Pratt

Panama Workshop Summer 2008 1

Credits

Pratt Institute
Graduate School for Planning and the Environment

Panama Studio: Obarrio, Panama City

Alisa Drooker
Kevin Reilly
Anusha Venkataraman
Professor Perry Winston

Advising Professor in Panama:
Alvaro Uribe

Additional thanks to:
Fernando Aramburú Porras
Asociación de Residentes y Proprietarios de Obarrio
Patrick Dillon

Introduction

The neighborhood of Obarrio, in the
corregimiento of Bella Vista, Panama City, is a rapidly
changing residential area facing intense development
pressure. Surrounded by dense commercial
developments and increasingly being encroached upon
by high-rise residential buildings, Obarrio is one of the
last remaining low-rise residential neighborhoods in the - .
central city.

The residents of Obarrio, organized under la Asociación
de Residentes y Propietarios del Obarrio (ARPO), seek
to protect Obarrio from becoming dominated by mega-
blocks and high-rise apartment buildings. Instead, the
Obarrio they envision integrates many of the current
positive existing characteristics of the area with the
necessary changes Obarrio will have to make to survive The purpose of this study is to survey the existing
in the newly emerging Panama City. conditions of Obarrio and make recommendations
of guidelines for protecting Obarrio´s assets and
In this study, we first outline this urban vision in the promoting positive growth. The primary activities
context of Obarrio and Panama City. Next, we provide undertaken are as follows:
an overview of the assets Obarrio enjoys as well as the
challenges it faces. Ultimately, we develop a set of
planning guidelines that can be used to advocate for the •Survey Existing Conditions
healthy development of Obarrio. We use a few case •Map Development Trends
studies of particular sites in the Obarrio neighborhood to •Develop Planning Guidelines
illustrate the threats faced as well as the alternative •Recommend Potential Tools for Change
vision of development that our guidelines present.

Obarrio in Context

Panama City
Panama City is a city of about 1.1 million and is rapidly growing. As the nation’s capital and the
metropolitan region adjacent to the Pacific side of the Panama Canal, the city is a center for international
business and trade. Accordingly, numerous companies have chosen to open offices in Panama City and
international investors form a strong basis for the city’s and country’s economy. It has also become a
popular destination for vacationers and retirees alike from both the United States and Central and South
America, particularly Venezuela and Colombia.
Image Source: http://www.panamarealestatenow.com/xSites/Agents/panamarealestatenow/Content/UploadedFiles/map-city-marked-2.jpg

Obarrio in Context, continued

The urban issues facing Panama City are due in great part to the lack of effective and
coordinated planning that addresses the short and long-term issues raised by rapid
physical development. The streets and current traffic pattern are not equipped to
handle the exponential population growth that is occurring. Infrastructure, particularly
water provisions and the lack of a sewage collector, cannot handle even the present
population. The city lacks even one functioning sewage treatment plant. Obarrio is no
exception in its experience of these problems, and the particular issues outlined in this
study provide a glimpse into a microcosm of the city.

Every neighborhood in Panama City is beginning to look A low-rise residential street in Obarrio with a
like this: dominated by high-rise buildings, built with foreign skyscraper looming behind, on the next block over
capital, and unaffordable to the vast majority of residents

Obarrio in Context

Geography

Obarrio is located within corregimiento of Bella Vista,
one of the wealthier areas of Panama City. Bella
Vista is characterized by older colonial-style homes,
but many of those are currently being replaced with
high density apartment buildings. Obarrio is bordered
by the neighborhoods El Cangrejo to the west, Bella
Vista and Marbella to the south, El Carmen to the
north, and San Francisco to the east. Obarrio is cut off
from its southern neighbors by the Matasnillo River
and a highway that feeds into the Corridor Sur, while it
is well-integrated with its neighbors on all other sides.
Its geographic core is also the heart of its residential
district, while the northern corner formed by Via Brasil
and Via España is its commercial center.
A park in Bella Vista Andres Bello Park on Via
Argentina overshadowed by a skyscraper.


