned with respect to walkability and public space. A cohesive road network and open space plan similarly is nonexistent on the site despite the fact that a large amount of acreage is currently devoted to it.
49
Concept: Health & Exercise
T-Station
High Value Office & High Density Residence
Multi-Family Housing T-Station
Since health, exercise science, and nursing programs make up the largest cohorts at UMass, the institutional incubation fostering research in health, exercise and food sciences and accompanying office space make up the major programs of the development. Meanwhile, a new green space system is designed to foster daily exercise and improve public health. This strategy also adds to UMass's future expansion plans and activate the T-station.
Waterfront T-Station
Retail & Recreation Center
Central Plaza
Institution & Incubator
Student Housing
Community Facilities Lifestyle Center
Residence: Multi-Family & Student Housing
UMASS
Office Hotel Retail Multi-Family Student Housing Institutional Civic
50
Waterfront Greenway Green Corridor
Summary & Land Use Budget
51
Retail & Recreation Center
Office (1st&2nd Floor Retail)
52
Hotel (1st Floor Retail)
Residence: Multi-Family (1st Floor Retail)
Residence
Food
Shopping
Work
Lodging
Event
Institution & Incubator
Institution & Incubator
Residence: Student Housing
Residence: Multi-Family
Residence
Exercise
Experience
Education
Research
Public Lecture
53
Waterfront Landscape
Park Waterfront Walk Rock Barrier
Grassland (slope)
Sandy Beach
Grassland (slope) Wetland Concrete Barrier
The waterfront landscape provides seaside space to easily access the ocean scenery and cozy breeze, and ,at the meantime, deals with the ecological concerns. The different types of barrier system protect the park from waves. The wetland not only can purify the rain water and protect the coastal habitat, but also can absorb the sea water and protect the land from erosion and salinization. 54
UE
9 0 0 0 2 % 8 9 9 % 6 3 5 7 3 9
0 %
9
5 3 % 9 2 7 % 6 9 0 7 8
0 %
Financial Model PHASING
Office Building Area Dev cost/sf Total dev cost Operating cost/EGI
398,923 390,536 280 Dev cost/sf $127,655,405 $124,971,544 30% Operating cost
Institutional Institutional Building Area Area Total dev cost -
280 42%
0 Dev cost/sf $0 Operating cost
14%
62%
260 35%
356,836Total 209,065 Total Residual Land Value Phase 3 $107,050,882 350 $509,692,461 Key 597 per land area (sf) per arce Rent/sf $28 Rent/Key 200 $121 $5,274,459 Retail RevenueArea $17,442,216 Building 186,659 Revenue 74,021 $43,604,968 0 13% Occupancy 95% Occupancy 80% Total Development Cost Total dev cost $48,531,226 $19,245,552 $0 13% EGI $16,570,105 EGI $34,883,974 $2,275,245,124 Operating Cost $5,302,434 Operating Cost $27,907,180 Total Hard Cost Total 74% NOI Building Area $11,267,671 $6,976,7952,682,678 $1,933,958,356 Total 2,212,030 NOI 3,040,246 Cap rate 5.0% Cap rate 6.5% Total dev cost $646,226,689 $870,732,003 $758,286,432 Valueconstruction $225,353,426 Total $549,292,686 Value $740,122,202 $107,335,306 $644,543,467 Dev cost $186,880,882 Dev cost $73,172,720 Profit@20% $18,688,088 Profit@20% $14,634,544 Residual Land value $19,784,456 Residual Land value $19,528,042 PRO FORMA RESIDUAL LAND VALUE per sf $32 per key $32,692 Multifamily_Market rate Multifamily_Affordable (15%) Retail per sf $93Student Housing Area Unit Size Dev cost/sf Number of Units Operating cost Rent/Unit Revenue Occupancy EGI Operating Cost NOI Cap rate Value Dev cost Profit@20% Residual Land value per unit per sf Dev cost/sf Operating cost/EGI Office Area Rent/sf Revenue Occupancy EGI Operating Cost NOI Cap rate Value Dev cost Profit@20% Residual Land value per sf
Dev cost/sf Operating cost
LAND DEVELOPMENT PRO FORMA Total Residual Land Value
Phase 1
Multifamily_Affordable (15%) Student Retail Phase 1 Phase 2 Housing Phase 3 Area 718,203 Area 1,264,792 Area 260,680 Multifamily housing Unit SizeArea 1,000 9401,979,416Building 911,547 Unit Size 1,897,059 8% Number of 718 912 Number of Units 1897 1346 Number of Units Units 1979 Rent/Unit (80% AMI) $1,600 Rent/Unit $2,880 Rent/sf 41%$30 18% Total dev cost $255,233,258 $531,176,506 $554,236,381 Revenue $13,789,503 Revenue $46,513,198 Revenue $7,820,397 Occupancy 95% Occupancy 95% Occupancy 10% 95% Student housing EGI $13,100,028 EGI $44,187,538 EGI $7,429,378 23% Building Area 505,836 412,530 346,426 Operating Cost $3,930,008 Operating Cost $2,600,282 Number of Units 538 Operating Cost 439 $18,558,766 369 NOI $9,170,020 NOI $25,628,772 NOI $4,829,095 Total dev cost $141,634,080 $115,508,400 $96,999,170 Cap rate 5.5% Cap rate 5.0% Cap rate 5.0% Value $166,727,630 Value $512,575,439 Value $96,581,909 Phase 2 Hotel Dev cost $201,096,922 Dev cost $354,141,650 Dev cost $67,776,778 Building Area 209,065 0 0 2% Profit@20% $40,219,384 Profit@20% $70,828,330 Profit@20% $13,555,356 Number of Keys 597 0 0 Residual Land value -$74,588,676 Residual Land value $87,605,460 Residual Land value 9% $15,249,775 Total dev cost $73,172,720 $0 $0 per unit -$103,855 per unit $65,092 per sf $59 13% per sf -$104 per sf $69
