Scale and Behavior

Behavior changes in each significant scale.   Particles defy the rules of Newtonian Physics at the Quantum Scale.  The Universe is expanding at the scale of the Universe because Dark Matter and Energy are propelling the galaxies apart.

Human behavior changes with very small increases in scale.  

Monumental Scale evokes a sense of power and authority that focuses the visitor's attention on the organization that built the environment.

Vehicle Scale generates vehicle behavior that dominates any environment.  Land area requirements are huge, buildings must be much further apart, pedestrian paths are broken by traffic and parking dramatically increases pedestrian path distances.  The results are long, interrupted and unpleasant pedestrian paths that few enjoy.  Vehicle Behavior is more aggressive and intense than Natural Human Behavior.

Human Scale requires very small land areas, buildings are close together and pedestrian paths are short and pleasant.

Human Scale is the basis of The Townlet.  Its small land area, well defined perimeter, small buildings and intricate pedestrian streets provide an urban experience that reinforces Natural Human Behavior.  

The Townlet Algorithm in Iambic Pentameter

Storm Townlet

Katrina, Northern Japan and Sandy have shown the challenges faced by those who live in areas vulnerable to floods.  We used to think that design for the 100 year flood was adequate. Unfortunately, the old standard is overly optimistic.  The reality is that we should follow the Dutch lead and prepare for the 10,000 year flood, as modeled from historical data.  Well, maybe the 500 year flood is more realistic.  Prevention is infinitely more economical and humane than disaster recovery.  Recovery will often take decades for those who can afford it.  Many never recover.

Major approaches to flood prevention include:

Massive public works as in the flood barriers of New Orleans or the giant movable barriers in Holland are very expensive and make require decades to complete.

Small scale local interventions as in flood-proof subway and garage entrances are relatively inexpensive and can be constructed quickly.

Neither approach is without risk as shown in the failure of seawalls in northern Japan and lower Manhattan.  Hurricane Sandy would have devastated the areas exposed to the Atlantic even if the giant movable barriers had been in place at the mouths of the three estuaries in New Jersey and New York.

The individual homeowner needs to be very wealthy to rebuild with adequate flood prevention infrastructure in a storm vulnerable location, especially with the predicted  increase in severity and frequency of storms.  Insurance and financing may not be available even with the highest credit rating.  Small scale local interventions may be affordable and insurable for compact developments that distribute costs amongst many homeowners.

The Townlet is an option for those who want to live by the sea.  Its compact footprint greatly reduces the cost of required storm damage prevention infrastructure.  Architects and engineers can design for the strongest predicted storms and highest storm surge with building, mechanical, electrical and communications systems that function during and after the weather event.  A possible major advantage can be that all utilities may be generated and processed within The Townlet footprint.  The flood damage prevention infrastructure cost is shared by hundreds of owners.  The design is compact enough that models and mock ups can to be tested in established labs to optimize form, material use and detail, significant cost savings measures. 

IKEA Townlet / Target Townlet

It is interesting to speculate on the integration of other big box retailers with The Townlet.  Each company's business practices and values are different, but I think they may share many of the same challenges.  The effects of the digital retail revolution and access to urban markets may be mitigated by an IKEA Townlet or a Target Townlet.

IKEA is an international big box retailer who has started developing real estate. IKEA and The Townlet share many values and ideals.  Great design, affordability, spatial efficiency, prefabrication and simplicity make the IKEA Townlet a logical extension of IKEA business lines.  It is technically feasible to design an entire Townlet as “prefabricated flatpack” that is trucked onto the site and erected by semi-skilled workmen.  Obviously, furnishings would be provided by IKEA.  A typical IKEA is about 300,000 square feet, can be two story and has maybe ten departments compared to ninety six for Walmart.  Each department sets the character of the square that it defines and provides a realistic setting for product development and marketing.  Bridges have been added to create the IKEA path through each department.  Ten two story departments for IKEA may be organized as shown below.

A Target Townlet may be similar to the Walmart idea, however, Target's emphasis on quality, affordable design presents interesting possibilities.  Target stores range in size from 55,000 to 175,000 square feet with some two story stores.  The two story City Target at 55,000 square feet could easily fit in a Townlet to serve as the General Store and provide an anchor for small entrepreneurs as shown below. 

Walmart Townlet

Walmart has practiced the art of creative destruction with great enthusiasm for decades to the detriment of small town culture.  Perhaps their business model can be adapted to small towns in a manner that might revive and strengthen the local population, their customers.  A Super Walmart has a one story building area of about 175,000 sf on 25 acres.  Most of the land is used for parking. The Townlet's ground floor area is about 200,000 sf on 11 acres.  Can Walmart be deployed in the Townlet?

Walmart can organize its 96 retail departments in a bit less space since the main circulation occurs on the Corso, Via and Square.  The General Store accommodates their 24 hour operation while specialties are spread throughout The Townlet on the ground floor of several Flexible Use Buildings.  Each Square has its own identity and function that coincides with Walmart's specialty retail units.  Music Square would be the obvious location for musical instruments, digital media and devices, Greenhouse Square - garden supplies, Startup Square – office supplies, books, etc., the Main Corso – clothes, jewelry, etc.

As scholars point out, the average life of a corporation is 45 years while cities are often immortal.  Walmart was founded in 1962, so it's 50.  The internet and the reluctance of cities to welcome Walmart are existential challenges that threaten Walmart's management.  The Walmart Townlet is an idea that merges a company with the immortal city to enhance the human ecosystem.   This may be a step in Walmart's sustainable future.

Farmers in Highrises?

I read recently that China is building millions of units of social housing in the near future, enough units to house the population of Germany.  Most of the population is moving from farms to the city. 

I don't know their strategy, but I suspect highrise buildings are being designed for most sites.  The Six  Story Townlet may be a good alternative to the repetitive thirty story apartment blocks included in news reports.  The Townlet has many advantages for modest income residents that are not affordable in highrise buildings.  One Six Story Townlet provides the same building area as two 29 story apartment buildings within the same land area. 

Recent studies have shown the majority of modest income families prefer low-rise apartments because:

·         Crime and fear of crime are lower.

·         Children have fewer behavioral problems when they are easy to supervise and have more opportunities to be outside.

·         Lowrise living is friendlier and provides more opportunities for community support.

The economic flexibility of the Townlet provides additional value that is unavailable in equivalent highrise structures.  The Flexible Use Buildings' dimensions and infrastucture encourage changes in use from residential to commercial to institutional as a community's demographics and economy change.

“Six Story Park Townlets”

The Six Story Townlet noted in a previous post increases the economic and social potential  of the Park Townlets by more than doubling the population without changes to the plan footprint.  Utility infrastructure grows in capacity with no changes in length.  Changes in area, population and parking are highlighted below.

Business opportunities grow dramatically with 73,000 feet on the streets since walking is the most comfortable, interesting and convenient way to move about.

So the range of possibility for the Park Townlets is a population 35,000 to 73,000 on the same footprint.  With proper planning and modular utilities incremental growth allows building area to be linked to need and economic conditions. Each Townlet is self sufficient with regard to daily needs.  Utilities are provided by efficient central  systems that serve all Townlets or by on-site "Net Zero" systems that require no outside utility connections other than wireless communication.

The appearance of Six Story Park Townlets is a bit stronger than the three story version.  Incremental growth will produce a variety of heights from three to six stories.

Each Townlet has a different layout and architectural vocabulary.