tulane regional urban design center: low carbon new town - longpao, china

53
Conceptual Planning of LongPao Low Carbon New Town American Planning Association Tulane Regional Urban Design Center January 2011 南京六合龙袍新城概念规划 南京六合龙袍新城概念规划

Upload: nick-jenisch

Post on 24-Mar-2016

216 views

Category:

Documents


2 download

DESCRIPTION

Strategic urban design project completed in collaboration with the American Planning Association from Fall 2010 through Spring 2011.

TRANSCRIPT

Page 1: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

Conceptual Planning of LongPao Low Carbon New TownAmerican Planning Association

Tulane Regional Urban Design Center

January 2011

南京六合龙袍新城概念规划南京六合龙袍新城概念规划

Page 2: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China
Page 3: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

5AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center

creditProject Credits

TULANE REGIONAL URBAN DESIGN CENTER

Grover E. Mouton, IIINick JenischKevin MuniRobert BrackenAbraham Hakim

AMERICAN PLANNING ASSOCIATION

Jeffrey Soule Liu YuanChen Suning Sun Hengzhi Jason ZhangAndy Fang

Page 4: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China
Page 5: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

7AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center

indexIndex

CHAPTER ONE - Project Tasks & Goals

A. IntroductionB. Tasks Primary Task Method B1. Analyze Status Quo Identify Site Amenities & Challenges B2.AssessRegionalInfluences Location IndustrialInfluences B3. Low Carbon Initiatives What is low carbon? B4. Conceptual New Town Design CHAPTER TWO - Regional Positioning

A. Opportunity & Basis For Development B. Industrial Containment & Shipyard Proposal

C. Regional Development Strategy

D. Marketing Development analysis Identifying the place & client: Who will locate in Longpao? Strategies for replacing shipyard Imaging Longpao

CHAPTER THREE - Low Carbon Initiatives

A. Buffers & Boundaries B. Environmental Remediation

C. Wetland Conservation

D. Agricultural Enhancement

E. Market Incentives

F. Compact Development Patterns

G. Minimal Displacement of Existing Uses

H. Construction Standards & Architectural Guidelines

I. Municipal Service Upgrade

J. Sustainable Power Sources

CHAPTER FOUR - Planning & Design

A. 56km A1. Planning Approach A2. Site land use & new town location A3. Site sections & program adjacencies A4. Development density A5. Transportation & infrastructure improvements Regional connections

B. 30km B1. Site choice and optimal development nodes B2. Village Consolidation B3. Transportation Street hierarchy Street sections & plans Public transportation C. 5km C1. Urban planning C2. Development Density C3. Population & Phasing C4. Land use C5. Districts District outlines CBD Waterfront Lagoon Canalside Residential Consolidated village Highway commercial Midtown Recreation Transition to old town Gateway OfficePark

CHAPTER FIVE - Conclusions

A. Summary of recommendations

APPENDICES

1. ZJ Study2. Port Royal, SC, USA

Page 6: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China
Page 7: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

9AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center

oneA) Introduction

Longpao enjoys a prime location in the greater Nanjing region. With continued regional development and the completion of the new cross-Yangtze bridge, Longpao has the opportunity to become a premier site for new development in the Lower Yangtze Delta Region. If LiuHe executes development at Longpao correctly, the site will serve as a launching pad for other development projects in eastern LiuHe along the north/south “ecotourism corridor” linking Nanjing and Long-pao with Golden Ox Lake and Mt. Ping Forest Park.

However, because strong development exists throughout the region, Longpao must distinguish itself amongst its neighbors. Using existing amenities, new technology, progressive planning strategies, and de-velopment incentives, Longpao can develop a “low-carbon new town,” and become a center for both regional and international corporations. It can also provide a high quality of life to residents commuting to Nanjing, Yangzhou, and elsewhere in the region. Longpao’s image as a low-carbon new town will attract new businesses and residents, benefitexistingresidents,andpreservetheagriculturalandecologi-cal landscape of Longpao. Future development success will come from progressive planning, high-tech industries, and environmental protection. Collectively such initiatives can serve as a national model for environmental development, and will position Longpao for success well into the future.

B) Tasks

The primary task is to create a strategic plan and urban design framework for a new “low-carbon” development at Longpao. This finalreportincludessiteanalysis,regionalpositioning,andurbandesign strategies, details, and recommendations at the 56, 30, and 5km study areas.

