Retrofitting suburbia
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0:01 - 0:03In the last 50 years,
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0:03 - 0:05we've been building the suburbs
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0:05 - 0:07with a lot of unintended consequences.
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0:07 - 0:10And I'm going to talk about some of those consequences
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0:10 - 0:13and just present a whole bunch of really interesting projects
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0:13 - 0:16that I think give us tremendous reasons
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0:16 - 0:18to be really optimistic
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0:18 - 0:21that the big design and development project of the next 50 years
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0:21 - 0:24is going to be retrofitting suburbia.
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0:24 - 0:27So whether it's redeveloping dying malls
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0:27 - 0:30or re-inhabiting dead big-box stores
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0:30 - 0:32or reconstructing wetlands
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0:32 - 0:34out of parking lots,
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0:34 - 0:36I think the fact is
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0:36 - 0:38the growing number
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0:38 - 0:40of empty and under-performing,
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0:40 - 0:42especially retail, sites
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0:42 - 0:44throughout suburbia
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0:44 - 0:47gives us actually a tremendous opportunity
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0:47 - 0:49to take our least-sustainable
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0:49 - 0:51landscapes right now
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0:51 - 0:53and convert them into
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0:53 - 0:55more sustainable places.
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0:55 - 0:58And in the process, what that allows us to do
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0:58 - 1:00is to redirect a lot more of our growth
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1:00 - 1:02back into existing communities
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1:02 - 1:04that could use a boost,
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1:04 - 1:06and have the infrastructure in place,
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1:06 - 1:08instead of continuing
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1:08 - 1:10to tear down trees
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1:10 - 1:12and to tear up the green space out at the edges.
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1:12 - 1:15So why is this important?
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1:15 - 1:18I think there are any number of reasons,
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1:18 - 1:21and I'm just going to not get into detail but mention a few.
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1:21 - 1:24Just from the perspective of climate change,
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1:24 - 1:26the average urban dweller in the U.S.
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1:26 - 1:29has about one-third the carbon footprint
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1:29 - 1:32of the average suburban dweller,
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1:32 - 1:35mostly because suburbanites drive a lot more,
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1:35 - 1:38and living in detached buildings,
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1:38 - 1:40you have that much more exterior surface
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1:40 - 1:42to leak energy out of.
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1:43 - 1:45So strictly from
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1:45 - 1:48a climate change perspective,
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1:48 - 1:50the cities are already
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1:50 - 1:52relatively green.
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1:52 - 1:54The big opportunity
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1:54 - 1:56to reduce greenhouse gas emissions
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1:56 - 1:58is actually in urbanizing
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1:58 - 2:00the suburbs.
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2:00 - 2:03All that driving that we've been doing out in the suburbs,
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2:03 - 2:06we have doubled the amount of miles we drive.
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2:06 - 2:08It's increased our dependence
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2:08 - 2:10on foreign oil
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2:10 - 2:12despite the gains in fuel efficiency.
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2:12 - 2:14We're just driving so much more;
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2:14 - 2:16we haven't been able to keep up technologically.
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2:16 - 2:18Public health is another reason
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2:18 - 2:20to consider retrofitting.
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2:20 - 2:23Researchers at the CDC and other places
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2:23 - 2:25have increasingly been linking
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2:25 - 2:27suburban development patterns
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2:27 - 2:29with sedentary lifestyles.
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2:29 - 2:31And those have been linked then
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2:31 - 2:33with the rather alarming,
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2:33 - 2:35growing rates of obesity,
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2:35 - 2:38shown in these maps here,
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2:38 - 2:40and that obesity has also been triggering
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2:40 - 2:42great increases in heart disease
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2:42 - 2:44and diabetes
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2:44 - 2:46to the point where a child born today
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2:46 - 2:48has a one-in-three chance
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2:48 - 2:50of developing diabetes.
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2:50 - 2:53And that rate has been escalating at the same rate
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2:53 - 2:55as children not walking
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2:55 - 2:57to school anymore,
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2:57 - 2:59again, because of our development patterns.
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2:59 - 3:02And then there's finally -- there's the affordability question.
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3:03 - 3:06I mean, how affordable is it
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3:06 - 3:09to continue to live in suburbia
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3:09 - 3:11with rising gas prices?
