imagine.
Retrofitting Aliso Viejo Town Center Through Ecological Design
Figure 1.1
Capstone Senior Thesis Leia Marasovich Mentor: Deike Peters Spring 2014
Figure 1.1 Original Photography
why
Table Of Contents I. Why Ecological Design 02-05 a. Introduction b. Methodologies c. Ecological Design Defined d. Understanding & Coining of Eco-Design II. Design Principles 06-07 III. Suburbia 08-10 a. A Critique of Suburbia b. The Suburban Epidemic c. The Classic Suburb IV. Aliso Viejo 11-16 a. Introduction b. Demographics c. Land Use Goals d. Community Survey
ecological design?
Figure 1.2
VII. Public Art 29-36 a. Introduction b. Public Art Through the Years c. Types of Public Art d. Public Art Case Studies e. Public Art Leads the Way f. Economic and Social Impacts g. Benefits and Risks h. Public Art at Town Center VIII. Walkability 37-38 a. Parking at Town Center b. Health Statistics
V. Town Center & Grand Park 17-21 a. Introduction IX. The Retrofit 39-40 b. Site Analysis c. Pre-Survey Ideas X. Works Cited 41-42 VI. a. b. c. d.
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Native Landscape 22-28 Why Go Native Local Case Studies Aliso Viejo Town Center Survey What to do with Parks; Post-Realizations
Figure 1.2 Original Photography
“Imagine” is my senior thesis project that examines the feasibility of weaving ecological design principles into the fabric of the suburbs. We start on the macro-scale, critiquing suburbia and understanding its characteristics, and then zoom into the microscale to explore the particular suburb of Aliso Viejo, California and our primary case study, Aliso Viejo Town Center and Grand Park. This manual also consists of demographic data, land-use goals, local and international case studies, a public opinions survey, and a final retrofit design. Two additional sections focus on encouraging public art and native landscaping in the suburban context. Throughout the manual, I include my personal insights from my experience as an amateur urban planner/designer and draw attention to the factors that changed and influenced my plans, opinions, and ideas along the way. With the completion of this manual, I aim to provide the City of Aliso Viejo with academic information and extensive recommendations for how and why to retrofit Aliso Viejo Town Center by principles of ecological design. I imagine this suburban strip mall transforming into an environment that is socially energetic, environmentally healthy and sustainable, and economically prosperous. Harmonizing the triple bottom line of social, environmental, and economic performance measures is the common theme I challenge throughout this manual. The idea behind this eco-retrofit was inspired by various design principles from Permaculture, Smart Growth, and Sustainable Urbanism which are explained in the upcoming pages. When looking at suburbia from the macro-scale, it may seem like a daunting or even impossible task to integrate greenery into the fabric of the cityscape. For this reason, I chose to look at the opportunities present at different scales. Rather than abandoning or demolishing current infrastructure, it is important to focus on re-
greening small pockets at a time. I decided for Aliso Viejo Town Center to be my target study because it is currently the main social attraction in town and has the potential to operate more sustainably. The two main components I chose for retrofitting Town Center are public art and native landscaping. Public art and native landscaping are aesthetic features that are fundamental to the spatial organization of people in a community and through them territoriality and a sense of place are best expressed (Knox, 4). Territoriality forms distinctive spatial settings which are often the basis for the behavior of groups or individuals in a particular location (Knox, 3). A sense of place influences the decisions people make, such as: where to live, where to locate a business, whether to hire or associate yourself with someone from a certain place, or whether to walk alone on a certain street, for example (Knox, 4). Ecological design is a holistic perspective that uses applied-human-ecology. Applied-humanecology embraces the linking processes and concurrences between social phenomena and the biological and physical environment (Ndubisi, 104). Studies involving human-ecology offer city planners insight to how “stimuli influence the social behavior of individuals in ‘naturally occurring environments,’ that is, in behavioral settings that ‘represent discernable, describable units of every day ecological environments of persons’” (Ndubisi, 106). Understanding this dynamic human-environment relationship enables planners to become more sensitive to landscape meanings and values in design and policy making (Ndubisi, 106). Thus, elements that provide texture, context, and sensory stimuli, such as public art and native landscaping, are fundamental factors to include in a community design plan. Not only do these mediums enhance our relationship with the surrounding environment by resembling the range
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Figure 2.2
of values and interests of a group of people, but they also can be integrated in a way that is ecologically sound. Public art provides the space for social sustainability to flourish; it provides temporary or permanent spaces for people to gather, reflect, discuss, meet, collaborate, express, remember, and enjoy. On the other hand, native landscaping is a direct mechanism to revive local ecologies and natural habitats, in addition to contributing to the beauty and aesthetical foundation of a place. Methodologies In terms of design and layout, we must first and foremost understand the people we are creating spaces for, the environment we are working with, and the historical, cultural, and social context in which we are aiming to transform or preserve. Understanding both statistical demographics and government land-use goals is fundamental in order to satisfy the needs and desires of the various city constituents. Once we understand the collective necessities and goals of a community, city planners can create more accommodative spaces. Native landscaping, public art, and principles from ecological design would fulfill the five land use goals mentioned in the coming pages. In order to meet the future needs of all residents (Land Use Goal 1), we must practice sustainable models that inherently provide a diverse mix of land uses. Public art and native landscaping could help create a visually-cohesive urban form (Land Use Goal 2). As a matter of fact, Policy LU-2.5 directly supports native landscaping: to “study and create a diverse Aliso Viejo plant identity with emphasis on droughtresistant native species”. By commissioning local artists and replacing big box stores with local artisan boutiques/stands and micro-restaurants, Town Center could provide a venue for home-based business (Land Use Goal 3). Land Use Goal 4 mentions water-conserving landscape once again, in addition to ensuring community development, which public art projects can help foster. Lastly, Land Use Goal 12 aims to ensure more recreational programs, in addition to a community center. The newly retrofitted Town Center could be the home for the current lack of, but highly desired, community events and activities. Town Center will not only be the convenient stop- to-shop for daily needs, but also the lively hub for social gatherings, space for leisure and down-
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Figure 2.1 Original Photography
time around native landscapes, and a center that promotes both walking and biking to and within its perimeters. In order to establish a clear and distinguishable identity, the newly retrofitted Town Center should create a brand, logo, slogan, and website that clearly portray Town Center and the Grand Park as a place that operates to support the community and local environment. Ecological Design Defined I have chosen to use the term ecological design because of the extent of its scope. The term ecological design is broad, and engrained in its meaning are various sub-terminologies, as mentioned earlier Permaculture, Smart Growth, and Sustainable Urbanism. Essentially, ecological design “us[es] knowledge about how we interact with our environments to [consciously] form objects and spaces with skill and artistry” (Ndubisi, ix). Ecological planning is the application of this knowledge in order to make decisions that encourage sustainable action (Ndubisi, ix). The word ecological is more effective than environmental because ecology refers to the “relationships and interrelationships within a living landscape,” whereas environment is concerned solely with our surroundings (Ndubisi, ix). Ecological design and planning is an unfinished and evolving quest to plan human settlements with nature, if
Figure 2.1
Understanding and Coining Ecological Design There are four key components that make up an ecosystem: abiotic environments (land, water, air), producers (plants), consumers (animals) and decomposers (insects, bacteria, mold) (Wells). In a mature ecosystem, there is no such thing as waste; every element serves a purpose and function (Mollison, 4). All the elements play their part to contribute to the synergistic whole, resulting in a resilient and functioning system; this is the paradigm designers and planners must adopt in order to create less fossil-fuel dependent cities. If we begin to look at materials and objects creatively, rather than what we have “defined” them to be, we would unveil a gamut of possibilities that would drastically reduce our unhealthy habits of waste, consumption, and exploitation. If we could upcycle more –creatively convert “waste” or “old” material into something else- than not also preserving and extending natural systems. It we would value much of the things we currently call includes aspects of designing and maintaining “pro- trash. We can reduce the staggering 1,600 pounds of ductive ecosystems which have the diversity, stabil- trash the average American produces in their household in a single year (Story of Stuff). This would ity, and resilience of natural systems” (Mollison, be a major step in paving the way for a healthier ix). As the founder of permaculture, Bill Mollison, earth especially since 75% of the 75,000 landfills explains: in America are leaking, damaging groundwater and increasing pollution (Tammemagi, 7). “It is the harmonious integration of land Incorporating ecological design in today’s scape and people providing their food, energy, shelter, and other material and non-material needs in world is possible; however it takes much sensitiva sustainable way. [This form of] design is a system ity, care, creativity, willingness, and time. In our modern fast-paced world, where we have technolof assembling conceptual, material, and strategic ogy that thinks for us, cars that drive us, and corcomponents in a pattern which functions to benefit porations that grow and prepare food for us, we life in all its forms.” have become accustomed to a sedentary lifestyle of convenience and instant gratification. As Forster Just as much as these ecological design Ndubisis states in his book Ecological Planning: principles are about strategic design and statistical planning, they do not neglect the role that our per“A paradigm is a philosophical and theoretical sonal values and ethics play in caring for the earth and future generations. “Caring for the earth, caring framework within which a professional community can formulate solutions to problems previously for the people, and setting limits to population and deemed unsolvable. The acquisition of a paradigm consumption” are the three ethical statements of is a sign of the community’s maturity.” guidance I held while writing this thesis (Mollison, 3). If an urban planning committee could adhere to In order to solve the problems brought by a common set of ethical principles, such as the three urban sprawl, we must shift the lens in which we listed above, they would be effective in working together to “seek the health and vitality of humanity view the world, because we cannot solve the problems with the same mentality that created them. For and nature” (Register, 1). many, it will take a fundamental paradigm shift to accept the ideas of ecological design. Figure 2.2 Original Photography
