Self Contained Communities - Town Square -Urban Design Model

1. Urban growth happens with minimal systemic requirements for human health and sustainability. The vast majority of developments are driven by random opportunities where the needs for socializing, proximity to jobs, services, schools, parks and recreation are mostly a matter of luck for the future occupants. Addressing these needs systemically brings both a high level of quality of life as well as sustainability.

2. TOWN-SQUARE-MODEL (TSM), urban design model of open green spaces serving as common area for a, maximally self-contained, community built around it requiring the inclusion of schools, services and other walkble destinations on site.  Based on “small towns” 5-10k population, before the advent of the automobile.

3. Adopting the TSM for city growth reduces pressure on many resources from land to transportation while ensuring a balance between green spaces and built-up areas providing a high level of sustainability as well as high quality of health. 

Urban development models, to date, do not mimic a self-balancing organism. Existing models do not address how growth in a specific place impacts the rest of the city (organism) or at least the areas around a development. The  Model mimics the growth of cells in an organism where each additional cell (i.e. community) has minimal negative impact on the organism of the city as a whole. Urban and suburban areas face the following challenges and shortcomings:

Transportation - lack of walkable access to frequent destinations – school, work, shopping, services…

Nature - lack of contact with natural elements such as water, trees, parks, pathways,  in the vicinity of residences and workplaces

Urban Heat & Flooding – lack of requirements for ratio of built up area to unbuilt

Socializing - lack of opportunities to socialize and cooperate both via common shared areas  in the immediate vicinity of residences, as well as public spaces within walkable distance

Density - lack of systemic models that ensure optimal density

Security - lack of security inducing environments that as a systemic design that induces self policing

Segregation by income – lack of code ensuring high quality housing 

The Town Square Model / Self-Contained Community Model (SCCM) serminimizes clustering and segregation of areas by rich and poor.  The code provides for an attractive environment and quality of life which includes a spectrum of luxury, spacious units as well as affordable ones within the same site / community. 

The population benefiting the most is the lower income segment - generally the most vulnerable to the shortcomings of housing - from transportation to costs, security and quality of housing, access to schools and general segregation by income levels. However the SCCM also benefits extensively higher income level occupants by providing cleaner air and vital conveniences including, proximity to nature, healthier social life, less need for commuting.

As part of my masters program I interviewed occupants in public housing - greatest need is having a sense of ownership. The SCCM’s financial model provides for mortgages by income level, and includes mortgages as low as the monthly rent in low income housing. Economies of scale and advanced planning make the model profitable while having a large portion of lower mortgages affordable by income level.  Security is another need for occupants in low income housing which the SCCM provides by design. 

This proposal is a completed master thesis at the Boston Architectural College (Dec. 2018) titled: Maximizing the benefits of Attention Restoration Theory and Defensible Space Theory in urban design. A model that incorporates a number of design theories to maximize human health and well-being as well as sustainability which is closely linked to human health.

In the last two centuries there have been over a dozen urban design models created to maximize human health and well-being from access to light and green spaces to efficient circulation, reduced noise and walkable access to daily destinations. To date, the various urban planning models have not taken advantage of the Design for Human Health principles (including lessons from the 14 Patterns of Biophilic Design) to maximize well-being and sustainability in a systemic and comprehensive way. Rather these goals are only accomplished in partial ways; example the Garden City Movement addressed access to green spaces while a model such as Transit Oriented Design addresses access to transportation.

Policy makers and urban designers can take advantage of the theory (and evidence shown by the data) from Design for Human Health and Psychology of  Design to develop a comprehensive urban design model with standards and guidelines for replicable patterns that ensure minimal outcomes – such as availability of green spaces, minimal traffic jams, security, walkability, equity, minimal segregation and clustering of populations by income).

