Initiating the “Plot Approach� by: relocating parking as triggering tool for new urbanity Amstel III Mixed Use Redevelopment Research Project July 18, 2013
Boundary Unlimited Hein de Haan A+S
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INDEX p.3 p.6 p.16 p.20 p.24 p.27 p.35 p.39 p.41 p.48 p.49
Project brief Case study Ownership structure Interviewing building owners City planning progress Interviewing city council Programmatic scenarios Living function as a MUST Plot approach and parking relocation Street making and area activiation Research conclusion
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AMSTEL III MIXED USE REDEVELOPMENT Research Brief:
Research Progress:
Amstel III Mixed Use Redevelopment Project develops urban strategies that can potentially stimulate the Amstel III office area into a mixed use environment. By studying foreign case studies, interviewing the city council and 2 of the building owners from the Hogehilweg area, the research have concluded that plot strategies may better to stimulate individual redevelopment processes rather than a top down master plan. Each plot approach/strategy can be custom made to provide different land lease contracts, program adaptations, as well as regulating the ownership structures. A give and take process between the city council (who will invest on the public infrastructure) and the building owner(who will redevelop the plot) can minimize the redevelopment risk for the area, guarantee freedom for individual redevelopment choices and navigate the entire area’s redevelopment direction in a more interactive manner.
1. Case study - Transformation process of empty offices in Taipei, Taiwan 2. Building owner analysis - Financial background - Organization - Interest on redevelopment - building redevelopment potentials 3. Interviews - Iris van de Horst, Zuidoostlob, Amstel III - Marlies Gijsel, Zuidoostlob, Amstel III - Pieter Roozenboom, Nora Chouli, Henno van Eijk, Uni-Invest - Nick Both, Revital Invest & Intercity Management 4. Formulation of redevelopment strategy: Plot Approach by relocating parking as triggering tool for new urbanity
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Initiating the “Mixed Use Plot Approach� by: relocating parking as triggering tool for new urbanity
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PARKING RELOCATION STRATEGY BASED ON INDIVIDUAL PLOT
-Entrance change -Splitting floors
$
A B $
-Parking tower
P
change
change
-Splitting
-Splitting
floors
floors
-Parking
-Parking
tower
tower
-Parking
-Parking
$
$
A
A
B
B
$
$
P
P
P $ underground underground A
-Parking
-Parking
street
$ street
-Road
-Road
path
path
-New P
-New
entrance
entrance
for road
for road
P
P
B
P
P
-Parking underground -Parking street -Road path -New
P
P
P
entrance
P 1 2
for road
Private parking
3
1 2
1 2 To take the land property of Hogehilweg 4 as an example. Hogehilweg 4 has 75 parking lots at this 3 moment adjacent to the office building owned by a private owner.
$
$
3
$ Increase new entrance to enter private plot
Private parking Time-shared public parking
Parts of the parking can be organized into timeshared private parking to facilitate new leisure or commercial programs in the area.
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P
-Entrance -Entrance
-Road path $
$
A B
A
$
B P
$
$
A
P
$
$
B
P
Install P P parking tower+ an extra staircase P und connecting to new P program
P
tting
3
s
$
A B
floorsfloors 1 2
P
P
$
rground
ing
t
3
P
P
P
P
P
P
P
-New-New entrance entrance Total parking amount -Entrance Enhance pedestrian change -Entrance path -Splittingchange
(original+compensated) for road for road
New program and entrance
$
1
$
A
1
floors -Splitting Relocating parking into parking towers: Parking towers are often used in eastA Asia. Normally, 2 2 $ meters. Therefore, P floors can parks 2 cars, 3 3 each parking and has the clear height of around 1 A B -Parkingfloors 26 cars can be parked in a vertical cube that is around 6M(W) X 6M(L) X 12M(H). During our tower $ B interviews with the building owners, we-Parking confirmed that this product is possible to installed if ef-Parkingtower $ ficiency is achieved. B
$
$
d
B
Increase new entrance to enter private plot
path path A
P
P
tower tower
-Road-Road
P
1 2
$
street street
$
ing
A
$
-Parking -Parking
P $
$
B
-Parking -Parking
B
r
A
$
underground underground
$
ing
$
-Parking -Parking 3
$
ance
Create a new building entrance
for road
B
P
1 ge 2
entrance
-Splitting -Splitting
A
$
P
change change
-New
A B
$
P
P
P
P
nce
underground -Parking
ad
-Parkingunderground
1 2
street
3
-New
$
-Parking
P
-Road street path
P
P
P
P P
-Road path
entrance-New for road entrance for road
$ $
1 2
3
1 2
P
P$
$
Relocating private parking to street parking
P
Enhance pedestrian path
3
Total parking amount (original+compensated) New ground use for events
Relocating parking into street parking: During the interview process, we learned that the building owners are interested to park their cars along the street, in this way they can get rid of parking lots in their plot with least investment. The ground can be used for temporay event features, or for example, for a large scale market.
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-Parking underground $
A B
street
B
$
P
-Parking
A
$
P
P
P $
-Road
$
path
P
P
-New
Install -Entrance parking change tower+ an extra -Splitting staircase oors connecting to new -Parking program tower
P
P
P
$
entrance for road $
A B
P
1 2
A
P
$
B
3 Enhance pedestrian path
$
-Parking underground
1 -Parking 2 street 3
P
P
P
-Road path
P
P
$
P
-New entrance for road
1 2
3 Total parking amount (original + compensated) New housing ground
Apply flex living plot regulation
$
GROUND FREE FROM PARKING CAN BE USED FOR NEW SMALL SCALE RESIDENTIAL DEVELOPMENTS Ground along the Hogehilweg that are freed from parking lots are developed into housing with small shops or offices on the ground floor. The city council will regulate new buildings’ plot sizes and ownership types to prevent investments leading to more spatial vacancy. In order to prevent more empty buildings being built, buildings with small ownerships and alternative investments are encouraged to built in each plot with a suggested percentage.