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Since their inception, many ancient civilizations were dependent on their coexistence with nature, which was achieved through the mimicry of natural patterns for purposes of survival (Mollison 2). The role of ecological design today is to appropriate these ancient practices and conceptualize them in a way that is applicable in a modern context. At the same time, ecological design strives to obliterate norms and mindsets of the past, and reconstruct completely new paradigms for sustainable human settlements. Although more academic literature is being published on ecological design today, it is incrementally becoming a legitimate and respected field. Beginning in the nineteenth century, visionary thinkers such as Ralph Waldo Emerson, Henry David Thoreau, John Muir, Frederick Law Olmsted, and George Perkins Marsh, warned of the threat of human’s intervention on landscapes (Ndubisi, I). Furthermore, in 1949 Aldo Leopold, a wildlife biologist from the University of Wisconsin, established the ethical foundation for the relationship between humans and nature in his work, A Sand County Almanac. Rachel Carson must also be recognized for her contribution in the
American environmental movement. Her book, Silent Spring, exposed many Americans to the reality of pesticides and pollution in 1962, and changed the way many Americans viewed the natural world. About ten years later, the Club of Rome published The Limits of Growth which examined the exploitive economic and political behavior on landscapes in the West (Ndubisi, I). Although many scholars had been raising issues of environmental concerns and the need for an alternative approach to enhancing quality of life for all living beings for years, it was not until the 1970s that the American government officially recognized the term environmental design. The government issued the Environmental Policy Act of 1970 which mandated the use of “the environmental design arts” in federal decision making, resulting in the term environmental design to become “institutionalized within federal bureaucracy” (Ndubisi, x). Additionally, the Environmental Protection Agency coined the term “Smart Growth” around the 1990s to help cities perform within the compliances and environmental standards of the Clean Air Act and Clean Water Act of the 1970s (Dunham-Jones, 8).
Connectedness
Design
-Access to public transportation -Opportunities for walking, biking, riding, and using wheelchairs -Sidewalks -Short distance between intersections (no longer than 300-400 feet) -Max automobile speed of 25-30 mph
Principles
“
Everything is connected to everything else. Every function is supported by many elements. Every element should serve many functions.
Defined Center & Edge
-Bill Mollison
”
-Mix of retail, office, civic, and park uses -Connected by a street network -Walkable -Diverse in terms of building types, people, and uses Figure 3.1
Compactness
Figure 3.3
-Residential and commerical density -Spectrum of housing types in one neighborhood -Mix-use development -Protects undeveloped and sensitive lands Figure 3.4
Completeness
-Meet daily needs and lifetime needs -Wide variety of land uses, building types, and dwelling types -Daily needs met on foot -Accomodates varied needs for housing over a lifetime Figure 3.2
Sustainable Corridors
-Link neighborhoods with districts and other regional destinations -Bus rapid transit -Streetcar -Trolley -Light rail service -Subway -Automobile-independent lifestyle
Figure 2.3
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Figure 2.3 Original Photography
Source: Compiled by Author using Farr, Dunham-Jones, and Benyus.
Figure 3.1-3.4 Original Photography
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High Performing Buildings
Biophilia -Reconnecting humans with nature -Active lifestyle -Daylight & fresh air -Making nature visible -Resource flow is apparent and experiential -Integrate human lifestyle with natural systems
Figure 4.1
-LEED certification -25-30% more energy-efficient than conventional buildings -Variability in performance -Standards set by public and private codes -Measure energy use -Earthships -Closed loop water system
Suburbia Soka University of America
Biomimicry 3rd Places
Figure 3.5
-Public life binds a community -Supports social interactions -Opportunities for participation in public life -Community building -Public spaces -Like-minded people can easily find each other -Civility -Intersubjectivity
-Mimicking patterns found in nature -Creating conditions conducive to life -Closed loop system -Designed for reuse and recycling -Design for disassembly/refurbishment -Synergy -Feedback
Figure 3.8
Urban Agriculture Miriam Vogel
Multi-Use
-Each element serves many functions -Integrated system of design -Benefits come at little to no cost -Efficiency -Optimizing space and pre-existing resources
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Figure 3.5-3.8 Original Photography
-Community Gardens -Organic and sustainable gardens -Instructional garden for community members -Community Supported Agriculture -Farmer’s Markets -Vertical Gardens -Rooftop Gardens
Source: Compiled by Author using Farr, Dunham-Jones, and Benyus.
It seems rather paradoxical to couple the terms sustainability and suburbia together. Sustainability engenders a sense of diversity, productivity, and coexistence, while the stereotype image of suburbia reminds us of something like a paved “paradise” with gated communities and cookie-cutter houses. However, I aim to challenge this notion and question the true feasibility of integrating ecological design practices in the suburban context. In other words, my goal is to essentially determine the extent to which suburbia can be sustainable. I chose to approach this suburban design challenge through the ecological perspective because of the benefits it brings to fostering a healthy and more enjoyable life for all living beings. Additionally, since architecture and urban forms “reveal the spirit and character of modern civilization,” I believe in engendering an approach that is more holistic, just, and optimistic for local ecologies and human beings (Fishman, 3). Since humans rely on nature for life necessities such as food, natural resources, and raw materials, we must develop human settlements in a way that supports these systems, rather than destruct and exploit them. If urban planners and designers infuse more sustainable methods, regardless of what type of landscape they’re working in-whether it be a city, suburb, or rural area- they would be contributing to a healthier, happier, and more compelling future. I am convinced that structural urban forms influence, if not determine, our lived experience, which means that all layers of our human experience- from the physical,
emotional, mental, and spiritual realm- are shaped by decisions made from urban planners, designers, and policy-makers. For this project I will focus specifically on suburbia for two reasons: it is the environment I understand most because I was raised in it and currently live in it, and because I find it very intriguing that although suburbia is the epitome of the “American Dream,” it seems to foster a lack of relationship between humans and their culture, community, and environment. A Critique of Suburbia Why is suburbia due for a retrofit? First, let’s understand what characterizes a suburb. There are various elements that characterize and differentiate the suburbs from the urban form: suburbs are heavily auto-dependent and have more surface parking lots than cities; suburbs tend to be shaped in a dendritic pattern with culs-de-sac and dead ends, while urban areas are organized into a more interconnected network of streets; suburbs tend to have lower-density and be spread out more evenly, while the urban form often has a higher net density in addition to a wider range of localized densities; the spatial figures that are dominant in suburbs are private buildings, opposed to schools, parks, and public roadways that are dominant spatial figures in the urban form; buildings in the suburbs are usually regarded for single-uses (office, industrial, retail, and residential), while urban buildings are more often dedicated to a mix of uses; and suburbs are typically funded by investors interFigure 4.1 Original Photography
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ested in volume and the short-term (such as “publically traded real estate investment trusts-REITs- and large home builders”), while urban forms are more commonly funded through a combination of short and long-term investors and an array of public and private partnerships (Dunham-Jones, xxvii). It is important to define suburban in terms of the physical form rather than location or governmental boundaries because it is the characteristics of the suburban form, that are listed above in addition to office parks, shopping/strip malls, residential subdivisions, etc., that physically creates the unsustainable areas of the suburbs or cities for that matter (Dunham-Jones, xxvi). After understanding all the factors and characteristics that make up the suburbs, we can conclude that suburbia was built on the primacy of the individual family and private property (Fishman, x). As Lewis Mumford describes in The Culture of Cities (1938), suburbia is “a collective effort to live a private life” (Fishman, x). Although the independence and seclusion of a private family life has attracted many to the suburbs in the past and continues to do so in present, Ellen Dunham-Jones and Robert Fishman both agree that the suburbs are behaving more and more like polycentric center cities (Dunham-Jones, xxvii; Fishman, xi). There are a significant amount of city center revivals happening throughout Figure 4.2 the United States which are turning into something that “the greatest advocates of suburban growth never desired- a new form of city” (Fishman, xi). Although the future of suburbia may be looking a bit more optimistic due to retrofit projects that are redefining the suburban periphery, there are still many suburbs that have not been revived or changed. The next section will examine the inherent problems and challenges embedded within suburban growth, and allude to why suburbs are due for a retrofit.