622,936
4,069,819 1,000 4,070 $3,000 $146,513,472 95% $139,187,798 $41,756,339 $97,431,459 5.5% $1,771,481,066 $1,139,549,223 $227,909,845 $404,021,997 $99,273 $99
280 30%
789,459 $35 $27,631,073 95% $26,249,519 $9,187,332 $17,062,187 5.0% $341,243,746 $252,626,949 $50,525,390 $38,091,407 $48
320 35%
Multifamily housing Student housing Hotel Office Retail
Multifamily housing Student housing Office Institutional Retail
0 Hotel 266,100 Area $0 Unit Size $79,830,000
Area Unit Size 300 Dev cost/sf Number of Units 32%Rent/Unit (80% Operating cost AMI) Revenue Occupancy EGI Operating Cost NOI Cap rate Value Dev cost Profit@20% Residual Land value per unit per sf Dev cost/sf Operating cost/EGI Institutional Area Rent/sf Revenue Occupancy EGI Operating Cost NOI Cap rate Value Dev cost Profit@20% Residual Land value per sf
Dev cost/sf Operating cost
718,203 1,000 718 $1,600 $13,789,503 95% $13,100,028 $3,930,008 $9,170,020 5.5% $166,727,630 $201,096,922 $40,219,384 -$74,588,676 -$103,855 -$104 280 30%
622,936 $28 $17,442,216 95% $16,570,105 $5,302,434 $11,267,671 5.0% $225,353,426 $186,880,882 $18,688,088 $19,784,456 $32
300 32%
Area Unit Size 350 Number of Units 80%Rent/Unit Revenue Occupancy EGI Operating Cost NOI Cap rate Value Dev cost Profit@20% Residual Land value per unit per sf Dev cost/sf Operating cost
Hotel Area Unit Size Key Rent/Key Revenue Occupancy EGI Operating Cost NOI Cap rate Value Dev cost Profit@20% Residual Land value per key per sf Dev cost/sf Operating cost
1,264,792 940 1346 $2,880 $46,513,198 95% $44,187,538 $18,558,766 $25,628,772 5.0% $512,575,439 $354,141,650 $70,828,330 $87,605,460 $65,092 $69 280 42%
209,065 350 597 200 $43,604,968 80% $34,883,974 $27,907,180 $6,976,795 6.5% $107,335,306 $73,172,720 $14,634,544 $19,528,042 $32,692 $93 350 80%
DEVELOPMENT COSTS Development Costs Entitlements Drainage Roads Utilities Amenities Subtotal Marketing 6% Administration 4%
$509,692,461
Multifamily housing Student housing Institutional
Area Rent/sf Revenue Occupancy EGI Operating Cost NOI Cap rate Value Dev cost Profit@20% Residual Land value per sf
Dev cost/sf Operating cost
260,680
$30 $7,820,397 95% $7,429,378 $2,600,282 $4,829,095 5.0% $96,581,909 $67,776,778 $13,555,356 $15,249,775 $59
260 35%
Total Total Residual Land Value $509,692,461 per land area (sf) per arce $121 $5,274,459 Total Development Cost $2,275,245,124 Total Hard Cost $1,933,958,356
Multifamily Student Housing Retail Office Institutional Hotel Multifamily Student Housing Retail Office Institutional Hotel Revenue Multifamily Student Housing Retail Office Institutional Hotel Total Revenue Expenses Land Acqusition Cost Development Cost Administration Marketing Total Expenses NET REVENUE Unleveraged IRR NPV@8% Land Acqusition Cost per Land Area (sf)
Total 4,788 1,346 260,680 789,459 622,936 597 Inflation % 3% 3% 3% 3% 3% 3% Total $458,318,223 $114,779,160 $17,866,580 $46,357,418 $29,147,890 $61,955 $666,531,226 Total $123,000,000 $168,943,989 $40,426,985 $26,951,323 ($359,322,297) $307,208,930 12.0% $51,249,609 $123,000,000 $29
0
1
0
1 $68,804 $65,092 $59 $48 $32 $93 1
0
$0 0 $123,000,000
($123,000,000) ($123,000,000)
$0 1 $6,726,316 $1,609,555 $1,073,037 ($9,408,908) ($9,408,908)
$3,800,000 $24,000,000 $35,000,000 $40,000,000 $25,000,000 $127,800,000 $30,581,548 $20,387,698
PHASE 1 2 152 90 31,110 66,487 0 100 2 $70,868 $67,045 $60 $50 $33 $96 2 $10,766,551 $6,014,616 $1,874,519 $3,304,247 $0 $9,578 $21,969,511 2
3 152 90 31,110 66,487 0 100 3 $72,994 $69,056 $62 $51 $34 $99 3 $11,089,547 $6,195,055 $1,930,754 $3,403,375 $0 $9,865 $22,628,596 3
4 152 90 31,110 66,487 0 100 4 $75,184 $71,128 $64 $53 $35 $102 4 $11,422,234 $6,380,906 $1,988,677 $3,505,476 $0 $10,161 $23,307,454 4
5 152 90 31,110 66,487 0 100 5 $77,439 $73,262 $66 $54 $36 $105 5 $11,764,901 $6,572,333 $2,048,337 $3,610,640 $0 $10,466 $24,006,678 5
6 152 90 31,110 66,487 0 100 6 $79,762 $75,460 $68 $56 $37 $108 6 $12,117,848 $6,769,503 $2,109,787 $3,718,959 $0 $10,780 $24,726,878 6