CHAPTER 1 - Project Tasks & Goals

Existing Development建成区

Water Network水系

Agriculture and Wetlands��及湿地

Roadway Network道路网

Page 8: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

10 LONGPAO / Low Carbon New Town

oneB2. Assess Regional Influences

Longpao is well-positioned for strong future development, but must consider existing regional conditions and limitations in order to create long-term success. Its location in the Lower Yangtze Delta Region is ideal, with close proximity and access to many major metropolitan areas.

Longpao can be a bedroom community for nearby employment, including Nanjing, industrial parks, and Liu He old town. Longpao can also attract regional and national attention. Longpao can con-nect to local institutions including the university across the Yangtze, which may be able to locate satellite functions, including housing, an agricultural study center, new program development, etc. The most important connection is to that of the N-S Ecotourism Corridor, with Longpaoservingasthegatewayandfirststopalongthecorridor,con-necting to Golden Ox Lake, the volcanic peaks, and Mt. Ping Forest Park.

Site Feature Proposed Action

Yangtze River EcosystemDevelop sustainably to avoid damaging an already overtaxed system, one valuable to both commerce

and ecological diversity

Wetlands Protect and preserve one of the last stretches of undeveloped natural wetlands on the Yangtze

Yangtze Bridge #4Locate new development for best access to this

transportation amenity, linking economic development in Nanjing with Longpao

Strong agricultural baseKeep new development within a small footprint to preserve this important cultural, economic, and

sustainable force

Regional pollution from industry Create and strictly maintain rigid borders and buffers to shield new development at Longpao

Low quality water on site, agricultural pollution

Incentivize and require sustainable agriculture through study of best practices in this transforming industry; commission a professional water quality and water

management study

Lack of connectivity with regional transportation

Determine and prioritize developing regional nodes and provide new connector roads with public

transportation

Shipbuilding proposal on Longpao's Yangtze River island

Locate new shipbuilding facility at Yudai or quality development at Longpao will be compromised

Positive

Neg

ative

STATUS QUO ANALYSIS

B1. Analyze the Status Quo

Longpao was not widely occupied until the 1960s, and its rigorous canal system represents a large initiative to create and control agri-cultural land. The legacy of this engineering project must be captured anew as the city moves to reinvent itself. The original focus on access to water and protection from it must be mirrored in the current effort. The farming families must have access to clean water, and must also learn to maintain this important amenity. The levee system is an asset that must be shored up to guarantee the safety and security of new development in Longpao. It creates a contained system that allows control of the environment, but also traps contaminants.

It is important to emphasize and enhance the existing positive features in order to dilute the effect of the negative features. APA’s analysis and planning uses this approach to create a progressive, long-term, sustainable plan for Longpao.

LongPao’s key location within the Lower Yangtze Delta Region

Page 9: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

11AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center

one

LongPao is well connected to local cities LongPao can also attract regional and national attention

ConnectionstolocalinstitutionssuchastheuniversitywillbebeneficialtonewdevelopmentatLongPao Connection to the N-S Ecotourism Corridor

Page 10: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

12 LONGPAO / Low Carbon New Town

oneleader in sustainable development.

Industrial proximities to Longpao and LiuHe’s ecotourism corridor highlight the importance of mitigating their effect on the region and the site. If properly protected from these regional pollutants, Longpao can attract high-end businesses and residents by providing a high quality of life, ultimately becoming a model for environmental remediation and sustainable urban development in China.

Longpao is not only the physical gateway to this corridor, but a meta-phorical gateway as well, representing the opportunity for Liuhe to recreate its image, shift from heavy industry to ecological protection, and focus on quality of life for all residents.

B3. Low Carbon Initiatives

A major goal of APA’s plan is to create a demonstration site that rep-resents Liuhe’s transition from heavy industry to a livable and sustain-

TheAPAhasadoptedastrategythatidentifiestheneedsofLiuheintwo districts: East & West. The Western part of the district is where mostexistingdevelopmentlies,alongwithsignificantindustrialdevelopment. As these areas expand, it is important to set physical boundaries, buffers, and constraints in order to “repair” the image and environment in this area.

