Ellen Dunham-Jones: Retrofitting suburbia

翻译人员: Juyao Dong 校对人员: Zhu Jie

In the last 50 years,

在过去的五十年里

we've been building the suburbs

我们一直在建造市郊

with a lot of unintended consequences.

并由此带来了没有预料到的结果

And I'm going to talk about some of those consequences

我会来谈一谈这其中的一些

and just present a whole bunch of really interesting projects

我会列举一些非常有趣的例子

that I think give us tremendous reasons

这些例子在我看来能给我们极大的力量

to be really optimistic

来乐观的期待

that the big design and development project of the next 50 years

在未来五十年里市郊的改建将会成为

is going to be retrofitting suburbia.

主要的设计和发展项目.

So whether it's redeveloping dying malls

所以无论是重新发展废弃的大型购物中心

or re-inhabiting dead big-box stores

或是重建停用了的大集装箱似的商场

or reconstructing wetlands

或是在旧的停车场的地方

out of parking lots,

重新建造湿地,

I think the fact is

我认为关键是

the growing number

数目不断增加的

of empty and under-performing,

腾空的或是表现不佳的

especially retail, sites

贯穿市郊的

throughout suburbia

零售场所

gives us actually a tremendous opportunity

其实现在给了我们巨大的潜力来

to take our least-sustainable

接手这些最不太合理利用

landscapes right now

的地方

and convert them into

并且把它们改造成

more sustainable places.

利用更合理的地方.

And in the process, what that allows us to do

这一过程能让我们

is to redirect a lot more of our growth

把我们更新的认识

back into existing communities

重新融入已经存在的社区

that could use a boost,

使这些社区有较大的提高

and have the infrastructure in place,

并且能在原有的地方重新进行基础建设

instead of continuing

而不是继续不断的

to tear down trees

砍伐树木，

and to tear up the green space out at the edges.

在边缘地区侵占绿色地带．

So why is this important?

这为什么重要呢？

I think there are any number of reasons,

我想这其中有许多原因．

and I'm just going to not get into detail but mention a few.

我来说几个，但不会很深入细节．

Just from the perspective of climate change,

单单从气候变化的角度来说，

the average urban dweller in the U.S.

美国城市居民的平均二氧化碳排放量

has about one-third the carbon footprint

大约是市郊居民水平的

of the average suburban dweller,

三分之一，

mostly because suburbanites drive a lot more,

主要是因为居住在市郊的居民开车更多

and living in detached buildings,

而且他们住在相对比较分离的建筑里

you have that much more exterior surface

你有那么多的外表面

to leak energy out of.

会有能量流失．

So strictly from

所以如果严格的从

a climate change perspective,

气候变化的角度来看，

the cities are already

城市已经

relatively green.

相对＂绿色＂了．

The big opportunity

有一个减少

to reduce greenhouse gas emissions

温室气体排放的好机会

is actually in urbanizing

实际上是把市郊变得更

the suburbs.

＂城市化＂．

All that driving that we've been doing out in the suburbs,

我们在市郊做的事，

we have doubled the amount of miles we drive.

实际上要求我们开两倍的路程．

It's increased our dependence

这一点就增加了我们对

on foreign oil

外国石油的依赖，

despite the gains in fuel efficiency.

尽管能源的利用率是在提高的．

We're just driving so much more;

我们多开了这么多路程，

we haven't been able to keep up technologically.

但技术上我们并没有提高这么多．

Public health is another reason

公共卫生是另一个

to consider retrofitting.

让我们考虑旧城改造的原因．

Researchers at the CDC and other places

CDC(Centers for Disease Control and Prevention疾病控制与预防中心)和其它机构的研究者们

have increasingly been linking

逐渐更多的把市郊的

suburban development patterns

发展模式和久坐不动的生活习惯

with sedentary lifestyles.

联系在一起．

And those have been linked then

而久坐不动的生活习惯又一直与

with the rather alarming,

相当让人警觉的

growing rates of obesity,

肥胖率的增加联系在一起，

shown in these maps here,

这地图里就显示了这一点，

and that obesity has also been triggering

而且肥胖症也是心脏疾病

great increases in heart disease

和糖尿病急剧增加的

and diabetes

一个诱发原因

to the point where a child born today

这个问题已经发展到了，一个现在新出生的婴儿

has a one-in-three chance

将会有三分之一的可能

of developing diabetes.

