vishaan chakrabarti
TRANSCRIPT
A COUNTRY OF CITIESVISHAAN CHAKRABARTI
AMERICA’S MOST LETHAL EXPORT: THE SUBURB
OF HIGHWAYS, HOUSES, AND HEDGES
RATE OF LAND USE= 2 x POPULATION GROWTH
11 MILLION+ AMERICANS ARE UNDERWATER
AT WHAT DENSITIES DO AMERICANS LIVE?
ANNUAL FEDERAL INFRASTRUCTURE BUDGET
ANNUAL FEDERAL ENERGY SUBSIDIES
THE MORTGAGE INTEREST DEDUCTION ISOUR LARGEST FEDERAL SUBSIDY
AMERICA’S OUTSTANDING MORTGAGE DEBT, 1960!2010
WHY CITIES ARE GOOD
PROSPERITY ANDGLOBALIZATION
JANE JACOBS’S THEORY OF IMPORT REPLACEMENT IN CITIES
DOCTOROFF’S VIRTUOUS CYCLE OF THE SUCCESSFUL CITY
WHERE AMERICAN PROSPERITY IS PRODUCED
AMERICAN CITIES ARE MORE PRODUCTIVE THAN THE VAST MAJORITY OF STATES
AMERICAN MODEL VS. CITY!STATE MODEL
SUSTAINABILITY AND RESILIENCE
BILL MCKIBBEN: GLOBAL WARMING’S TERRIFYING NEW MATH
placeholder: this is not sustainability
THIS IS NOT SUSTAINABILITY
ENERGY CONSUMPTION AVERAGES BY HOUSEHOLD TYPE
SUSTAINABILITY = DENSITY
THE WORLD’S POPULATION COULD FIT IN TEXAS
If you love nature, don’t live in it.
HYPERDENSITY LEAVES NATURE NATURAL
HEALTH AND JOY
ARCHITECTURE TRIES TO TAME THE CITY
NATIONAL HOMICIDE RATES PER 100,000 RESIDENTS
COMMUTING DISTANCE AFFECTS PREVALENCE OF OBESITY
ROMANCE AND COMMUTING TIME
OUR MOST DANGEROUS ACTIVITY
THE ADVANTAGES OF MASS TRANSIT AND WALKABILITY
CITIES APPEAL TO YOUNG PROFESSIONALS
NEW URBAN PARKS
Frank Gehry Nelson Byrd Woltz The O!ice of James Burnett
KNOWLEDGE AND CULTURE
OMA Foster + Partners Morphosis
NEW URBAN WATERFRONTS
SHoP Architects
HOW TO BUILD GOOD CITIES
BUILDING HYPERDENSITYAND CIVIC DELIGHT
STEREOTYPES OF HYPERDENSITY
A MODEL FOR THE FUTURE?
placeholder: densities needed to support rapid mass transit
DEFINING HYPERDENSITY
DENSIFICATION AROUND RAIL!BASED TRANSIT
HYPERDENSITY CAN BE BEAUTIFUL
SHoP Architects NADAAA Stanley Saitowitz
THE HIGH LINE PARK
DS+R, Field Operations
PRESERVATION OF LIGHT AND AIR THROUGH FLOOR AREA TRANSFER
NEW DEVELOPMENT ALONG THE HIGH LINE
HOW TO BUILD THE HIGH!LOW CITY
HYPERDENSE LONDON
BUILDING AN INFRASTRUCTURE OF OPPORTUNITY
DENSITY FOR DENSITY’S SAKE
DEFINING AN INFRASTRUCTURE OF OPPORTUNITY
PUBLIC/PRIVATE PARTNERSHIPS
HUDSON YARDS
EXTENDING THE #7 SUBWAY LINE
HUDSON YARDS
BUILDING THE EQUITABLE CITY
SUCCESSFUL PUBLIC HOUSING
DEFINING AFFORDABILITY
1986!TODAY: HOUSING TAX CREDIT SYSTEM
LAND COSTS GET AMORTIZED OVER INCREASED DENSITY
MODULAR CONSTRUCTION: A POTENTIAL NEW MODEL FOR AFFORDABLE HOUSING
IN A COUNTRY OF CITIES: HYPERDENSE DEVELOPMENTS AND AMENITIES
OF TRAINS, TOWERS, AND TREES
TODAY: A COUNTRY OF HIGHWAYS, HOUSES, AND HEDGES
TOMORROW: A COUNTRY OF TRAINS, TOWERS, AND TREES
HYPERDENSE DENVER
HYPERDENSE CHARLOTTE?