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Figure 4.2 Original Photography
The Suburban Epidemic What are the repercussions of the suburban forms that are not founded on the principles of ecological preservation nor sustainability? Simply put, we have become “indoor species” accustomed to comfort and convenience. By the age of twenty-five, the average American will have spent roughly one year in their car (Farr, 20). Specifically, American adults “spend five times more hours driving a car than exercising and playing sports; [furthermore, they] walk as little as an average of four minutes a day” (Farr, 1921). Rather than enjoying outdoor spaces by walking or biking, we spend that time traveling, typically by car. Not only is driving causing people to miss opportunities for physical and mental benefits, but also the time people spend indoors. In the United States, a new-born baby “will spend close to 87% of his or her lifetime indoors and another 4% in enclosed transit” (Farr, 19). This sedentary lifestyle that is being increasingly lived indoors is undoubtedly a contributing factor to the rising rate of obesity in the United States (Farr, 19). It was found that “an average white male living in a compact community with nearby shops and services is expected to weigh 10 pounds less than his counterpart in a lowdensity residential-only subdivision” (Farr, 21). As I’ve already alluded to, the layout and organization of suburbia tends to discourage an active lifestyle. In addition to physical health, the mental health of Americans is also suffering; “from 1988–1994 through 2005–2008, the rate of antidepressant use in the United States among all ages increased nearly 400%” (Pratt). Why are Americans growing obese and depressed? Ultimately, we have mastered the art of creating shelters with immense levels of indoor comfort (Farr, 19). For example, when inside we can control
the temperature, regardless of the weather outside, and we have access to any form of entertainment with the mere click of a button, rather than actively playing outdoors which causes us to rely on our own senses, imagination, and creativity for entertainment. Although we seem to be living in a so-called “comfortable” way, the suburban environment promotes a particular set of lifestyle behaviors that can be correlated with high rates of obesity and mental health issues in the United States (Farr, 19). It is no surprise that in the last half-century humans have been developing landscapes in rather environmentally-destructive manners; essentially, we have become blinded to the damage we are doing to our planet, due to our lack of human contact with nature (Farr, 21). Internationally, scientific data admits that the growing human population and the per capita impact from human-related activities are causing the Earth’s climate to change, threatening natural habitat and biodiversity (Farr, 21). There are numerous environmental hazards embedded within our current materialist society, from our thirst for petroleum, to our wasteful treatment of water, and tendency to imperviously pave nature. However, humans have the power to reverse Figure 4.3 this trajectory and turn to alternative approaches that take into account a more holistic perspective on urban planning issues. The next section will give a brief overview to the history of suburbia and an explanation to how these development patterns came to fruition.
tle” (Larkham, 3). Thus, various forms of suburbs existed in many post-Roman towns in Western Europe (Larkham, 3). Although these medieval suburbs had “strong traces of planning in their layout”, these early suburbs were not solely residential (Larkham, 4). The suburbs had functional segregation; the poor could not afford taxes, were not well-protected, nor shared the benefits of urban facilities (Larkham, 3). These early suburbs were also (proto-) industrial and partook in noxious trades such as tanneries (Larkham, 3). During the early-modern and industrial period, a new type of suburbia was emerging; the wealthy were moving out of the congested urban centers and into a peaceful semi-rural setting. Moving to the suburbs was becoming increasingly popular especially because of the importance and growing scale of urban manufacturing, in addition to the development of the Romantic period (Larkham, 4). Furthermore, people were attracted to the idea of the suburbs being somewhat of a marriage between the countryside and city. In America, Robert Fishman argues that suburbia was a cultural creation based on “economic structure and cultural values of the AngloAmerican bourgeoisie” (Fishman, 9). He refers to the American suburbs of the late nineteenth century as the “classic embodiments of the whole history of suburbia” (Fishman, 15). These suburbs were located outside the American industrial cities and many suburbs today are modeled after them, holding similar design features and social structures. The nineteenth century suburbs were home to the “professional The Classic Suburb elite,” or the middle class, who aimed to distinguish The term suburbia is derived from sub urbe, themselves from the immigrant cities (Fishman, 15). meaning below/beneath outside the urbs (Larkham, Today, suburbia is most commonly home to middle3). Another more literal meaning is “beyond the city” class American families. (Fishman, 5). The urbs is not ‘the town’, “but rather a pre-urban nucleus, often fortified, sometimes a casFigure 4.3 Original Photography
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aliso Viejo
Despite my personal connection of being raised in a southern California suburb, I chose Aliso Viejo as my case study because I currently live here and intern with the city planner, making the research and educational experience that much more tangible and applicable. Additionally, I am personally interested in bringing alternative ecological practices into urban environments. Aliso Viejo, meaning “old sycamore/alder”, was incorporated in June, 2001 (City of Aliso Viejo). The land was previously home to the Juaneno Tribe of the Acjachemen Nation, whose villages were along Aliso Creek in the southern part of Moulton Ranch, a 22,000-acre ranch (Bunyan, 12). In the 1980s, the Moulton family inherited the land that was originally granted to Juan Avila from the Mexican government in 1842, and by 1976 the Mission Viejo Company bought the remaining 6,600 acres of the ranch in order to establish a master-planned community (City of Aliso Viejo). The goal for the new city was to feature a mix of workplaces, homes, services, and stores and
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to establish a place for “neighbors [to] genuinely feel connected to the community and to one another in some fashion” (City of Aliso Viejo). The original aim was to create a strong sense of community in a “transit-friendly, energy-conscious, and land-conserving community” (City of Aliso Viejo). In 1979 the community master plan was approved by the county and by 1982, the first residential units were put on the market (City of Aliso Viejo). A few months later the first residents moved in, and by 1988 Shea Company bought Aliso Viejo from the Mission Viejo Company (City of Aliso Viejo). Before understanding the history and master plan of Aliso Viejo, I assumed Aliso Viejo fit the standardized categories of a typical suburb; it is located approximately an hour from two main urban centers, it is strongly residential with a seemingly low population density, it has bland office parks and real estate that follow a distinctive cookie-cutter pattern. Although this is my description of Aliso Viejo today, I was surprised to discover that the city was not always
