Image Source:
"Existing Underutilized and Neglected Lots in Orange, NJ." Photo. Moma.org 28 Feb. 2012.
Image Source:
"Model Showing New, Mixed-use Development built on Underutilized Streets between Existing Houses and Buildings." Model. Moma.org 28 Feb. 2012.
Since the end of World War II, suburbia has slowly devolved into a consumerist and conformist society (Boxer). Homes in neighborhoods and communities are now riddled with restrictions and the added pressure of the old saying “keeping up the Jones’.” Karl Zinsmeister, editor of the conservative magazine The American Enterprise, states that “suburbia is actually a fairly radical social experiment, one that can be linked to the disappearance of family time, the weakening of generational links…the anonymity of community life, the rise of radical feminism, the decline of civic action, the tyrannical dominance of TV and pop culture over leisure time” (Boxer). In an attempt to counter the negative image and foreclosure crisis afflicting the United States in current suburban living, five teams of architects, planners, ecologists, engineers, landscape designers, and other specialists in the urban and suburban condition, took on the challenge of developing new proposals for modern living throughout the different regions of the United States. MOS’s development, “Thoughts on a Walking City” in Oranges, NJ is one of those projects.
The Oranges, NJ is located near New York City. Even though The Oranges is well served by public transportation and rail lines, they have a high rate of unemployment and foreclosure. The average US foreclosure rate comes in at 1.1% whereas The Oranges foreclosure rate is 9.8%! This high foreclosure rate combined with high unemployment leaves a very bleak future for these communities unless a drastic change is made. “The township of the Oranges has been seeking to create three “Transit Villages,” consisting of mixed-use development within a walkable, half-mile radius from existing rail systems” (Foreclosure). MOS’s team, led by Michael Meredith and Hilary Sample, has created an idea of a walkable infrastructure that promotes flexibility and diversity.
MOS’s development in the Oranges, NJ, “Thoughts on a Walking City” took The Buell Hypothesis to heart: “Change the dream and you change the city” (Foreclosure). Their design and development changed “the narratives guiding suburban housing and the priorities they imply – including spatial arrangements, ownership patterns, the balance between public and private interests, and the mixtures of activities and services.” One way they were able to accomplish this was through centering their development and design around the rail station. Within a half mile radius of the rail station, nearly 15% of land was taken up by vacant lots and underutilized streets. By replacing these vacant lots and underutilized streets, which cost the city an estimated $642,958 annually in maintenance, with mixed-use commercial, office and residential spaces, the design team was able to create a walkable neighborhood of mixed-use buildings. This thought process of incorporating walkable, mixed use environments, as well as the focus on public transportation systems, represents the idea of New Urbanism at its finest.
Kim,
ReplyDeleteThe Oranges is a very intriguing proposal, in my opinion, and left me wanting to inquire more. I agree with your thoughts on The Oranges having several New Urbanism qualities, but it appears to be lacking in the direction of Sustainable Urbanism when it comes to green space and open/outdoor areas for public gathering. "Thoughts on a Walking City" has nailed the aspect of pedestrian convenience and eliminated most vehicular access by building "transit villages" in the existing roadways of this half-mile region. Because there are residential spaces strung throughout the new "ribbon" of buildings to make it a suitable live/work/play development, I wonder why the design team didn't leave more open-air spaces with breaks in the "ribbon", or varying courtyard-type spaces? The design team mentioned pass-thrus at the ground level structures, which appear to be the only way to get from one section or grid of buildings, through the ribbon, and into another. Will this grid pattern create more public congregation or neighborliness due to mixed-use spaces, or will it create several mini-neighborhoods due to a lack of openness? Will these new infill buildings have walking floors that would aid in getting from one block to another and serve as public avenues?
Neighborhoods like this one in Oranges, NJ certainly need to be revitalized through the theories of sustainable urbanism, but "equalizing environmental performance" seems to take the backseat to the "market economy" in this project.
These same points came to my concern. While this project certainly fulfills the elimination of vehicular transit by making amenities closer and more convenient, there is still a huge void in green space and attention to the environment. The way that MOS directed this project with the innovative design, access and functionality is certainly attention-grabbing. However, I would love to hear their argument for little to no incorporation of Landscape Urbanism. There seems to be signs of Old Urbanism with the pedestrian/public transit access emphasis and little attention to the incorporation of natural and green spaces. The new design seemed to be an 'addition to' the existing neighborhood, however how will this new structure further enhance the actual housing that surrounds it?
DeleteErica, your take on Sustainable Urbanism within this project is exactly what I feel. Though there are certain qualities that sure grasp the idea of sustainability, the design seems crammed and restrictive as to what its sustainable potential could be. The key throughout this design revolves around the concept of circulation. It is refreshing to see multi-use and density as a new way of viewing urbanism, however, the organization seems as if it would detract a natural flow of how on moves throughout a city. It would almost seems as if a pathway would be inconvenienced by moving into and out of architectural structures, rather than having a direct connection in the realm of the exterior streets. This interruption also occurs in the relevance the new structures would have in the surrounding area. It seems to just be plotted in the area, releasing circulation reliefs when needed.