Obarrio in Context, continued

Development Pressures
Panama City currently has more than 110 skyscraper projects being constructed, with 127 high-rise
buildings already built (see chart below). It currently holds the 65th place in the world in the count
of high-rise buildings. Obarrio, like the city at large, is undergoing a significant transformation in
scale, population, and level of building activity. Like many neighborhoods within Panama City,
Obarrio is experiencing a surge in the number of new constructions. With the large number of
condominiums, residential towers, office buildings, and mixed-use developments being built,
population density is increasing far beyond what was expected and planned for. Though a similar
statistic is not available for Obarrio, El Cangrejo and El Carmen—neighborhoods of similar size and
scale to Obarrio—were each originally designed for a density of 10,000 inhabitants per square
kilometer, but are presently reaching 35,000/km2.
Source: Nicolas Barletta, La Prensa, June 2007

City Skyscraper Proposals 2007-2008

Status Count
Built 127
Construction 122
Proposed 22
Stale proposal 2
Source:http://skyscraperpage.com/cities/?cityID=
864&statusID=3

View west on Calle 50
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Panama Workshop Summer 2008

Demographics

Obarrio’s most recent reported population is
5,347, or approximately 0.7% of the city’s
population. The total number of housing
using is 1,816, and the majority of its
residents—4,258—are over 8 years of age.
The average number of residents per density
unit is 2.9. While Obarrio’s population density
is well below city average at present, it is
quickly approaching the density of buildings
and people of the city at large. The reported
median monthly income is $1,837, but it is
quite likely that the actual income for each
household is much greater, placing Obarrio
on the upper end of the spectrum for
Panama City.

View North from Calle 50


Development Trends

In order to gauge and understand
“ground” conditions within the Obarrio
neighborhood a physical site survey
was conducted by. The observations
made during the site survey were
broken down into 5 categories:
•Lots currently under construction
•Lots where the original structures have
been cleared but no construction activity
has taken place
•Lots which are underzoned – meaning that
the zoning of the lot allows for much greater
density than currently exists on the site
•Lots which do not conform to the current
zoning
•Lots that conform to current zoning
(typically containing low rise residential)

Of the 449 lots existing within Obarrio, 200 lots
were surveyed during the site survey. Results
were as follows:

Under Construction – 32 lots (3.64 hectacres)
c
Vacant ‘At Risk’ – 23 lots (5.51 hectacres)
c
Low Rise/Underzoned – 41 lots (5.72 hectacres)
c
Zoning Offenders – 14 lots (1.49 hectacres)
c
Survey conducted in May 2008, by Alisa Drooker, Kevin Reilly, Anusha Venkataraman, & Perry Winston
Conforming Lots – 90 lots (11.71 hectacres)
c
Total lots surveyed – 200 lots (28.07 hectacres)
c
Total within Obarrio – 449 lots (53.49 hectacres)
c

Development Trends

Obarrio, looking northeast

This projection represents Obarrio as it currently stands. Development along the commercial corridor of
the north as well as from the south is encroaching upon the neighborhood. As can be seen from the
illustration, the central core of Obarrio contains single family homes on relatively large lots.


Urban Vision of Obarrio

Obarrio is known for its large single-family homes, and while the demographics of the residents
may change considerably in the coming years, ARPO seeks to maintain the lower density they
have enjoyed for years. Obarrio is the “urban lung” of Panama City, one of the last remaining
neighborhoods with considerable greenery and open space. Grass, trees, and some plantings
line the street, in addition to the extensive gardens inside the compounds of private homes. The
residents of Obarrio value this greenspace in terms of their own quality of life, but it is also a
significant asset to adjacent neighbourhoods and the city as a whole. For pedestrians, Obarrio is
more accessible than most neighbourhoods of Panama City, but efforts must be made to protect
the sidewalk from constant and pervasive encroachments.

