Smart growth in INDIAN context

JIGAR PANDYA | SMART GROWTH | 2013
Smart Growth
I n t r o d u c t I o n

What is Smart Growth?
• Development and redevelopment in
or adjacent to existing cities, towns
and villages.
• A mix of uses in one neighborhood
and a more compact pattern overall
to support more economic and
social activity.
• Roads and public spaces designed to
support convenient transportation
choices.
• And more…

Smart Growth Saves Money
Compared to the status quo, smart growth
• Costs less to build and maintain;
• Provides services at a lower cost;
• Reduces maintenance costs by directing spending to existing
infrastructure;
• Reduces tax burden by maximizing return on public Investment;
• Preserves existing communities;
• Reduces household transportation costs;
• Reduces health costs.
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smart growth
10 accepted principles for Smart Growth
1. Mix land uses
2. Take advantage of compact building design
3. Create a range of housing opportunities and choices
4. Create walkable neighborhoods
5. Foster distinctive, attractive communities with a strong sense of place
6. Preserve open space, farmland, natural beauty, and critical
environmental areas
7. Strengthen and direct development towards existing communities
8. Provide a variety of transportation choices
9. Make development decisions predictable, fair, and cost effective
10. Encourage community and stakeholder collaboration in development
decisions

Mixed land uses

Compact building design
• Creates more usable open space
• Utilities are near & accessible
• Collaborative use of common space
• Increased Social Security

Compact building design
For
• Housing ( buildings & townships )
• Commerce ( offices & corporate parks)
• Retail (malls)
• Hospitality ( hotels & hospitals)
• Institutional ( schools, colleges, universities)
• Government & Administrative buildings
to provide
• Open common interaction spaces
• Utilities & services under one roof
• Parking & access
• Efficient Land use by optimizing volumetric use
• Reduce travel time & improve cost productivity

City-centeric
The Suburbans
The Rurals
Range of Housing Choices
• Apartments , Duplex, Triplex, Penhouse
• Basements ( senior citizens, Informal sector)
• Hotels, Cubes, capsules (rental units)
• Compact hostels & service apartments ( students )
• Bungalows, Twins,
• Rowhouses, Tenaments,
• townhouses, Villas,
• Gated Communites
• Farm houses, Vernacular & contextual residences
• Land maintenance & production driven housing choices
• Industrial housing ( in industrial zones)

What makes a
neighborhood walkable?
• A center
– Walkable neighborhoods have a center,
whether it's a main street or a public space.
• People
– Enough people for businesses to flourish
– public transit to run frequently.
• Mixed income, mixed use
– Affordable housing located near businesses.
• Parks and public space
– Plenty of public places to gather and play.
• Pedestrian design
– Buildings are close to the street, parking lots are relegated to the back.
• Schools and workplaces
– Close enough that most residents can walk from their homes.
• Complete streets
– Streets designed for bicyclists, pedestrians, and transit.

Walkable Neighborhoods
• Environment
– Walking is a zero-pollution
transportation method
• Health
– Average resident of a walkable
neighborhood weighs 7 pounds less
than a resident in a sprawling
neighborhood
• Finances
– Increases the value of property
• Communities
– Studies show that for every 10
minutes a person spends in a daily car
commute, time spent in community
activities falls by 10%

Visualize It

Economics
• Commute time and places to walk
are 2 of the top 3 most important
community characteristics (NAR)
• Neighborhoods have a walk score.
Each walk score intangibly refers to
currency
• Commercial Real Estate: A 10 point
increase in Walk Score increases
property values 5-8%

2011 Community Preference Survey
NAR: 2,071 Adults (2/2011) (USA)
• 56% of respondents survey
prefer smart growth
communities to ones that require
more driving between home,
work and recreation
• Willing to sacrifice square
footage for less driving:
– 80% would prefer to live in a
single-family detached home
as long as it didn’t require a
longer commute, BUT
– 59% would choose a smaller
home if it meant a commute
time of 20 minutes or less
• Community Characteristics:
When considering a home
purchase
– 88% placed more value
on the quality of the
neighborhood, than the
size of the home
– 77% want communities
with high-quality
schools
• Don’t just sell homes, sell
neighborhoods!
• Different home buyers are
looking for all kinds of
neighborhood settings

Sense of Place

Preserve; Open spaces, farmlands, lakes
Lakefronts
Riverfronts
Public Parks
Green belts
Zoning Regulations (R3)
Notified Areas

CENTRAL PARK- NYC
GREEN SPACE for PUBLIC PURPOSE – Lungs for the City

NEW YORK CITY : CENTRAL PARK
AREA: 843 ACRES Built/Founded in 1857 AD REAL ESTATE VALUE estimated by the
property appraisal firm, Miller Samuel, to be $528,783 MILLION or $ 529 BILLION as
of December 2005.

Community Developments
• Community programs
• Conservation
• Social upliftment
• Economic upliftment
• Identity preservation
• Entertainment & leisure
• Social Infrastructure

Transportation choices
Personal | Public | Rapid
• How choice of transportation connects with land use?
• Multimodal balance
• Build Transit network
• Provide choice of transportation
• Provide mobility and access to each choice
• Choose town less highway planning
• Discourage private Car ownership
• Build a bicycle network
• Introduce congestion pricing
• Vehicle Sharing & car pooling programs
• Low Pollution Vehicle choices

Indian Commodity Transport Vehicles

Development Decisions
• Local Government Policies
• Building Byelaws
• Development Plans
• Public opinions
• Area Planning & zoning
• Land Laws
• Property ownership, transfers, &
incentives
• Public Private Partnerships

Encourage community and stakeholder collaboration
in development decisions
Tomorrow

Parking More….
• Parking Policy
• Hike Cost of Free Parking
• Parking shed & structures
• Neighborhood parking
• Hide Parking Lots
• Parking lot design & quality
• Parking Conversion

Street design
• Speed limits
• All Vehicular access
• On street parking
• One ways & pedestrian only
streets
• Shopping streets
• Context responsive design
• Avenues and boulevards
• Rear alleys and lanes
• Full flow, slow flow & yield flow
traffic roads
• Sidewalk design
• Utility placements
• Pavements & Streetlights
• Obstructions & encroachments

The Building
• Natural Light and ventilation
• Solar Orientation
• Cooling, heating & day lighting
• Energy efficient Design
• Sustainable Building materials
• Dynamic space use
• On site energy generation
• Healthy indoor air quality
• Yard trees
• Xeriscape
• Waste Management
• Green Building Standards

Architectural Design
• Encourage Regional Design
• Advocate Consistency of
Appearance
• Hide Noxious elements
• Maintain lifestyle Privacy
• Universal design
• Subsidize housing

Smart growth
The Indian Context

Implementing smart growth
• Awareness
• Intervention
• Create examples
• Streamline Government policies
& laws
• Community participation
• Community empowerment
• Social amalgamation
• Poverty
• Slums
• Housing crisis
• Traffic sense & ettiquette
• Aesthetic sense
• And more…..

The urban Indian street…..

Efficient Land Use | parking
Mixed | Accessible | service driven

• 30% of GDP contribution comes
from the informal sector. 18%
comes from street hawkers
• Formulate Hawking Policy
• Hawking Zones & spaces
• Subsidize hawking
• Legalize & licenses
Hawking More….

Efficient Land Use | Encroachments

Efficient Land Use | Hawking

Form Based Codes
• Does not work on principles of
Setback, margin, FSI or FAR.
• Volumetric Standards with
specified form for a building type
Each form is Land Plot | Specific height

Observations | Ahmedabad public places

Observations | Ahmedabad Streets

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Smart growth in INDIAN context

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