Figure 5.1
intended to be planned this way. In 1979, the Aliso Viejo master plan “called for 36% of the land to be devoted to residential neighborhoods, 51% to parks, recreation, schools, and community facilities, and 13% to business, office, and retail” (Bunyan, 46). Aliso Viejo was the first California community with a plan that aimed to balance the projected jobs with the projected residential workforce (Bunyan, 47). The goal was to provide 22,000 onsite jobs so that the individuals living in the 20,000 residential dwelling units could live, work, and play in the same area (Bunyan, 47). Aliso Viejo planners considered various options for how to design the central area of town, today known as Town Center. Planners were greatly influenced by the 1973 and 1979 Middle East fuel embargos and thus were inspired to reduce vehicle usage by incorporating higher fractions of walkability, density, and public transit measures in the master plan (Bunyan, 51). In the early concept of Town Center, the civic center plaza was envisioned to be “surrounded by support facilities and amenities, all serviced by a tram system, walking paths, and bicycle trails.” (Bunyan, 52) Although the original plan followed many ecological design guidelines, four main events occurred that changed the final development plans. The first factor was the closure of the El Toro Marine Corps Air Base in 1999. The abolishment of the Orange County-based airport also terminated the 65 CNEL noise zone restrictions that previously prevented residential housing development in Aliso Viejo. After the airport closure, Shea homes quickly began developing business facilities and homes in Aliso Viejo, including gated communities, a golf course, and country club (Bunyan,
99). The second event that influenced the original master plan was the change of city ownership; Mission Viejo Company sold Aliso Viejo to Shea Homes for a reported $473 million (Bunyan, 98). Shea Homes acquired land assets in Aliso Viejo and hired experienced professionals with a similar management culture of Shea Homes Company (Bunyan, 98). Third, economic imperatives slowed and altered development plans (Bunyan, 101). Since the city incorporated in 2001, it went through the dot-com recession of 2001 which changed the decisions land owners made (Albert Armijo). For example, Vantis was originally envisioned to be the main employment center in the community with Class A office buildings and multilevel parking structures, but because of the recession, development was temporarily slowed and today, Vantis is known instead as an “urban townhouse” community (Bunyan, 101). The last event that shaped the new development in Aliso Viejo was when the city became incorporated in 2001 (Albert Armijo). This gave the city its own authority to planning issues and council members to control land use decisions (Albert Armijo). All the events listed above are important to understand because they show the unpredictable factors that can prevent sustainable cities from emerging. Private-public ownership, financial imperatives, and other exterior factors like sound and zoning codes are common themes that bring about various challenges and obstacles in city planning. The following pages portray the demophgraphics of Aliso Viejo, the city’s land use goals, and a summary of the community survey results. After observing this general information, we will turn to our case study, Aliso Viejo Town Center. Figure 5.1 Original Photography
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aliso viejo
demographics Population
Housing
Total Population: 48,721 Average Household Size: 2.6 Median Age: 35.3 Median Household Income: $92,106
Number of Dwelling Units: 19,184 Owner Occupied: 10,916 Renter Occupied: 7,616 Median Home Price: $504,700 Median Rental Rate: $1,715
Business
Total Employed: 24,531 Largest Employers: United Parcel Service: Pacific Line: Capistrano Unified School District: Fluor: Existing Space Available: Office: Retail: Industrial:
1,000 emp 811 emp 679 emp 630 emp 557,433 sq ft 36,454 sq ft 59,099 sq ft
Major Sales Tax Business Clusters
General Commercial Goods: 673 businesses Business & Industry/Building & Construction: 445 businesses Restaurants & Hotels: 81 businesses Fuel & Service Stations: 14 businesses Food & Drugs: 22 businesses Auto & Transportation: 47 businesses
Education High School Graduates (age 25+): 95.4% Bachelor’s Degree or Higher (age 25+): 53.3%
13 Source: http://www.citydemographics.us/alisoviejo/
aliso viejo
land use goals
Relating to Retroffiting Town Center Land Use Goal 1
Provide a diverse mix of land uses to meet the future needs of all residents and the business community. Policy LU-1.2 Attract a broad range of additional retail, medical, and office uses providing employment at all income levels and making a positive contribution to the City’s tax base. Policy LU-1.4 Support efforts to provide beneficial civic, religious, recreational, cultural, and educational opportunities and public services to the entire community. Policy LU-1.6 Support development of hotel and recreational commercial land uses to increase City revenues and provide these amenities to local residents and businesses.
Land Use Goal 2
Promote a visually-cohesive urban form and establish connections between the urban core and outlying portions of the community. Policy LU-2.1 More intense and higher density development at the core of the com munity (near Grand Park and Aliso Viejo Town Center). Policy LU-2.2 Create and enhance sidewalk connections between Aliso Viejo neigh borhoods and to commercial areas such as Town Center. Policy LU-2.4 Encourage land uses that complement (in type, size, scale, and de sign) the community’s topography, scenic vistas, and natural resourc es. Policy LU-2.5 Study and create a diverse Aliso Viejo plant identity with emphasis on drought-resistant native species.
Land Use Goal 3
Encourage development that provides a solid fiscal foundation for the City, diverse employment options for residents, and prospects for successful small and legal and conforming home-based businesses. Source: http://www.cityofalisoviejo.com/Portals/0/Documents/GeneralPlan/2_LandUse.pdf 14
Policy LU-3.2 Actively promote Aliso Viejo as an employment center and ideal lo cation for businesses...by providing and maintaining high-quality services and facilities responsive to the needs of the business community. Policy LU-3.3 Provide opportunities for small and legal and conforming home- based businesses to locate, operate, and grow within Aliso Viejo.
Land Use Goal 4
Ensure that development is mutually beneficial to both the environment and the community. Policy LU-4.1 Encourage environmentally sensitive development patterns, pro mote public education, and enforce infrastructure criteria that pro tects residents and property from hazards related to slope stability and flooding. Policy LU-4.2 In areas where residential and business park or office land uses about each other, use buffering techniques to employing water-conserving landscape, setbacks, screening, and appearance standards to improve compatibility. Policy LU-4.3 Establish and maintain greenway and pedestrian connections be tween residential commercial areas, and open space access points.
Land Use Goal 12
Promote construction, maintenance, and active use of publicly- and privately- operated parks, recreation programs, and a community center. Policy LU-12.3 Research options or opportunities to provide necessary or desired community facilities.