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3:11 - 3:14Suburban expansion to cheap land,
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3:14 - 3:16for the last 50 years --
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3:16 - 3:18you know the cheap land out on the edge --
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3:18 - 3:20has helped generations of families
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3:20 - 3:22enjoy the American dream.
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3:22 - 3:24But increasingly,
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3:24 - 3:26the savings promised
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3:26 - 3:28by drive-till-you-qualify affordability --
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3:28 - 3:30which is basically our model --
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3:30 - 3:32those savings are wiped out
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3:32 - 3:35when you consider the transportation costs.
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3:35 - 3:37For instance, here in Atlanta,
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3:37 - 3:39about half of households
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3:39 - 3:42make between $20,000 and $50,000 a year,
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3:42 - 3:45and they are spending 29 percent of their income
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3:45 - 3:47on housing
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3:47 - 3:49and 32 percent
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3:49 - 3:51on transportation.
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3:51 - 3:53I mean, that's 2005 figures.
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3:53 - 3:56That's before we got up to the four bucks a gallon.
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3:56 - 3:58You know, none of us
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3:58 - 4:01really tend to do the math on our transportation costs,
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4:01 - 4:03and they're not going down
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4:03 - 4:05any time soon.
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4:05 - 4:08Whether you love suburbia's leafy privacy
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4:08 - 4:10or you hate its soulless commercial strips,
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4:10 - 4:13there are reasons why it's important to retrofit.
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4:13 - 4:15But is it practical?
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4:15 - 4:17I think it is.
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4:17 - 4:19June Williamson and I have been researching this topic
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4:19 - 4:21for over a decade,
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4:21 - 4:23and we've found over 80
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4:23 - 4:26varied projects.
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4:26 - 4:28But that they're really all market driven,
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4:28 - 4:31and what's driving the market in particular --
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4:31 - 4:34number one -- is major demographic shifts.
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4:34 - 4:37We all tend to think of suburbia
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4:37 - 4:40as this very family-focused place,
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4:40 - 4:43but that's really not the case anymore.
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4:43 - 4:45Since 2000,
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4:45 - 4:48already two-thirds of households in suburbia
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4:48 - 4:51did not have kids in them.
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4:51 - 4:54We just haven't caught up with the actual realities of this.
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4:54 - 4:57The reasons for this have a lot to with
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4:57 - 4:59the dominance of the two big
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4:59 - 5:01demographic groups right now:
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5:01 - 5:04the Baby Boomers retiring --
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5:04 - 5:06and then there's a gap,
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5:06 - 5:08Generation X, which is a small generation.
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5:08 - 5:10They're still having kids --
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5:10 - 5:13but Generation Y hasn't even started
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5:13 - 5:15hitting child-rearing age.
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5:15 - 5:18They're the other big generation.
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5:18 - 5:20So as a result of that,
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5:20 - 5:22demographers predict
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5:22 - 5:24that through 2025,
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5:24 - 5:2775 to 85 percent of new households
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5:27 - 5:30will not have kids in them.
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5:30 - 5:33And the market research, consumer research,
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5:33 - 5:35asking the Boomers and Gen Y
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5:35 - 5:37what it is they would like,
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5:37 - 5:39what they would like to live in,
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5:39 - 5:42tells us there is going to be a huge demand --
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5:42 - 5:45and we're already seeing it --
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5:45 - 5:48for more urban lifestyles
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5:48 - 5:51within suburbia.
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5:51 - 5:54That basically, the Boomers want to be able to age in place,
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5:54 - 5:56and Gen Y would like to live
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5:56 - 5:58an urban lifestyle,
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5:58 - 6:01but most of their jobs will continue to be out in suburbia.
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6:01 - 6:04The other big dynamic of change
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6:04 - 6:06is the sheer performance of
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6:06 - 6:08underperforming asphalt.
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6:08 - 6:10Now I keep thinking this would be a great name
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6:10 - 6:12for an indie rock band,
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6:12 - 6:15but developers generally use it
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6:15 - 6:18to refer to underused parking lots --
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6:18 - 6:21and suburbia is full of them.
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6:21 - 6:24When the postwar suburbs were first built
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6:24 - 6:26out on the cheap land
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6:26 - 6:28away from downtown,
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6:28 - 6:30it made sense to just build
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6:30 - 6:32surface parking lots.