HYPERDENSE DALLAS?
CONNECTION TO THE TRINITY RIVER?
EXTEND THE CITY
EXTEND THE LANDSCAPE
HYPERDENSITY // HYPERLANDSCAPE
HYPERDENSITY // HYPERLANDSCAPE
HYPERDENSE BROOKLYN
BARCLAY’S CENTER
ARCHITECTURE
TRANSIT!BASED
MODULAR
placeholder: better barclay’s images
VARIATION
CIVIC DELIGHT
THE HUB AND SPOKE ANACHRONISM
NETWORK OF LIVE!WORK NEIGHBORHOODS
WILLIAMSBURG BRIDGE BOOKENDS
ESSEX CROSSING
ANDY WARHOL MUSEUM
SECTIONAL STRATEGY
MARKET CONCEPT
URBAN SECTION
MARKET
DOMINO: EXISTING
PREVIOUS SCHEME
GET TALLER AND SLENDER
GET POROUS FOR LIGHT AND AIR
GET RESILIENT
GET SPECTACULAR WATERFRONT
GET MATERIAL
GET MIXED USE
GET AFFORDABLE
GET APPROVED!!!
THE HYPERDENSE CITY OF CULTURE & EQUITY
SITES + SERVICESA HYBRID MODEL FOR RIO DE JANEIRO
COLUMBIA UNIVERSITY GRADUATE SCHOOL OF ARCHITECTURE, PRESERVATION, AND PLANNINGSPRING 2014 MSRED/MARCH STUDIO | VISHAAN CHAKRABARTI + HILARY SAMPLE + SHAWN AMSLER
RIO DE JANEIRO
• Total population 2010: 18,171,711• Rio de Janeiro: 6,323,037• Metro area: 11,848,674
• Density: 4,781 km2• 2nd largest contributor to GDP• 22% of the total population lives in favelas. • 1,071 Favelas according to the 2010
census• Affordable Housing Crisis
FAVELAS IN RIO DE JANEIRO
SUMMARY
Favelas and High Rise Housing in Rio de Janeiro
FAVELA CHARACTERISTICS
• Neighborhoods that emerge from a need for housing• Established and developed without external or government
regulation• Their original blueprint established and developed organically and
by residents themselves• Continuously evolving based on culture, access to resources and
jobs• Run by Residents Associations• No legal protection to the ‘property owners’/no access to secure
land tenure • Limited upward mobility in the formal sector • Health/Safety/Welfare – no enforcement of building codes, drugs/
gangs/violence is a continuing issue, and militias have a strong-hold on the residents’ welfare
• Gentrification leads to rising rents and displacement; UPPs have increased safety in many favelas, further amplifying price increases
FAVELAS TODAY
Rio das Pedras 2014
FAVELAS IN BRAZIL
• 1937: Federal District Building Code: favelas are declared illegal and announced demolition
• 1950s-80s: State and Church sponsor favelas improvements• 1982-1990:
• Brizola Administration several infrastructure upgrades are undertaken (water & sewage hookups, trash collection, public lighting)
• Cada Familia, Um Lote: land regularization-14,000 lots• Mid 90s: IDB creates urban upgrade program “Favela Barrio.”