7 152 90 31,110 66,487 0 100 7 $82,155 $77,723 $70 $58 $38 $112 7 $12,481,383 $6,972,588 $2,173,081 $3,830,528 $0 $11,104 $25,468,684 7
$6,928,105 $1,657,842 $1,105,228 ($9,691,175) $12,278,336
$7,135,948 $1,707,577 $1,138,385 ($9,981,910) $12,646,686
$7,350,027 $1,758,804 $1,172,536 ($10,281,367) $13,026,086
$7,570,528 $1,811,568 $1,207,712 ($10,589,808) $13,416,869
$7,797,644 $1,865,916 $1,243,944 ($10,907,503) $13,819,375
$8,031,573 $1,921,893 $1,281,262 ($11,234,728) $14,233,956
9 316 73 12,337 65,089 44,350 0 9 $87,158 $82,457 $74 $61 $40 $118 9 $27,557,433 $6,032,735 $914,238 $3,978,369 $1,784,317 $0 $40,267,092 9
10 316 73 12,337 65,089 44,350 0 10 $89,773 $84,931 $76 $63 $41 $122 10 $28,384,156 $6,213,718 $941,666 $4,097,720 $1,837,846 $0 $41,475,105 10
11 316 73 12,337 65,089 44,350 0 11 $92,466 $87,478 $79 $65 $43 $126 11 $29,235,681 $6,400,129 $969,915 $4,220,651 $1,892,981 $0 $42,719,358 11
12 316 73 12,337 65,089 44,350 0 12 $95,240 $90,103 $81 $67 $44 $129 12 $30,112,751 $6,592,133 $999,013 $4,347,271 $1,949,771 $0 $44,000,939 12
13 316 73 12,337 65,089 44,350 0 13 $98,098 $92,806 $83 $69 $45 $133 13 $31,016,134 $6,789,897 $1,028,983 $4,477,689 $2,008,264 $0 $45,320,967 13
$8,520,696 $2,038,936 $1,359,291 ($11,918,923) $28,348,170
$8,776,316 $2,100,104 $1,400,070 ($12,276,490) $29,198,615
$9,039,606 $2,163,108 $1,442,072 ($12,644,785) $30,074,573
$9,310,794 $2,228,001 $1,485,334 ($13,024,129) $30,976,810
$9,590,118 $2,294,841 $1,529,894 ($13,414,853) $31,906,115
PHASE 3 14 330 61 0 0 59,473 0 14 $101,040 $95,590 $86 $71 $47 $137 14 $33,333,511 $5,872,930 $0 $0 $2,773,845 $0 $41,980,286 14 $9,877,822 $2,363,686 $1,575,791 ($13,817,298) $28,162,988
PHASE 2 8 316 73 12,337 65,089 44,350 0 8 $84,620 $80,055 $72 $59 $39 $115 8 $26,754,790 $5,857,025 $887,610 $3,862,494 $1,732,346 $0 $39,094,265 8 $8,272,520 $1,979,550 $1,319,700 ($11,571,770) $27,522,495
15 330 61 0 0 59,473 0 15 $104,072 $98,458 $88 $73 $48 $141 15 $34,333,516 $6,049,118 $0 $0 $2,857,060 $0 $43,239,695 15
16 330 61 0 0 59,473 0 16 $107,194 $101,411 $91 $75 $49 $146 16 $35,363,522 $6,230,592 $0 $0 $2,942,772 $0 $44,536,886 16
17 330 61 0 0 59,473 0 17 $110,410 $104,454 $94 $77 $51 $150 17 $36,424,428 $6,417,510 $0 $0 $3,031,055 $0 $45,872,992 17
18 330 61 0 0 59,473 0 18 $113,722 $107,587 $97 $80 $52 $154 18 $37,517,160 $6,610,035 $0 $0 $3,121,987 $0 $47,249,182 18
19 330 61 0 0 59,473 0 19 $117,134 $110,815 $100 $82 $54 $159 19 $38,642,675 $6,808,336 $0 $0 $3,215,646 $0 $48,666,658 19
$10,174,156 $2,434,597 $1,623,064 ($14,231,817) $29,007,878
$10,479,381 $2,507,634 $1,671,756 ($14,658,772) $29,878,114
$10,793,762 $2,582,863 $1,721,909 ($15,098,535) $30,774,458
$11,117,575 $2,660,349 $1,773,566 ($15,551,491) $31,697,691
$11,451,102 $2,740,160 $1,826,773 ($16,018,036) $32,648,622
55
Waterview
The New Economic Impetus of Harvard Academic Project Site: Boston, America Collaborate Work Collaborater: Abhinab Basnyat, Sergio Asmar, Tuoyo Ebigbeyi, Andrejs Rauchut, Steven Sunmonu, Tianze Tong Instructor: Edward Marchant Date: Nov. 2016- Dec. 2016
The site is a 9.3 acre land in located at Soldiers Field Road northwest of Harvard’s football stadium and adjacent to Harvard’s Field Hockey Stadium. Due to fatal land title flaw, the Supreme Court of the United States had issued that the land did not, in fact, belong to Harvard University. Rather, Catherine Harrison, a real estate developer, effectively controlled this valuable strategic site. Since Harvard did not want to lose the potential of this important site, the University's goal is to negotiate an economically reasonable and institutionally justifiable agreement that will enable Harvard to regain as much control of the subject site as possible. Therefore, the real estate project aims to respond to two key questions: How to make the highest and best use of the land? What should Harvard’s negotiating strategy with Ms. Harrison be? Based on the market studies in Boston and Cambridge, a mix-used project of hotel, residential and retail was proposed.
56
The Context
Key Questions How to make the highest and best use of the land? What should Harvard’s negotiating strategy with Ms. Harrison be?
Due to fatal land title flaw, the Supreme Court of the United States (SCOTUS) had issued that the 9.3 acre land did not, in fact, belong to Harvard University. Rather, Catherine Harrison, a real estate developer, effectively controlled this valuable strategic site.