The innovative approach of The Town Square Model (TSM) / Self-Contained Community Model (SCCM) is that mimics the growth and functioning of cells in an organism. Existing urban design models do not address how growth in a specific area impacts the rest of the city (organism). SCCM mimics the growth of cells in an organism - optimized for maximal health where each additional cell (i.e. community) has a degree of independence and adds minimal to no burden on the rest of organism (of the city as a whole). Example minimal strain on the arteries/transit by maximizing availabilities in each new SCCM/cell

As an urban planning model/code it provides highly predictable outcome versus the status quo where urban growth entails consequences of traffic, pollution, crime, social disconnect, inequality, lack of natural environments and more - currently addressed in the manifesto of the 10 Principles of New Urbanism.  The SCCM  provides a platform to meet 9 out of 10 principles consistently.

The proposed model provides a "missing link" - an arguably viable model -  needed to transform the 10 Principles of New Urbanism from desired results into consistent expected outcomes. 

Further innovative approach of the SCCM is that it provides an arguably ideal platform for many additional standards/codes that can further enhance Human health and sustainability and the quality of life such as:

- Urban agriculture 

- standards for water reuse

- clean energy

- Waste management (on-site recycling, composting - eventually leading to zero landfill) 

Big Data & Blockchains

The solution is a new urban design model with the goal of providing codes and minimum standards for policymakers to help development with predictable outcomes addressing the challenges of urban growth and urban sprawl. Data mapping can help develop this codes. Blockchains can provide a form of valuation where investors and future occupants can buy into a development classified as a Town Square Model (TSM) / Self Contained Community Design. Blockchains help speed up both the investment as well as the accurate counting of the number of inhabitants for ratios needed to balance residential with commercial spaces, schools, and various recreation facilities and services. Thus a unit/bitcoin in a TSM development can be traded as (example) representing 1 SF of residential or commercial space in any development that has the TSM classification.  The buyer is purchasing both an investment into a development that is secured to be attractive – and also the option to own a property in a community designed to have a high quality of life, security, sustainability and more. The second element in the solution is guaranteeing that 10% of the housing can be purchased at mortgages commensurate to income. Thus if a family has an income of 45,000 and the market price is above their affordable monthly mortgage they are able to purchase at a 30 yr mortgage of 36% of their income. Minimum requirements must be met – such as 2yrs history of income at or above minimum wages. 

The Holistic Community Design (HCD) makes the case for addressing both sustainable urban growth as well as inequality while improving the quality of life and human health via specific requirements/means which are expected to result in specific benefits/outcomes.  Starting with requiring 0.33x0.33 miles for the site where 50% is designated as green space and recreation ensures a balance between the built and natural environment plus the many benefits to human health from having access to nature. Similarly the minimum (TBD) of 1k residences ensures the critical mass necessary for sufficient demand to meet the requirements for maximal availability of onsite services and conveniences. The maximum number of residences at 3k (TBD) ensures a maximal density before impacting the quality of life and enjoyment of the occupants.  

High quality apartments combined with the conveniences and opportunities for social interaction - and the guaranteed proximity to wide green spaces – can make high rise living more attractive i.e. increased density - and potential transformation of the suburbs (reducing urban sprawl)

The diagram below describes the required standards and their resulting advantages/benefits followed by Expected Outcomes. While the model is not a definite formula by any means it makes the case for exploring the HCD model to address climate-change, inequality, human health and more.  It provides the foundation for other features (urban agriculture, on-site energy production, waste management, water re-usage), to eventually provide the means for new habitation/growth models – ultimately making possible for human life to grow in harmony with the ecosystem. 

Currently I am collaborating with a number of urban planners and designers in academia and I am planning to create a team of five members to publish the model (my master thesis) and reach out to developers in the US to present the many benefits and profitable case of the HCD model.

Similarly we plan to reach out to city authorities and policymakers to explore incentivizing the model via tax models, discounted land and other means.

In five years I expect to see a number of projects based on the HCD model in collaboration between developers, policy makers and various city authorities. The best candidates for the HCD model are large scale developments such as the one shown below.