Infrastructure investments worth US 600mn• Programa Morar Legal: regularization of 24,000 households
• Today: 3rd phase of IBD’s program “Morar Carioc”, which aims to upgrade all favelas in Rio by 2020
• Initial round only covers 30 favelas in Rio and 6 irregular settlements through a 150 million loan
HISTORICAL APPROACHES
Rio das Pedras 2014
DEMOGRAPHIC TRENDS
MONTHLY INCOME PER CAPITA
• Urbanization Rate• Growth of domestic consumer class & rise
of credit usage• Vehicle registration up 21%
• Growth of middle class
10-14 15-
1920-
24 25-29
30-34 35-
3940-
44 45-49
50-54 55-
5960-
64 65-69
70-74 75-
79 80+
14
12
10
8
6
4
2
0
Do Rocha 237Santa Cruz 308Da Mare 394Rocihna 408Barra Tijuca 524Barrier Vasco 528Humaita Botanical Gardens 635Urca 693Average for Favelas 383
(A) 3.5%(B) 3.6%
(C) 41.1%
(D) 21.6%
(E) 30.2%
5.0 4.0 3.0 2.0 1.0 0.0 1.0 2.0 3.0 4.0 5.0
10095-9990-9485-8980-8475-7970-7465-6960-6455-5950-5445-4940-4435-3930-3425-2920-2415-1910-145-90-4
Age
5.0 4.0 3.0 2.0 1.0 0.0 1.0 2.0 3.0 4.0 5.0
10095-9990-9485-8980-8475-7970-7465-6960-6455-5950-5445-4940-4435-3930-3425-2920-2415-1910-145-90-4
Age
Percentage of PopulationPercentage of Population
(A) 5.3%(B) 6.4%
(C) 55.3%
(D) 16.6%
(E) 16.4%
10-14 15-
1920-
24 25-29
30-34 35-
3940-
44 45-49
50-54 55-
5960-
64 65-69
70-74 75-
79 80+
14
12
10
8
6
4
2
0
Do Rocha 237Santa Cruz 308Da Mare 394Rocihna 408Barra Tijuca 524Barrier Vasco 528Humaita Botanical Gardens 635Urca 693Average for Favelas 383
(A) 3.5%(B) 3.6%
(C) 41.1%
(D) 21.6%
(E) 30.2%
5.0 4.0 3.0 2.0 1.0 0.0 1.0 2.0 3.0 4.0 5.0
10095-9990-9485-8980-8475-7970-7465-6960-6455-5950-5445-4940-4435-3930-3425-2920-2415-1910-145-90-4
Age
5.0 4.0 3.0 2.0 1.0 0.0 1.0 2.0 3.0 4.0 5.0
10095-9990-9485-8980-8475-7970-7465-6960-6455-5950-5445-4940-4435-3930-3425-2920-2415-1910-145-90-4
Age
Percentage of PopulationPercentage of Population
(A) 5.3%(B) 6.4%
(C) 55.3%
(D) 16.6%
(E) 16.4%
HIGHLIGHTS
AGE DISTRIBUTIONRIO DE JANEIRO (EXCLUDING FAVELAS) FAVELAS IN RIO DE JANEIRO
HOUSEHOLD DISTRIBUTION
SOCIAL MOBILITY: RISE OF THE MIDDLE CLASS
Rio das Pedras 2014
SITE
AMBEV SITE
RIO DAS PEDRAS SITE
RIO DAS PEDRAS
AMBEV
RIO DAS PEDRAS
70.9 Hectares81,000 Residents est.
3 Public schools7 K-4 Private schools2 Day facilities
1 Resident’s Association office1 Public plaza 1 Health center1 Community health station1 Mobile library6 Soccer fields
1 Public safety trailer
Rio das Pedras 2014
Rio das Pedras 2014
RIO DAS PEDRAS: LESSONS LEARNED• Learning from Rio das Pedras
• Affordability• Mixed-use• High density to support community, commercial and transit • Pedestrian-oriented• High use of bicycles and public transportation• Organic, incremental architecture• Strong community networks and exchange between residents• Entrepreneurial
• Areas of Opportunity/Improvement• Additional open space & recreation• Community facilities• Safer construction methods • Public health• Education• Sanitation
Rio das Pedras 2014
Rio das Pedras 2014
AMBEV
AMBEV
RIO DAS PEDRAS
28.5 Hectares of vacant land
Factory partially still in operation
AMBEV Site
AMBEV Site
MINHA CASA MINHA VIDA: PLANNED FOR AMBEV SITE
• Primary affordable housing program at a federal level.• Government has promised to deliver millions of units within the
current presidency.• Residents given voucher to purchase housing.• Shortcomings:
• Mono-Use Residential• Low Density Housing • Restrictive in design • Public gathering spaces are poorly designed, if not lacking
completely. • Developments are often located far from sources of
employment • Lack adequate public transport access • Quality vs. Quantity - Government less concerned with
construction quality. New developments located in virtually worthless land.
