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- Herausgeber: John Wiley & Sons
- Kategorie: Geisteswissenschaft
- Sprache: Englisch
BUILDINGS FOR PEOPLE Buildings for People: Responsible Real Estate Development and Planning explores how to balance social concerns with financial and investment considerations without sacrificing profit. This timely volume provides key technical and practical knowledge while exploring real estate development and planning through a multi-level lens--revealing the systemic factors that both govern and are governed by the real estate process. Beginning with site selection, the authors discuss financing, site improvement, architecture, landscape architecture, site planning, construction, and evaluation within a broader political, economic, and social context. Throughout the text, the authors explain key theories and methods of professional practice, and highlight how important social issues are interconnected to the business of real estate development and planning. Demonstrating how the desire for profit can be balanced with the needs of society Buildings for People: Responsible Real Estate Development and Planning is an excellent textbook for advanced undergraduate and graduate students in real estate, urban planning, urban design, and urban studies courses, as well as a valuable resource for researchers and professionals who want a multidisciplinary understanding of the built environment.
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Buildings for People
Responsible Real Estate Development and Planning
Justin B. HollanderTufts University, USA
Nicole E. StephensMassachusetts Port Authority, USA
Copyright © 2023 by John Wiley & Sons, Inc. All rights reserved.
Published by John Wiley & Sons, Inc., Hoboken, New Jersey.
Published simultaneously in Canada.
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Paperback ISBN: 9781119846574; ePub ISBN: 9781119846581; ePDF ISBN: 9781119846598; oBook ISBN: 9781119846604
Cover Images: © Shopworks, Nick Welch, Uma Edulbehram
Cover Design: Wiley
Set in 9.5/12.5pt STIXTwoText by Integra Software Services Pvt. Ltd., Pondicherry, India
Contents
Cover
Title Page
Copyright Page
List of Figures
List of Tables
Author Bio
Acknowledgments
1 An Introduction
2 Maximizing Profit or Public Good
3 Just Another Class of Investment: Basic Financials
4 Pro Forma and Financial Analysis
5 Site Selection
6 Site Analysis and Planning
7 Architecture and Landscape Architecture
8 Urban Design and Planning
9 Construction
10 Conclusion
Appendix
Index
End User License Agreement
List of Tables
Appendix
Table A.1 Overview of selected...
Table A.2 Development processes...
Table A.3 Comparison of AMI...
CHAPTER 04
Table 4.1 Simplified cash flow...
CHAPTER 05
Table 5.1 Mosaic on the...
Table 5.2 Unit mix at...
CHAPTER 06
Table 6.1 Plaza Roberto Maestas...
CHAPTER 07
Table 7.1 Arroyo Village Denver...
CHAPTER 08
Table 8.1 Gardner House, Seattle...
CHAPTER 09
Table 9.1 A.O. Flats at Forest...
List of Illustrations
CHAPTER 01
Figure 1.1 Example of ancient...
Figure 1.2 Archeological site where...
Figure 1.3 Instance of planning...
Figure 1.4 Spanish Pueblo.ZC...
Figure 1.5 Aerial view of...
Figure 1.6 Example of professional...
Figure 1.7 1947 proposed zoning...
Figure 1.8 Example of street...
Figure 1.9 North east view...
Figure 1.10 The Bandit’...
Figure 1.11 Slum area in...
Figure 1.12 Suffolk County Jail...
Figure 1.13 Looking northeast along...
CHAPTER 02
Figure 2.1 Exterior view of...
Figure 2.2 The converted Park...
Figure 2.3 Federally controlled land...
Figure 2.4 Washington’s...
Figure 2.5 Needles Highway in...
Figure 2.6 Yukon Flats National...
Figure 2.7 Close-up of...
Figure 2.8 Aerial view of...
Figure 2.9 Context of Sen...
Figure 2.10 Close-up of...
Figure 2.11 Perspective view of...
Figure 2.12 Boston Chinatown’...
Figure 2.13 Photos of ACDC...
Figure 2.14 Photos of ACDC...
Figure 2.15 People-Centered developments...
CHAPTER 03
Figure 3.1 Renovated harbor walk...
Figure 3.2 1925 Single family...
Figure 3.3 Condominium home in...
Figure 3.4 Homeowner’s...
Figure 3.5 Row of Victorian...
Figure 3.6 Instance of sparsely...
Figure 3.7 Storefront for sale...
Figure 3.8 Diagram of ten...
