we've been building the suburbs

在過去的五十年中

with a lot of unintended consequences.

我們一直在建設郊區

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

帶來了許多意想不到的後果

and just present a whole bunch of really interesting projects

我今天就要來談談其中的一些

that I think give us tremendous reasons

並向各位介紹一系列非常有意思的計劃

to be really optimistic

使我們有充份的理由

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

信心十足

is going to be retrofitting suburbia.

在接下來的50年中，重要的設計開發計畫

So whether it's redeveloping dying malls

將會是郊區改造

or re-inhabiting dead big-box stores

不論是重建衰落的購物中心

or reconstructing wetlands

重新利用關掉的超級廣場

out of parking lots,

或者是在停車場上

I think the fact is

重建濕地

the growing number

我認為事實上

of empty and under-performing,

越來越多

especially retail, sites

空置和不景氣的

throughout suburbia

尤其是零售場所

gives us actually a tremendous opportunity

散佈在城市郊區

to take our least-sustainable

為我們提供了一個絕好的機會

landscapes right now

讓我們把目前最不永續

and convert them into

的建築形式

more sustainable places.

改造成

And in the process, what that allows us to do

可永續發展的空間

is to redirect a lot more of our growth

這個過程使我們能夠

back into existing communities

更多的把經濟增長

that could use a boost,

引導到需要幫助的

and have the infrastructure in place,

現有的社區去

instead of continuing

幫助其完善基礎設施

to tear down trees

而不是繼續

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

砍伐樹木

So why is this important?

或者毀掉週邊的綠地

I think there are any number of reasons,

這為什麼很重要?

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

我想有諸多原因

Just from the perspective of climate change,

我不想詳述細節﹐只提幾點就好

the average urban dweller in the U.S.

僅從氣候變化的角度來看

has about one-third the carbon footprint

在美國一個普通城市居民

of the average suburban dweller,

留下的碳足跡

mostly because suburbanites drive a lot more,

相當於一個郊區居民的三分之一

and living in detached buildings,

很大程度上因為郊區居民開車更頻繁

you have that much more exterior surface

而且住獨立房屋

to leak energy out of.

他們有更多的戶外表面

So strictly from

導致更多能源泄漏

a climate change perspective,

所以嚴格從

the cities are already

氣候變化的角度來講

relatively green.

城市本身

The big opportunity

更加節能

to reduce greenhouse gas emissions

減少溫室氣體排放

is actually in urbanizing

的一個良機

the suburbs.

實際上就是

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

郊區城市化

we have doubled the amount of miles we drive.

我們在郊區要經常駕駛汽車

It's increased our dependence

我們駕駛的英里數已經翻倍

on foreign oil

這使我們更加依賴

despite the gains in fuel efficiency.

從外國進口的石油

We're just driving so much more;

儘管汽車燃油效率提高了

we haven't been able to keep up technologically.

但我們比以前更長開車

Public health is another reason

我們的技術沒有跟上郊區化的速度

to consider retrofitting.

公共衛生是

Researchers at the CDC and other places

另一個考慮改造的原因

have increasingly been linking

疾病控制中心和其他機構的研究者

suburban development patterns

發現越來越多的

with sedentary lifestyles.

郊區發展模式

And those have been linked then

與久坐的生活方式有關

with the rather alarming,

而這種生活方式

growing rates of obesity,

又與驚人的

shown in these maps here,

肥胖症的增長速度相關

and that obesity has also been triggering

如地圖所示

great increases in heart disease

而肥胖症又會導致

and diabetes

心臟病

to the point where a child born today

和糖尿病的激增

has a one-in-three chance

以至於今天出生的嬰兒

of developing diabetes.

每三個人中就有一個

And that rate has been escalating at the same rate

有患糖尿病的機率

as children not walking

和這個概率同步增長的是

to school anymore,

兒童不再走路

again, because of our development patterns.

去學校

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

這又是因為我們的發展模式的問題

I mean, how affordable is it

最後還有支付能力的問題

to continue to live in suburbia

隨著汽油價格不斷上漲

with rising gas prices?

有多少人還能負擔得起

Suburban expansion to cheap land,

繼續在郊區生活?

for the last 50 years --

過去的50年,

you know the cheap land out on the edge --

郊區向更廉價的土地擴張

has helped generations of families

城市邊緣的廉價土地

enjoy the American dream.

幫助好幾代家庭

But increasingly,

實現了他們的美國夢

the savings promised

但是逐漸地﹐

by drive-till-you-qualify affordability --

“開到你能買得起為止”

which is basically our model --

這種我們的發展模式

those savings are wiped out

所承諾的存款

when you consider the transportation costs.