Overall, Obarrio is valued as a green, low- to medium-density, architecturally unique
neighbourhood with engaged long-term residents. It also has easy access to the necessities and
amenities of the nearby banking district and commercial areas. In the best case scenario of the
future, Obarrio´s residential areas are safe from commercial use and are spared the attendant
traffic and overflow of parking. Commercial uses are kept to a minimum, and are restricted to the
one or two areas that are suitable for commercial use. Infrastructure, including drainage and
wastewater disposal, parking provisions, public transportation, and traffic flow, is sufficient to
handle the population of the neighborhood. In the residential core of Obarrio, the older homes
are maintained, and all new residential constructions are in keeping with the scale and density of
the neighbourhood, with as few additional zoning changes as possible. All buildings observe
their property lines and are set back from the street a significant distance to allow for a sidewalk
and streetside planting. On the whole, the neighbhorhood is safe and walkable, with usable and
unobstructed sidewalks on all major and minor thoroughfares. Moreover, all new
developments—both residential and commercial—provide some form of benefit to the community
and adequately address their own infrastructural needs, while ideally contributing to the
alleviation of the infrastructural problems of the area. Additionally, a few aesthetic guidelines,
such as the placement of billboards and advertisements, enhance the quality of the natural and
architectural environment.


Urban Vision of Obarrio, continued

Obarrio is a “garden
district,” offering public
Additionally, Obarrio boasts numerous strengths green space as well as
that must be preserved and can be leveraged to considerable open space
achieve the neighborhood vision described and foliage on private
above. Some of these assets are described in property.
further detail in the next section, but also include
the following: Low- to medium-density,
offering a respite from the
higher density of the rest of
the city and a higher quality
of life

Architecturally unique and well-maintained
residences

Engaged long-term residents with the desire and
ability to advocate for their neighborhood

Easy access to the necessities and amenities of
the nearby banking district and commercial areas
Residential architecture typical of Obarrio
Restricted commercial uses within residential
blocks

Safe and walkable residential streets
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Panama Workshop Summer 2008

Neighborhood Assets
Obarrio as “Urban Lung”
Obarrio has been preserved as the “Urban Lung” of
downtown Panama City. It is lush and green, human scale,
and in close walking distance to all necessities and
amenities.
Obarrio Boasts:
•Public green space- park, ample sidewalks
•Foliage and greenery provide shade, absorb carbon, reduce heat, and contribute
to healthy air quality
•Green public space has a positive impact on real estate values, (in the US):
-The average value of properties adjacent to the greenbelt is found to
be 32% higher than those located 3,200 feet away.
-Philadelphia's Pennypack park accounts for $12 million in real estate
value of residences located within a half-mile of the park.
Source:Fairmount Ventures, Inc October 1999, GreenSpace Alliance


Neighborhood Assets
Local Character and Architectural Gems
Obarrio is known in Panama as an area occupied by wealthy Panamanians, with large
villas and well maintained private property. It was and still is in many parts a low scale
residential area, with high property values deriving in great part from its green character.

Obarrio has a lovely housing
stock:

•Single-family homes

•Almost all homes are set back
considerably from the street

•Significant amount of green
areas and open space on
private and public property

•The residential streets are
walkable

•With the exception of very new
developments, Obarrio’s
buildings observe contextual
scale


Neighborhood Assets
Contextual Building

While Obarrio is primarily a neighborhood of smaller scale villas, there are several larger scale
residential buildings that have been built over the past decades. The present buildings are in scale
and context by providing set-backs and are built at heights that don’t dwarf the existing urban fabric.
Below are some examples of such buildings. The most recent building booms are much larger and
use all of the land lot, changing the character and charm that Obarrio now celebrates.

Examples of Buildings along Samuel Lewis, that
while tall, are of similar scale to surrounding
buildings, have setbacks, and are respecting
the green area.