CHAPTER 04
Figure 4.1 Instance of uneven...
Figure 4.2 Single Family Home...
Figure 4.3 Recently completed real...
Figure 4.4 Instance of duplex...
CHAPTER 05
Figure 5.1 Old courtyard house...
Figure 5.2 Undeveloped urban plot...
Figure 5.3 Potential development lot...
Figure 5.4 Aftermath of Hurricane...
Figure 5.5 Close-up view...
Figure 5.6 Single family plot...
Figure 5.7 Aerial view of...
Figure 5.8 Activist Jane Jacobs...
Figure 5.9 Planner Robert Moses...
Figure 5.10 Washington Square Park...
Figure 5.11 Koi Pond in...
Figure 5.12 The Mosaic and...
Figure 5.13 The Mosaic from...
Figure 5.14 The Mosaic from...
Figure 5.15 The Riverway, a...
Figure 5.16 Map of Longwood...
Figure 5.17 Early childhood education...
Figure 5.18 People-centered component...
Figure 5.19 People-centered component...
CHAPTER 06
Figure 6.1 Plane flying over...
Figure 6.2 Transportation noise density...
Figure 6.3 Air pollution in...
Figure 6.4 US counties designated...
Figure 6.5 Tamarack Street in...
Figure 6.6 Example of high...
Figure 6.7 Map of Southern...
Figure 6.8 Map indicating sites...
Figure 6.9 Map indicating sites...
Figure 6.10 Map indicating atmospheric...
Figure 6.11 Instance of coastal...
Figure 6.12 Diagram depicting patches...
Figure 6.13 Evening view of...
Figure 6.14 Tile Mosaics at...
Figure 6.15 Tile Mosaics at...
Figure 6.16 Tile Mosaics at...
Figure 6.17 Centilia Cultural Center...
Figure 6.18 Street view of...
Figure 6.19 Park on project...
CHAPTER 07
Figure 7.1 Front view of...
Figure 7.2 Colosseum amphitheater in...
Figure 7.3 Temple of the...
Figure 7.4 St. Peter’...
Figure 7.5 Villa Farnesina in...
Figure 7.6 Traditional Honai house...
Figure 7.7 Ancient stone cottage...
Figure 7.8 Schauspielhaus in Berlin...
Figure 7.9 Interior reading room...
Figure 7.10 Main entrance of...
Figure 7.11 Bauhaus-Building Dessau...
Figure 7.12 Instance of Bauhau...
Figure 7.13 Le Corbusier’...
Figure 7.14 Exterior view of...
Figure 7.15 Christopher Alexander’...
Figure 7.16 The Sala House...
Figure 7.17 Wider view of...
Figure 7.18 Peter Eisenman’...
Figure 7.19 Checkpoint Charlie Museum...
Figure 7.20 Seaside, Florida a...
Figure 7.21 Architect’s...
Figure 7.22 Instance of landscape...
Figure 7.23 Example of landscape...
Figure 7.24 Bird’s...
Figure 7.25 Street view of...
Figure 7.26 Outdoor area at...
Figure 7.27 Outdoor area at...
Figure 7.28 Station at Arroyo...
CHAPTER 08
Figure 8.1 Design to policy...
Figure 8.2 Plaza outside Union...
Figure 8.3 Rockaway Beach.Justin...
Figure 8.4 Fordham Plaza.Justin...
Figure 8.5 Stapleton Plaza in...
Figure 8.6 Photoshopped Stapleton Plaza...
Figure 8.7 Gardner House, Seattle...
Figure 8.8 Close-up of...
Figure 8.9 New bus stop...
Figure 8.10 Mural on Gardner...
Figure 8.11 View of mural...
CHAPTER 09
Figure 9.1 Floor plan drawn...
Figure 9.2 Example of exterior...
Figure 9.3 Gantt chart from...
Figure 9.4 Example of slab...
Figure 9.5 Basement foundation...
Figure 9.7 Woodframe construction...
Figure 9.9 Concrete frame construction...
Figure 9.10 Steel and Concrete...
Figure 9.11 Glass curtain cladding...
Figure 9.12 Plywood cladding...
Figure 9.14 Street view of...
Figure 9.15 Close-up street...
Figure 9.16 Street view of...
Figure 9.17 A.O. Flats...
Figure 9.18 Instance of pocket...