发展成为糖尿病．

And that rate has been escalating at the same rate

这一比率也随着孩子们不再走路

as children not walking

去学校的比率一起

to school anymore,

逐步升级．

again, because of our development patterns.

原因同样也是我们发展模式的问题．

And then there's finally -- there's the affordability question.

而且还有最后一个问题－－关于是否能负担得起的问题

I mean, how affordable is it

我是说，照着汽油的价格

to continue to live in suburbia

不断上涨的趋势，还有多少人

with rising gas prices?

能负担得起在市郊生活呢？

Suburban expansion to cheap land,

把市郊扩大到便宜的土地去，

for the last 50 years --

在过去的五十年里－－

you know the cheap land out on the edge --

（插语）便宜的土地也基本耗尽了－－

has helped generations of families

帮助了几代人

enjoy the American dream.

享受美国梦．

But increasingly,

但越来越多的情况是，

the savings promised

住在市郊，开车开到我们能负担起的好环境居住的想法，

by drive-till-you-qualify affordability --

能帮我们省下的钱－－

which is basically our model --

这也基本上是我们的范例－－

those savings are wiped out

这些能省钱的便利也基本都没有了，

when you consider the transportation costs.

如果你考虑到交通的开销的话．

For instance, here in Atlanta,

举例来说，在亚特兰大，

about half of households

大约有一半的有房的人

make between $20,000 and $50,000 a year,

年收入在二万到五万美金之间．

and they are spending 29 percent of their income

他们要用去百分之29的收入

on housing

在房子上

and 32 percent

并要用掉百分之32的收入

on transportation.

在交通上．

I mean, that's 2005 figures.

这是2005年的数字．

That's before we got up to the four bucks a gallon.

这是在汽油价格涨到每加仑4美元之前．

You know, none of us

其实，我们中没有人

really tend to do the math on our transportation costs,

真的愿意来计算我们在交通上花的钱．

and they're not going down

而且这个数字在

any time soon.

近期之内也不会减少．

Whether you love suburbia's leafy privacy

不管你是不是喜欢市郊那种有很多树木又很隐私的地方，

or you hate its soulless commercial strips,

又或者你讨厌市郊路边那种没什么灵魂的商业小店

there are reasons why it's important to retrofit.

总会有很多理由来说明改建是很重要的．

But is it practical?

但它可行吗？

I think it is.

我认为是的．

June Williamson and I have been researching this topic

June Williamson 和我一直在研究这个课题

for over a decade,

有十年多的时间了．

and we've found over 80

我们找到了80多个

varied projects.

各式各样的项目．

But that they're really all market driven,

但这都是根据市场的需求来的．

and what's driving the market in particular --

具体的推动市场的原因有：

number one -- is major demographic shifts.

第一条是有大的人口变动．

We all tend to think of suburbia

我们总是认为市郊是

as this very family-focused place,

一个特别以家庭为中心的地方．

but that's really not the case anymore.

但其实已经不是这样的了．

Since 2000,

从2000年开始，

already two-thirds of households in suburbia

有三分之二的市郊家庭

did not have kids in them.

已经不再有孩子了．

We just haven't caught up with the actual realities of this.

我们只是还没跟上现实的脚步．

The reasons for this have a lot to with

这其中的原因有很大程度和

the dominance of the two big

现在两大的人口群体占主要

demographic groups right now:

势力有关．

the Baby Boomers retiring --

二战后生育高峰期出生的人（1945到1952出生）已经退休，

and then there's a gap,

这之后是一个间断，

Generation X, which is a small generation.

二十世纪六七十年代出生的人，是人较少的一代．

They're still having kids --

他们还要孩子．

but Generation Y hasn't even started

但之后出生的拥有互联网的这一代人

hitting child-rearing age.

还没有到养育孩子的年龄．

They're the other big generation.

他们是另一个人较多的一代．

So as a result of that,

所以结果是，

demographers predict

人口统计学家们预计

that through 2025,

直到2025年，

75 to 85 percent of new households

百分之75到85的新的家庭

will not have kids in them.