Neighborhood Assets
Sidewalks and Walkability

Despite recent threats, Obarrio is a highly walkable neighborhood

• Many of Obarrio´s streets already have sidewalks

• All necessities are easily within walking distance

• Some property owners take precautions to prevent parking on sidewalks


Neighborhood Concerns
Disregard for Building Scale
There are many elements contributing to the
increased discontinuity in building scale:

•New developments and spot-rezoning has led to a
massive imbalance in building heights and disrupted
streetscapes
•Single family homes and medium sized apartment
buildings are being demolished, destroying the fabric of
the community
•Higher density developments overwhelm the
infrastructure of the area.


Infrastructure, Traffic, and Parking
Infrastructural Issues: Traffic and Parking Concerns:

• Water and storm water • Overloaded street grid
runoff • Inefficient traffic patterns
• Lack of sewer system • Residential streets (especially
• Overloaded power Calle 56) used as major feeders for
traffic accessing Corredor Sur
capacity
• Lack of adequate parking
• Uncoordinated waste provisions by new developments
removal creates
• Lack of parking enforcement


Zoning Violators
Zoning violations create precedent for the
neighborhood. Some of these violations are not
acceptable, while others indicate that an
incremental change in the site’s zoning is
necessary.
• Numerous residentially-zoned sites are being
used for commercial activities, particularly retail.
• These commercial uses create substantial traffic
and parking problems.
• Some violators could be rezoned, while others
could be fined and evicted.
• Additionally, there is a well known “spa” that is
being used as a prostitution cover—this is clearly
not appreciated by the residents.

An area zoned R1B being used for commericial purposes.
Corner of Calle 59 and Samuel Lewis.


Threats to Walkability

The walkabillity of Obarrio is being threatened by:

• Blocked sidewalks being used as parking
• Inconsistent sidewalk materials, widths, heights, and level of accessibility
• The privatization of public sidewalks in front of residences
• Building design and lot maximization of new developments that encroach upon the sidewalks

All urban sidewalks require the following basic ingredients for success: adequate width of travel lanes, a buffer
from the travel lane, curbing, minimum width, gentle cross-slope (2 percent or less), a buffer to private properties,
adequate sight distances around corners and at driveways, observed distances to walls and other structures, a
clear path of travel free of street furniture, continuity, a well-maintained condition, ramps at street corners, and flat
areas across driveways. Sidewalks also require sufficient storage capacity at corners so that the predicted
volume of pedestrians can gain access to and depart from signalized intersections in an orderly and efficient
manner.


Aesthetics and Construction Practices

Two remaining issues—that are separate
but in many cases related—concern
the negative incidental effects that
new developments cause in Obarrio.

Poor construction practices have been
observed in regards to:
• Erosion and sediment control
• Lack of maintenance on vacant lots,
often used for construction storage
• Blocking of walkways and roadways
with equipment

While aesthetics are of less immediate
concern, they have a large impact
on the image of the neighborhood
and its quality of life. Concerns
include:
• Excessive signage
• Improper placement of billboards


Projections: Case Study 1

N

SITE

NO
RT
H
Looking southwest

To represent the impact of current near unregulated development practices would have on the neighborhood, two
sites which were observed to be vacant ‘at risk’ sites during the site survey were chosen to depict an almost worst
case scenario of building.



NO
RT
H
Looking southwest
Current zoning, or lack thereof, would allow for the development of multi-use commercial and residential
buildings that could house approximately 3,899 people.

As can be seen from the shadow study, the buildings which range from 57 to 83 meters tall would cast
significant shadows on the existing park (Harry Strunz Park) as well as existing homes within the
neighborhood.


NO
RT
H
N Looking southwest

Presently, Case Study 1 & 2 provides Obarrio with acres of valuable green space,
aiding in matters such as stormwater water absorption and temperature stability.
Changing these lots will not only affect the aesthetics of Obarrio but the environment
as well.
SITE


NO
RT
H
Looking southwest
Similarly, case study 2 shows two large multi-use buildings that would have the potential to house as
many as 1,400 new residents within Obarrio. While depicted as ‘worst case’ scenarios in building this is
not uncommon to find within other parts of Panama City and it can even be seen on the fringes of
Obarrio.