Guide
Cover
Title Page
Copyright Page
Table of Contents
List of Figures
List of Tables
Author Bio
Acknowledgments
Begin Reading
Appendix
Index
End User License Agreement
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List of Figures
1.1 Example of ancient planning in the Indus Valley civilization. Archeological site of the ancient city Dholavira in modern day Gujarat, India. Courtesy of Uma Edulbehram
1.2 Archeological site where the ancient city Dholavira once stood, in modern day Gujarat, India. Courtesy of Uma Edulbehram
1.3 Instance of planning in Dholavira. One of 16 water baths surrounding the city perimeter that served as both storage and protection. Courtesy of Uma Edulbehram
1.4 Spanish Pueblo. ZC.Marbella / Wikimedia Commons / CC BY-SA 4.0
1.5 Aerial view of Kibbutz Nir David near the Amal River in Israel. STOCKSTUDIO / Adobe Stock
1.6 Example of professional city planning in St. Louis, Missouri and Chicago, Illinois. Hand colored maps detail city wards that demonstrate uniformity in the modern American city. J. H. Colton / Wikimedia Commons / Public domain
1.7 1947 proposed zoning in map in Greater Winnipeg, Manitoba Canada created by municipal and state planning committees. Manitoba Historical Maps / Flickr / CC BY 2.0
1.8 Example of street in Levittown development on Long Island, New York. Library of Congress / Wikimedia Commons / Public Domain
1.9 North east view of West End urban renewal project in Boston. Boston Housing Authority / Wikimedia Commons / CC BY 2.0
1.10 The Bandit’s Roost photograph by Jacob Riis capturing urban poverty of the late nineteenth century at 59 Mulberry Street, New York City. Courtesy of the Preus Museum
1.11 Slum area in early twentieth century Washington D.C. primarily housing Black residents. New York Public Library / Flickr / wikimedia Commons / Public domain
1.12 Suffolk County Jail in Boston, Massachusetts converted into high-end Liberty Hotel
1.13 Looking northeast along Hanover Street in Boston’s North End. Courtesy of Rodhullandemu, CC BY-SA 4.0. https://creativecommons.org/licenses/by-sa/4.0, via Wikimedia Commons
2.1 Exterior view of 220 Central Park South in New York City. GrissJr / Wikimedia Commons / CC BY-SA 4.0
2.2 The converted Park Savoy Hotel on 58th Street in New York City. Jim.henderson / Wikimedia Commons / CC BY-SA 4.0
2.3 Federally controlled land as of 2005. United States Bureau of Land Management
2.4 Washington’s map of land along the Kanawha River. Library of Congress, Geography, and Map Division
2.5 Needles Highway in the Black Hills of South Dakota. Runner1928 / Wikimedia Commons / CC BY-SA 4.0
2.6 Yukon Flats National Wildlife Refuge in Alaska. Heuer, Ted / Wikimedia Commons / Public domain
2.7 Close-up of towers in proposed Sen̓áḵw development, from urban perspective. Courtesy of Revery Architecture
2.8 Aerial view of Sen̓áḵw development. Courtesy of Revery Architecture
2.9 Context of Sen̓áḵw development within Greater Vancouver, Canada metropolitan area. Courtesy of Revery Architecture
2.10 Close-up of towers in proposed Sen̓áḵw development, from park/nature perspective. Courtesy of Revery Architecture
2.11 Perspective view of Frank Lloyd Wright’s Suntop quadruplex defense housing
2.12 Boston Chinatown’s historic entrance. Inscription on gate is from Sun Yat Sen’s calligraphy “天下為公” (Everything under the sun for the public). By Ingfbruno / Wikimedia Commons / CC BY-SA 3.0
2.13 Photos of ACDC’s Storytell & Sway. Photo by Nicole Stephens
2.14 Photos of ACDC’s Storytell & Sway. Photo by Nicole Stephens
2.15 People-Centered developments. By Nicole Stephens
3.1 Renovated harbor walk in the Seaport District adjacent to the North End in Boston, MA, 2019. The real estate in the seaport district has received considerable investment through the early twenty-first century. By Edward Orde, CC BY-SA 4.0.https://creativecommons.org/licenses/by-sa/4.0, via Wikimedia Commons
3.2 1925 Single family home in Bryan, Texas, United States. Larry D. Moore, CC BY-SA 4.0.https://creativecommons.org/licenses/by-sa/4.0, via Wikimedia Commons