Because development opportunities exist throughout the Lower Yangtze Delta Region, it is important to distinguish Eastern Liuhe from other locations, highlighting qualities beyond the latest Yangtze River bridge. LongPao can simply become a bedroom community for continued growth in Nanjing. However, if developed according to principles of sustainability and marketed as a place providing a high quality of life, it can become a mini-hub of its own, serving as a stag-ing ground for the eastern ecotourism corridor. This positioning analy-sis will bring the successful industries of the future to Longpao, rather than relying on the declining industries of the past. It allows Longpao to take advantage of a growing marketplace seeking to locate within a

Design Feature Effect

Pedestrian-friendly design & walkability

Reduces carbon emissions when residents walk instead of driving; Allows for convenient public transportation, which further reduces

vehicle emissions

Compact development footprint

Allows for a more efficient distribution of municipal services, including electricity, water, sewer, fire and police protection, requiring less energy expenditures; Preserves natural and

agricultural land which act as a carbon sinks through carbon dioxide absorption and photosynthesis

Renovation instead of demolition Avoids carbon-heavy production of new building materials and carbon-heavy demolition of existing structures

Construction Standards

Ensures that all buildings within the development will meet a set standard, which allows energy use comparison to similar sites

around the globe, and can cut individual energy use by up to 75%

Environmental Mitigation

Passive systems such as bioswales and active systems like greywater separation mitigate the impact of development on the

environment and reduce the need for carbon-use heavy mechanical mitigation techniques and processing

Alternative Energy Sources Wind, Geothermal, Solar, and Hydro-power each reduce the need for traditional carbon-based energy production

WHAT IS LOW CARBON DESIGN?

able ecological place, desirable to corporations, small businesses, and residents.

A true low-carbon new town does not yet exist anywhere in the world. It is important to remember that a low-carbon town is essentially a challenge for designers and engineers, and while experimental, it is ultimately an achievable proposition.

Performance of individual and collective low-carbon features will be assessed over time. The government must augment the above de-sign elements with incentives for individual developments to take simi-lar measures. Government or government-sponsored independent monitoring is the only proven method of measuring carbon emission reductions and energy savings.

Regional Development Strategy

Page 11: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

13AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center

oneB4. Conceptual New Town Design The APA has been engaged to create a new town plan for Longpao. With consideration of the existing site conditions and application of theidentifiedlow-carbonprinciples,theplanwillprepareLongpaofor becoming a gateway to Liuhe’s N-S Ecotourism Corridor, accom-modating approximately 180,000 – 250,000 new residents, conserv-ing its ecological wetlands and wildlife areas, accommodating new corporations and retail development, maintaining a primarily agricul-tural landuse pattern and visual landscape, mitigating existing envi-ronmental threats, improving municipal services and facilities, and ultimately promoting a healthy and high quality of life for existing and new residents.

Longpao’s agricultural and ecological landscape is often beauti-ful, and represents a lifestyle that will be sought after by many new residents of Longpao. The design places new development areas between the agricultural and ecological landscapes, providing views of and experience within these open spaces. The new town at Longpao will provide the amenities of a modern city, sustainability of low-carbon innovation, and interaction with protected natural lands.

Connection to the Yangtze River island will make Longpao a unique place with amenities unlike anywhere in the region. Longpao will feature a new city, connected with nature and with views of both agri-culture and natural water systems.

Concentration of Development Along the Riverfront

Page 12: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China
Page 13: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

15AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center

twoCHAPTER 2 - Regional Positioning

A) Opportunity & Basis For Development

New bridge crossings represent an unparalleled opportunity to create an easily accessible development in Longpao, structured as an ideal location for new corporations, providing residential development for local and regional jobs, and creating a place for the entire region to visit and enjoy.

LongPao has the opportunity to become a leader in the region and across China as a model for sustainable and ecologically balanced development. Representing one of the few remaining lengths of undeveloped wetlands along the Yangtze River, the importance of protecting LongPao’s natural environment is vital to the visual and environmental quality of existing and new development at LongPao, helping also to preserve its cultural landscape and culinary traditions.

The APA approaches the site in layers, roughly from south to north, each with its own considerations:

Yangtze River Ecosystem Important resource for commerce Flood threat Yangtze Island and Exterior Wetlands Recreation opportunities/Desirable views Wildlife and ecological diversity Interior Wetlands and Aquaculture Waterfront development opportunities Desirable views New Town Development High density development area Transition Zone Integration of new development with existing town New canal system development Agriculture & Canal System Important regional resource Agricultural tourism Highway Commerce Corridor Transit oriented development Highway commercial Research/University Park High-end housing Chu River Buffer Zone Water protection Recreation Existing uses Regional Buffer Zone Protection from air/water/visual/noise pollution

Layered Site Analysis

Page 14: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

16 LONGPAO / Low Carbon New Town

twoThe new design for Longpao features a great amount of open space. Like the site analysis layers noted above, different open space types must be considered in different ways.

