We recently moved to a second floor
condominium in a 200 unit highrise.
Bounded by an interstate highway, a large park and downtown, we can be
on a ten mile park trail on a lake in two minutes. We are able to walk to many of the best
stores, restaurants and entertainment downtown in 10 to 30 minutes. We have immediate access to condominium
amenities: indoor/outdoor pools, sauna, hot tub, workout equipment, public
spaces. Driving is no longer a
necessity.
The Merriam Webster dictionary
defines luxury as “a condition of abundance or great ease and comfort:
sumptuous environment” Our modest condo exists in a “sumptuous
environment”. It is surprising this
relatively rare setting hasn't become standard planning practice.
Access to the park alone is an
incredible luxury. It's much better than
owning 1,000 acres in that we have 24/7 access to ten miles of well maintained,
secure park trails that surround a lake.
With few exceptions the trail crosses under intersecting streets. Rowing, kayaking and fishing are well
established on the lake.
Our second story location with
stairs directly to the exterior is similar to the Townlet pattern, however, we
are across from a parking garage. Oh
well, nothing's perfect.
It's easy to visualize affordable
luxury for the 99% by organizing 60 Townlets around a similar size public park
and lake. The sketch below accommodates
a population of 35,000 with the all necessary public, institutional and
commercial buildings. Walking and biking
dominate life because they are more pleasant and convenient. Ironically, walking distances are about the
same as those required if you shop at big box retailers, it's just a more
pleasant experience and you don't have to drive.
The design requires 50% more
pedestrian street and hike/bike trail length than vehicular streets to provide
for 35,000 feet on the street. Cars are
mostly parked and serviced in garages located behind residences.
This compact plan provides developed,
affordable luxury for 35,000 on 1/10th of the land area and infrastructure
required for similar conventional towns.
The tallest building is three stories.
Pedestrian streets and paths that cross vehicular streets are minimized. The Park Hike/Bike trail crosses under the
bridges and has no vehicular street intersections. The plan is compact enough to provide highly
efficient electric, central heating and cooling plants. The lake could serve as a potable water
source, cooling source and recreation venue.
A detail plan of a typical group
illustrates the separation of cars and people as well as
the parking garage enclosed by
commercial and flexible use buildings.
The identical Townlets are for illustration only. The reality would require a different design
for each Townlet to adapt to the geography, culture, etc.
The compact 3 story design promotes
safety by residences that overlook the pedestrian streets and trails. Self regulation is the most affordable and
effective security.
Public and commercial buildings
adapt to market and functional needs. Flexible
Use Buildings adapt to a wide range of uses from residential to commercial to
public as residents move through their life cycles. Aging in place is simplified and economical.
This view from the Park side
illustrates the immediate access for the 35,000 residents to the Park and Lake,
a 5 minute walk maximum.
A view from the Lake. The maximum building height is three stories.
Highrise construction and elevators are not required. Affordable luxury for all with ground floor
universal accessibility for all individuals with special needs.