Market Study Hotel Boston & Cambridge Hotel: Occupancy, ADR, RevPAR Source: http://pinnacle-advisory.com/press-room/boston-lodging-market-poised-for-continuedgrowth-by-sebastian-j-colella-2/
Office Boston Office Forecast: Vacancy & Absorption Source: Greater Boston Market Viewpoint, Q3 2016
The Site
Residential Cambridge Condominium Market Source: http://www.bostonrealtyweb.net/market-reports/CambridgeGbar.pdf
In our preliminary analysis, we did a quick and dirty per sq. foot analysis between hotel, residential, convention center/concert venue, office space and retail options. Therefore we ruled out convention center/concert venue as the lowest value uses. Based on the market data, We did not believe there was enough demand for a new office building. A Trader Joe’s, Whole Foods, Target are all within a 15 minute drive, so building large retail was not a wise idea. A large hotel would have been potentially too ambitious even despite high occupancy rates, so we finally decided to do a combination of hotel and residential, which can also effectively overcome the site activation challenge. Key Concerns 1. How to activate the site and optimize the natural view? 2. How to improve the access of the traffic?
Weaknesses 1. Isolated by the Streets and Fields 2. Lack Pedestrian Safety 3. Potential weakness in soil condition
Strengths 1. Adjacent to Harvard Campus 2. Easy Access to City Traffic 3. Nice River View 4. Close to Sport Fields and Amenities
Comparison of Asset Types Hotel
Residential
Convention
Office
land area
405,108.00
max FAR
1.25
Avg. Daily Room
$254.14
max floor area
Occupancy
81.78%
leasable 80%
RevPar (Rev/Available Room)
Source:
Retail
Highest and Best Use
506,385.00 80.00%
405,108.00
$207.84
Annual Revenue per sf
$303
$40
$43
PGI
$122,926,016
$16,204,320
$17,529,540
$50
EGI
$98,340,813
$15,070,018
$16,302,472
NOI
$23,355,943
$6,630,808
$11,248,706
$229,522
$8,288,510
CapRate
5.00%
5.00%
5.00%
5.00%
5.00%
MaxValue
$467,118,862
$132,616,155
$224,974,120
$4,590,440
$165,770,194
occupancy
80%
93%
93%
93%
operating cost
81%
56%
31%
56%
$15,790,118
$20,255,400 $18,837,522
https://www.nationalcaprates.com/chart-Boston
cap rate numbers of boston
http://www.loopnet.com/for-lease/office/?bb=um66gnmmqHonhyyG
sale/rent for different asset type
Mixed-Use Project Hotel: A mid luxury hotel, comparable to Hilton Garden Inn Residential: Attractive to younger generations, new families, students and Boston business traffic Retail: Small convenience stores. Such as restaurant, small grocery store, daycare center, bars and starbucks for the hotel 57
Harvard’s Negotiating Strategy Setting the Table Target and Reservation Points: 1. Target Point: $112 per square foot ($45.5 million = residual land value of the Soldier's Field). 2. Reservation Point: residual land value at an exit cap rate of 4% with an expected profit of 20%, which is $95.2 million ($235 per square foot). 3. Strategy: Harvard’s strategy should be to convince Ms. Harrison of Harvard’s intent to pursue a lower value use of the lot. The interest in the land is to expand the University’s sports field and student dorms and not a large commercial development. Therefore, Ms. Harrison should consider lower valuations of the land. BATNA: The most favorable option available to Harvard if an agreement is not reached is to find another lot to locate its sports facilities. • Harvard has to make it clear to Ms. Harrison that maintaining some courts in Soldiers Field will be convenient for the University but not vital to its success. • There are other lots in Cambridge and Boston and Harvard is already the owner of many of them. • Harvard can also make it difficult for a project to be executed in the lot if the University thinks it will undermine the wellbeing of the students. It will be difficult for Ms. Harrison to execute a project without Harvard’s support. Parties, Issues, Relationships, and Potential Coalitions • Harvard should explore coalitions with the community that lives close to the project and that will be potentially affected by it. • This could influence the approval of any project by the city. • Harvard should also seek the direct support of politicians and alumni in various positions that could block the project or that could influence Ms. Harrison. • If these coalitions fail, Harvard could still look for the support of alumni to offer a higher price for the lot. • Harvard should also make it clear to Ms. Harrison that this negotiation will affect their long-term relationship. It is likely that Harvard can work with Ms. Harrison in the future, if a fair agreement is reached, she will be rewarded with other projects. Managing the Process Tone: The tone of the negotiation should be a mix of collaborative and adversarial. Ms. Harrison should know that Harvard is willing to reach a fair
Design Formation and Metrics DESIGN: BUILDING METRICS
DESIGN: BUILDING METRICS
DESIGN: BUILDING METRICS
DESIGN: BUILDING METRICS
agreement, but that if she is expecting the university to pay an unfair price for the lot there would be consequences. First Meeting Agenda: Ms. Harrison and the Harvard delegation will meet in a private room at the Harvard Faculty Club. Shared and Opposed Interests • Through the negotiation the Harvard team should be able to identify shared, opposed, and tradable interests. • This will help Harvard to determine points of alignment, disagreement, and compromise. Generate Deal Options • These options should be generated during the final discussion on the agenda and should take in account the target and the reservation points discussed before. Manage the Rate and Label the Scope of Concessions • Harvard should make incremental and reciprocal trades as Ms. Harrison and Harvard come closer to an agreement. • These concessions should be around securing construction deals for Ms. Harrison in the future. • If a sales deal is difficult to achieve securing at least a long term control of the site. Anchor and De-Anchor • Harvard should make the first offer in order to anchor the negotiation by setting a reference price. • The anchor should be lower that its target land value at a cap rate of 5% ($90 per square foot is a good start) • The team should also de-anchor the asking prices that Ms. Harrison suggests buy invoking fairness standards and by making her realize that Harvard will keep the sports facilities that it already has in Soldiers Field, and therefore is not thinking of the lot as a commercial opportunity. Closing the Deal • Harvard should evaluate the deal vs. its BATNA to determine if the proposed agreement is superior. • Finally, Harvard should secure commitment to deal from Ms. Harrison. This can be done by signing a contract.