• All these factors often lead to failed developments, where new communities are afflicted by high vacancy, credit loss or crime. The Minha Casa Minha Vida Program fails to recognize and replicate the positive conditions of informal settlements, proposing overly-formalized housing communities. This model of development often leads to housing stock which depreciates, rather than appreciates over time.
MINHA CASA MINHA VIDA PROJECT
WHAT IS SITES AND SERVICES?
• Government provides and prepares land with essential infrastructure needed for habitation
• Prepared plots sold or leased to beneficiaries• Beneficiaries use their own resources to construct their homes• Basic Infrastructure - Supplied by Government
• Water Supply • Electrical Service • Sewage System• Storm Drainage • Street Lighting
• Access to infrastructure - Supplied by Government• Each plot set up to connect to water, power, sewer
• Planned Community Services & Facilities - Supplied by Government• Schools• Health Centers• Community Centers• Playgrounds/Recreation/Open Space • Security post • Bus shelters
INCREMENTAL GROWTH STRATEGY
INFRASTRUCTURE
PROPOSAL
Community Land Trust
Individuals Government
Land
$$/Year
Infrastructure
Builds Frame
Option to Buy Frame
Phased Payments $/
Yr
Voucher available for affordability
COMMUNITY LAND TRUST
Community Land Trust
Government
Gives land to CLT
Pays installments to offset infrastructure costs
Builds Infrastructure
Sewage
Roads
Electricity
Water
Provides Services
Security
Education
Health
Library Recreation CommunityCenter
Waste
SESC
Build HousingFrames
Governing Board
Hold Title to Land
ResidentsJoin CLT
Maintenance
StabilizeValues
$
AMBEVSITE
DefineGuidelines
Collaborates with SESC to provide adtl. services
MASTER PLAN PROPOSAL
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CONDOMÍNIOFLORESTA AM
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087
37.8 ha
77.55 ha
• 2 Primary Schools for 800 students each (50,000 sf / 4,645 sqm)
• 2 Kindergartens (3,000 sf / 270 sqm)
• 2 Pre-schools (2,000 sf / 186 sqm)
• 1 Health Center for 50,000 to 80,000 people (40,000 sf / 3,716 sqm)
• 1 Community Center (Converted factory/SESC)
• Playgrounds/Recreation/Open Space (4.8 hectares)
• 1 Security post Incorporated into Community Facility
• Day-care Facilities (Incorporated into Commercial)
Residential & Commercial
53%
Open Space15%
Circulation25%
Health Facilities1%Schools
6%
AMBEV Site = 32.5 ha
Land Use
LAND USE
AMBEV Site= 32.5 ha
PROGRAM
MASTER PLAN INFRASTRUCTURE & GRID
Lot: 4m x 12mBuilding Footprint: 4m x 8m
36 Lots per 24 m x 64 m block
Primary Commercial
Coorridor4 Lanes
22m wide
Secondary Roads1 lane
6m wide
Housing Unit Framework: Basic Frame with utility wall for each plot with connect to water, power, sewer (1 per unit/$3,600 per unit)
Roads
Water
632 Sq M/per block$28,500 USD/per block
220 M/per block$105,000 USD/per block
Sewage
220 M/per block$160,000 USD/per block
Electricity
128 M/per block $43,200 USD/per block
StormwaterMgmt
Streetlamps
72 M/per block$7,200
4 lights/per block $2,100
CASE STUDY: ELEMENTAL
Limited resources for affordable housing are invested to build half of a good house, rather than a full house with poor construction. The savings in construction are reinvested towards a site which is more strategically located with a higher-land value. A better Location should permit the property to appreciate in time, rather than depreciate.
The user will respond to this ‘half-house’ by wanting to expand it over time. The design accommodates for this incremental growth with an adjacent void, mitigating the risk of structural failure and over-crowdedness.
The units are built with cheap prefabricated concrete panels and assembled on site and left virtually ‘raw’, with limited finishes. Users then self-improve their homes, selecting the tiling or exterior paint color to their liking.
