GERMANTOWN
LANDBOOK A HANDBOOK FOR DISCOVERING THE VALUE OF VACANCY
LANDBOOK
Table of Contents
Historical Introduction - The Point Practicalities of Vacant Space - If You Don’t Know, Now You Know Inventory of Germantown - What’s What, Who’s Who Vacancy Types & Strategy Types - What Exists & What Could Be Idea Guide - First Steps to Placemaking Tools - People, Places, & Resources to Help You Conclusion - Let’s get to Work
James Bonney Philadelphia University 2013 College of Architecture and the Built Environment Program of Landscape Architecture
What do you know about how spaces became vacant?
Introduction During the course of the mid 20th century massive divestment in Germantown and many other urban neighborhoods caused vibrant streets like this
...to degrade from lack of ownership and become like this
Why did this happen?
The perception of the ideal community changed. The American Dream became the suburban home with a garage for the car, a lawn for the kids, and a white picket fence to contain it all.
This private lifestyle contrasted with the existing communal form of the city, where many people shared the same spaces to work, relax, and play.
It also relied heavily on the car for transportation.
Introduction
Those who chose to live in the more private suburban style did so by traveling away from the centers of cities to the new developments, connecting them to the city largely by highway.
With fewer people and fewer resources to maintain property and public spaces, the health of the city declined.
80 PEOPLE
20 HOUSES
20 PEOPLE
20 HOUSES
Introduction
Very crudely, we can compare this with the crew of a boat.
With the proper crew it is smooth sailing.
With too few it is a wreck.
The Point In summary, the problems of cities and appeal of the suburbs caused many to leave the cities and this dramatically decreased the perceived value of urban environments in the 20th century. With this understanding of a brief historical context that explains current land use and value in cities, we can begin to see that perceptions of land value have an impact on the quality of communities and standards of living.
Now in the 21st century the perception of value in cities is growing as the realities of suburban life have changed the course of the American Dream and as community members in urban neighborhoods have continued to organize to improve the character of the places they call home. The city, once again, reflects a place of opportunity and culture in the minds of many. There is a sense of optimism in this shift back to cities that can certainly restore the former vibrancy of urban life to the residents of Germantown.
The ultimate goal of the handbook is to encourage the communities of Germantown to evaluate their neighborhoods and to make changes they envision through the use of empty land around them.
The Point
The places that embody the extremes of the last century’s problems and this century’s opportunities are the vacant lots scattered through Germantown, the rest of Philadelphia, and cities across the United States.
lots of lots ?
?
?
?
?
?
?
? lots of opportunities
Getting the picture now?
Practicalities of Vacant Space You may find yourself saying,
? “Great there is a lot of potential, but why should I put my time and effort into a vacant space? I am way too busy.”
Is that a reasonable response?
To understand why we should spend our time improving vacant space requires some thought. It requires us to understand issues that are associated and encouraged by vacancy. Being aware of the problems give us a better reason for improving vacant land beyond the reason, ‘because we can’. The following pages will provide brief examples of how vacant land impacts neighborhoods.
Health WASTE HAZARDS Waste Hazards
Discarded items found in vacant lots can be potential health risks. Risks can range from cuts and scrapes to the transmission of disease.
PESTS AND VERMIN
Vacant land can promote unwanted animal populations that discourage use and may transmit disease.
Crime
Practicalities
Dumping DUMPING
Dumping brings unwanted materials to vacant land. It discourages social use of neighborhoods space and encourages more dumping.
DRUG TRADE
Vacant land can provide private areas that attract dealing and drug related issues.
Social APATHY
Vacant land can make communities feel incapable or uninspired to improve their neighborhoods.
DISCOURAGES USE
?
Vacant land has a tendency to perpetuate disuse as it provides no social amenities and attracts waste.
Environment
Practicalities
CONTAMINATION
Waste in vacant land can be a source of soil, air, and water contamination in addition to an eyesore.
INVASIVE SPECIES
Untended landscapes are often invaded by plant and animal species that grow at explosive rates to take over local ecology.
Inventory of Germantown
What about Germantown? & Where do you fit in?
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Where is your street? STREETS
BELFIELD RUFE
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Where is your home? BUILT BUILT
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754 Commercial Properties
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RESIDENTIAL RESIDENTIAL
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13,943 Residential Properties
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PARK && REC PARK REC
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95 Park and Cultural Open Spaces
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269 Institutional Properties
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188 Industrial Properties INDUSTRIAL
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1.0 0.8 0.6 0.4 0.2 0.0 1.0 0.8 0.6 0.4 0.2 0.0
1,663 Vacant Properties VACANT VACANT
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Where do you fit in? COMPOSIT COMPOSIT
4%
10%
Land Use by Count 2% 1%% 1
13,943 Residential Properties
82%
1,663
Vacant Properties
754
Commercial Properties
269
Institutional Properties
188
Industrial Properties
95
Park & Cultural Open Spaces
Breaking Germantown down into its components of use and dis-use, in the case of vacancy, can help us to understand why areas of the neighborhood are healthy and livable versus those that are not. It also provides us with data that is useful. We can see that the neighborhood is composed of 10 percent vacant land, allowing us to make goals to reduce this vacancy over a period of time through various strategies and for different types of vacant land...
Types of Vacant Land INDUSTRIAL
Closed factories and utilities
COMMERCIAL
Closed and demolished shops
RESIDENTIAL
Missing and vacant homes
NEGLECTED
Properties with limited use
Opportunities of Vacant Land EVENT
Temporary active use
INSTALLATION
Temporary passive use
INFRASTRUCTURE
Permanent improvements to connectivity
LANDSCAPE ARCHITECTURE + ARCHITECTURE
Permanent improvements to places
Idea Guide
How do we use... events installations infrastructure landscape arch. + arch. ...to improve Germantown?