3.3 Condominium home in New Alipore neighborhood of Kolkata, India. Courtesy of Uma Edulbehram
3.4 Homeowners traditional mortgage model diagram. By Uma Edulbehram
3.5 Row of Victorian houses exemplary of dense real estate in San Francisco, California. August 2016. Tobias Kleinlercher / Wikimedia Commons / Public domain
3.6 Instance of sparsely populated real estate outside Oxford, Mississippi. Courtesy of Uma Edulbehram
3.7 Storefront for sale in St. Louis, Missouri. March 2015. Paul Sableman from St. Louis, MO, CC BY 2.0.https://creativecommons.org/licenses/by/2.0, via Wikimedia Commons
3.8 Diagram of ten year real estate investment. By Uma Edulbehram
4.1 Instance of uneven real estate development in New York City. Investors likely calculated future value of the renovations of the right-hand side home to be financially profitable. Courtesy of Uma Edulbehram
4.2 Single Family Home in Falls Church, VA. By Ser Amantio di Nicolao – Own work, CC BY-SA 3.0.https://commons.wikimedia.org/w/index.php?curid=84393242
4.3 Recently completed real estate development project in Cambridge, Massachusetts. Courtesy of Uma Edulbehram
4.4 Instance of duplex home renovations in Cambridge, Massachusetts (left-hand side) contrasted with unrenovated duplex (right-hand side). Demonstrates uneven development practices based on mathematical modeling. Courtesy of Uma Edulbehram
5.1 Old courtyard house converted into cafe in Berlin, Germany. Courtesy of Uma Edulbehram
5.2 Undeveloped urban plot in Philadelphia, Pennsylvania. Mike Linksvayer / Flickr / Public Domain
5.3 Potential development lot at former dry cleaner
5.4 Aftermath of Hurricane Harvey in Houston, Texas, indicative of the consequences of development over wetland habitat. U.S. Department of Defense / Larry E. Reid Jr.
5.5 Close-up view of the aftermath of Hurricane Harvey. Air Force Magazine / Flickr / Public Domain
5.6 Single family plot flipped to four-house project in Cambridge, Massachusetts. Courtesy of Uma Edulbehram
5.7 Aerial view of San Jose, California, an area that has seen the explosive growth of the tech industry and Silicone Valley, 2014. Coolcaesar / Wikimedia Commons / CC BY-SA 3.0
5.8 Activist Jane Jacobs at committee meeting in Greenwich Village in 1961. Phil Stanziola Kleinlercher / Wikimedia Commons / Public domain
5.9 Planner Robert Moses with model for proposed Battery Bridge. C.M. Stieglitz / Wikimedia Commons / Public domain
5.10 Washington Square Park in New York City. Jean-Christophe BENOIST, CC BY 3.0, via Wikimedia Commons
5.11 Koi Pond in Seattle, Washington. brewbooks / Wikimedia Commons / CC BY-SA 2.0
5.12 The Mosaic and Neighboring Parking Garage. Courtesy of Uma Edulbehram
5.13 The Mosaic from Fenwood Road. Courtesy of Uma Edulbehram
5.14 The Mosaic from the Riverway. Courtesy of Uma Edulbehram
5.15 The Riverway, a Part of the Emerald Necklace. Courtesy of Uma Edulbehram
5.16 Map of Longwood area where the Mosaic on the Riverway stands. Courtesy of Uma Edulbehram
5.17 Early childhood education center at the Mosaic on the Riverway project. Courtesy of Uma Edulbehram
5.18 People-centered component, public seating. Courtesy of Uma Edulbehram
5.19 People-centered component, playground. Courtesy of Uma Edulbehram
6.1 Plane flying over residential London neighborhood approaching London Heathrow Airport. Adrian Pingstone / Wikimedia Commons / Public Domain
6.2 Transportation noise density map of greater Los Angeles, California. Map and data from Bureau of Transportation Statistics/Screenshot by Uma Edulbehram
6.3 Air pollution in Tehran, Iran, 2019. By Mehr News Agency, CC BY 4.0.https://commons.wikimedia.org/w/index.php?curid=85043620
6.4 US counties designated by the US Environmental Protection Agency as in nonattainment for the Clean Air Act’s National Ambient Air Quality Standards. US Environmental Protection Agency 2022
6.5 Tamarack Street in Washington D.C, exemplary of car friendly neighborhood. thisisbossi / Flickr / CC BY-SA 2.0