aliso viejo
2013
Community Survey QUALITY OF LIFE *96% of Residents took the survey
63% of residents rated quality of life in Aliso Viejo as excellent; and 33% rated good 3% stated quality of life in Aliso Viejo as fair, and less than 1% stated poor/very poor 37% indicated that the City does not need to make changes in Aliso Viejo or were unsure of a change that would make Aliso Viejo better 9% desired improving or providing parks and recreation facilities 6% desired reduction in fees or taxes 5% desired to limit growth and development 5% desired reduced traffic congestion 4% desired an improved local economy 4% desired more community events
FUTURE SPENDING PRIORITIES (funded by the city in the future)
66% claimed a high or medium priority to improving local walking and biking trails 51% for a Park-N-Ride facility 49% stated their priority was for the City to provide local shuttle bus system that would operate around Town Center 66% of respondents had no additional high priorities for future city spending that came to mind 8% supported additional parks and recreational facilities 5% for improving schools and education 4% for improving public safety 49% heard of Snowfest (at the Great Park at Town Center) and attendee satisfaction was 7.26 (scale on 0-10, 0 being very poor)
ECONOMIC DEVELOPMENT
44% said they desired additional restaurants and retail in Aliso Viejo Most commonly-mentioned restaraunts were family-chain restaurants such as Red Lobster and Ap plebees (23%), followed by upper scale chains (22%) such as Yard House and Cheesecake Factory, and fast-food restaurants like McDonalds and In-N-Out (18%)
TOWN CENTER PRIORITIES
15 Source: http://www.cityofalisoviejo.com/Portals/0/Documents/GeneralPlan/2_LandUse.pdf
83% prioritized adequate parking 79% prioritized new retail stores and restaurants 78% prioritized making Town Center more pedestrian-friendly 75% prioritized making traffic improvements to reduce congestion http://www.cityofalisoviejo.com/Portals/0/Community%20Survey%20Report%20(2013)-1.pdf
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Town Center Grand Park
&
In 1993, the Mission Viejo Company started building a 250-acre commercial retail center, known today as Aliso Viejo Town Center. Town Center is located in the heart of Aliso Viejo and was meant to be the “downtown” of the city. Today, nearly all residents live within a 2.5-mile radius of Town Center. Town Center was designed by Steve Delson, the executive vice president of the Mission Viejo Company (Bunyan, 73). The aim was to provide “a retail environment with scale,” providing visitors and shoppers access to both smaller shops and larger retail buildings (Bunyan, 73). A major component to Town Center is the nine-acre Grand Park. This open park includes a large plaza and fountain area which was designed for community events and festivities. There a few events per year at this location, such as the annual Snow Fest. This area is a major attraction for families and individuals to read, play, socialize, and meet in. In addition to the Grand Park, Town Center also consists of the Commons, a 25-acre parcel consisting of additional stores and restaurants. Originally, the Commons was supposed to include condominiums, but due to various outside factors such as a change in area demographics, consumer tastes, and business decisions, these development plans quickly terminated (Bunyan, 75). I chose Town Center and the Grand Park as my primary focus because of the potential it has in binding the community closer together. As the principal attraction in Aliso Viejo, Town Center can function as a mecca for social interactions while also serving as an example for how other local business parks and residential areas can operate more ecologically by making small changes in landscaping,
17 Figure 6.1 Original Photography
Figure 6.4
Figure 6.1
Figure 6.2
Figure 6.5
for example. The following pages consist in a careful site analysis of Town Center and my early ideas for how to reinvigorate the Grand Park. In addition to the Aliso Viejo 2013 Community Survey, I also prepared my own survey specifically geared to measure visitors’ opinions and overall experience at Town Center. From there, I turn the attention to the importance and benefits of native landscaping, in addition to successful case studies of native plant gardens from the local area. Figure 6.3
Figure 6.2-6.5 Original Photography 18
aliso viejo town center 1. Observation Analysis a. Aerial Photo:
Site analysis
Total Size 250 acres
e.Climactic Data
Annual Average Temperature: 64.4 째F Annual Average Precipitation: 13.55 inches Annual Average Humidity: 80.60% Annual Average Wind Speed: 11.72 mph Earthquakes: Aliso Viejo-area historical earthquake activity is slightly above California state average. It is 2094% greater than the overall U.S. average.
2. Sector Planning a. Zones
f. Existing Plans: Town Center The Grand Park The Commons
b. Surrounding Buildings:
Figure 6.6
Residential homes, Vantis and City Lights Apartments Public Library City Hall Medical Center Gas Stations
c. Town Center Water Source: Moulton Niguel Water District
Town Center: 250-acre commerical retail outdoor strip mall featuring dining, entertainment, shops, and services The Great Park: nine-acre park with plaza and water fountain The Commons: 25-acres of additional commerical retail across from Town Center
g. History
Developer: Mission Viejo Company. Year: 1993
h. Current Ownership
Approximately 30 different owners of Town Center
Figure 6.7
d. Energy:
Edison Electricity San Diego Gas and Electric
19 Figure 6.6 Google maps
Source: http://www.usa.com/aliso-viejo-ca-weather.htm
Figure 6.7 City of Aliso Viejo
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PRE-SURVEY IDEAS
&
native plants for the Grand Park. Why Go Native?
Purpose: Safe and fun public place for Aliso Viejo youth and families Public place for concerts and civic activities Increase recreation, health, and wellness in Aliso Viejo Art immersion Environmental education Public place for people to meet & gather Relaxing environment for leisure time Reintroduce local flora and fauna with native and drought-tolerant plants Parks Close in Proximity: Skate Park ($ fee) Aliso Viejo Canyon National Park Springdale Park Acorn Park Westridge Park La Paz Sports Park El Lazo Basketball Courts The Great Park Although there are various types of parks close to the Grand Park, the Grand Park has an advantage because of its location in Town Center. People would not need to commute here for the sole occasion of visiting a park, but would already conveniently be shopping/dinning at Town Center and thus their park visit would often be “un-planned”. Revitalizing the Great Park will change the atmosphere at Town Center by providing a beautiful and fun public space for all ages to enjoy. Currently, I believe the park is not being used to its full potential. There are various factors I attribute this to: the park’s poor accessbility, the conditions of the park and missing elements, and the lack of activities offered.
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What is Lacking at the Grand Park Sitting spaces Shade No central attraction Poor accessibility from its edges/ impermeable No defining characteristics that distinguish it from other local parks What could make the Grand Park Successful Community Garden/Pick-Your-Own Garden Design with native & drought tolerant plants Recycled sculpture that students can paint on Benches, tables, and shading City map of local trails/activities (ice skating, skate park, etc.) Hangout and activity space for local students Informative signs on ecological footprint measures Moveable outdoor stage Micro-restaurants/stands in surrounding area Green roofs on surrounding buildings Solar roofs on surrounding buildings Convenient paths from City Lights, Vantis, and Town Center More social events: weekend concerts, garden events, etc. Finances: Design Grant or State of California Water Grant Business and Private Donations Overall water price would be reduced with native plants Provide employment opportunities for Aliso Viejo residents (encourage AV residents to work here)
Native plants require less water than lawns. The modern lawn requires significant amounts of water to thrive. In urban areas, lawn irrigation uses as much as 30% of the water consumption on the East Coast and up to 60% on the West Coast. The deep root systems of many native Midwestern plants increase the soil’s capacity to store water. Native plants can significantly reduce water runoff and, consequently, flooding. Native plants save money. A study by Applied Ecological Services (Brodhead, WI) of larger properties estimates that over a 20 year period, the cumulative cost of maintaining a prairie or a wetland totals $3,000 per acre versus $20,000 per acre for non-native turf grasses. Native plants do not require fertilizers. Vast amounts of fertilizers are applied to lawns. Excess phosphorus and nitrogen (the main components of fertilizers) run off into lakes and rivers causing excess algae growth. This depletes oxygen in our waters, harms aquatic life and interferes with recreational uses. Native plants require fewer pesticides than lawns. Nationally, over 70 million pounds of pesticides are applied to lawns each year. Pesticides run off lawns and can contaminate rivers and lakes. People and pets in contact with chemically treated lawns can be exposed to pesticides. Native plants help reduce air pollution. Natural landscapes do not require mowing. Lawns, however, must be mowed regularly. Gas powered garden tools emit 5% of the nation’s air pollution. Forty million lawnmowers consume 200 million gallons of gasoline per year. One gas-powered lawnmower emits 11 times the air pollution of a new car for each hour of operation. Excessive carbon from the burning of fossil fuels contributes to global warming. Native plants sequester, or remove, carbon from the air. Native plants provide shelter and food for wildlife. Native plants attract a variety of birds, butterflies, and other wildlife by providing diverse habitats and food sources. Closely mowed lawns are of little use to most wildlife. Native plants promote biodiversity and stewardship of our natural heritage. In the U.S., approximately 20 million acres of lawn are cultivated, covering more land than any single crop. Native plants are a part of our natural heritage. Natural landscaping is an opportunity to reestablish diverse native plants, thereby inviting the birds and butterflies back home.
Source: http://www.epa.gov/greatlakes/greenacres/nativeplants/factsht.html#Why Should I
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Native Plant Garden Case Study: Santa Monica, CA
Local California Native Plant Garden, Soka University of America After, 2013
Soka University of America
Objective: Compare sustainable and traditional landscaping practices. Conducted By: City of Santa Monica, Santa Monica College, and
Metropolitan Water District of Southern California Project Date: March 2004-March 2013 Size of Project: 2 front yards approximately 1,900 square feet each Total Budget: $29,100 Outcome: Native Garden uses 83% less water, generates 56% less green waste, and requires 68% less maintenance than the Traditional Garden. Conclusion: Native Plant Gardens are more cost-effective, environmentally beneficial, and easy to replicate. Impact: Learning laboratory and living example for local and regional communities. More than 200 local residents have transformed their lawns into sustainable landscapes by participating in the City of Santa Monica’s Sustainable Landscape Grant and Rebate Programs.