Together, case study 1 and case study 2 could potentially increase the population of Obarrio by 5,299
people, nearly doubling the population of Obarrio from the 2000 census, while providing no additional
increases in infrastructure. Panama Workshop Summer 2008 25

Suggested Guidelines: Overview

Based on our identification of the strengths and challenges of the Obarrio neighborhood, we
suggest the following Planning Guidelines. These guidelines can provide the next steps in
neighborhood advocacy, as well as form the beginning of a neighborhood master plan.

The suggested guidelines address the
following areas:

Density Control
Contextual Building
Sidewalk Continuity
Traffic planning
Aesthetics and Design Standards
Infrastructure and Environment
Benefit to Community


Suggested Guidelines
Density Control

In order to adequately plan and prepare for growth, Obarrio must know its capacity (for
people, buildings, and vehicles) and be able to contain density within those limits. At
present, the city has minimal density requirements but does not limit height or require a
certain percentage of lot coverage. We recommend the following zoning strategies as
tools to control the density of the neighborhood:

• Reinstitute Floor Area Ratios (FAR).
FARs can be built into zoning code,
and control the density of the
development through regulating the
total floor area of the building. In
Panama City, it could complement the
current practice of regulating density
through the number of inhabitants per
area unit.

• Minimum and maximum street wall Excerpt from the
heights control the street-level height
New York Zoning
of a building.
Handbook,
illustrating various
• FAR is the total floor area on a zoning orientations of
lot divided by the lot area of that buildings whose
zoning lot.” For example, a 10,000 s.f.
zoning lot with an assigned max. FAR FAR=1.0
of 2.0 would have a max. floor area of
20,000 sq. ft.

Density Control, continued

•Requiring setbacks reduces the buildable
area on each lot, proving for greater green
and/or open space and lower density.
Front, rear, and even side setbacks can be
applied, depending on the area and its
current character.

Illustration of setbacks from the New York
Zoning Handbook for R6A, R7A, and R7X
districts

An ideal setback for streets of Obarrio´s scale is 10-
15 meters from the centerline of the street, as
illustrated above.


Density Control, continued

When developing specific guidelines
regarding density control and open space
preservation, the following must be taken
into account:

• What is the street level scale of existing
as well as new/proposed buildings?

• What depth of setback is required, at
minimum? What size setback is desired
(considering building height, FAR, distance
from street, and context)

• Provision for car pull-overs can be
included without sacrificing sidewalk
continuity

• What percentage of lot coverage is
appropriate for this location, context, and
scale?

Illustration of setbacks, street and sidewalk
dimensions, street wall heights, and green buffers.


Contextual Building
“Contextual building” is a concept that regulates the scale of new buildings to ensure that they fit
with the area’s character and that a continuous street façade is maintained. It is often used in low-
to medium-rise neighborhoods with a consistent character that is desirous to maintain. Contextual
building can be mandated in the following ways:
• Height: New construction should be no more than 40-60 feet taller than its tallest neighbor.
Minimum and maximum street wall heights mandated.
• FAR: Contextual building “districts” have strict minimum and maximum FARs. Apply zoning
consistently among and between districts to prevent drastic changes that destabilize
neighborhoods.
• Setbacks: New construction should be no closer to the street than the closest adjacent building.
Setbacks on upper levels allow light penetration and prevent shadowing of streets.
• “Bookend” idea: Height and density are greatest at corners and intersections, creating smaller
scale side roads appropriate for residential use. Allows adequate light and ventilation mid-block.