Within the next year I am planning to have a number of institutions advocating the HCD (Holistic Community Design) model to both developers and policymakers. The positive impact on a large number of people as well as as institutions and is arguably highly significant from economies of scale (vial large developments) and reduced cost for city services (parks, streets, etc) resulting in lower costs and the greater feasibility for affordable mortgages for low income segments of the population. Similarly the implications for human health, quality of life, sustainability and climate change can be wide reaching. 

With millions of people migrating to cities at a fast pace in the developing world the case for the HCD model, or other urban design models that address the  crucial issues  - density, sustainability, health, quality of life  - is becoming more prevalent.

Given the superior quality of life offered by the HCD model there is reason to believe that the model will become attractive and eventually become a significant segment in the future of housing markets. In the image below is an example in Cambridge, MA of a land area currently underused by its extensive allocation as parking lots and single floor shopping plaza.

Cities have an abundant number of such malls and parking lots that can be converted to HCD models. The image below shows a start with additional HCD complexes in a city such as Cambridge, MA.

The greatest barrier I noticed so far is the psychological element - the association of the HCD model with past experiments of urban design, particularly Le Corbusier's Radiant City. While the semblance is minimal and practically of little relation (image below) the association is stronger than I expected, particularly because of the mistaken impression of a "dictated" or "centrally planned" impression of the model. In reality it provides more freedoms by its prescribed nature. Perhaps a way to describe the additional freedom is resembling the availability of policing making possible the freer and safer activity of occupants and improved economic growth - while in appearance the policing concept can be interpreted as a factor that limits freedoms.

Initially it will be challenging to address the preconceived notions. Most importantly the HCD model needs to make it clear that it's an incentive - not a law by any means - and it's success or failure will ultimately be determined by market forces. In other words, because of the many conveniences not available in a holistic way neither in the suburbs, nor in cities the HCD model is likely to change market tastes and likely become a prevalent model for the next generations simply because of its many advantages. 

For policymakers it will be a matter of communications - describing the many advantages to cities in reduced pressure on resources - from public parks and pools, to policing, road maintenance and more.

Because the model advocates and incentivizes high rises (for both sustainability as wells as optimal human interaction/activity) it is perceived as a barrier to owning a house. This is addressed by including standards in the model that ensures a variety of residences including a percentage of the area dedicated to houses - described in the diagram below. 

To overcome the resistance it will also be important communicate the design elements that take into account evolutionary features for access to nature, socializing and more that the model carefully considers and provides an improvement to human health well-being as it does to the overall functioning of a city.

Currently only myself.

Jacob Innovations LLC is a design firm  focused on developing futuristic models for urban mobility, clean energy and optimal habitation.

No team yet.

Urban Land Institute

The App of the organization to be named Holistic Communities Alliance Inc. provides users with a platform where buyers into a new development can see the proposed plan - as well as the rules and standards - and vote, provide suggestions, negotiate both price as well as design.  A buyer of an apartment in an HCD development has a clear picture of what they are buying not only within the walls of the home, but the amenities of daily life from shopping to entertainment, parks, swimming pool, schools, onsite office space (jobs) and more. Users can look at a map as shown below and have an understanding of the expected layout of the Mini Town they will be living in. The app will also enable bidding and negotiation between various parties from future occupants to construction companies, owners of land attractive for a development and more.

The beneficiaries of the App are 

- future occupants

- Investment companies and banks

- developers

- owners of land/properties that need to be acquired to accommodate a new development

- City planners, and decision makers

- Construction companies

- Corporations looking to expand offices in a specific area (benefiting from having relatively accurate picture of the expected population and amount of office space in a development

As a  - incentivized model for urban growth - the HCD  business model provides many opportunities for cities and developers. The link below shows an example of the enormous opportunities for developers:

https://www.climatecolab.org/contests/2018/circular-economy-economie-circulaire/phase/1319009/proposal/1334329

The organization I plan to set up - Holistic Communities Alliance Inc. - will attract investors once the case for profitability is convincing. With the early seed funding I plan to organize the development of an actual site, preferably in Cambridge MA.