Next steps 1. Restart: Previous Site Control Measures 2. Investigate: any Outstanding Zoning and Local Permit Questions 3. Obtain: support from Boston, Allston and Harvard communities 4. Solicit: RFP’s from Construction Contractors 5. Update: the Project’s Site Plan and Financial Projections
Financial Summary
Anticipating Ms. Harrison's Demands
• Demands a large immediate payout and avoid future risks Up to residual land value of the highest and best use: $45M A 25.9% share of NPV would yield similar value of $45M. 15% = $25.6M A higher percentage share provides protection against high cap rate exits 58
• Extends payout period and enjoy a potential exit in the future 10% revenue share provides $2M/yr. PV of 10 years + Perpetuity value = $45M She retains the upside should the exit cap drop
59
TOWARDS A NEW GEOGRAPHY Research Projects
60
61
Is the Gobi Desert a Harbor
Planetary Hinterland: A Radical Cartography Academic Research, Graded as Distinction Site: Gobi Desert, Asia Collaborate Work Collaborater: Andrew (Harvard GSD, MUP 2017) Instructor: Neil Brenner Date: Apr. 2016-May. 2016
This project is one of UTL's (GSD Urban Theory Lab) researches on "operational landscapes", which aim to test and elaborate Henry Lefebvre's hypothesis, "society has been completely urbanized". He tried to argue that the boundary between city and non-city space is being erased by the extended urbanization process. The researches focus on planetary hinterlands—the extension of an urban fabric into some of the planet’s most apparently “remote” zones. For long, the Gobi Desert has been seen as a frontier, a wasteland, and as a source of raw materials. However, China’s strategy to bring Central Asia closer into its economic orbit, as well as the rise of rail as a faster alternative to EuropeChina trade is urbanizing the Gobi. New logistics infrastructure built with a mix of international capital, state investment, and treaties is transforming a desert into a harbor, a new space of flows in the global economy. The transformation of the Gobi is resulting from a confluence of international market dynamics and state geopolitical strategies. China is investing billions in new roads, rail, inland ‘ports’, logistics centers, and other infrastructure designed to integrate European, Central Asian, and ultimately Middle Eastern economies as the world's largest economic zone, which is remaking Gobi Desert a space of flows between China and Europe. These new infrastructures and associated urban nodes are facilitating increased trade flows in products, however, as well as the increased extraction of raw materials like oil and natural gas . Additionally, the growth of new connective infrastructures are facilitating plans for export zones at border ports and in certain Western Chinese cities like Xi’an, Urumqi, and Lanzhou.
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The Gobi Desert
One Belt One Road
The Gobi Desert is a large desert region in Asia. It covers parts of the northern and northwestern China, and of southern Mongolia. For long, the Gobi Desert has been seen as a frontier, a wasteland, and as a source of raw materials. A Frontier
A Wasteland
The Gobi and its menacing sand dunes have served as a border between China and the rest of the world for centuries.
The Gobi Desert is suffering from desertification. Polluted water emitted from the factories further exacerbate the environment.
A Source of Material Coal
Rare Earth
Oil
Much of the Coal capacity is concentrated in the Gobi Desert, such as Inner Mongolia, Gansu, etc. Inner Mongolia is the largest coal-producing province, accounting for 22% of China's coal production.
The largest rare earth mine in the world is Bayan Obo, Inner Mongolia. It is estimated that Bayan Obo holds 70% of the world’s reserves of rare earth minerals. Around 50% of the world’s rare earth metals come from Bayan Obo.
Many oil fields were distributed in the Gobi Desert. Daqing Oil field was found in 1959. It was the largest and most productive oil base for a long time. By 2007, 47% of the national onshore oil production was exploited from the field.
Source: www.eurointegration.com.ua
The Chinese Government began a massive infrastructure investment push after the economic crisis in 2008, accelerating the high-speed rail development plan and proposing dramatic international projects to connect China with Europe and the Middle East and Russia. China’s surplus of capital needed an outlet, and so it began investing that capital in more infrastructure. Much of this infrastructure has been directed towards developing the “West”, which in China refers to areas like Inner Mongolia, Gansu, Qinghai, and Xinjiang Provinces, which all contain parts of the Gobi Desert. These are areas of China that have not benefited nearly as much as the coastal provinces from the country’s export-fueled growth. Beginning in 2001, the country implemented a “Great Open up the West” Program or xibu dakaifa, to promote development of the region. In 2013, plans for linking the region to Europe and Central Asia accelerated with President Xi Jinping’s announcement of the “One Belt One Road” Program to create better overland links for trade.
A New Relational Geography? However, as China’s urbanization and development seeks new markets westward, the Gobi is being connected to Europe and China by a network of infrastructure created by both state investment and the demands of global supply chains that is fracturing territory as well as facilitating new extractive activity in the region. New logistics infrastructure built with a mix of international capital, state investment, and treaties is transforming a desert into a harbor, a new space of flows in the global economy.
China-Europe Trade 63
Eurasian Integration 1950-2015
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Netherland
EE E
E
Germany
E
Poland
E
E Russia
!
!
Kashagan Oil Field (CNPC $8 Billion Investment )
! !
!! ! ! !! !
!
2014: Russia-China Oil Pipeline $400 billion investment between Gasprom & CNPC
Kazakhstan
!