6.6 Example of high quality street edge in Houston, Texas. Michael Barera, CC BY-SA 4.0, via Wikimedia Commons
6.7 Map of Southern Louisiana. Courtesy of the United States Geological Survey
6.8 Map indicating sites of surface water. Courtesy of the United States Geological Survey
6.9 Map indicating sites of ground water. Courtesy of the United States Geological Survey
6.10 Map indicating atmospheric sites. Courtesy of the United States Geological Survey
6.11 Instance of coastal erosion affecting residential real estate in Florida. paulbr75 / Pixabay
6.12 Diagram depicting patches, corridors, and matrices. Diagram courtesy of Uma Edulbehram
6.13 Evening view of the Plaza Roberto Maestas. Image courtesy of El Centro de la Raza, Beacon Development Group, William Wright Photography, and SMR Architects
6.14 Tile Mosaics at Plaza Roberto Maestas. Image courtesy of El Centro de la Raza, Beacon Development Group, William Wright Photography, and SMR Architects
6.15 Tile Mosaics at Plaza Roberto Maestas. Image courtesy of El Centro de la Raza, Beacon Development Group, William Wright Photography, and SMR Architects
6.16 Tile Mosaics at Plaza Roberto Maestas. Image courtesy of El Centro de la Raza, Beacon Development Group, William Wright Photography, and SMR Architects
6.17 Centilia Cultural Center. Image courtesy of El Centro de la Raza, Beacon Development Group, William Wright Photography, and SMR Architects
6.18 Street view of subsidized housing units. Image courtesy of El Centro de la Raza, Beacon Development Group, William Wright Photography, and SMR Architects
6.19 Park on project site. Image courtesy of El Centro de la Raza, Beacon Development Group, William Wright Photography, and SMR Architects
7.1 Front view of the Pantheon in Rome, Italy. Nono vlf / Wikimedia Commons / CC BY-SA 4.0
7.2 Colosseum amphitheater in Rome, Italy. Ank Kumar / Wikimedia Commons / CC BY-SA 4.0
7.3 Temple of the Olympian Zeus. Jean-Pierre Dalbéra / Wikimedia Commons / CC BY 2.0
7.4 St. Peter’s Basilica from Saint Peter’s Square in Vatican City. Mstyslav Chernov / Wikimedia Commons / CC BY-SA 3.0
7.5 Villa Farnesina in Italy. Peter1936F / Wikimedia Commons / CC BY-SA 3.0
7.6 Traditional Honai house architecture in the village of Obia, Papau New Guinea. Irfantraveller / Wikimedia Commons / CC BY-SA 4.0
7.7 Ancient stone cottage with tiled roof. Minakryn Ruslan / Adobe Stock
7.8 Schauspielhaus in Berlin, Germany. Ansgar Koreng / Wkimedia Commons / CC BY 3.0 de
7.9 Interior reading room of the Biblioteque Saint-Genevieve in Paris, France. Marie-Lan Nguyen / Wkimedia Commons / CC BY 2.0 fr
7.10 Main entrance of Stieglitz Museum of Applied Arts in St. Petersburg, Russia. Alex ‘Florstein’ Fedorov / Wkimedia Commons / CC BY-SA 4.0
7.11 Bauhaus-Building Dessau design headquarters designed by Walter Gropius. Alex ‘Spyrosdrakopoulos / Wkimedia Commons / CC BY-SA 4.0
7.12 Instance of Bauhau building design. Tegula / Pixabay
7.13 Le Corbusier’s Villa Sovoye in Poissy, France. SoiHong / Wkimedia Commons / CC BY-SA 4.0
7.14 Exterior view of Barcelona Pavilion by Mies Van De Rohe. Mcginnly / Wkimedia Commons / CC BY-SA 3.0
7.15 Christopher Alexander’s Higashino High school campus project in Tokyo, Japan. Peter Morville / Flickr
7.16 The Sala House in Albany, California designed by Christopher Alexander. Ekyono / Wkimedia Commons / CC BY-SA 4.0
7.17 Wider view of the Sala House in Albany, California. Ekyono / Wkimedia Commons / CC BY-SA 4.0
7.18 Peter Eisenman’s City of Culture of Galicia, a complex of libraries and other cultural buildings in Santiago de Compostela, Spain. Luis Miguel Bugallo Sánchez / Wkimedia Commons / CC BY-SA 3.0
7.19 Checkpoint Charlie Museum in Berlin, Germany designed by Peter Eisenman. Arbalete / Wkimedia Commons / Public Domain
7.20 Seaside, Florida a community exemplative of new-urbanism designed Andres Duany and Elizabeth Plater-Zybek. Steve Tiesdell Legacy Collection / Flickr / CC BY 2.0