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6:32 - 6:34But those sites have now been leapfrogged
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6:34 - 6:36and leapfrogged again,
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6:36 - 6:38as we've just continued to sprawl,
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6:38 - 6:41and they now have
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6:41 - 6:43a relatively central location.
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6:43 - 6:46It no longer just makes sense.
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6:46 - 6:49That land is more valuable than just surface parking lots.
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6:49 - 6:51It now makes sense to go back in,
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6:51 - 6:54build a deck and build up
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6:54 - 6:56on those sites.
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6:56 - 6:58So what do you do
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6:58 - 7:00with a dead mall,
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7:00 - 7:02dead office park?
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7:02 - 7:05It turns out, all sorts of things.
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7:05 - 7:07In a slow economy like ours,
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7:07 - 7:09re-inhabitation is
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7:09 - 7:11one of the more popular strategies.
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7:11 - 7:13So this happens to be
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7:13 - 7:15a dead mall in St. Louis
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7:15 - 7:18that's been re-inhabited as art-space.
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7:18 - 7:20It's now home to artist studios,
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7:20 - 7:22theater groups, dance troupes.
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7:22 - 7:24It's not pulling in as much tax revenue
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7:24 - 7:26as it once was,
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7:26 - 7:28but it's serving its community.
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7:28 - 7:30It's keeping the lights on.
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7:30 - 7:33It's becoming, I think, a really great institution.
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7:33 - 7:35Other malls have been re-inhabited
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7:35 - 7:37as nursing homes,
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7:37 - 7:39as universities,
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7:39 - 7:41and as all variety of office space.
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7:41 - 7:43We also found a lot of examples
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7:43 - 7:45of dead big-box stores
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7:45 - 7:47that have been converted into
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7:47 - 7:50all sorts of community-serving uses as well --
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7:50 - 7:53lots of schools, lots of churches
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7:53 - 7:55and lots of libraries like this one.
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7:55 - 7:58This was a little grocery store, a Food Lion grocery store,
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7:58 - 8:01that is now a public library.
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8:02 - 8:05In addition to, I think, doing a beautiful adaptive reuse,
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8:05 - 8:07they tore up some of the parking spaces,
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8:07 - 8:10put in bioswales to collect and clean the runoff,
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8:10 - 8:13put in a lot more sidewalks
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8:13 - 8:15to connect to the neighborhoods.
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8:15 - 8:17And they've made this,
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8:17 - 8:20what was just a store along a commercial strip,
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8:20 - 8:23into a community gathering space.
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8:23 - 8:26This one is a little L-shaped strip shopping center
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8:26 - 8:28in Phoenix, Arizona.
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8:28 - 8:31Really all they did was they gave it a fresh coat of bright paint,
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8:31 - 8:33a gourmet grocery,
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8:33 - 8:36and they put up a restaurant in the old post office.
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8:36 - 8:39Never underestimate the power of food
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8:39 - 8:41to turn a place around
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8:41 - 8:43and make it a destination.
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8:43 - 8:46It's been so successful, they've now taken over the strip across the street.
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8:46 - 8:49The real estate ads in the neighborhood
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8:49 - 8:51all very proudly proclaim,
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8:51 - 8:54"Walking distance to Le Grande Orange,"
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8:54 - 8:57because it provided its neighborhood
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8:57 - 8:59with what sociologists like to call
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8:59 - 9:01"a third place."
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9:01 - 9:03If home is the first place
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9:03 - 9:05and work is the second place,
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9:05 - 9:07the third place is where you go to hang out
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9:07 - 9:09and build community.
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9:09 - 9:11And especially as suburbia is becoming
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9:11 - 9:13less centered on the family,
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9:13 - 9:15the family households,
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9:15 - 9:17there's a real hunger
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9:17 - 9:20for more third places.
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9:20 - 9:23So the most dramatic retrofits
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9:23 - 9:25are really those in the next category,
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9:25 - 9:27the next strategy: redevelopment.
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9:27 - 9:29Now, during the boom, there were several
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9:29 - 9:31really dramatic redevelopment projects
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9:31 - 9:33where the original building
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9:33 - 9:36was scraped to the ground and then the whole site was rebuilt
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9:36 - 9:38at significantly greater density,
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9:38 - 9:41a sort of compact, walkable urban neighborhoods.
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9:41 - 9:43But some of them have been much more incremental.
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9:43 - 9:45This is Mashpee Commons,
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9:45 - 9:47the oldest retrofit that we've found.