将不再有孩子．

And the market research, consumer research,

并且市场调研和消费者调研

asking the Boomers and Gen Y

调查生育高峰期的出生的人和拥有互联网的一代人，

what it is they would like,

他们想要什么，

what they would like to live in,

他们想住在什么样的地方，

tells us there is going to be a huge demand --

告诉我们将有对更多的城市生活方式的很大需求

and we're already seeing it --

其实我们已经能在市郊里

for more urban lifestyles

观察到

within suburbia.

这一点．

That basically, the Boomers want to be able to age in place,

生育高峰期出生的一代想在合适的地方安度晚年，

and Gen Y would like to live

拥有互联网的一代又想过

an urban lifestyle,

城市的生活方式，

but most of their jobs will continue to be out in suburbia.

但他们的工作依旧大多数在外面的市郊．

The other big dynamic of change

另一个巨大的变动是

is the sheer performance of

那些不被充分利用的

underperforming asphalt.

沥青的表现。

Now I keep thinking this would be a great name

我一直想，对一个独立的摇滚乐队

for an indie rock band,

这会是一个很棒的名字．

but developers generally use it

但开发商一直用它来

to refer to underused parking lots --

指未充分利用的停车场．

and suburbia is full of them.

市郊到处是这样的停车场．

When the postwar suburbs were first built

当战后，人们第一次在

out on the cheap land

远离市中心的便宜的土地上

away from downtown,

建市郊的时候，

it made sense to just build

只修建路面的停车场

surface parking lots.

是很乎道理的．

But those sites have now been leapfrogged

但这些地方已经成了孩子们

and leapfrogged again,

玩跳蛙游戏的地方，

as we've just continued to sprawl,

而我们只知道再接着像更远的地方延伸．

and they now have

现在这些地方（路面停车场）

a relatively central location.

已相对是中心的地带了．

It no longer just makes sense.

只修路面停车场已经不再合适了．

That land is more valuable than just surface parking lots.

这些土地远不止路面停车场这样的价值．

It now makes sense to go back in,

现在，合适的做法是回到从前的做法，

build a deck and build up

在这些地方向上建，

on those sites.

建几层的停车场．

So what do you do

所以我们该拿

with a dead mall,

荒废的商场，

dead office park?

荒废的园区公园怎么办呢？

It turns out, all sorts of things.

其实可以用来做很多事．

In a slow economy like ours,

在一个较慢发展的经济条件下，就像我们这样

re-inhabitation is

把不再利用的房子重新利用起来

one of the more popular strategies.

是一种很普遍的策略．

So this happens to be

这是一个在圣路易斯

a dead mall in St. Louis

不被利用的商场

that's been re-inhabited as art-space.

被重新改建成了艺术空间．

It's now home to artist studios,

它现在既是艺术工作室，

theater groups, dance troupes.

也是剧团和舞蹈表演队的排练场所．

It's not pulling in as much tax revenue

它现在虽然不能吸收像以前一样多的

as it once was,

税收收入．

but it's serving its community.

但它还在为它所在的社区服务．

It's keeping the lights on.

它始终都亮着．

It's becoming, I think, a really great institution.

在我看来，它现在成为一个很好的机构．

Other malls have been re-inhabited

其它被重新利用的商场，

as nursing homes,

有的改成了养老院

as universities,

有的改成了大学，

and as all variety of office space.

还有各种办公场所．

We also found a lot of examples

我们还找到了许多

of dead big-box stores

把废弃的"集装箱式"的商场

that have been converted into

改建成为

all sorts of community-serving uses as well --

各式各样的服务社区的机构，

lots of schools, lots of churches

比如许多的学校，教堂，

and lots of libraries like this one.

还有像这样的图书馆．

This was a little grocery store, a Food Lion grocery store,

这原来是一个很小的杂货店，名叫＂Food Lion＂

that is now a public library.

现在成了一个公共图书馆．

In addition to, I think, doing a beautiful adaptive reuse,

除此之外，我认为，还做了一个很漂亮的适应性的重新利用，

they tore up some of the parking spaces,

挖开原来的停车空间，

put in bioswales to collect and clean the runoff,

改建成生物湿地，以此来收集并清理雨水，

put in a lot more sidewalks

建了更多的人行道

to connect to the neighborhoods.