The essence of the financial sustainability of the Holistic Community Design (HCD) model is in its profitability by adding value to existing land areas that are currently underused such as in the examples below

By purchasing a land area (1/3 x 1/3 miles) at low price i.e. with few attractive features (such as a parking lot, mall, empty land etc) and creating a space that becomes attractive for both businesses and residences there is an injection of value added (via parks, water, services, schools and general availabilities combined with attractive apartments) the value of the land itself increases dramatically - as the value of the early investors in a development. 

As an early investor and initiator of a development the organization would have a significant profit as well as revenue consulting and other services and most importantly from the App.

The App will provide a platform for a wide spectrum of users from future residents buying into a property to investors, architects, urban planners and others.

SOLVE can recommend a study by MIT  Department of Urban Studies & Planning (DUSP) as well as by the School of Architecture - or any other suitable academic institution  -  to develop optimal standards with maximal flexibility for the Town Square Model (TSM). 

Other departments such as the Sloan School can help develop business cases and business plans. 

Computer Science Dept can help develop the App/platform for developers and future occupants to maximize the planning and financing efficiency.

Having such groundwork, as described above, completed it can speed up the confidence of developers and policymakers and investors to advance the model.

Interestingly, MIT itself can experiment - and benefit from the advantages of the model - and might experiment with a development in its own vicinity as shown at the link below. 

https://www.climatecolab.org/contests/2018/circular-economy-economie-circulaire/phase/1319009/proposal/1334329

Below are a number of organizations that would make ideal partners that can bring awareness of the benefits of the Holistic Community Design Model - including profits for developers, and lower costs for cities - besides the extensive human health and sustainability advantages: 

Urban Land Institute

UN-Habitat

UN-Habitat is the United Nations programme working towards a better urban future. Its mission is to promote socially and environmentally sustainable human settlements development and the achievement of adequate shelter for all.

Commercial Real Estate Development Association

The Holistic Community Design Model (HCD) provides a means or a platform  for greater cooperation not only between developers, and policymakers but also between the occupants of the site creating Social Capital. In other words the occupants tend to communicate more and to care more about their shared environment - versus when each house/building is built in isolation from implications of socialization/sustainability/access to green spaces. 

The value of Social Capital might not be immediately obvious  in its potential for preventing diseases, however upon further analysis there is a strong case where greater community involvement, including shared agricultural space, schooling etc would lead to measures that reduce diseases by simply increasing the expectations to follow certain rules. There are also powerful implications to mental and physical health.

There needs to be a study of potential challenges when developing in the poorest areas.  For example the common green area can be overtaken by the homeless as it becomes attractive for its safety and simple facilities like benches, trees for shading etc. Hence the development process in an area of slums needs to be carefully planned with measures providing security and preservation of the common land area without isolating the population in the vicinity of the new community.  

I believe that with careful planning and appropriate resources the HCD can revolutionize slums as long as the development is geared towards an entire neighborhood rather than in an isolated corner. Note that at 10k-people-per-HCD the development of 100 communities can accommodate 1 million people.

Funding would be utilized in developing a platform/App with a wide spectrum of features and services such as:

- identifying attractive locations for potential TSM (Town Sq. Model) / (HCD) Holistic Community Design Development.

- entrepreneurs / developers can use the platform to advertise and evaluate the level of demand, the expected number occupants - hence appropriate ratios for commercial spaces, schools etc.

Blockchains can provide a form of valuation where investors and future occupants can buy into a development classified as a Town Square Model (TSM) / Self Contained Community Design. Blockchains help speed up both the investment as well as the accurate counting of the number of inhabitants for ratios needed to balance residential with commercial spaces, schools, and various recreation facilities and services. Thus a unit/bitcoin in a TSM development can be traded as (example) representing 1 SF of residential or commercial space in any development that has the TSM classification.  The buyer is purchasing both an investment into a development that is secured to be attractive – and also the option to own a property in a community designed to have a high quality of life, security, sustainability and more.