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9:47 - 9:50And it's just incrementally, over the last 20 years,
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9:50 - 9:52built urbanism
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9:52 - 9:54on top of its parking lots.
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9:54 - 9:56So the black and white photo shows
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9:56 - 9:58the simple 60's strip shopping center.
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9:58 - 10:00And then the maps above that
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10:00 - 10:02show its gradual transformation
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10:02 - 10:04into a compact,
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10:04 - 10:07mixed-use New England village,
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10:07 - 10:10and it has plans now that have been approved
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10:10 - 10:13for it to connect
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10:13 - 10:15to new residential neighborhoods
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10:15 - 10:17across the arterials
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10:17 - 10:19and over to the other side.
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10:19 - 10:21So, you know, sometimes it's incremental.
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10:21 - 10:24Sometimes, it's all at once.
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10:24 - 10:27This is another infill project on the parking lots,
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10:27 - 10:30this one of an office park outside of Washington D.C.
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10:30 - 10:33When Metrorail expanded transit into the suburbs
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10:33 - 10:36and opened a station nearby to this site,
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10:36 - 10:38the owners decided
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10:38 - 10:41to build a new parking deck
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10:41 - 10:44and then insert on top of their surface lots
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10:44 - 10:47a new Main Street, several apartments
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10:47 - 10:49and condo buildings,
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10:49 - 10:51while keeping the existing office buildings.
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10:51 - 10:54Here is the site in 1940:
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10:54 - 10:56It was just a little farm
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10:56 - 10:58in the village of Hyattsville.
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10:58 - 11:00By 1980, it had been subdivided
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11:00 - 11:02into a big mall on one side
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11:02 - 11:04and the office park on the other
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11:04 - 11:06and then some buffer sites for a library
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11:06 - 11:08and a church to the far right.
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11:08 - 11:10Today, the transit,
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11:10 - 11:12the Main Street and the new housing
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11:12 - 11:14have all been built.
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11:14 - 11:16Eventually, I expect that the streets
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11:16 - 11:19will probably extend through a redevelopment of the mall.
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11:19 - 11:21Plans have already been announced
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11:21 - 11:23for a lot of those garden apartments
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11:23 - 11:26above the mall to be redeveloped.
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11:26 - 11:29Transit is a big driver of retrofits.
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11:29 - 11:31So here's what it looks like.
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11:31 - 11:33You can sort of see the funky new condo buildings
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11:33 - 11:35in between the office buildings
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11:35 - 11:38and the public space and the new Main Street.
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11:38 - 11:40This one is one of my favorites, Belmar.
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11:40 - 11:43I think they really built an attractive place here
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11:43 - 11:46and have just employed all-green construction.
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11:46 - 11:49There's massive P.V. arrays on the roofs
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11:49 - 11:51as well as wind turbines.
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11:51 - 11:53This was a very large mall
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11:53 - 11:55on a hundred-acre superblock.
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11:55 - 11:57It's now 22
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11:57 - 11:59walkable urban blocks
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11:59 - 12:01with public streets,
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12:01 - 12:03two public parks, eight bus lines
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12:03 - 12:05and a range of housing types,
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12:05 - 12:08and so it's really given Lakewood, Colorado
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12:08 - 12:10the downtown
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12:10 - 12:13that this particular suburb never had.
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12:13 - 12:15Here was the mall in its heyday.
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12:15 - 12:18They had their prom in the mall. They loved their mall.
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12:18 - 12:21So here's the site in 1975
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12:21 - 12:23with the mall.
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12:23 - 12:25By 1995, the mall has died.
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12:25 - 12:27The department store has been kept --
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12:27 - 12:29and we found this was true in many cases.
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12:29 - 12:31The department stores are multistory; they're better built.
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12:31 - 12:33They're easy to be re-adapted.
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12:33 - 12:35But the one story stuff ...
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12:35 - 12:38that's really history.
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12:38 - 12:41So here it is at projected build-out.
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12:41 - 12:43This project, I think, has great connectivity
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12:43 - 12:45to the existing neighborhoods.
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12:45 - 12:47It's providing 1,500 households with the option
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12:47 - 12:49of a more urban lifestyle.
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12:49 - 12:52It's about two-thirds built out right now.
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12:52 - 12:54Here's what the new Main Street looks like.