North Bugaci Oil Field (CNPC $5 Billion Investment )
China-Kazakhstan Pipeline (2005)
China-Central Pipeline (2005)
!
China's New Silk Road China’s infrastructure has been gradually expanded westward. In 2009, China’s first high speed rail line opened. In 2014, the high speed line from Lanzhou to Urumqi was built, connecting Urumqi to Beijing in just over 10 hours. Urumqi has quickly become a node of infrastructure in Western China. In addition to logistics facilities, the area is the terminus for three oil pipelines. The China-Kazakhstan Pipeline was built in 2005, four China-Central Asia pipelines are being built to link Turkeminstan and Uzbek oil fields to China. Russia and China signed a $400 billion deal in 2014 to bring Russian oil to China via Urumqi. Khorgos Port, at the border between China and Kazakhstan, is becoming a logistics hub for shipping and oil and gas pipeline delivery into China-China’s main East-West oil pipeline connects to the new Central Asian pipelines as well. Logistics infrastructures are enabling natural resource extraction as well as new forms of urbanization around railway nodes and oil producing areas.
E# ## #
! ! ! !
!
!!
Khorgos Border Port
!
Mongolia
#
E ! # # E Urumqi ! ## # #
E
! !
Erenhot Inland Port
##
"
! E Lanzhou E
New Area
# # # #
## # E ### # # ! E
E
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Institutions and Investment Flows Shaping the Gobi
China Railways and China National Petroleum Corporation are two of the largest SOEs (state-owned enterprises) in China.
China’s rush for natural resources has made it the dominant player in Central Asia, challenging the traditional Russian presence in the region. But Russia’s Gazprom and China’s CNPC are co-investors in several oil projects in Central Asia. China Railways and China National Petroleum Corporation are two of the largest SOEs (state-owned enterprises) in China.
China’s development bank and its sovereign wealth fund are backing the Silk Road Fund, a major backone of China’s infrastructure push in Eurasia.
Manufactuers in Japan and Korea are using the new rail route to ship products to Europe and Central Asia. The Port of Lianyungang in Jiangsu Province has been dedicated to serving Trans-Eurasian traffic as it is the terminus of the LanzhouXinjiang railway.
Multinational Computer companies have pioneered use of the Trans-Eurasian railway for shipping products from factories in inland China to European consumers. High value-added products like computers are time-sensitive and transportation is a smaller share of their total end value--therefore it makes sense to ship them by rail. 66
Rotterdam to Gobi Time vs. Price Time-Price Optimization The graph at right shows that rail ccupies a sweet spot in the international shipping economy due to lowering of costs and time on the Trans-Eurasian route. For many companies, rail offers an optimal tradeoff betwen time and price in shipments betwen Europe and China
Khorgos
E
Erenhot
Urumqi
E
E
Baotou
E Wuwei
E E
New Coastline
Lanzhou
Logistic-based Urbanism Erenhot
Khorgos International Gateway
Rail Route
2002
2013
Khorgos
The opening up of new inland rail routes has effecitvely brought cities in inland China closer to European cities than they were before (in terms of shipping cost and distance). Rail freight is cheaper than air and slightly more than maritime, but much quicker than sea. Cities in inland China can be thought of as a new “coastline” between Europe and China.
Sea Route
The Gateway has received nearly $1 billion in investment from Kazakhstan and China’s Jiangsu Province. The border logistics facility will be a key node for China’s Kazakhstan and Central Asian oil pipelines as well as Europe-China trade. Lanzhou New Area
2002
2013
China is levelling over 700 mountains to build a city centered on an airport, manufacturing, and logistics for shipping goods to Europe and Central Asia. Planned for 1 million people by 2030. 67
Gobi: The Space of Flows
% Employed Population in Mining
Multional Logistics Firms
Multionational Electronics & Car Companies
2000
2010
% Migration Population (from other provinces)
State Level
"Open up the West" 1999 China’s first policy designed to reduce inequality in Western China, massive state-led investment in Xi’an, Chengdu, and Chongqing to concentrate on creating urban agglomerations to attract foreign and domestic investment. 2000
State Investment in Logistic Centers
Gansu Province
2010
% Employed Population in Manufacturing
Special Economic Zones Shenzhen 1980 Shanghai Pudong 1992 Lanzhou New Area 1992
City Level
Rural-Urban Migration 1999
2000
Traditional Village
Green Wall 1978-Present China began its shelterbelt reforestation program to combat encroaching desertication to attract foreign and domestic investment.
2010
China's Economy Marches West These new cities are predicated on attracting investment from high-tech companies and facilitating a transfer of manufacturing and industry from China’s East to China’s west. But until now, most of the growth of manufacturing in the West has been related to extraction, including oil, coal, and mining. These processes mean that the economic opportunities in the Gobi region continue to be based on the shipment of products through the region at the detriment of developing local resources or capacity in the region itself. Instead of delivering sustainable, equitable growth for people in the region, the growth of flows in the Gobi is putting stress on ecosystems and landscapes. 68
Desertification
Village Urbanization Ecological Migration 1997-Present China’s first policy designed to reduce inequality in Western China, massive state-led investment in Xi’an, Chengdu, and Chongqing to concentrate on.