DeleteOne of the reasons I chose The Oranges we the fact that this architecture firm basically rethought and changed every aspect of suburbia as we know it. One of the main focuses of this project is the roofs on these new structures. The architects intended these roofs to be communal gathering spaces, which I think would help increase the community feel and neighborliness. Those relaxing on the roof with friends, family, neighbors, or even alone, would be up, out of the way of shoppers, pedestrians, etc on the ground level allowing for uninterrupted conversation and relaxation. The roofs also allow for solar panels so the entire city could become what they called a "positive city" and actually sell energy to energy companies. Pretty ambitious! From the looks of it, the roofs look like they are all connected, so you could get from one end of the city to the other without stepping onto the ground level. That leaves a lot of open space with plenty of sunlight allowing for green areas, gardens, etc. But I agree, the lack of green space currently shown in the proposal is troubling...there was no consideration for landscape urbanism in this project. Personally, I think the layout is a little claustrophobic and a little courtyard every now and then would go a long way! If I lived somewhere like this, I would spend every moment possible on those roofs!!
ReplyDeleteAlthough i find the roof pathways interesting and innovative, i feel the shop owners would highly dislike this idea. The clear reason that shops are located on the first floor of multi use buildings is for ease of access and when people need to travel further they typically shop less. I think most of these businesses will heavily rely on these new residents for their stores survival. I'm not saying people wont stop at the convenient store on the first floor, i just think they wont stop as much and when the commercial aspect fails, the residential will shortly follow.
DeleteThe roofs are certainly a large part of the project I hadn't observed until your response, Kim. They allow for gathering as well as an opportunity for energy conservation as mentioned. The fact that they are all connected (possibly for traveling to and from) is one positive factor, while the lack of green space and 'openness' in between is a negative. Dan's post made a point about the motivation to access the roof, vs. the businesses down below. This provoked an interesting thought: this project highly promotes pedestrian traffic...not only on a horizontal axis but also on a verticle access to some extent. This reminds me of Old Urbanism and the way Manhattan has formulated.
DeleteDan, you make a really good point. The businesses and residences would become dependent on each other. If one fails, the other will more than likely follow.
DeleteKrystal, I think you're right. This design promotes pedestrian traffic, and by extension hinders vehicle travel. One of the interesting points that was brought up during the initial investigating of this project was the idea of how emergency vehicles (firefighter, police, etc) would be able to get to where they are needed. Since the streets are so narrow, the architects proposed modifying emergency vehicles so they can more easily maneuver through the narrow streets. It's so intriguing how much thought goes into these designs!
Krystal,
DeleteYour mention of Manhattan resonated additional thoughts on this design. Manhattan relies heavily on cabs because residents live in the city and don't move their parked car very often (if they even have one) due to lack of public parking. Manhattanites walk, hail a cab, or take public transit. For this proposal, with no underground transportation even, it seems that in order to eliminate vehicular access the design required continuous connection of the new "transit villages". Maybe breaks in the buildings for obvious green space would be more of a hassle for foot travel since a pedestrian would have to make his way to ground level to connect to the next section. Interesting comments regarding the consumers preference for the rooftop spaces, thus hurting sales at the commercial spaces below. Maybe with strategic planning, such as sporadic grocery stores, or other places of necessity well-planned, the design can consider these challenges.
This project totally solves driving habits of people and orients them to walking,biking and above all public transportation. The idea of mixture of commercial, office and residential space will offer a socialization opportunity to the community. Even if these seem like turning back the past, they will provide sustainable design with energy and water infrastructure notions.also, this project contributes to economy of the Oranges. Besides that, energy infrastructure system gives economic advance to people as producing their own energy and selling the much energy to state or city.I believe that the idea of the Oranges merges community and provides healthy life as getting rid of driving in there.
ReplyDeleteI feel that this concept is what is happening in dowtown Omaha and I don't think it is successful here. We have businesses closing and with the trend movimg out west happening, this locatkon is no longer ideal for many. A similar concept is beginning to show up on collebe campuses. Mixed commercial and reaidential, communal livimg, flexibility and with it being on campus, studenrs can walk or ride their bikes to class, see friends or go to class.
ReplyDeleteThe concept is great, promoting exercise, communication among residents and green characteristics. I think this works well for Oranges because of their location and currrent population choices (i.e: public transportation, proximity, lack of land, etc). I agree that the addition of green spaces within the structure could cause more hassle than good and wonder what a healthy alternate would be.Does every structure need to have all of the extras or can this be successful without it? The upper communal patio space, while described to promote communication, I wonder how it works. Does it become territorial at times? Are any of you in areas where this exists ?
Downtown Omaha puzzles me...I think The Century Link Center and TD Ameritrade Park brings a ton of business to the downtown area, and some of the areas seem to be successful and growing, while others, like you mention, are closing up. Developers must have some hope for downtown Omaha since they are building million dollar condos and high end apartments. I hope this is the beginning of a successful revitalization of downtown and businesses will soon be able to move in and succeed.
DeleteSpeaking of Omaha, and somewhat off topic, I heard on the radio yesterday that there may be a Nordstrom's and/or Macy's going into Crossroads Mall. Is this an attempt to revitalize that mall and the surrounding areas? It seems like it to me!
Kim-
ReplyDeleteAgreed! I do have to say that the million dollar condos have slowed down and the land that the developer from KC had bought several years ago did end up going up for sale because Omaha was sick of having a hole in the ground. Some of the condos downtown are beautiful, but the costs are outlandish for what people are getting. I think that the river area is successful because of the sight and the walkways, downtown is starting to look a bit rundown and the smaller shops are beginning to close because of our economy crisis.
The crossroads mall is getting a huge makeover! While I appreciate the aesthetics and the drive to make that area prosper, I fear that the people they have already lost may remain lost. With the addition of college housing, I think the younger population may grow and help it work, but not completely sure what will happen. I say that too because so much has gone to Midtown Crossing, Shadowlake Towne Center and Village Point. http://www.ketv.com/news/26639755/detail.html is a good little rendering of what is to come. I am excited to hear about the Macy's!!