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12:54 - 12:56It's very successful,
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12:56 - 12:58and it's helped to prompt --
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12:58 - 13:00eight of the 13
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13:00 - 13:02regional malls in Denver
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13:02 - 13:04have now, or have announced plans to
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13:04 - 13:06be, retrofitted.
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13:06 - 13:09But it's important to note that all of this retrofitting
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13:09 - 13:11is not occurring --
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13:11 - 13:14just bulldozers are coming and just plowing down the whole city.
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13:14 - 13:17No, it's pockets of walkability
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13:17 - 13:19on the sites of
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13:19 - 13:21under-performing properties.
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13:21 - 13:24And so it's giving people more choices,
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13:24 - 13:27but it's not taking away choices.
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13:27 - 13:29But it's also not really enough
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13:29 - 13:32to just create pockets of walkability.
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13:32 - 13:35You want to also try to get more systemic transformation.
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13:35 - 13:38We need to also retrofit the corridors themselves.
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13:38 - 13:40So this is one that has been
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13:40 - 13:42retrofitted in California.
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13:42 - 13:44They took the commercial strip
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13:44 - 13:46shown on the black-and-white images below,
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13:46 - 13:48and they built a boulevard
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13:48 - 13:51that has become the Main Street for their town.
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13:51 - 13:53And it's transformed from being
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13:53 - 13:55an ugly, unsafe,
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13:55 - 13:57undesirable address,
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13:57 - 14:00to becoming a beautiful,
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14:00 - 14:03attractive, dignified sort of good address.
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14:03 - 14:05I mean now we're hoping we start to see it;
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14:05 - 14:08they've already built City Hall, attracted two hotels.
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14:08 - 14:11I could imagine beautiful housing going up along there
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14:11 - 14:14without tearing down another tree.
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14:14 - 14:16So there's a lot of great things,
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14:16 - 14:19but I'd love to see more corridors getting retrofitting.
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14:19 - 14:21But densification
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14:21 - 14:23is not going to work everywhere.
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14:23 - 14:25Sometimes re-greening
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14:25 - 14:28is really the better answer.
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14:28 - 14:30There's a lot to learn from successful
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14:30 - 14:32landbanking programs
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14:32 - 14:34in cities like Flint, Michigan.
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14:34 - 14:36There's also a burgeoning suburban farming movement --
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14:36 - 14:39sort of victory gardens meets the Internet.
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14:39 - 14:42But perhaps one of the most important re-greening aspects
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14:42 - 14:44is the opportunity to restore
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14:44 - 14:46the local ecology,
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14:46 - 14:48as in this example outside of Minneapolis.
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14:48 - 14:50When the shopping center died,
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14:50 - 14:52the city restored the site's
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14:52 - 14:54original wetlands,
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14:54 - 14:56creating lakefront property,
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14:56 - 14:59which then attracted private investment,
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14:59 - 15:02the first private investment to this very low-income neighborhood
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15:02 - 15:04in over 40 years.
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15:04 - 15:07So they've managed to both restore the local ecology
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15:07 - 15:10and the local economy at the same time.
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15:10 - 15:12This is another re-greening example.
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15:12 - 15:14It also makes sense in very strong markets.
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15:14 - 15:16This one in Seattle
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15:16 - 15:18is on the site of a mall parking lot
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15:18 - 15:20adjacent to a new transit stop.
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15:20 - 15:22And the wavy line
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15:22 - 15:25is a path alongside a creek that has now been daylit.
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15:25 - 15:28The creek had been culverted under the parking lot.
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15:28 - 15:30But daylighting our creeks
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15:30 - 15:32really improves their water quality
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15:32 - 15:34and contributions to habitat.
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15:34 - 15:36So I've shown you some of
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15:36 - 15:38the first generation of retrofits.
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15:38 - 15:40What's next?
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15:40 - 15:43I think we have three challenges for the future.
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15:43 - 15:46The first is to plan retrofitting
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15:46 - 15:48much more systemically
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15:48 - 15:50at the metropolitan scale.
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15:50 - 15:52We need to be able to target
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15:52 - 15:54which areas really should be re-greened.
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15:54 - 15:56Where should we be redeveloping?
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15:56 - 15:59And where should we be encouraging re-inhabitation?
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15:59 - 16:01These slides just show two images
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16:01 - 16:03from a larger project
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16:03 - 16:05that looked at trying to do that for Atlanta.
