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Reset to Default:Making Building Reuse the New Normal
Hidden in Plain Sight Adaptive Reuse Summit
WALL STREET THEATER, NORWALK, CT – MARCH 1, 2019
Jim Lindberg, Vice President, Research & Policy Lab
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Research & Policy Lab
Data and solutions
for more inclusive, healthy, and resilient communities
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c. 1979
Research & Policy LabTesting assumptions and assertions
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Buildings
48%Transport
27%
Other
25%
GHG emissions US
Buildings
70%
Transport
20%
Other
10%
GHG emissions US Cities
Importance of Building Sector
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Local materials Climate sensitiveDurable
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Party walls DaylightingBuilding form
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Restore Simple Retrofit Deep Retrofit
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Grey Brown
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Red
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“The greenest building is one that is already built.”
Carl Elefante, AIA
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Compared two scenarios:
1. Rehabilitation and retrofitting an existing building
2. Demolition and replacement with efficient new construction
The Greenest Building Research & Policy Lab Study
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Life Cycle Stages
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Single-family
residential
Multifamily
residentialUrban village
mixed-use
Commercial
Office
Elementary
schools
Case Study Buildings
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Portland
Phoenix
Chicago
Atlanta
Climate Regions
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The Year of Carbon Equivalency
Average existing vs. 30% more efficient new
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Existing
Historic
New
“green” construction
Energy Use: New vs. Historic
dem
30 yr
Energy Use
15 yr
Assumptions:
• Both houses are same size
• New house uses half of annual energy used by existing
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Jane Jacobs“Cities need old buildings so badly it is probably impossible
for vigorous streets and districts to grow without them.”
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First empirical test of Jane
Jacobs’ theories about the
importance of retaining a fine-
grained mix of old and new
buildings for healthy, livable
urban neighborhoods.
Older, Smaller, BetterResearch & Policy Lab Study
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Does character matter?
• Street life and walkability
• Restaurants and small business
• Employment
• Diversity
• Affordability
• Residential density
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+ + =
Building Age Age Diversity Granularity “Character Score”
Measuring urban buildings and blocks
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“Character Score”
for Hartford
Red
Older, smaller, mixed-age blocks
Blue
Newer, larger, similar-age blocks
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Newer, larger, similar-age Older, smaller, mixed-age
Does built character matter?
Google maps Illustration images: Denver
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Newer, larger, similar-age Older, smaller, mixed-age
Healthy and active
MorePedestrian and transit use
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Newer, larger, similar-age Older, smaller, mixed-age
Land efficient
Greater Population density
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Newer, larger, similar-age Older, smaller, mixed-age
Density at human scale
More Housing units
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Newer, larger, similar-age Older, smaller, mixed-age
Naturally occurring affordable housing
More Affordable housing units
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Newer, larger, similar-age Older, smaller, mixed-age
Economically diverse
MoreSmall businesses
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Newer, larger, similar-age Older, smaller, mixed-age
Economically resilient
MoreLocal businesses
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Newer, larger, similar-age Older, smaller, mixed-age
Economically inclusive
MoreWoman- and minority-owned
businesses
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Newer, larger, similar-age Older, smaller, mixed-age
Economically vibrant
More jobs per square foot
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Newer, larger, similar-age Older, smaller, mixed-age
Home for the new economy
More creative jobs per square foot
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Newer, larger, similar-age Older, smaller, mixed-age
Energy efficient
Less energy use per square foot
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Newer, larger, similar-age Older, smaller, mixed-age
Socially connected
MoreCivic commons spaces
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Newer, larger, similar-age Older, smaller, mixed-age
Places for people
More24-7 activity
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Newer, larger, similar age Older, smaller, mixed-age
Cities need old buildings
Character
counts
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San Francisco San Francisco
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Urban “Renewal”Original Urbanism ReUrbanism
ReUrbanism Learning from the past to shape better cities for all
1920s 1960s 21st century
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Denver 1930
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Denver 1975
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Denver 1975
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Denver 2016
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Larimer Square
ReUrbanismis about great cities.
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Cities that are for people, not cars,
that are diverse, authentic and
vibrant.
Larimer Square
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Cities that conserve and reuse older
buildings to create a more
sustainable, equitable future.