如果算上交通費用

For instance, here in Atlanta,

已經蕩然無存

about half of households

比如﹐在亞特蘭大這裡

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

大約一半的家庭

and they are spending 29 percent of their income

年收入在2-5萬美元之間

on housing

他們的收入有29%花在

and 32 percent

住房上面

on transportation.

有32%

I mean, that's 2005 figures.

花在交通上

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

這是2005年的數字

You know, none of us

是在汽油價格漲到四美元一加侖之前

really tend to do the math on our transportation costs,

我們中間

and they're not going down

沒有人真的在意交通費用

any time soon.

這筆費用不會下降

Whether you love suburbia's leafy privacy

至少短期內不會

or you hate its soulless commercial strips,

不論你是熱愛郊區綠蔭中的私密空間

there are reasons why it's important to retrofit.

還是厭惡它千篇一律的商街

But is it practical?

改造郊區的理由相當充足

I think it is.

但是否可行?

June Williamson and I have been researching this topic

我認為可行

for over a decade,

瓊.威廉姆森和我研究這個課題

and we've found over 80

十多年了

varied projects.

我們已經找到八十多個

But that they're really all market driven,

不同的項目

and what's driving the market in particular --

實際上這些項目都是受市場驅動的

number one -- is major demographic shifts.

驅動市場的主要因素是

We all tend to think of suburbia

第一是顯著的人口變化

as this very family-focused place,

多數人都認為郊區

but that's really not the case anymore.

是一個以家庭為中心的地方

Since 2000,

實際已經不是這樣了

already two-thirds of households in suburbia

從2000年以來

did not have kids in them.

郊區三分之二的家庭

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

是沒有孩子的

The reasons for this have a lot to with

我們只是尚未認識到現實而已

the dominance of the two big

這裡面的原因在很大程度上

demographic groups right now:

同佔據主要地位的

the Baby Boomers retiring --

兩個人口群體有關

and then there's a gap,

嬰兒潮世代的人正退休中

Generation X, which is a small generation.

接下來有一個斷層

They're still having kids --

X世代是人數較少的一代

but Generation Y hasn't even started

他們仍在生育年齡

hitting child-rearing age.

Y世代還尚未開始

They're the other big generation.

他們的生育期

So as a result of that,

他們將是人數龐大的一代

demographers predict

因此

that through 2025,

人口學家預測

75 to 85 percent of new households

從現在到2025年

will not have kids in them.

75%到85%的新家庭

And the market research, consumer research,

將沒有孩子

asking the Boomers and Gen Y

市場和消費者研究

what it is they would like,

調查嬰兒潮世代和Y世代

what they would like to live in,

他們想要什麼

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

想要居住在什麼樣的地方

and we're already seeing it --

結果顯示未來需求旺盛的是

for more urban lifestyles

-- 我們已經開始觀察到 --

within suburbia.

郊區居民

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

對城市生活方式的需求

and Gen Y would like to live

嬰兒潮世代想安渡晚年

an urban lifestyle,

Y世代想往

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

城市生活方式

The other big dynamic of change

但是他們當中大部份人的工作仍舊在郊區

is the sheer performance of

另外一個巨大的變化

underperforming asphalt.

有關不盡人意的

Now I keep thinking this would be a great name

瀝青的表現

for an indie rock band,

我覺得這會是個很棒的

but developers generally use it

獨立搖滾樂隊的名字

to refer to underused parking lots --

不過開發商一般用來指

and suburbia is full of them.

使用率不高的停車場

When the postwar suburbs were first built

在郊區隨處可見

out on the cheap land

戰後在廉價的土地上

away from downtown,

剛開始建設郊區時

it made sense to just build

遠離市區

surface parking lots.

修地面停車場

But those sites have now been leapfrogged

合情合理

and leapfrogged again,

但如今這些地方已經被一輪又一輪的郊區擴張

as we've just continued to sprawl,

超越過去

and they now have

我們的城市不斷擴張

a relatively central location.

這些昔日的遠郊

It no longer just makes sense.

現在已是相對的中心位置

That land is more valuable than just surface parking lots.

土地的價值已經上漲

It now makes sense to go back in,

繼續修建地面停車場不再划算

build a deck and build up

合理的做法是

on those sites.

在這些場地

So what do you do

修建多層建築

with a dead mall,

那麼怎麼樣處理

dead office park?

閒置的購物中心﹐

It turns out, all sorts of things.

或辦公園區?

In a slow economy like ours,

其實處理方法很多

re-inhabitation is

在我們今天經濟衰退的時期

one of the more popular strategies.

重新利用

So this happens to be

是較常見的方法之一

a dead mall in St. Louis

這剛好是

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

聖路易斯市一個閒置的購物中心

It's now home to artist studios,

被重新改造為藝術空間

theater groups, dance troupes.