Below is a description of how the Idea Guide works for you. To start thinking about the possibilities of vacant space the Idea Guide presents potential uses by category with icons that indicate information about the intervention.
Title
Illustration
SCULPTURAL BONFIRE
Arts Ecology Education Social SKILL
COST
Creating a simple sculptural pire in a vacant space can attract neighbors to a space to experience a temporary spectacle.
Description Each idea is presented with a title, illustration, and description including anticipated difficulty and expense. The icons on the right side depict how the idea will have a positive impact on the health of the community through arts, ecology, education, and social interaction.
EVENT
SCULPTURAL BONFIRE
SKILL
COST
With planning and coordination with the fire department, a sculptural pire in a vacant space could make for a spectacle or celebration that could become a tradition.
MOVIE NIGHT
SKILL
COST
A movie night can bring community members together to share culturally significant films and in turn improve the safety of neighborhood spaces at night.
EATING CONTEST
SKILL
COST
An eating contest can be a competitive approach to bring neighbors together to enjoy a space. If sponsored by a restaurant the event could stimulate economic activity.
POOL PARTY
SKILL
COST
Inflatable pools can create a cool summer destination with little investment of time or energy. It encourages community interaction and healthy recreation.
INSTALLATION
DRAWING WALL
BUS
DRAW WALL
SKILL
COST
A wall for drawing allows people to express ideas through their environment. It facilitates community members to use their energy for constructive creativity rather than vandalism.
SCULPTURE
SKILL
COST
Sculpture can allow artists to provide passive elements of interest to a block. Art can also be a means for interaction between artists and neighbors to shape neighborhoods.
BOOK SHARE
SKILL
COST
A bookshare box can allow people to exchange favorite authors without a walk to the library. It encourages skills vital to education and provides a way to share in the community.
TRASH-IT BALL HOOP
SKILL
COST
This installation would improve urban and ecological environments by encouraging waste management as an opportunity for play and social interaction.
INFRASTRUCTURE
SIGNAGE
BUS PARK! SHOP!
SKILL
COST
Signage helps neighbors and visitors clearly understand destinations in neighborhoods. They can also serve as public artwork while providing information for people.
BICYCLE INFRASTRUCTURE
SKILL
COST
Bike lanes and racks encourage more bicycle ridership. It is a large investment that has a large impact. Bikes can improve personal health, affordable transportation, and reduce pollution.
TREE PLANTING
SKILL
COST
Trees cool neighborhoods to reduce energy consumption, manage stormwater, and provide many other benefits. The activity of planting also encourages community bonding.
SIDEWALKS + STREETS
SKILL
COST
Improving street conditions increases the continuity of neighborhoods. Elements like paving pattern, stormwater planters, trees, bike lanes and seating benefit neighbors.
L.ARCH. + ARCH.
PARKS + RECREATION
SKILL
COST
Parks provide recreational and ecological benefits for neighborhoods. They are shared places that allow people to enjoy nature and the company of others.
ECOLOGICAL RESTORATION
SKILL
COST
Restored landscapes manage natural elements like stormwater. They also provide habitat for many animal species and a place for people to observe and learn about natural systems together.
RESIDENTIAL + COMMERCIAL INFILL
GRAND OPENING
SALE
SKILL
COST
Reclaiming lots for new structures reduces development of undeveloped land. It also improves the built condition of neighborhoods and can create economic stimulus.
GARDENS + COMPOST CENTERS
SKILL
COST
Gardens provide healthy and inexpensive food. Composting diverts food waste from landfills. Community gardens are also a place to share gardening tips, art, and stories with neighbors.
WHAT ELSE?
What ideas do you have? Get doodling!
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WHAT ELSE?
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Tools
In case you need some help...
There are many organizations in the city that can help you directly with your projects or help through guidance and advice you will need along the way. You will also need some locations to get materials for your projects. Here are some to help, but keep looking for more help because the relationships you make are just as important as the projects you build.
Germantown Community Connection “Our mission is to investigate, manage, create and build capacity for charitable, educational, cultural, scientific and community planning and activities that will impact Germantown’s quality of life.”
www.gtownconncetion.org Germantown United CDC “Our mission is to promote and facilitate the revitalization of Germantown’s business corridors through a sustainable and creative approach to economic development..”
www.germantownunitedcdc.org
iMPeRFeCT Gallery “Our mission is to provide a not-for-profit alternative art space dedicated to the voice of the artist. We are an international, community based exhibition space in Germantown, Philadelphia, where we celebrate work that comes from passion.”
www.imperfectgallery.com Awbury Arboretum “Our mission is to promote and facilitate the revitalization of Germantown’s business corridors through a sustainable and creative approach to economic development.”
www.germantownunitedcdc.org Germantown Historical Society “Our mission is provide an educational and research center dedicated to preserving and interpreting the history of the original German Township in northwest Philadelphia.”
www.freedomsbackyard.com/ Kane & Brown Hardware 5011 Wayne Avenue 215-438-8501
Sun’s Discount Center 115 West Chelten Avenue 215-843-2044
Conclusion
Let’s get to work!
We have been through how vacant land came to be, problems vacant land fosters, types of vacant land, types of interventions, specific ideas for reusing vacant land, resources to help us make ideas realities, and now what is left is to start making and doing.
GERMANTOWN
LANDBOOK ABOUT
Vacant land is an issue people face as the trend of urbanization continues in the 21st century. It is estimated that 70% of the world’s population will live in urban areas by 2050. With that in mind it is imperative for communities to make land in their neighborhood’s livable so they are not displaced and so they can enjoy a higher standard of living. Vacant land is an opportunity communities can leverage to strengthen their neighborhoods and this book aims to illustrate how. James Bonney 2013