7.21 Architect’s site plan drawing of aircraft support facilities at Whiteman Air Force Base in Missouri, United States
7.22 Instance of landscape architecture at Rose Kennedy Greenway in Boston’s North End. cowee10 / Pixabay
7.23 Example of landscape architect design for a villa backyard. toa555 / Adobe Stock
7.24 Bird’s eye view of Arroyo Village. Courtesy of Shopworks
7.25 Street view of Arroyo Village. Courtesy of Shopworks
7.26 Outdoor area at Arroyo village includes space for gardening. Courtesy of Shopworks
7.27 Outdoor area at Arroyo village includes space for gathering. Courtesy of Shopworks
7.28 Station at Arroyo Village. Courtesy of Shopworks
8.1 Design to policy continuum. Diagram courtesy of Uma Edulbehram
8.2 Plaza outside Union Station in Toronto, Canada. Justin B. Hollander
8.3 Rockaway Beach. Justin B. Hollander and Ann Sussman
8.4 Fordham Plaza. Justin B. Hollander and Ann Sussman
8.5 Stapleton Plaza in New York original with eye-tracking. Justin B. Hollander and Ann Sussman
8.6 Photoshopped Stapleton Plaza in New York with eye-tracking. Justin B. Hollander and Ann Sussman
8.7 Gardner House, Seattle, Washington. Nick Welch
8.8 Close-up of Allen Family Center at Gardner House. Nick Welch
8.9 New bus stop in front of landscaped sidewalk outside Gardner House. Nick Welch
8.10 Mural on Gardner House. Nick Welch
8.11 View of mural on Gardner House with laundromat out front. Nick Welch
9.1 Floor plan drawn by architects: first floor of Hyde Park condominiums in Boston, Massachusetts. Phil Manker via Flickr, image has been cropped
9.2 Example of exterior computer render of residential house
9.3 Gantt chart from sample development project. Dbarashev / Wkimedia Commons / CC BY-SA 4.0
9.4 Example of slab foundation. Bill Bradley / Wkimedia Commons / CC BY 2.5
9.5 Basement foundation
9.6 Diagram comparing slab and basement foundation. Diagram courtesy of Uma Edulbehram
9.7 Woodframe construction
9.8 Masonry construction
9.9 Concrete frame construction of skyscraper
9.10 Steel and Concrete frame construction. Seth Whales / Wkipedia / CC BY-SA 4.0
9.11 Glass curtain cladding
9.12 Plywood cladding
9.13 Soldier Field Stadium in Chicago, Illinois, the first LEED certified NFL stadium. Ken Lund / Flickr / CC BY-SA 2.0
9.14 Street view of A.O Flats at Forest Hills in Boston. Courtesy of Uma Edulbehram
9.15 Close-up street view of A.O. Flats. Courtesy of Uma Edulbehram
9.16 Street view of A.O. Flats. Courtesy of Uma Edulbehram
9.17 A.O. Flats and access to public transportation. Courtesy of Uma Edulbehram
9.18 Instance of pocket park adjacent to A.O. Flats. Courtesy of Uma Edulbehram
List of Tables
4.1 Simplified cash flow pro forma
5.1 Mosaic on the Riverway Boston, Massachusetts 2017 Winner
5.2 Unit mix at project
6.1 Plaza Roberto Maestas Seattle, Washington
7.1 Arroyo Village Denver, Colorado
8.1 Gardner House, Seattle, Washington
9.1 A.O. Flats at Forest Hills, Boston, Massachusetts
A.1 Overview of selected people-centered developments
A.2 Development processes
A.3 Comparison of AMI across case study cities
Author Bio
Justin B. Hollander is a professor of Urban and Environmental Policy and Planning at Tufts University and is an internationally renowned expert on the planning and design of human settlements. He co-edited the book Urban Experience and Design: Contemporary Perspectives on Improving the Public Realm (Routledge, 2021) and is the author of nine other books on urban planning and design. He was recently inducted as a Fellow of the American Institute of Certified Planners and hosts the Apple podcast “Cognitive Urbanism.”
Nicole E. Stephens is a Development Manager for the Massachusetts Port Authority (Massport) in their Real Estate and Asset Management Department and previously worked for the Massachusetts Legislature in a variety of roles over an eight-year period. She grew up in military family housing and lived in an affordable housing unit in Boston for five years. Nicole holds a Master’s in Urban and Environmental Policy and Planning from Tufts University.