Students at Soka University collaborated with Valley Crest Landscape Company to create the California Native Plant Garden in order to encourage more native landscaping throughout campus.
Before, 2011
Google Maps
Soka University of America
Figure 7.2
Soka University of America
Figure 7.3
Figure 7.1
Figure 7.4
23 Figure 7.1 & Source: City of Santa Monica, Office of Sustainability & the Environment
Figure 7.2-7.4 Original Photography
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Aliso Viejo Town Center Retrofit Survey
Written & Conducted By Leia Marasovich Gender Males: 8 Females: 6 Resident of Aliso Viejo: 12 Laguna Niguel: 2 Age Youth/Teen (0-17): 1 Young Adult (18-35): 4 Middle-Aged (36-65): 7 Senior (65+): 2 Date/Time: January 22, 2014: Wednesday 1-2 pm February 1, 2014: Saturday 4-5 pm
I.
The Grand Park
1. Frequency of Use: 1/11 Never visit the Grand Park 4/11 Rarely visit the Grand Park (few times a year) 4/11 Frequently visit the Grand Park (a few times a month) 2/11 Unaware of its existence 2. Reason for Visit: 3/14 Public Events (such as Snow Day) 2/14 Leisure 2/14 Dog-walking 1/14 Recreational Activities/Sports/Exercise 4/14 Children/Family Time 2/14 Meeting/Hangout/Picnic Other 3. How often to do you visit the local parks in Aliso Viejo? 3/11 Never 3/11 Rarely (few times a year) 5/11 Frequently (few times a month) 0/11 Unaware there were local parks
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4. What would you like to see at the Grand Park?__________________ Bathrooms Swings Dog Park Shade structure Koi Pond Path for walking Place to sit and read Petting zoo/something with animals Work out machines Kid Play Area Nothing; I like the open space and would be upset if they changed Grand Park Benches around the edges
II. Walkability 1. Do you walk through Town Center? 9 Yes 2 No 2. How safe and comfortable to do you feel when walking through Town Center? 3 Unsafe/Uncomfortable (when people drive fast) 7 Safe/Comfortable (but worried about cars) 1 Unaffected/Unnoticed 3.
If you needed to go from Ralphs to Edwards Cinema, would you park at Ralphs and then walk to Edwards, or would you drive to both locations? 7 Drive 4 Walk 4. 2 3 4 2
5. How do you get to Town Center? 10 Car 1 Shuttle 0 Bus 2 Walk 1 Bike
1 Services (salons, dentists, yoga, etc.) 1 Retail Shopping 1 Employment 4 Family Time 1 Socializing/Leisure 1 Other: Supermarkets
4. 1. Would you like to see more public art in Town Center? 2 10 Yes 3 0 No 1 Indifferent 2. What do you think are the community of 3 Aliso Viejo’s values and culture? Family Values/Family-Oriented “I was drawn here because it feels like a small town” Animal/dog-lovers Concerned about time Black Friday everyday Stay-at-home-moms 5. Safety Wealth 2 Convenient location to beach/proximity 2 to recreation Cleanliness 3. Typically, what are your main reasons for
III. Town Center
What would you like to see at Town Center? More social activities Art gallery Surf Shop Changing the Parking Community Support in Schools Boutique Stores Tea shop/café with loose leafs Nothing “There is a good range- it’s pretty diverse. But I would like to see more music events at night and more entertainment in general” Farmer’s market Food trucks What is your favorite part of Town Center? The Fountain Theatre Coldstone Ice Cream Bagels & Brew Nektar Juice
coming to Town Center? 6 Dining 1 Movie Theatre
Approximately how far do you live from Town Center? .5 miles or less About 1-1.5 miles About 2-3 miles More than 3 miles
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what to do
with parks!
27
In 2002, a study from the National Association of Home Builders and National Association of Realtors named trails, parks, and playgrounds the top five most important community amenities for homebuyers. If designed responsibly, urban parks can provide numerous benefits to improving the increasing loss of biodiversity. Not only can responsibly-designed urban parks attract biodiversity, but also an array of human diversity. Beauty and aesthetic pleasure would attract people of all ages, influencing both the economy and social well-being of the surrounding place. However, the way many California front yards, back yards, public parks, and commercial landscapes are designed pose threats to both California’s scarce water supply and to the natural habitat. For 85% of the endangered and threatened species listed under the U.S. Endangered Species Act, habitat loss is one of the leading factors of imperilment (Farr, 120). Instead of destroying and damaging ecosystem diversity, landscapes with native plants can sustain and support species and biodiverse communities. Land use decisions made at the local level can greatly impact the conservation efforts of native species diversity (Farr, 120). This is being done in states like California, where city governments are offering financial compensation to both residential and commercial customers who transition their grass lawns to native and drought tolerant plants. The California Friendly Landscape Incentive Program was launched in 2009 by the Los Angeles Department of Water and Power (LADWP) in order to encourage replacing turf grass with California-friendly
plants, permeable pathways, and mulch. Residential customers can receive up to $2 per square foot of turf removed, while commercial customers can receive up to $1 per square foot. In a place like Los Angeles where 40% of water use is outdoors, this rebate program can inspire many to convert their thirsty lawns to waterwise landscape features, saving water, money, and energy. Other cities in California have similar initiatives, like Long Beach’s Lawn-toGarden Turf Replacement Program. The Long Beach Water Department is offering as much as $3,000 for applicants wishing to replace their lawns to a water-smart landscape that works harmoniously with the region’s semi-arid climate (Long Beach Water Department). The program website offers free design layouts with lists of plants, and numerous resources to make the transition for homeowners rather simple. At first, I imagined the Grand Park to be redesigned into a thriving garden of native plants, benches, and permeable pathways. This, I thought, would drastically reduce the water usage that is currently used to water the grass lawn, in addition to creating a habitat for native biodiversity, and providing a beautiful and enjoyable space for teens, children, and families. However, after visiting the park and speaking with individuals who use the park fairly often, I discovered that residents enjoy the big open space of the Grand Park. Having a vast open space provides the possibility for various activities to occur, from baseball, to frisbee, to park concerts, to dog-walking. After conducting the Town Center Survey, I realized how my idea of what was “best” for this space, would
{post-survey realizations} actually create many limitations. I was challenged to reflect on this situation; should an ecologicallythreatened space remain untouched because it is providing a space for physical and social activity? In regards to the triple bottom line, how do I tackle this case that doesn’t seem to effectively allow the equal distribution of social, environmental, and economic measures? On the other hand, do the people not know any alternative option, and thus like the comfort and security of the vast grass space? After learning about the popularity of the native plant initiatives sponsored by various cities, I realized that there are other ways to stabilize the triple bottom line at Town Center and the Grand Park. For example, the Grand Park can be left as a grass lawn under the condition that all other landscaping features in Town Center are strictly
Figure 7.5
drought-tolerant and/or native. Additionally, the city can reduce its water usage by implementing its own California friendly initiative, encouraging homeowners to take out their water-guzzling lawns through reimbursements. Through my research and experience at the Grand Park, I realized that solutions to problems can be solved in various ways. So, instead of sacrificing the social dynamic of the Great Park in exchange for the economic and environmental factors, we can conserve water and money through many other smaller efforts throughout Town Center and the local community. For this particular case, I believe making many smaller landscape changes throughout the center and community can be more impactful than making one larger change that may potentially sacrifice what the open space has to offer. Figure 7.5 Soka University of America 28
Public spaces are central to cultural production, social engagements, and personal expression (Assemblage, 35). The relationship between planning and art must not be elusive; art is a powerful tool to reinvigorate the cultural, social, and emotional character of a derelict space. The suburb of Aliso Viejo follows a “cookie-cutter” development pattern, resulting in monotonous and bland streets, strip-malls/“town centers”, and office parks. Typically, suburbs like Aliso Viejo are built with the intention of functionality and practicality, mainly to serve the objectives of real estate, family values, and a quiet and calm life outside of the city. Aliso Viejo could enhance its defining characteristics, to distinguish it from its competitors, by establishing public art displays. An ideal location to counteract the suburban trend of repetitive landscapes would be at The Aliso Viejo Town Center. Public art at Town Center would be a community investment to support local artists, while also providing a space for community interaction and engagement. Fusing art in the public realm is becoming a popular trend among emerging cities throughout the United States. There are many purposes for public art, most popular being commemoration or ornamentation (Norman, 5). However, public art is being increasingly used as a tool to communicate social and environmental
“The arts shape our consciousness, create a collective attitude, inspire, remake behavior, and reduce stress.” Figure 8.1
public 29 Figure 8.1 Original Photography
awareness issues and political expression, in addition to promoting urban regeneration, enhancement of real estate, community development, social cohesion, and a local and defined urban character. Essentially, public art is art displayed for the physical public domain, whether on private or public property and privately or publically funded. Public Art Through the Years The incorporation of public art in urban settings has been prominent for centuries. The municipal art movement, started in the late 19th century, was focused on “small-scale adornment and decorative art, stainedglass and murals in public buildings, [and] sculptures and fountains in public places such as parks” (Cities as Art, 13). Through “activated urbanity,” the movement aimed to enhance the city’s appearance. Proponents of the movement wanted art to appeal to the public mass in a way that was orderly and clean (City as Art, 14). They believed in small-scale changes such as redesigning plaza entryways, building monuments in parks, and embellishments on bridges. This approach was fundamentally different from Haussmann’s grand renovation of Paris, although much inspiration from the movement was inspired by the delicate architectural details of European cities (City as Art, 13).