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16:05 - 16:07I led a team that was asked to imagine
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16:07 - 16:10Atlanta 100 years from now.
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16:10 - 16:13And we chose to try to reverse sprawl
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16:13 - 16:16through three simple moves -- expensive, but simple.
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16:16 - 16:18One, in a hundred years,
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16:18 - 16:20transit on all major
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16:20 - 16:22rail and road corridors.
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16:22 - 16:24Two, in a hundred years,
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16:24 - 16:26thousand foot buffers
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16:26 - 16:28on all stream corridors.
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16:28 - 16:31It's a little extreme, but we've got a little water problem.
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16:31 - 16:33In a hundred years,
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16:33 - 16:35subdivisions that simply end up too close to water
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16:35 - 16:38or too far from transit won't be viable.
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16:38 - 16:41And so we've created the eco-acre
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16:41 - 16:43transfer-to-transfer development rights
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16:43 - 16:45to the transit corridors
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16:45 - 16:47and allow the re-greening
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16:47 - 16:49of those former subdivisions
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16:49 - 16:52for food and energy production.
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16:53 - 16:56So the second challenge
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16:56 - 16:59is to improve the architectural design quality
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16:59 - 17:01of the retrofits.
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17:01 - 17:03And I close with this image
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17:03 - 17:06of democracy in action:
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17:06 - 17:08This is a protest that's happening
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17:08 - 17:11on a retrofit in Silver Spring, Maryland
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17:11 - 17:14on an Astroturf town green.
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17:15 - 17:17Now, retrofits are often accused
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17:17 - 17:20of being examples of faux downtowns
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17:20 - 17:23and instant urbanism,
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17:23 - 17:25and not without reason; you don't get much more phony
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17:25 - 17:28than an Astroturf town green.
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17:28 - 17:31I have to say, these are very hybrid places.
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17:31 - 17:34They are new but trying to look old.
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17:34 - 17:36They have urban streetscapes,
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17:36 - 17:38but suburban parking ratios.
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17:38 - 17:40Their populations are
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17:40 - 17:43more diverse than typical suburbia,
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17:43 - 17:45but they're less diverse than cities.
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17:45 - 17:47And they are
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17:47 - 17:49public places,
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17:49 - 17:52but that are managed by private companies.
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17:52 - 17:55And just the surface appearance
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17:55 - 17:58are often -- like the Astroturf here --
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17:58 - 18:01they make me wince.
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18:01 - 18:03So, you know, I mean I'm glad that
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18:03 - 18:05the urbanism is doing its job.
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18:05 - 18:08The fact that a protest is happening
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18:08 - 18:10really does mean
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18:10 - 18:13that the layout of the blocks, the streets and blocks, the putting in of public space,
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18:13 - 18:15compromised as it may be,
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18:15 - 18:17is still a really great thing.
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18:17 - 18:19But we've got to get the architecture better.
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18:19 - 18:22The final challenge is for all of you.
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18:22 - 18:24I want you to join the protest
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18:24 - 18:26and start demanding
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18:26 - 18:28more sustainable suburban places --
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18:28 - 18:31more sustainable places, period.
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18:31 - 18:33But culturally,
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18:33 - 18:35we tend to think that downtowns
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18:35 - 18:37should be dynamic, and we expect that.
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18:37 - 18:39But we seem to have an expectation
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18:39 - 18:41that the suburbs should forever remain frozen
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18:41 - 18:43in whatever adolescent form
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18:43 - 18:45they were first given birth to.
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18:45 - 18:48It's time to let them grow up,
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18:48 - 18:50so I want you
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18:50 - 18:52to all support the zoning changes,
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18:52 - 18:55the road diets, the infrastructure improvements
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18:55 - 18:58and the retrofits that are coming soon to a neighborhood near you.
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18:58 - 19:00Thank you.
- Title:
- Retrofitting suburbia
- Speaker:
- Ellen Dunham-Jones
- Description:
-
Ellen Dunham-Jones fires the starting shot for the next 50 years' big sustainable design project: retrofitting suburbia. To come: Dying malls rehabilitated, dead "big box" stores re-inhabited, parking lots transformed into thriving wetlands.
- Video Language:
- English
- Team:
- closed TED
- Project:
- TEDTalks
- Duration:
- 19:03
TED edited English subtitles for Retrofitting suburbia | ||
TED added a translation |