STRATEGY
INCREMENTAL GROWTH
SELF CUSTOMIZED
Elemental Project
Elemental Project
BUILDING TYPOLOGY1 Unit
4m x 8m (13 ft x 26 ft)
32 sqm (344 sqft)
$3,424 USD R$7,670
1 Unit Expansion
8m x 8m (26 ft x 26 ft)
64 sqm (688 sqft)
$5,136 USD R$11,504
2 Units shown with shared expansion
8m x 4m + 4m x 4m
48 sqm (516 sqft)
$6,848 USD R$15,340
Utilities Unit A Unit B
Utilities Unit A Unit B Commerical Rear Yard
1 Unit
4m x 8m (13 ft x 26 ft)
32 sqm (344 sqft)
$3,424 USD R$7,670
1 Unit Expansion
8m x 8m (26 ft x 26 ft)
64 sqm (688 sqft)
$5,136 USD R$11,504
2 Units shown with shared expansion
8m x 4m + 4m x 4m
48 sqm (516 sqft)
$6,848 USD R$15,340
Utilities Unit A Unit B
Utilities Unit A Unit B Commerical Rear Yard
UNITS CONNECT ON THE BLOCK
AMBEV SITE: PHASE 1
AMBEV SITE: PHASE 2
AMBEV SITE: PHASE 3
AMBEV SITE: PHASE 4
PHASING
PHASE
1 Constuction & Sell
1 Permanent Bond
455 Units/Yr Refinanced Balance: $7.9 mn - Minimum Debt Payment/Month/Unit: $30.40 (R$68.1)
Bond Payoff
2 Construction & SellInitial Balance: $20.34 mn
2 Permanent Bond
581 Units/YrRefinanced Balance: $6.10 mn - Minimum Debt Payment/Month/Unit: $23.24 (R$52.05)
Bond Payoff
3 Construction & SellInitital Balance: $18.71 mn
3 Permanent Bond
553 Units/YrRefinanced Balance: $5.46 mn - Minimum Debt Payment/Month/Unit: $22.61 (R$50.65) Bond Payoff
4 Construction & SellInitital Balance: $23.63 mn
4 Permanent Bond
577 Units/YrRefinanced Balance: $7.13 mn - Minimum Debt Payment/Month/Unit: $27.14 (R$60.79)
Bond Payoff
Assumptions
CLT Bond Financing Rate: 9%
Permanent Bond Term: 20 years
CLT Buy-In Per Unit:
Initial Balance: $20.58 mn
8,577$
20542014 2019 2024 2029 2034 2039 2044 2049
PHASING MODEL
CLT REVENUE STREAM
R$92 per unit
25% of monthly housing expense
Revenue R$2,638,9508% credit loss (R$204,433)
30% operations & maintenance (R$791,694)Infrastructure Debt Service (R$1,379,059)
Balance R$257,108
$$$$$$
CLT
FINANCIAL PROJECTIONS
Pays installments to offset infrastructure
costs
INCOME + HOUSING AFFORDABILITY
RDP Area Average median income per capita per month
R$ 543
R$ 1,222: Per Household or unit
2.25 Income earners per household
30% of Income on Housing =
$367 per month
R$367.00-92.00-45.00
=229.89
CLTUtilities PV = R$9,247.67
Micro-Loan Payment
30%
FINANCIAL PROJECTIONSPUBLIC SUBSIDY
Government provides land cost per unit
R$3,033
Subsidy level differs per income bracket
Voucher system for houses with lower levels of income
9%Interest Rate on Bond
R$8,739 per unit
R$ 19,214: “Buy In” Unit Cost
Up to
PUBLIC SUBSIDY
PHASING
Phase 1 Phase 2 Phase 3 Phase 4 TotalStart Year 2,014 2,019 2,023 2,027 - Size sq m 65,000 65,000 60,000 65,000 255,000 Size Acres 16.1 16.1 14.8 16.1 63.0 Size Hectares 6.5 6.5 6.0 6.5 25.5 Infr. As % of Total housing expense 17% 12% 12% 12% 0%Total Persons 9,068 9,068 8,342 9,068 35,545 Total Units 2,400 2,400 2,208 2,400 9,408
CONCLUSION
Sites & Services approach with a Community Land Trust ownership model
• Replicates the positive attributes of favela-like incremental growth
• Legitimizes ownership structure• Provides adequate health/safety/welfare
services• Ensures long-term affordability and access
to land and housing for those who need it most
Rio das Pedras 2014