art
30
Figure 8.2
Beautification through art can serve the task of instilling a city’s individuality. Essentially, this was the purpose of art used for civic improvement, which was popular in the early 1900s. In 1906, there were some 2,400 improvement societies in the United States, “apparently swelled by a grand civic awakening in which Americans were seeking…’to give us here on earth in our urban habitations conditions at least approximating those of the beautiful wild into which our forefathers came a few generations ago”’ (City as Art, 14). Both the municipal art movement and civic improvement movement ultimately led to the City Beautiful Movement. With a rather short lifespan from 1899 to 1909, the City Beautiful Movement was the attempt of architecture and urban planning to introduce more beautification and monumental grandeur in cities throughout the United States, specifically baroque boulevards (Jacobs, 33). However, nothing much came out of the City Beautiful Movement other than the City Monumental; where one city after the other began building civic or cultural centers (Jacobs, 33). The term “public art” once referred to sculptures that honored religious or political leaders (Gressel). However, during the twentieth century, the meaning of public art evolved to include art that represented the voice of the people in addition to advancing social and political movements. Examples include the 1930 Mexican and WPA murals, in addition to the murals that sprung from the Civil Rights Movement of the 1960s and 1970s (Gressel). Today we have a broad understanding of public art, as its definition includes many different genres of art. Types of Public Art Types of public art vary from: “sculptures, manhole covers, paving patterns, lighting, street furniture, building facades, kiosks, gates, fountains, play equipment, engravings, carvings, frescos, mobiles, collages, mosaics, bas-reliefs, tapestries, photographs, drawings [and] murals” (Coronado Public Art Manual). Public art should be made from durable and minimal-maintenance materials to avoid damage from environmental factors and vandalism. Additionally, the artists should consider the lifespan of the art, its disassembly, and afterlife. Many cities are investing in public art because of the enrichment it brings to public life, ability to spark conversation, inspiring craftsmanship and beauty, and tendency towards re-
31
flection and social gatherings. Various factors must be taken into account when considering the application of public art in an urban setting, such as artistic values, social values, environmental values, economic values, and lifespan (Gressel). The public art display at Town Center can have a direct correlation with its location in Aliso Viejo; it can resemble some unique asset of Aliso Viejo, for example the city’s history, contemporary culture, native flora and fauna, etc. This will provide an educational and more personal experience to the viewer. On the other hand, the art displayed at Town Center can also serve the purpose of stimulating intellect or challenge a socially accepted norm. Since the suburb of Aliso Viejo is a very safely managed, a public art display could evoke much-needed intellectual stimulation or contemporary social awareness issues. Needless to say, the art should be stylistically streamlined with the rest of Town Center’s design features to avoid awkwardness and inconsistency. Successful Public Art Case Studies The City of Aliso Viejo Department of Planning has researched over one hundred cities in California that have public art or are in the process of implementing it. One local example of a city that has a successful public arts program is the City of Coronado, located in San Diego County. Beginning in 2001, Coronado’s Design Review Commission was convinced that Coronado would benefit from an organized public arts program. In June 2001, the City Council supported the establishment of the Public Art Sub-Committee which has introduced many historical pieces to the city including the Terrazzo Compass and Sidewalk, El Dia del Mercado mural, the Sea Passage Fountain, and the Freedom Sculpture, to name a few (City of Coronado Master Plan). The mission of the public art program is to: “enhance the cultural and aesthetic quality of life in Coronado by actively pursuing the acquisition, site selection, placement and preservation of art in public spaces and serving to preserve and develop public access to the arts.” Essentially, the Master Plan provides the platform for how the city selects, funds, commissions, places, maintains, and de-accessions the artwork (City of Coronado Master Plan). In the Master Plan, it is written that “the continued vitality of the arts in the City of Coronado is an integral part of the future of the City as well as its citizens.” Although it is difficult to measure the
impact of public art since results are often intangible as they are related to emotions and have indirect economic and social effects, the City of Coronado admits to the instrumental role the arts have played in yielding “physical, social and economic benefits” for the community. The city of Coronado supports public art through both private and public funding systems. Corporate and individual donors are potential sources of funding, in addition to memorial funds; essentially, funding should be diverse and stable. On the other hand, bigger cities such as New York City have set aside a specific budget for public art; the Percent for Art Program requires 1% of the budget from the cityfunded construction projects to be spent on public art. The Percent for Art Program is run by the New York City Department of Cultural Affairs, the nation’s largest cultural funding agency. The NY Department of Cultural Affairs’ 2014 Fiscal Year expense budget is $156 million, with a capital budget of $822 million for the next four years (City of New York). The purpose of the Percent for Art Program is to make art accessible and visible throughout New York City; it is seen as “an expression of the community, as well as a landmark” (City of New York). Thus far, nearly 300 projects have been completed, costing approximately $41 million. This is a unique experience for New Yorkers and visitors alike to experience and appreciate artwork, free of charge, outside the traditional setting of a museum or gallery. More than one hundred site-specific projects have been showcased throughout the city in a variety of media forms-“painting, new technologies, lighting, mosaic, glass, textiles, sculpture, and works that are integrated into infrastructure and architecture—by artists whose sensibilities reflect the diversity of New York City” (City of New York). Furthermore, the Department of Cultural Affairs created the Materials for the Arts (MFTA) in 1978, which provides free reusable materials and supplies to thousands of organizations, city agencies, public schools, and social, health, and community service organizations located in New York City. To be specific, MFTA distributed about 1.2 million pounds of high quality reusable supplies valued at $5.8 million to more than 1,900 member organizations and public schools. These donations were possible thanks to about 1,685 donors (City of New York).
Public Art Leads the Way City governments should not restrain the creativity of their residents and young minds, nor should they hinder the possibility of adding dimension, character, and depth to a space that is commonly neglected or aesthetically dull. Of course the debate of financial funding remains; through my experience interning at the City of Aliso Viejo during the visual art program proposal, I have witnessed the standpoint of many councilmembers viewing public art as a “financial burden”. Who would pay for the public art program and what are the financial incentives for the city? Essentially, private and public money exists; it is just up to city officials how they choose to prioritize and allocate the funds. So, a new question arises, not only who will pay but is public art a worthy investment? The government of the United Kingdom officially identified the arts as a tool to improve neighborhood ‘performance’ in the areas of health, crime, employment, and education (Belfiore, 91). Furthermore, the UK has justified public spending on art as an “investment” because it tackles issues of social exclusion (Belfiore, 94). This will eventually bring about positive change especially in disadvantaged areas of the country (Belfiore, 94). Figure 8.3
Figure 8.2-8.3 City of Coronado
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Economic and Social Impacts of Public Art The Gates, New York The New York City Mayor’s office published a detailed report on “an estimated $254 million in economic activity” that resulted from The Gates, a large installation in Central Park by internationally acclaimed artists Christo and Jeanne-Claude, based on data like increased park attendance and business at nearby hotels, restaurants, etc. However, most public art projects, even temporary ones, are not as monumental or heavily promoted as The Gates, making it difficult to prove that people come to a neighborhood, or frequent its businesses, primarily to see the public art. Regardless, there seems to be a distinctive link between the increased flow of capital and The Gates Project.