Larimer Square
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Challenges for cities
equity and displacement
density and affordability
carbon pollution and sea level riseBaltimore
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Atlas of ReUrbanism
50 Cities
• Buildings & blocks
• Designations
• Economics
• Demographics
• Performance
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HartfordBuildings by the Numbers
• 17,432 buildings
• 90% 50 years or older
• 71% built pre-1945
• 1925 median year built
• 33% on National Register
• 0.8% locally designated
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In Hartford, compared to areas with larger, newer, similar age structures,
character rich blocks of older, smaller, mixed age buildings contain:
Three times the population density
Three times as many housing units
30% more jobs in small businesses
40% more jobs in new businesses
Nearly 50% more creative sector jobs
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40,735
17,354
17,432
29,980
9,649
12,459
2,118
1,874
138
5,051
5,830
Providence RI
Portland ME
Hartford CT
NR Listed
Locally designated
Built before 1945
Total Buildings
Buildings designated
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4.3 %of buildings are
locally designated
on average among
the 50 cities in the
Atlas of ReUrbanism
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• Learning from Los Angeles (October 2013)
• Retrofitting Philadelphia (September 2014)
• Building on Baltimore’s History (November 2014)
• Building on Chicago’s Strengths (May 2016)
• Unlocking Potential of Detroit’s Neighborhoods (Aug 2016)
• Reuse and Revitalization in Jacksonville (May 2017)
• Untapped Potential: Strategies for Revitalization and Reuse (October 2017)
Foundational Research & Policy Work 52
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Outdated zoning codes
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Old zoning codesNTHP Illustration images: Colfax Avenue, Denver
X
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Old zoning codesNTHP Illustration images: Colfax Avenue, Denver
X
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NTHP Illustration images: Colfax Avenue, Denver
Better zoning codes
X
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Old zoning codesNTHP Illustration image: Denver
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Better zoning codes
NTHP Illustration image: Philadelphia
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Base Zone
Districts
Historic
Districts
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More Zoning Tools
tools gap
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Base Zone
Districts
Historic
Districts
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More Zoning Tools
tools gap
Adaptive
Reuse
Overlay
Districts
Conservation
Overlay
Districts
Contextual
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Parking Rules
2010 study of parking spaces in Tippecanoe
County, Indiana (155,000)
11 parking spaces for every family
250,000 more parking spaces than
there are cars and trucks
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Parking required
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No parking required!
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Density without Demolition
Left: Downtown Louisville, KY. Map credit: Erik Weber Right: Louisville, KY. Image credit: Andy Snow
Surface parking
Parking garagesUrban Refill:
Vacant buildings
Upper floors
Empty lots
Parking lots
Brownfields
Greyfields
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Energy Benchmarking
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5
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New York City energy benchmarking results
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Outcome-based energy codes
past energy codes future energy codes?
Exemplary!
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Demolition and Deconstruction Ordinances
Avoid and mitigate wasteful demolition
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Incentivize local businesses
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Legacy Business Registry Grants for businesses and property owners of properties with
30 years of operation who have maintained an identity, name and craft
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San Francisco, CA
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Adaptive Reuse Ordinances
Package regulatory relief, expedited plan reviews, fee waivers
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0
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Phoenix, AZ Los Angeles, CA
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Opportunity Zones
• Capital gains tax benefit for
investment that creates economic
activity in one of 8,700 OZ census
tracts, focused on areas with high
poverty rates and low income levels.
• No federal powers/few guardrails.
• 48% of Main Streets are in OZ’s.
• Of the 1,035 HTC projects in 2017,
46% are in OZ’s.
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Madison and Broad streets, Frog Hollow HD
Opportunity Zones
• Capital gains tax benefit for
investment that creates economic
activity in one of 8,700 OZ census
tracts, focused on areas with high
poverty rates and low income levels.
• No federal powers/few guardrails.
• 48% of Main Streets are in OZ’s.
• Of the 1,035 HTC projects in 2017,
46% are in OZ’s.
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Make reuse the default choice for cities
and demolition the last resort
Hartford
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National Trust for Historic Preservation:www.savingplaces.org/reurbanism
Research & Policy Lab reports:www.savingplaces.org/research-policy-lab
Jim Lindberg, VP Research & Policy [email protected]