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2012
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2032
PLOT APPROACH CAN LEAD TO MIXED USE URBANISM The increasement of users and residents have brought more urban flows and investments into the Amstel Ill area. Along the Hondsrugweg, an international company’s headquarter could occupy the street crossing with a mini-highrise. A wholesale shop could occupy the ground floor of the former office building. These will upgrade the Hondsrugweg into a real urban boulevard street.
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FROM PLOT APPROACH TO STREET MAKING
H
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H
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Plot owners can potentially group themselves according to the concept of street making. By 1-2 street making initiatives it is possible to activate an urban area. Individual owners are free to join in or drop out during the process and do not interfer with the urban re-development process in the long run.
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PROGRAMMATIC SCENARIOS
FLEX LIVING ZONGING 3.
3.
2. 4.
4.
1.
1.
Timeshared Parking Route
1. 1-4fLOOR
2.
1. 4.
1-4 FLOOR
STREET MAKING
5-8 FLOOR
2.
9-12 FLOOR 13-16 FLOOR 16 + FLOOR
2.
3.
Hogehilweg
Hogehilweg -Entrance
-Entrance
change
change
-Splitting
$
floors
-Splitting
$
A B $
-Parking
A
floors
B
-Parking
P
tower -Parking
P
-Road path
RESEARCH CONCLUSION
-Splitting floors
3
$
$
A
$
P
-Splitting floors
P
$
P $
path
P
for road
1 2
A
P
P
B $ 1-4fLOOR
-Parking
Hullenbergweg
Hondsrugweg
underground
P
entrance
$
B
tower
1 -Parking 2 street 3
3
1-4 FLOOR
P
P
P
-Road path
P P
-New
$
P
-Road
$
A
$
-Parking
for road
P
-New
P
path
entrance
A
3B
$
street
B
P
-Entrance
-Road
-New
B
-Parking
A
P
change
street
1 2
$
A
P
tower
-Parking -Parking
for road
$
$
-Parking
underground B
underground
-New
-Parking
$
tower
path
entrance
change
-Parking
P
-Road
change
-Entrance
floors
P
street
INDIVIDUAL PLOT APPROACH 1 2
-Splitting
P
-Entrance
for road
The research concludes that plot strategies may better to stimulate individual redevelopment processes rather than a top down master plan. Each plot approach can be custom made to provide different parking relocation strategies for new program adaptations. A successful give and take process between the city council (who will invest on the public infrastructure) and the building owner (who will redevelop the plot) can minimize the redevelopment risk for the area, guarantee freedom for individual re-development choices and navigate Karspeldreef the entire area’s re-development direction in a more interactive manner.
P
-Parking
P
-New entrance
P
underground
P
street
B
-Parking
P
-Parking
A
$
tower
$
underground
$
$
5-8 FLOOR 9-12 FLOOR
entrance for road
1 2
13-16 FLOOR 3
16 + FLOOR
$
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RESEARCH FINAL SYMPOSIUM / DISCUSSION / PRESENTATION The research’s final symposium took place on Sepember 3rd, 2013 in Vrijbrucht building, Amsterdam. The following people attended the symposium: - Hein de Haan, Hein de Haan A+S - Tsaiher Cheng, Boundary Unlimited - Willem van Leuvan, PMB Amsterdam - Gert Urhann, Spontaneous City International - Bernadina Borra, Spontaneous City International - Astor Huang, PhD in Urban Planning, TU Delft - Doreen Chen, PhD Candidate in Gegraphy, University of Amsterdam - Laurens Schuitmaker, Glamourmanifest - Sietske Voorn, Glamourmanifest Below is a summary of feedbacks from the above people: - To use parking as a triggering tool for new urbanity in Amstel III area is a good and practical perspective, since the owners are keen to make profit from parking. However, I wonder if we could start with something that is even easier than relocating parking, something that you can even start urban change along the street by 1 plot/building owner and not by at least 3-4 to achieve a complete street atmosphere. A even lighter type of trigger tool. (Gert Urhann, Spontaneous City International)
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RESEARCH FINAL SYMPOSIUM / DISCUSSION / PRESENTATION - The Taipei model is extremely interesting since it allows much more spontaneous development based on, actually regulations! But at this moment only 2000 sqm of shopping and commercial programs allowed in Amstel III. I see it as an obstacle for more densely use of the area. (Sietske Voorn, Glamourmanifest) - It is quite hard for building owners to reach an agreement at the moment, according to our experiences of dealing with the owners, everybody is kind of cleverly waiting, waiting for some other people to make the first move, to change and so. Therefore, the proposal can work, but it will only work once someone start the first move, and ofcourse with the right economy and investment climate at the time. (Laurens Schuitmaker, Glamourmanifest) - I like the research and proposed planning method, however, I doubt whether the current economical climate supports even these type of minor urban changes. By the end of this year, the Zuidoostlob will cease to exisit, and the stadsdeel will take over Amstel III. That says that less attention from the city will be giving to the area. We can only wait for private to act, to be proactive, and we do need the economy back for this. (Willem van Leuvan, PMB Amsterdam) - I think if you can study much more deeply about the types of commerical programs that can be in the area it can be even more interesting. Since that can be presented to investor groups and shop owners with much more detailed building types, open space designs, and support facilities (parking can be one of them indeed). Currently everybody is looking at the possibility to make housing there, but I would think commercial programs are also very important, perhaps even more suitable for the area. (Bernadina Borra, Spontaneous City International)
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