来连接到附近的地区．

And they've made this,

有人已经把

what was just a store along a commercial strip,

街边的一家商店

into a community gathering space.

改建成了社区集会的场所．

This one is a little L-shaped strip shopping center

这是一个小的L形状的购物中心

in Phoenix, Arizona.

在凤凰城，亚利桑那州．

Really all they did was they gave it a fresh coat of bright paint,

他们只是把这重新粉刷过，看上去更新一点，

a gourmet grocery,

弄成一个美食杂货店，

and they put up a restaurant in the old post office.

他们又把旧的邮局改造成了饭店．

Never underestimate the power of food

千万别小看了美食的力量，

to turn a place around

它能把一个地方彻底改变

and make it a destination.

变成大家都想去的地方．

It's been so successful, they've now taken over the strip across the street.

这项工程做得如此成功，他们现在正在改造街对面的那些商店．

The real estate ads in the neighborhood

贴在附近的房地产广告里

all very proudly proclaim,

很骄傲的说，

"Walking distance to Le Grande Orange,"

＂走路就能到勒格兰德＂(一个有名的酒店)

because it provided its neighborhood

因为它给附近的地区

with what sociologists like to call

提供了社会学家们称之为的

"a third place."

＂第三个地方．＂

If home is the first place

如果家是第一个地方，

and work is the second place,

工作单位是第二个地方

the third place is where you go to hang out

第三个地方就是你出去休闲

and build community.

和社区的人打交道的地方．

And especially as suburbia is becoming

尤其是当市郊已经不再

less centered on the family,

那么重视家庭的时候，

the family households,

对于有家的人们，

there's a real hunger

确实是有一种需求

for more third places.

想要有一个＂第三个地方．＂

So the most dramatic retrofits

最戏剧性的重建

are really those in the next category,

是在下一类里要谈到的，

the next strategy: redevelopment.

是另一个策略，重新发展．

Now, during the boom, there were several

在繁荣时期，就有过几个

really dramatic redevelopment projects

很戏剧化的重新发展的项目

where the original building

那些原来的建筑

was scraped to the ground and then the whole site was rebuilt

被推倒了．整个地区内相当多的地方

at significantly greater density,

都进行了重新建造，

a sort of compact, walkable urban neighborhoods.

建造成了一种紧凑的，能走路从一个地方到另一个地方的市区环境．

But some of them have been much more incremental.

这些地区有些在这一过程中升值了．

This is Mashpee Commons,

这是Mashpee公共用地，

the oldest retrofit that we've found.

我们找到的最老的翻新例子．

And it's just incrementally, over the last 20 years,

在过去的二十年里，这逐渐地在

built urbanism

停车场上

on top of its parking lots.

建起了城市的格局．

So the black and white photo shows

黑白照片显示的是

the simple 60's strip shopping center.

60年代简单的购物中心．

And then the maps above that

上面那张图

show its gradual transformation

显示了它逐渐改变

into a compact,

成一个紧凑的结构，

mixed-use New England village,

和新英格兰村庄想接

and it has plans now that have been approved

并在新的计划里，

for it to connect

它被批准和

to new residential neighborhoods

新的住宅区域联在一起

across the arterials

跨过干线

and over to the other side.

在另一边接着发展．

So, you know, sometimes it's incremental.

所以有时候，它是逐渐改变的．

Sometimes, it's all at once.

有时候是一次性完成的．

This is another infill project on the parking lots,

这是另一个在停车场基础上进行填补的项目，

this one of an office park outside of Washington D.C.

这是一个华盛顿特区外的办公停车场．

When Metrorail expanded transit into the suburbs

当华盛顿地区的地铁通到市郊

and opened a station nearby to this site,

并在这个停车场附近设了一个站台后，

the owners decided

停车场的所有者决定在这

to build a new parking deck

再建一个新的停车场

and then insert on top of their surface lots

并在原来的地面停车场的地方

a new Main Street, several apartments

新建一个大街，几栋住宅

and condo buildings,

和公寓楼，

while keeping the existing office buildings.

并同时保留了原来的办公大楼．

Here is the site in 1940:

这是这里1940年时的样子．

It was just a little farm

那时这里只是一个小的农场

in the village of Hyattsville.