這裡目前駐有藝術工作室

It's not pulling in as much tax revenue

戲劇和舞蹈團體

as it once was,

雖然這個場所現在稅收收入

but it's serving its community.

不如從前

It's keeping the lights on.

但是它服務本地社區

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

能夠繼續發揮作用

Other malls have been re-inhabited

它正在變成一個不錯的機構

as nursing homes,

其他購物中心有被改造為

as universities,

療養院

and as all variety of office space.

有的成為大學

We also found a lot of examples

和其他各種辦公場地

of dead big-box stores

我們也看到許多

that have been converted into

關閉的超級廣場

all sorts of community-serving uses as well --

被改造成為

lots of schools, lots of churches

各種社區服務機構

and lots of libraries like this one.

許多學校﹐和教會

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

還有像這樣的圖書館

that is now a public library.

這裡以前是一家小雜貨店﹐ 獅子食品雜貨店

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

現在成為公共圖書館

they tore up some of the parking spaces,

除了成功的改造再利用以外

put in bioswales to collect and clean the runoff,

他們還拆除掉一些停車位

put in a lot more sidewalks

修建了過濾地表徑流污水的設施

to connect to the neighborhoods.

增加了更多人行道

And they've made this,

把鄰里聯接起來

what was just a store along a commercial strip,

他們就這樣

into a community gathering space.

把過去商街上的一個商店

This one is a little L-shaped strip shopping center

變成了一個社區集會的場所

in Phoenix, Arizona.

這是亞歷桑那州鳳凰城的

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

一個L形的商街

a gourmet grocery,

他們僅僅把它用鮮亮的顏色重新粉刷一遍

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

開了一家美食食品店

Never underestimate the power of food

在原來的郵局開了一家餐館

to turn a place around

決不要低估美食的力量

and make it a destination.

它可以讓一個地方起死回生

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

變成一個令人嚮往的勝地

The real estate ads in the neighborhood

這個改造如此成功﹐他們現在把對街的店鋪也拿下來

all very proudly proclaim,

這一帶的房屋銷售廣告

"Walking distance to Le Grande Orange,"

也驕傲的宣稱

because it provided its neighborhood

“步行就可以到‘大桔子美食城’”

with what sociologists like to call

因為它為周圍社區提供了

"a third place."

一個社會學家所稱的

If home is the first place

“第三空間”

and work is the second place,

如果家是第一空間

the third place is where you go to hang out

工作場所是第二空間

and build community.

第三空間就是可以放鬆

And especially as suburbia is becoming

培養社區關係的地方

less centered on the family,

特別是郊區漸漸的

the family households,

不以家庭為中心、

there's a real hunger

不以家庭為單位

for more third places.

民眾更渴求

So the most dramatic retrofits

更多的第三空間

are really those in the next category,

所以最徹底的改造

the next strategy: redevelopment.

其實是下面一種類型

Now, during the boom, there were several

就是重新開發

really dramatic redevelopment projects

在改造的高峰期﹐有很多

where the original building

改造幅度很大的重新開發工程

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

原有的建築

at significantly greater density,

被夷為平地﹐整個場地被重建

a sort of compact, walkable urban neighborhoods.

建築物密度大大增加

But some of them have been much more incremental.

居住區比較集中﹐方便步行

This is Mashpee Commons,

另外一些工程則採取循序漸進的方式

the oldest retrofit that we've found.

這是馬什皮村

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

我們找到的最早的改造計畫

built urbanism

這個計畫在過去的20年中逐步地

on top of its parking lots.

在停車場上面

So the black and white photo shows

打造了都市生活方式

the simple 60's strip shopping center.

黑白照片顯示的

And then the maps above that

是它六十年代時簡陋的商街

show its gradual transformation

它上面的地圖

into a compact,

顯示出它逐漸的變成

mixed-use New England village,

一個緊湊的

and it has plans now that have been approved

多用途的新英格蘭村落

for it to connect

目前它好幾項規劃已經獲得許可

to new residential neighborhoods

這個村落將和

across the arterials

新的居住區連接起來

and over to the other side.

跨越主幹道

So, you know, sometimes it's incremental.

延伸到對面去

Sometimes, it's all at once.

所以﹐有時改造是循序漸進的

This is another infill project on the parking lots,

有時大刀闊斧

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

這是另一個停車場改造的工程

When Metrorail expanded transit into the suburbs

這是華盛頓特區郊外的一個辦公園區

and opened a station nearby to this site,

當地鐵將公交線路擴展到郊區

the owners decided

並在附近設立了車站

to build a new parking deck