Acknowledgments
Tufts students helped enormously throughout the process of researching and writing the book, including Alisha Patel, Julia Jenulis, Vicky Yang, Uma Edulbehram, Aliya Magnuson, and Myiah Webb. Special thanks go to the team at Wiley, including Todd Green, Amy Odum, and Juliet Booker. We greatly appreciate those who have granted us permission to use their images throughout the book.
Thanks to all of our colleagues at Tufts, especially Rebecca Shakespeare and Shomon Shamsuddin. Most of all, we want to thank our families for their support and love throughout the research and writing of this book.
1 An Introduction
Look around. No matter the continent, no matter the country, you will see streets, buildings, utilities, ornamental trees, manicured lawns, maybe even flowers. Some places also have bicycle lanes, trolleys, bridges, parks, or even formal gardens. As a small child might put it: how did this all get here? How are cities and towns built? Who decides and how?
Broadly speaking, this is the aim of the urban studies field to answer. In this book, we take a narrower line of inquiry by asking what the role of the real estate development and planning enterprises are in shaping how places get built and rebuilt. While a multitude of factors play into the design and development of human settlements, real estate and planning have an outsized and oft misunderstood role. The choice of where water lines are laid out, how tall a building is, what trees are planted, these each have their origins in the real estate development and planning professions – an intricate and complex set of customs, techniques, methods, theories, and histories that, situated slightly differently in different geographies reveal the answer to the child’s question about the built environment.
It might be easy in telling this story to focus on a series of nameless and faceless ideas (like pro forma analysis, gentrification, or zoning) that propel the shaping and reshaping of places, but people are in fact at the center of this work – we build not because of regulations or profits or because of tradition, we build for humankind. Through this people-first lens, we will explore the practice of real estate planning and development.
The book’s title “Building for People” is an homage to the seminal urban planning book Cities for People by Danish planner Jan Gehl (2013). Gehl can reasonably be considered the most important urban planner alive today. His work has reshaped cities globally and the impact of Cities for People has been profound: using psychological sciences and simple human observation, he has brought attention within the urban design and planning world to how people experience cities (Matan and Newman 2016). Through a people-centered lens, Gehl has helped city planners make places more inviting, safer, and more accessible. We hope that this book can make a similar impact on the real estate development and planning fields.
A good deal of research has established how places affect people and how policies and stakeholders have served to produce and reinforce these effects. Understanding real estate development is a fundamental task for using this research as part of a career focused on making places better for people. While most practical guides to real estate development focus on the business side of the proposition, this book presents real estate development more holistically, elucidating the role of both profit and public good. Profit is not necessarily incompatible with social goals and this text serves as a guide to attend to financial and investment concerns, but not at the expense of social ones.1
This book provides an introduction to the major components of mainstream and progressive real estate development and their connections to urban planning. We will convey key technical and substantive knowledge, as well as situating the subject within a broader political, economic, and social context. Beginning with some historical and theoretical context on real estate development and planning, then moving to basic financial analysis, site selection, site improvement, architecture, landscape architecture, site planning, construction, and evaluation, this book explores key theories and methods of professional practice. We maintain a critical focus on the role of real estate in the reproduction of social, spatial, and economic inequalities and consider how alternative models function theoretically and practically in the market. We both introduce important players in the development and planning process, including urban planners, lawyers, real estate developers, bankers, community organizers, and others as well as make visible how the built environment is a reflection of the power dynamics between them. The story of real estate development and planning is told here through a multi-level lens, where the systemic factors that govern (and are governed by) the real estate process will be closely examined and interrogated, allowing you to understand how key societal trends like gentrification, affordable housing, inequality, and homelessness are intertwined with the business of real estate development and planning. Through the use of real-world examples, you will become familiar with the nomenclature and skills needed to influence and impact the physical shaping of human settlements, while understanding social, economic, and political dimensions of that work.
When you read this book, you will master new knowledge and develop new skills. This book will help you understand: (1) the historical context of real estate development, (2) what models exist to address a range of social and community goals, and (3) the basic steps of the real estate development process. Readers will master these skills: (1) ability to critically examine the real estate development and planning process, while exploring systematic factors that shape the industry, (2) determine and calculate the contextual financial and economic factors that frame any real estate development project, (3) conduct a pro forma analysis, and (4) basic site selection, site analysis, planning, design, and evaluation.