在一个叫作Hyattsville的村庄里．

By 1980, it had been subdivided

到1980年，这里已经被分割成了

into a big mall on one side

一边的大的购物商场

and the office park on the other

和另一边办公园区的花园．

and then some buffer sites for a library

之后又在缓冲区建了图书馆

and a church to the far right.

并在最右边建了一座教堂．

Today, the transit,

现在，公共交通，

the Main Street and the new housing

主要街道和新的建筑

have all been built.

都已经建好．

Eventually, I expect that the streets

逐渐地，我想那些街区

will probably extend through a redevelopment of the mall.

很可能会延伸到重新开发的商场去．

Plans have already been announced

关于重新发展在商场上面的

for a lot of those garden apartments

那些大量花园式公寓

above the mall to be redeveloped.

的计划已经公布了．

Transit is a big driver of retrofits.

公共交通系统是改建的一个主要推动力．

So here's what it looks like.

这是它看起来的样子．

You can sort of see the funky new condo buildings

你能隐约看见那些时髦的新式公寓

in between the office buildings

建在办公大楼的中间

and the public space and the new Main Street.

还有公共空间和新的主要街道．

This one is one of my favorites, Belmar.

这是我最喜欢的一个项目，在Belmar(新泽西州的一个地方)．

I think they really built an attractive place here

我认为他们真的建了一个很吸引人的地方

and have just employed all-green construction.

并且全部用了绿色建筑．

There's massive P.V. arrays on the roofs

楼顶上有大量的光电转换阵列

as well as wind turbines.

还有风力发电的涡轮．

This was a very large mall

这里原来是一个很大的商场

on a hundred-acre superblock.

建在一个一百英亩的大街区里．

It's now 22

现在这里有

walkable urban blocks

22个适宜步行的城市街区

with public streets,

和公共街道，

two public parks, eight bus lines

两个公共公园，八条公交线路

and a range of housing types,

以及许多种不同的住宅样式．

and so it's really given Lakewood, Colorado

所以它真的给了科罗拉多州的Lakewood

the downtown

一个市中心

that this particular suburb never had.

一个这个特殊的市郊从来没有的东西．

Here was the mall in its heyday.

这是这个商场在它最繁华的时期．

They had their prom in the mall. They loved their mall.

人们在这商场里开舞会，他们都很喜欢这里．

So here's the site in 1975

这是1975年的样子

with the mall.

商场在里面．

By 1995, the mall has died.

到1995年，商场荒废了．

The department store has been kept --

建筑还留在那．

and we found this was true in many cases.

我们发现这是个很普遍的现象．

The department stores are multistory; they're better built.

百货商场是个多层建筑，他们都建得很好．

They're easy to be re-adapted.

他们也很容易就能被重新利用．

But the one story stuff ...

但如果是一家店挨着一家店的格局...

that's really history.

就真得变成历史了．

So here it is at projected build-out.

所以，这里是计划中的样子．

This project, I think, has great connectivity

这个项目，我认为和

to the existing neighborhoods.

周边的地区有很大联系．

It's providing 1,500 households with the option

它给1500户家庭提供了一种

of a more urban lifestyle.

更城市化的生活方式．

It's about two-thirds built out right now.

三分之二的工程已经完成了．

Here's what the new Main Street looks like.

这是新的主要街道的样子．

It's very successful,

它很成功．

and it's helped to prompt --

它也推动了

eight of the 13

丹佛十三家里的八家

regional malls in Denver

地区性的商场

have now, or have announced plans to

进行或者计划进行

be, retrofitted.

重新改造．

But it's important to note that all of this retrofitting

但重要的是注意到所有这些重新改造

is not occurring --

并不是

just bulldozers are coming and just plowing down the whole city.

只让推土机来，把整个城市推倒．

No, it's pockets of walkability

其实不是这样的，这里是把小块的适宜步行的街区

on the sites of

建在那些

under-performing properties.

已经不再发挥功能的建筑上．

And so it's giving people more choices,

所以，它给了人们更多的选择．

but it's not taking away choices.

但并不带走选择．

But it's also not really enough

同时，只在建小规模的

to just create pockets of walkability.

步行街区也是不够的．

You want to also try to get more systemic transformation.