An example of good contextual scale
of medium density on Ave. Samuel Scale in Obarrio varies greatly from one and two-story
Lewis homes…to egregiously out-of-scale and non-
contextual towers

Contextual Building, continued

Illustrated, at right:

• Minimum Rear Setback

• Green Space

• Light and Air Penetration

• Human-scale streetscape

Minimum rear setbacks provide adequate light and ventilation for both
high- and low-rise adjacent structures


Sidewalk Continuity
The condition of Obarrio’s sidewalks are essential to the neighborhood’s walkability. Obarrio already
boasts paved sidewalks that are separated from the street, setting the area way ahead of its neighbors
in Panama City. In order to maximize this asset to the community, we make the following
recommendations. Sidewalks in Obarrio should be:
• Continuous, with minimal interruptions and clearly
marked street crossings
• On all streets, on both sides of the street
• Of usable sidewalk width: 1.5-2 m for streets of
Obarrio’s scale, and larger along more major
pedestrian thoroghfares
• Of uniform or similar materials that are
appropriate for foot traffic—eg, not slippery or too
uneven. As Obarrio is in an urban area, all
sidewalks should be paved and handicap
accessible. Steps are unacceptable; the pavement
should be flat or at maximum 2% grade.
• Protected from parking and other encroachments,
through the use of raised curbs or landscaped
buffers (ideal width is 1.8m, but must be at least
0.6m),
• Free of private uses and blockades
Considerable effort should be made to ensure that there are
adequate sidewalks in front of all new developments. In A near-ideal sidewalk in Obarrio
addition, linking sidewalks with surrounding neighborhoods
makes the city a more walkable and pedestrian-friendly as a
whole.

Traffic Planning
At present, Obarrio’s roads cannot adequately handle the volume and pattern of vehicle traffic.
Better planning is needed on multiple levels: within Obarrio, among Obarrio and its surrounding
neighborhoods, and in Panama City as a whole. Outlined below are some specific strategies that
are appropriate for Obarrio:
• Maximize public transportation access to
minimize car use. This can be done by
increasing the number of formal bus stops and
clearly posting bus schedules and routes. Public
transportation not only reduces the number of
cars on the road; it also encourages
neighborhood walkability and reduces energy
consumption.

• Install traffic calming measures that aid in
reducing speed and enhancing traffic safety.
Traffic calming measures include speedbumps,
landscaping treatments, medians, and curb bulb-
outs at intersections, and are especially useful in
residential neighborhoods that experience
significant cut-through traffic. Calle 56 Este in
Obarrio would benefit greatly from traffic The above graphic shows the road usage for the same
calming; it would cut down the number of number of people by public transportation versus private
vehicles cutting through the neighborhood to car use.
enter the Corridor Sur, and those cars that do
use the road will be forced to slow down.


Traffic Planning, continued

Improved Traffic Planning, continued:

• Install more stop signs and traffic lights
to slow down traffic and encourage
responsible driving.

• Advocate for better regional traffic
planning in areas surrounding Obarrio.

• Particular areas of concern are entrances
and exits on the Corridor Sur, the re-routing
of traffic that will occur with the Cinta
Costera development, and increased
density along the northern and western
borders.

Any city-wide effort to improve traffic conditions must be coordinated on a regional and
national level, particularly given the increased development in communities surrounding
Panama City and the increased level of commuter traffic into the city from those areas.


Aesthetics and Design Standards
Thus far, our suggestions have addressed the issue of making Obarrio more livable and
functional. However, additional planning may be desired in order to make Obarrio a more
aesthetically pleasing place to live. While aesthetic concerns are extremely important to some,
they are usually quite subjective and can drain resources from more important problems. That
said, there are numerous aesthetic guidelines that might be appropriate for Obarrio and that some
residents have already expressed interest in adopting.

• Reduce or eliminate commercial signage on
residential streets.
• Allow placement of billboards along commercial
corridors only.
• Create neighborhood design standards, in
keeping with current character of Obarrio, for new
constructions and renovations.
• Implement sustainable design standards and
introduce incentives for green building. While this
deals primarily with energy use, environmental
impact, and the load a new building introduces, it
can have aesthetic implications as well.
• Require the provision of lighting on all streets,
residential and commercial.

A billboard in a public park in Obarrio We recommend that while some of the above
aesthetic guidelines may be appropriate, extreme
caution must be exercised in their adoption.