The book begins here with an overview of the history of real estate development and planning, how these two fields first professionalized, and were employed to address a range of public problems, including affordable housing. We dive deeper into these questions in Chapter 2 with an exploration of alternative models which consider the role of the public sector as collaborators in development, an Indigenous view of land, defense, and military family housing, and community development corporations (CDCs). Chapters 3 and 4 return to conventional methodologies by reviewing the capitalist perspective on real estate as a commodity, to be bought, sold, and invested in. In the subsequent five chapters, we take on each of the real estate development processes: site selection, site analysis/planning, architecture/landscape architecture, urban design and planning, and construction. For each, we review the key considerations for that process and emphasize what it means to take a people-centered approach. We also include an illustrative case study for each chapter where we examine how the lessons of the chapter come to life in the real world of professional real estate development practice. We made an effort to align the cases with each of the five development processes mentioned above, with some being true exemplars of best practices and others offering broader lessons for practice outside of a single development process. For details on our methodology for conducting these case studies, see Appendix 1.
History and Context of the Real Estate Development and Planning Process
Historically, real estate development and planning were activities that happened at all levels of society, from highly centralized monarchies looking to erect public works to individual farms wanting to build a barn. The early civilizations in Africa and Asia were renowned for their monumental structures like the Great Pyramids in Giza, Egypt that still stand today, thousands of years later (See Figures 1.1–1.3). Likewise, the decentralized building efforts of individual farmers, craftspeople, or merchants have throughout history shaped urbanized communities and continue to shape the paths of roads, locations of parks, and the structure of settlements (Reps 1965). Between those autocratic developments and the pioneers settlers of the Great Plains and the dug-out cliffs of the Anasazi people, there is a rich historical record of a middle ground of formal plans, organized platting of land, and even the equivalent of today’s homeowner associations that appears to have shaped much of the planet’s built environment (Platt 2014).
Figure 1.1 Example of ancient planning in the Indus Valley civilization. Archeological site of the ancient city Dholavira in modern day Gujarat, India.Courtesy of Uma Edulbehram.
Figure 1.2 Archeological site where the ancient city Dholavira once stood, in modern day Gujarat, India. Courtesy of Uma Edulbehram.
Figure 1.3 Instance of planning in Dholavira. One of 16 water baths surrounding the city perimeter that served as both storage and protection. Courtesy of Uma Edulbehram.
The choice of a despot or an independent pioneer to build or not to build is of little relevance today, but meditating on that space between offers valuable insight. When people have voluntarily come together to develop land and build, but have restricted themselves by social laws or regulations, amazing results have come: the Spanish pueblo (See Figure 1.4), the Italian plaza, the New England village, the Israeli kibbutz (See Figure 1.5), and many others.
Figure 1.4 Spanish Pueblo. ZC.Marbella / Wikimedia Commons / CC BY-SA 4.0.
Figure 1.5 Aerial view of Kibbutz Nir David near the Amal River in Israel. STOCKSTUDIO / Adobe Stock.
The remainder of this chapter considers recent history in greater depth, beginning with the birth of modern urban planning and real estate development practice in the nineteenth century and major milestones in the twentieth century that brought broader public purpose with the advent in the United States of the 1949 Housing Act and subsequent federal and state legislation that sought to position the development process as a tool to solve urban and subsequently, broader societal problems. We will then discuss the historical development of alternative housing models globally, with a focus on examples in the United States and their current role in the US housing market (exploring these models in more depth in the next chapter). This review will conclude with the present-day debates around the role of real estate development and planning in shaping public and private spaces, focusing on affordable housing, gentrification, alternative models like the Yes In My BackYard movement (YIMBY).
The Birth of Professional Real Estate and Planning in the Nineteenth Century
While we have much to learn from ancient real estate development and planning, like so many other contemporary scholars (see Hall’s Cities of Tomorrow) we begin this historical review with the birth of modernity. It was at the dawn of the nineteenth century that humanity underwent a profound shift with the onset of the Industrial Revolution. Machines and the scientific method surely brought a lot of good to the world, but they also brought the horrors of the Great War, urbanization and its problems at a mass scale, and a wholesale rejection of many of the traditions and practices of architecture and planning of the past (Gomis and Turón 2015). In many ways, the Columbian Exposition of 1893 marked a clean break from the past and launched the birth of the urban planning profession, which was quickly followed by professionalization in scores of other cognate fields like real estate development (Fairfield 2018). Daniel Burnham and his early followers formed national professional city planning bodies in the United States and promoted model municipal regulations (See Figure 1.6).
Figure 1.6