还需要一些更系统化的运输工具．

We need to also retrofit the corridors themselves.

我们也需要重新改建走廊本身．

So this is one that has been

这是一个加州一个地方

retrofitted in California.

重新改建的例子．

They took the commercial strip

他们把商业小店

shown on the black-and-white images below,

下面图里白色和黑色的地方，

and they built a boulevard

然后把它改建成了一条大路

that has become the Main Street for their town.

这条路变成了这个城里的主要街道．

And it's transformed from being

而且把这一地区从一个

an ugly, unsafe,

丑陋，不安全

undesirable address,

不受欢迎的地方，

to becoming a beautiful,

变成了一个漂亮，

attractive, dignified sort of good address.

吸引人，高贵的，好的地方．

I mean now we're hoping we start to see it;

我希望现在我们能看到了．

they've already built City Hall, attracted two hotels.

他们已经建了市政大厅，并且吸引了两家酒店．

I could imagine beautiful housing going up along there

我能想像漂亮的建筑沿着那建起来

without tearing down another tree.

并且不会砍伐一颗树木．

So there's a lot of great things,

还有许多其它很好的东西．

but I'd love to see more corridors getting retrofitting.

但我更希望看到更多的走廊被改建．

But densification

把地区变得更致密拥挤

is not going to work everywhere.

并不适用于每一个地方．

Sometimes re-greening

有时候重建绿色

is really the better answer.

也是真的更好的办法．

There's a lot to learn from successful

我们能学很多东西从成功的

landbanking programs

土地储备项目里，

in cities like Flint, Michigan.

比如密歇根州Flint那里的项目．

There's also a burgeoning suburban farming movement --

还有生机勃勃的市郊改为农场的运动

sort of victory gardens meets the Internet.

类似于胜利的花园遇见了互联网．

But perhaps one of the most important re-greening aspects

但可能关于重建绿色的最重要的一个方面是

is the opportunity to restore

能有机会修复

the local ecology,

当地的生态．

as in this example outside of Minneapolis.

就像密西西比外围的例子里一样．

When the shopping center died,

当商场停用以后,

the city restored the site's

这个城市把这里重新

original wetlands,

恢复了以前的湿地,

creating lakefront property,

并发展了湖边的房地产,

which then attracted private investment,

吸引了私人投资,

the first private investment to this very low-income neighborhood

这是这个收入特别低的区域里

in over 40 years.

四十年里的头一桩投资.

So they've managed to both restore the local ecology

所以他们不仅恢复了原来的生态环境,

and the local economy at the same time.

并在同时促进了地区经济的发展.

This is another re-greening example.

这是另一个重回绿色的例子.

It also makes sense in very strong markets.

在强大的市场中,这样的方法也能适用.

This one in Seattle

这是在西雅图,

is on the site of a mall parking lot

本来这里是一个商场的停车场,

adjacent to a new transit stop.

挨着一个新的运输中转站.

And the wavy line

这条波浪线

is a path alongside a creek that has now been daylit.

是一条小河边的路,现在这条小河是暴露在阳光下的.

The creek had been culverted under the parking lot.

这条小河以前曾被改成停车场下的水渠.

But daylighting our creeks

但把小河暴露出来

really improves their water quality

真的能改进河水的质量

and contributions to habitat.

并且对附近动物的栖息地有好处.

So I've shown you some of

所以,我向你们展示了一些

the first generation of retrofits.

第一代的改造工程.

What's next?

以后的会是什么样呢?

I think we have three challenges for the future.

我想对于以后的改造我们要面对三个挑战

The first is to plan retrofitting

第一个是从整个城市的角度

much more systemically

更系统的

at the metropolitan scale.

规划改造过程.

We need to be able to target

我们要能够指出来

which areas really should be re-greened.

哪个地区应该重建绿色.

Where should we be redeveloping?

哪个区域应该重新发展?

And where should we be encouraging re-inhabitation?

还有在哪个地方我们应该鼓励人们重新去居住?

These slides just show two images

这里有一个大工程的

from a larger project

两幅图

that looked at trying to do that for Atlanta.

他们要试图在亚特兰大实施的工程.

I led a team that was asked to imagine

别人问我们的团队

Atlanta 100 years from now.

亚特兰大一百年后会是什么样子.