Infrastructural and Environmental Solutions

Stormwater Run-Off

On developed land, rain water hits
hardened surfaces on the ground instead of
naturally infiltrating the earth below, causing
excess water to collect in adjacent low-lying
areas. Rain water flowhardened surfaces is
called “stormwater run-off.”

Any impervious surface—even if it is only
somewhat impervious—can cause
stormwater run-off. In the diagram to the
right, houses, driveways, and roads cause a
large portion of the visible run-off. These
surfaces are usually man-made, are normally
added to the natural landscape by
development activity, and do not allow the
rain water to infiltrate into the ground. Other
examples of impervious surfaces include the
rooftops on buildings or houses, driveways,
parking lots, and compacted gravel. Diagram illustrating stormwater runoff with increased
development and land coverage


Infrastructural and Environmental Solutions, continued

Use existing water streams and green areas for stormwater run-off:

• Obarrio has a stream system draining into the Rio
Matasnillo that should be used as a natural
mechanism to catch stormwater runoff from adjacent
paved areas. After the water passes through settling
ponds, sand filters, and constructed wetlands, it will
pass into the natural wetlands. Wetlands and stream
buffers are an effective way of controlling stormwater
since they act as filters, trapping sediment, metals
and organic chemicals before these pollutants reach
waterways.
• Using land set aside by the city government and
allowing for proper irrigation, the community of
Obarrio as well as Panama City would maintanance
cost savings and can forego construction of a
traditional subsurface storm sewer system. Also, use
of such natural methods cleans the runoff, preventing
discharge of tons of harmful pollutants. In addition to
the cost savings and runoff reduction improvements,
the “Bluebelt”—if cared for properly—provides
recreational opportunities and a wildlife refuge for
area residents, as well as increased property values.
Rio Matasnillo at the south side of
Obarrio



Garden areas and green medians absorb stormwater runoff:

Urban stormwater runoff treatment can be addressed through landscaping and proper parking
planning. Several areas in Obarrio have landscaping that capture water and successfully prevent
runoff. Below are some additional solutions which should be instituted for adequate protection,
particularly in areas with significant amounts of street-level parking.



Silt Fencing prevents soil from leaving project site.

Obarrio’s building boom is creating dangerous conditions at many work sites. Silt fencing is an affordable and
easy solution.

A silt fence is a temporary sediment barrier consisting of a filter fabric stretched across and attached to
supporting posts and entrenched. It is constructed using synthetic filter fabric, posts, and, depending upon the
strength of the fabric used, wire fence for support. A filter barrier can also be used, and is constructed of
stakes and burlap or synthetic filter fabric.
Purpose: To intercept and detain small amounts of sediment from disturbed areas during construction
operations in order to prevent the sediment from leaving the site. Silt fencing prevents sheet flows from the site
and can help manage low- to moderate- level channel floods.



Permeable pavement is paving material that allows the rain water to flow through and infiltrate into
the soils below. Examples of permeable pavement include porous concrete, permeable interlocking
concrete pavers, concrete grid pavers, and porous asphalt.

Example of permeable parking lot near the Panama
Canal

Parking Material Options

Example of positive storm water management in
Obarrio.



The Case for Tree preservation and Planting in Obarrio:

•Trees reduce storm water through interception and
canopy storage of precipitation.

•The canopy of a street tree absorbs rain, reducing
the amount of water that will fall on pavement and then
must be removed by a stormwater drainage system. In
one study, an 8-year old Cork Oak intercepted 27
percent of the gross rainfall, while a 9-year old
Bradford Pear intercepted 15 percent. Savings are
possible since cities can install surface water
management systems that handle smaller amounts of
runoff.

•Clean Air: A major study of Chicago estimated that
trees in that city annually removed 15 metric tons of
carbon monoxide, 84 tons of sulfur dioxide, 89 tons of
nitrogen dioxide, 191 tons of ozone, and 212 tons of
small particulates. The estimated value of this pollution
removal was $1 million for trees in the city itself and
$9.2 million for the entire Chicago area.