New Socialist Countryside 2006 New-Style Urbanization Policy 2014
Hotelscape Anhui
Mapping of Tourism in Anhui, China Research, funded by Harvard University Asia Center Site: Anhui Province, China Collaborate Work Collaborater: Jingchan Gao (Harvard GSD, MArchII 2018) Date: Dec. 2016-Jan. 2017
Anhui province is selected as a case to study the blossoming tourism industry in China. Anhui is in eastern China, adajecnt to the Yangze River Delta economic zone. In most areas, rural tourism is still an emerging industry, however, Anhui has started the tourism business in the countryside for a long time. Huangshan Mountain, one of the most famous natural scenic spot in China, was opened in 1979. Xidi & Hongcun Village was designated as the World Heritage by UNESCO in 2000 and started to attracted worldwide tourists since then. We believe these pre-existing tourism development will clearly potray the new geogrpahy shaped by the rural tourism industry, and show the connection and comparison between urban and rural fabric. In order to analyse the rural tourism in Anhui, we collected data of all the hotels in Anhui from the internet and analysed the relation between the tourism attractions and hotel attribution, price and comment numbers. The promising rural tourism and increasing outside investment are forming a new geography in China's rural regions. The "hotel" maps cleary show how it is formed and how it is differentiated from the urban fabric. Although the countryside has be considered as uncivilized and backward for a long time, these maps show that rural tourism is efficiently gentrificating the countryside and stimulating the local economy, even leading to high-end comsuptions. The rural population is low, yet millions of tourists are attracted to the villages every year. These tourist and comsuption flows are invisble in the satellite map, yet it is tremendously reshaping the socio-economic pattern of the rural, forming a new geography to understand the countryside and urban-rural connection.
69
Website
City hotel page
City district hotel page
Hotel page Hotel ID
Hotel rate
City district pages
Hotel comment number
Hotel pages
Hotel price
2015 China's Rural Tourism: 1.9 million village hotel 1.2 billion trips $50 billion revenue
China's Rural Toursim
Source Code
Rural tourism is blossoming in China. On the one hand, tired of the exacerbating living environment, urban customers find lesiure vacations in the countryside more attractive and relaxing. On the other hand, rural tourism investment is becoming a new choice to achieve captial accumulation. As David Harvey asserted in his book, The Urbanization of Capital, urbanization should be understood as a process of capitial reproduction. Therefore, the growing rural tourism indicates the domination of the extended urbanization process in rural regions, which is shaping a new geography in the countryside.
Hotel longitude & latitude Hotel page links
City district page links
Hotel rate Hotel comment number
Hotel price
data = getDatafromUrl(urlCity)
data = getDatafromUrl(urlDistrict)
data = getDatafromUrl(urlHotel)
linkDistrict = re.compile(r'/location(.*?)" title', re.DOTALL).findall(data)
linkHotel = re.compile(r'/html5/hotel/hoteldetail/(.*?). html"', re.DOTALL).findall(data)
urlDistrict = "http://m.ctrip.com/html5/hotel/ sitemap-"+cityName+"/location" + linkdistrict[k]+ "/" +str(pageCount)
urlHotel = "http://m.ctrip.com/html5/hotel/ hoteldetail/" + linkre[k3]+".html"
price = re.compile(r'<small>&yen;</small>(\d+?)</span>', re.DOTALL). findall(data) Hotel price rate = re.compile(r'<span class="fraction"> <b>(.*?)</b>', re.DOTALL). findall(data) Hotel rate commentNumber = re.compile(r'>(\d+?)条点评', re.DOTALL).findall(data)
City district page links
Hotel page links
position = re.compile(r'coord=(\d+?).(\d+?),(\d+?).(\d+?)"', re.DOTALL). findall(data) Hotel comment longitude = pos[0][0]+"."+position[0][1] number latitude = pos[0][2]+"."+position[0][3]
Hotel
longitude, latitude
getAllHotelUrl(url)
Anhui Tourism Investment Amount, 2015
Anhui Tourism Arrivals, 2015
Anhui Tourism Revenue, 2015
getHotelInfo(url) Get Price Get rate Get Comment Number Get Longtitude Get Latitude
Get City Url Get City District Url Get Hotel Url
Call
getDatafromUrl(url)
Call
Call
writeTxt(path, info)
Headers Opener Data
Case Study: Anhui Province
Hotel Data Mining
Anhui province is selected as a case to study the tourism industry. Anhui is in eastern China, adajecnt to the Yangze River Delta economic zone. In most areas, rural tourism is still an emerging industry, however, Anhui has started the tourism business in the countryside for a long time. Huangshan Mountain, one of the most famous natural scenic spot in China, was opened in 1979. Xidi & Hongcun Village was designated as the World Heritage by UNESCO in 2000 and started to attracted worldwide tourists since then. We believe these pre-existing tourism development will clearly potray the new geogrpahy shaped by the rural tourism industry, and show the connection and comparison between urban and rural fabric.
Due to the lack of detailed data of the hotels in Anhui Province, we used a web crawler to collect hotel data from ctrip.com, the biggest travel services provider in China: ctrip.com. By analysing the HTML source code of the websites, we found the patterns of the hotel url, hotel price, hotel rate and other infomation. So we wrote a Python project that can collect these information from the ctrip website and write the infomation into txt files. In this way, we collected the data of 4622 hotels in Anhui province. They are located in 77 different cities or towns.
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tongling459.txt anqing177.txt huaining21669.txt tongcheng944.txt qianshan21140.txt taihu946.txt ......
id
price rate comment longtitude
latitude
646716
300 4.5 4319 117.200661
31.815563
6264194
349 4.7 77
31.84761811
1554752
368 4.6 1461 117.190369
31.77363
453947
198 4.1 1254 117.199354
31.844383
2046493
309 4.1 655
31.85299321
117.2023482
117.2708839
......
Hotel
Traditional village
Hotel Price (rmb)
Population
Elder Rate
Hospitality and Catering Employed
Agricultural Employed
Industry Propotion
Flicker Density
4A National Tourism Attraction
150-299 300-750
5A National Tourism Attraction
750-1800
!
Tourism attractions and historical villages
Historical and cultural villages
< 150
!
Hotels and prices
Farmland
1800-3200 !
In the middle and north, most hotels are located in urban areas. The spatial distribution of hotels in cities shows strong clusters, indicating the high density of the urban agglomeration.