And we chose to try to reverse sprawl

我们选择试图不再用向外扩张的方法

through three simple moves -- expensive, but simple.

有三个简单的改变----造价很高,但很简单.

One, in a hundred years,

第一条, 在一百年后,

transit on all major

公共交通要能到所有主要的

rail and road corridors.

铁路和道路干道.

Two, in a hundred years,

第二条,一百年后,

thousand foot buffers

要有一千尺的缓冲带

on all stream corridors.

在所有河流旁边.

It's a little extreme, but we've got a little water problem.

这是略显得有点多,但水这一方面有些小问题.

In a hundred years,

在一百年后,

subdivisions that simply end up too close to water

离得水太近的小区域

or too far from transit won't be viable.

或者是离得公共交通太远的小区域都不能发展下去.

And so we've created the eco-acre

所以我们发明了生态生产运输方式

transfer-to-transfer development rights

来把开发区的人

to the transit corridors

运送到公共交通的干道上

and allow the re-greening

并且同时允许对那些原有的

of those former subdivisions

进行食品和能源生产的小区域

for food and energy production.

进行重建绿色的改造.

So the second challenge

第二个挑战是

is to improve the architectural design quality

提高重新改造过程中

of the retrofits.

那些建筑设计的质量.

And I close with this image

我来用这幅"民主进行时"的图

of democracy in action:

作为结束.

This is a protest that's happening

这是发生在Silver Spring, 马里兰州的

on a retrofit in Silver Spring, Maryland

一个游行.内容是关于Astroturf这个镇的

on an Astroturf town green.

绿色问题.

Now, retrofits are often accused

现在,重新改造经常被指责为

of being examples of faux downtowns

就是人造的市中心

and instant urbanism,

和瞬间发展的城市地区.

and not without reason; you don't get much more phony

这也不是没有原因,比起Astroturf 镇的绿色,

than an Astroturf town green.

是没有几个例子能比它更适合被称作"冒牌货"了.

I have to say, these are very hybrid places.

我得说, 这些都是非常混杂的例子.

They are new but trying to look old.

他们都是新的,但试图显得旧些.

They have urban streetscapes,

他们有城市的景色,

but suburban parking ratios.

但却有着市郊地区的停车率.

Their populations are

这里的人口组成

more diverse than typical suburbia,

比一般的市郊地区更多元化,

but they're less diverse than cities.

但还没有到城市的程度.

And they are

而且他们是

public places,

公共地区,

but that are managed by private companies.

却由私人企业进行管理.

And just the surface appearance

就像表面上看到的一样

are often -- like the Astroturf here --

就像Astroturf这里

they make me wince.

他们让我很为难.

So, you know, I mean I'm glad that

所以,我很高兴

the urbanism is doing its job.

城市化有所作为.

The fact that a protest is happening

这样的游行发生的事实

really does mean

其实说明

that the layout of the blocks, the streets and blocks, the putting in of public space,

这种街区,街道和公共空间里的各种设施的格局

compromised as it may be,

虽然有一些妥协,

is still a really great thing.

但仍是一个好的事物.

But we've got to get the architecture better.

但我们得尽力把建筑建得更好.

The final challenge is for all of you.

最后一个挑战是对我们所有人的.

I want you to join the protest

我想让你们加入到游行的队伍里

and start demanding

并且开始要求一个

more sustainable suburban places --

更合理规划的市郊环境

more sustainable places, period.

更合理的地方.

But culturally,

但从文化角度看,,

we tend to think that downtowns

我们习惯于认为市中心

should be dynamic, and we expect that.

应该是充满活力的,并且我们期待它这样.

But we seem to have an expectation

但我们似乎有一种期待,

that the suburbs should forever remain frozen

市郊地区应该永远保持"冷冻"

in whatever adolescent form

保持它从"诞生"起就有的

they were first given birth to.

那种青涩的状态.

It's time to let them grow up,

现在是时候让他们长大了.

so I want you

所以我希望你们

to all support the zoning changes,

都能来支持地区的改变,

the road diets, the infrastructure improvements

支持把道路变窄, 改进基础设施

and the retrofits that are coming soon to a neighborhood near you.

还有那些很快将要到你周边的改造工程.

Thank you.

谢谢.