•A recent study found that planting shade trees could
reduce the need for power plants. Data from California
shows that 50 million shade trees planted in strategic,
energy-saving locations could eliminate the need for
seven 100-megawatt power plants.

•A study of benefits and costs of tree planting in
Chicago found that the projected value of trees (e.g.,
pollution reduction, energy saving, property value) is
nearly three times greater than the projected costs.


Benefit to Community

Obarrio is not simply a geogaphic neighborhood—it is
also, and more importantly, a community of people,
encompassing long-time residents, new residents, and
commercial venturers. As such, every effort should be
made to build community cohesiveness and maintain
quality of life and environment. As such, a particular
responsibility is placed on the developer to:

1. Attempt to integrate their development into the
surrounding neighborhood.
2. Provide for basic services.
3. Contribute resources proportionately
(monetary and other) to infrastructural
improvements necessitated by the increased
load introduced by new development.
4. Introduce some new benefit to the community,
including but not limited to additional green
space, public parks, and/or open space to
preserve Obarrio as a “garden district” (for
developments over a certain scale).

Harry Strunz Park


Development Alternatives

While recognizing that development will occur within
Obarrio, it is possible that through the passage and
enforcement of stricter zoning regulations that
development could be somewhat reigned in, creating
buildings that are more in scale with their surrounding Looking southwest
environment and enhancing the quality of life found
throughout Panama City and Obarrio.

When case study 2 is analyzed again and a FAR of 4.0
is implemented along with setbacks the results can be
aesthetically pleasing as well as perhaps meeting a
prospective developer’s goals. Instead of 2 buildings
housing some 1,400 people, the site has been
reconfigured to four 9 story buildings, capable of
housing 168 new residents. Looking southwest

N

Looking southwest

SITE Panama Workshop Summer 2008 44

Tools for Change

In addition to the design-based suggestions we have made, a holistic community-based approach must
be taken to ensure that progress is possible and can be maintained. The following strategies can be
applied effectively in Panama City.

• Broaden the stakeholder base: Organize tenants as well as property owners.
While property owners may hold much of the power in the neighborhood,
tenants can be powerful advocates and are crucial in maintaining grassroots
energy for change.

• Promote Obarrio as an asset to the whole city. This can be articulated
through the “garden district” image of Obarrio; its greenness increases the
health and vitality of the city as a whole, and can serve as a model
neighborhood. A community meeting discussing proposed
zoning changes in Bella Vista

• Emphasize the potential of increased property values for low and medium
density in an urban context. While the investment return is high for high-
density development, the individual property values are not necessarily greater.
Likewise, the value of a small property is greater if it is surrounded by other low-
rise homes rather than and apartment complex.

• Every effort must be made to reduce spot zoning. While numerous community
groups are already advocating against spot zoning, including la Alianza Pro
Ciudad, these advocacy efforts must be taken to the next level through
connecting with other groups and neighborhoods and suggesting concrete
alternatives.
Positive development in Obarrio


Tools for Change

• Enforce existing zoning. This is crucial in bringing Panama City to
the same standards as other international cities. For areas where
zoning does not match current use, proactively identify appropriate
spaces for re-zoning.

• Develop a city-wide comprehensive plan! Neighborhood master
plans are helpful as well, especially for those areas without the
power to effectively self-advocate. Neighborhood planning provides
the opportunity for citizens to become actively involved in planning
their communities and addressing issues of local concern.

• Cultivate relationships with developers to encourage better
communication and accountability. Once a face can be recognized
on every side of the table, issues can be dealt with more effectively
and concerns can be addressed proactively.

• Research and identify best practices from other Latin American
cities. Connect with other neighborhoods undergoing similar
changes, city-wide and regionally. Look at successful examples of
community-based development in Latin America, and talk with those
groups about their strategies and challenges. Panama Residents advocating for a
Comprehensive Plan.
With these practices and our suggested guidelines in place, Obarrio will be an even stronger and more
sustainable community, setting a precedent in Panama City and providing a new model for considered
development in Latin America.

Pratt

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