Favela Painting, Rio de Janiero In 2005, Dutch artists Haas&Hahn were inspired by the optimism and energy of the people living in the favelas of Rio de Janiero, Brazil. However, they were stricken by the public divide and social opinion regarding the “slums” and sought art as a means to reconstruct the preconcieved notions wrapped around slum areas. In 2007, the artists worked with children and community members to construct the “Boy with Kite” mural to reflect a positive message for the youth residing in Rio’s slums. In 2010, Haas&Hahn returned to Rio to rebrand the slum of Santa Marta by painting over 7,000 square meters of space (see image below). This project, which transcended the slums to an “open air gallery,” was the first time Rio’s favelas were portrayed in a positive light. Furthermore, Haas&Hahn trained and paid local youth to paint their neighborhood, leaving community members with skills and money. After this painting project, Haas&Hahn discovered that beauty and pride in a community is just as important as health care and education.The favela painting projects are funded by Firmeza Foundation, an organization in the Netherlands that supports artwork in unexpected places. Figure 8.4
Figure 8.5
Benefits
Risks
•Provides an opportunity for public investment •Many of the benefits generated by community where people can gather, play, meet, enjoy, art are not tangible – you can’t always quantify etc. it or identify revenue generated from it. •Introduces unique design characteristics into otherwise indistinguishable developments. •Art can be controversial, so it is important to understand what the community will embrace. •Can serve to create a destination and draw of attention •Public Art must be properly integrated into the •Can provide the “postcard” opportunity for a built environment and ensure that public flow community in need of a defining image. is preserved. •Shows a community’s commitment to art and enhancing the quality of life. •There is the possibility of vandalism. •Historic and educational value; it can commemorate, honor, and identify historical events or individuals. •Supports local and regional artists.
33 Figure 8.4 Source: FavelaPainting.org
Source: http://www.sustainablecitiesinstitute.org/view/page. basic/class/feature.class/Lesson_Public_Spaces_Arts_Overview
Figure 8.5 Original Photography
34
Ideas
public art at town center
Margrethe Lucia
Figure 8.6 Objectives: [uhb-jek-tiv]
To create a better sense of community To encourage creativity To enhance aesthetics To increase economic flow To create a more defined and personal space To recognize the character and identity of this public space To bring people together
I. Main Street Ideas Native Plant Pocket Gardens & Sculptures Mosaic Flooring Design Reach out to local artists Intersections as places of activity Cleverly-designed benches Local vendors/Farmer’s Market location Figure 8.7
Figure 8.8
II. Youth Venue The Interactive Art Wall would provide a place for creative expression, especially for the youth. The Art Wall would be open during Town Center business hours for people to draw/paint on. The Art Wall would provide a social activity for the youth of the community and would be strategically located in the Youth Venue, near other popular attractions for this age group such as the movie theatre and ice cream parlor. The Art Wall consists in essentially a big blank canvas/chalk board that invites everyone to participate. There are various successful public art projects around the world that encourage audience interaction, such as the “Before I Die” Project (image above).
NewMarkMerrill Mountain States
Pam Ponick Saxon Holt
patiodesigndepot.com
kumbaya.com
Public Art at Town Center must be:
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Candice Bohannon
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-Consistent in terms of style and location -Sustainable in terms of minimal maintenance and materials
35 Figure 8.7 Source: Simone Goudreau, Figure 8.6, 8.8 Original Photography
-Enjoyable for all ages
bettercities.net
36
Parking
at Aliso Viejo Town Center Parking Statistics
Parking Spots 3,009 at Town Center 972 at the Commons Total: 3,981 Parking Fee Free Valet Parking: None
Additional Parking Statistics The Commons Peak parking during week: Friday, 2pm 440 vehicles parked; 45.3% occupied Peak parking during weekend: Saturday, 2pm 480 vehicles parked; 49.4% occupied
Figure 9.1
Town Center Peak parking during week: Friday, 7pm 2,111 vehicles parked;70.2% occupied Peak parking during weekend:Saturday, 2pm 2,037 vehicles parked; 67.7% occupied
Town Center is infamous for its parking and walking reputation. Essentially, the whole center is designed around two, large, flat surface parking lots that are rather dangerous to manuever through. At certain points, sidewalks randomly come to an end, while big pillar posts interrupt the walking path, leaving the walker to make awkward walking decisions and uncomfortable movements. While I was conducting interviews at Town Center, many people I spoke to assured me that overall they feel safe at Town Center, except in the parking lots or when cars are quickly driving by. Many people also complained that parking is troubled, although the parking statistics listed above show that even at peak parking hours, the lots are never completely full. Of course people prefer walking shorter distances from their parking spot to their final destination, so having a condensed parking structure where each spot is generally of equal distance to the commerical setting would ease impatient drivers. Also, having parking lot structures would increase safety for pedestrians and open space for pedestrian-only zones. Lastly, parking structures would change the dynamics of Town Center, making it feel more like a destination rather than a “stop, shop, n’ go.” However, even with parking structures, street parking would also be available in the retrofitted Town Center for those companies that do offer quick servies.
37 Figure 9.1 Original Photography
Health Statitics Adult diabetes rate: Orange County: 6.3% California: 7.3% Adult obesity rate: Orange County: 18.5% California: 21.3% Low-income preschool obesity rate: Orange County: 16.4% California: 17.9% Source: http://www.city-data. com/city/Aliso-Viejo-California. html#ixzz2qL9YYQde
Source: allthingsoakland.org
Source: http://precast.org/2013/07/double-parked/
IS THIS TELLING US SOMETHING?
When I was conducting interviews at Town Center, many residents informed me that they liked to take advantage of walking through Town Center because they normally don’t have opportunities to walk throughout the day. To be precise, 81% of the people I interviewed said they walk through Town Center. Since majority of people walk, I emphasized walkability and high density in my vision plan for Town Center which is illustrated in the following page. Perhaps parking lots will not be the focus of the center, and rather parking lot structures could separate cars from pedestrians. My vision plan has parking lot structures that serve many functions; not only will they be for parked cars, but
the roofs can serve as a rooftop garden, solar panel site, or even a tennis/basketball court. Once people are in Town Center and away from their car, they may come for longer visits, as running errands can turn into a social or family outing. Ecological design integrates exercise into everyday life; being more active through walking, biking, skating, gardening, etc. can contribute to reducing health risks and green house gas emissions. One factor that determines whether people will walk is based on the convenience of it. I made walking, biking, and skating convenient at Town Center through my plan in order to propel a more active culture among visitors.
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by leia marasovich
2013
the retrofit.
Parking Structure
The “Grand Farm” Green Roofs & Bike Path
The “Cafe Strip”
Original Drawing/Photoshop Rough Sketch
Figure 10.1
Residential on top of Commerical Residential
The “Center” The “Boulevard”
Green Space
Source: Forma Company
Green Space
The Grand Farm
Urban Garden Demonstration Compost Site Chickens Native Plant Gardens around perimeter Better access from all sides
The Center
Rain garden in center Open Space Sitting Space along perimeter
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Cafe Strip
Strip with cafes, tea shops, juice bars, etc. Popular hangout for young adults Services open late Bookstore Residential on 2nd & 3rd floor
The Boulevard
Boutiques Hair, nail, & quick food services Street parking
Popular for “OC moms”
Accessibility
Separate bike paths that go along the perimeter of Town Center and that connect easily with local trails Pedestrian-only zones Parking Structures with minimal street parking
Bike Path Parking Structure Commercial (under most of the Residential)
Aliso Viejo Actual Vision Plan Figure 10.1 Head Designer for Group Project, 2013
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Thank You to Soka University of America & Deike Peters.
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