0
12.5
25
50
75
100
The tourism industry in north and middle part is less developed.
!
Miles
! !
!
!
! !
The tourism industry in the south region is more developed: more National Tourism Attractions and more designated villages. The hotels in rural areas distribute more evenly, showing a more uncentralized development trend. A clear spatial pattern can be read from the map that the designated villages in Anhui province are adjacent to Huangshan region, in order to merge with and maximize the existing tourism industry.
! !
!
!
!
! !
In sorthern Anhui, many hotels are located in nonurban area, indicating a bloosoming rural tourism industry.
!
"Traditional village" and "Historical and Cultural Village" are desnignated by the State Council. It is a state intervention not only to raise the attention to cultural conservation, but also to accelerate the rural development process and facilitate the rural tourism business. 71
Mapping of Wuhu City and Surrounding Areas
Mapping of Huangshan City and Surrounding Areas
2,740,000 Tourists in 2015
5,620,000 Tourists in 2015
Hotel Comment Number
5A National Tourism Attraction: Wuhu Amusement Park
5A National Tourism Attraction: Xidi Hongcun Village
3,183,000 Tourists in 2015
5A National Tourism Attraction: Huangshan Mountain
3,920,000 Tourists in 2015
5A National Tourism Attraction: Hui Historical Villages
Hotel Price (rmb) Historical and cultural villages Traditional village
Wuhu Tourism Industry Revenue in National Day, 2016
Huangshan Tourism Industry Revenue in National Day, 2016
5A National Tourism Attraction 4A National Tourism Attraction
72
￥￥￥￥￥￥￥￥￥
19.09 Billion ￥￥￥￥￥￥￥￥￥￥
31.04 Billion
￥ ￥￥￥￥￥￥￥￥￥￥ ￥￥￥￥￥￥￥￥￥￥ ￥￥￥￥￥￥￥￥￥￥
Hotel Price in Urban and Rural Areas
Hotel Comment Number in Urban and Rural Areas
Jieshou City
Bozhou City
Huaibei City
Suzhou City
Bengbu City
Jieshou City
Bozhou City
Huaibei City
Suzhou City
Bengbu City
Fuyang City
Balihe Park
Sanhe Village
Hefei City
Chuzhu City
Fuyang City
Balihe Park
Sanhe Village
Hefei City
Chuzhu City
Tiantang Village
Luan City
Tongling City
Chaohu City
Wuhu City
Tiantang Village
Luan City
Tongling City
Chaohu City
Wuhu City
Tianzhu Mountain
Anqing City
Chizhou City
Xuanzhou City
Jiuhua Mountain
Tianzhu Mountain
Anqing City
Chizhou City
Xuanzhou City
Jiuhua Mountain
Xidi Village
Huang Mountain
Longchuan Village
Huangshan City
Hui Village
Xidi Village
Huang Mountain
Longchuan Village
Huangshan City
Hui Village
Rural Tourism: Towards a New Geography The promising rural tourism and increasing outside investment are forming a new geography in China's rural regions. The "hotel" maps clearly show how it is formed and how it is differentiated from the urban fabric. Although the countryside has be considered as uncivilized and backward for a long time, these maps show that rural tourism is efficiently gentrifying the countryside and stimulating the local economy, even leading to high-end consumptions. The rural population is low, yet millions of tourists are attracted to the villages every year. These tourist and consumption flows are invisible in the satellite map, yet it is tremendously reshaping the socio-economic pattern of the rural, forming a new geography to understand the countryside and urban-rural connection. 73
JINGKOU
Redevelopment of Suburban Community Competition Project, Excellence Award of 2017 OCT Jingkou Redevelopment Competition Site: Jingkou, Shenzhen, China Collaborate Work Collaborater: Longfeng Wu (Harvard GSD, DDes 2019), Shunkuang Su (Penn, MLA 2016) Ruyi Chen (Penn, MLA 2017), Zhao Liang (UT Austin, 2016) Date: Oct. 2017-Dec. 2017
NARRATOR Other Works
HETANG Style
Rural Development under Growing Tourism Investment Competition Project, 3rd Prize of 2016 L & A Design Star Competition Site: Bapai Village, Yunan Province, China Collaborate Work Collaborater: Longfeng Wu (Harvard GSD, DDes 2019), Jingchen Gao (Harvard GSD, MArchII 2018) Ruyi Chen (Penn, MLA 2017), Hang Yin (BJFU, PhD 2019) Date: Oct. 2016-Dec. 2016
74
Toward a New Geography, Rural Tourism in China
Foodscape Boston
Academic Research, Graded as Distinction Site: Zhejiang & Anhui Province, China Individual Work Instructor: George Thomas, Susan Snyder Date: Sep. 2016-May. 2017
Academic Project Site: Boston, America Collaborate Work Collaborater: Xin Chen, Benni Y.L. Pong Instructor: Robert Gerard Pietrusko Date: Apr. 2016-May. 2016
Qianmo House
Curating Exclusion
Academic Project Site: Hunan Province, China Individual Work Instructor: Xiaodong Zheng Date: May. 2014-Jun. 2014
Academic Research Site: Charleston, America Collaborate Work Collaborater: Javier Ors AusĂn, Megan Echols, Dana McKinney Instructor: Susan Snyder, George Thomas Date: Mar. 2016-May. 2016
Socio-Economic Study of the Emerging Industry
Community Center Design
Perceptual Experience in Eat and Drinking
A Video of Charleston's History, Preservation and Tourism
75
Christmas Eve Watercolor Studio, Dec 2012
Upon the Stones Sketch in Dajue Temple, Jun 2014
Snow Watercolor Course, Jan 2013
76
Meditation Colour Theory Course, Jan 2013
Fleeting time Sketch in Puzhao Temple, Jun 2014
77