B) Shipyard Proposal

Longpaoisalreadysurroundedbysignificanturbanandindustrialdevelopment, and must look to its unique features to stand out in the region.

With the crossing of the latest Yangtze bridge, Longpao is located ide-ally to become a strong alternative to nearby urban centers. Given the bridge’s location, the image of Longpao will be made as passengerstravel northeast across the Yangtze. A bright new development at the edge of old Longpao along with lush protected wetlands will send the message that Longpao is committed to sustainable growth anda high quality of life. Locating a large shipbuilding facility on the island would create a negative image, placing Longpao in the same category as any number of other industrial towns.

Shipbuilding is a declining industry that promises few long-term returns. This decline may result in secondary use of the shipbuilding facilitybyotherindustries,withunknownpollutantsandunquantifiableimpact on the environment of Longpao, therby erasing the develop-ment potential of the city. Though not recommended, there are oppor-tunities to locate such development in a less sensitive ecological area should the project move forward. Becoming a model of sustainable developmentfortherestofthecountrywillfaroutweighthebenefitsofinstalling shipbuilding facilities in the long term.

But what can a wetlands preserve do for Longpao? The Yangtze is a powerful force that continues to provide wonderful growth opportuni-ties for Liuhe. But the Yangtze can provide an equally important asset through biodiversity, recreation opportunities, and tourism. Longpao is one of the last places in the region for residents and visitors to en-

Yangtze River

Wetlands

Open Water

Woodlands

Agriculture

Urban (black) & Industrial (brown) development

Page 15: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

17AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center

twogage with an otherwise industrial riverfront. Examples of successful ecotourism sites exist all over the world, including Shanghai’s XiSha WetlandParkandJeanLafitteNationalParkintheUS.

The development of passive recreation and wildlife preserves will al-low residents and visitors alike to experience this delicate landscape. Using pedestrian pathways, bike trails, and limited vehicle access,residents of Liuhe and Nanjing will be 15 minutes away from the op-portunity to visit, spend time in, and learn about a true natural land-scape. An interpretive center could be located centrally within Long-pao’s designated development area, serving as a base for visitors to access the wetland and wildlife areas. Longpao can become an important part of the north-south corridor linking Nanjing with ecologi-cal tourism sites including Golden Ox Lake and the Mt. Ping Forest Park.

Shanghai: Xisha Wetland ParkXisha is a very successful ecotourism site on Shanghai’s Chong-ming Island, allowing visitors to experience a preserved wetland environment without threatening its viability.

Longpao can institute similar facilities on the Yangtze River island, including limited parking, visitor center facilities, lookout towers, pedestrian & bicycle-only recreational pathways, interpretive ele-ments that explain the local plant and wildlife, and other amenities. Combined with agricultural tourism resorts, the new urban core de-velopment, farmer’s markets, and other development, Longpao can begin to attract steady usership for its unique landscape amenities.

Though a shipbuilding facility would be detrimental to any new de-velopment at Longpao, it does have the power to create jobs, even if not for the long term. If such a facility is to be placed in LiuHe, it would be much better suited as part of the Yudai industrial develop-ment site. Yudai will play an important role in the success or failure of Longpao. Longpao must take advantage of the job opportunities at Yudai and provide quality housing, transportation, and urban environ-ments for those that work there. However, the expansion of Yudai must be watched closely, and should expand North and West towards other existing industrial sites rather than compromising the success of Longpao by locating industrial development too close to a site being marketed as healthy and sustainable for families and businesses.

Page 16: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

18 LONGPAO / Low Carbon New Town

twoC) Regional Development Strategy

Industrial development in the region is strong, but this represents a threat to water, air, and food quality, which results in a diminished

quality of life for residents. Low-carbon development strategies should be employed across the region, and Longpao can emerge as the leader of the movement. In this position, the city/county can recruit high-end residents and top-level businesses to the area.

LongPao needs to avoid heavy industrial development in order to maintain a clean environment and promote its high quality of life. This strategy will be accompanied by complementary efforts to remediate its water quality and capture alternative energy sources. Both local and regional buffers are critical to this strategy, and will be discussed further in Chapter 3. The regional buffer includes areas that are already developed, but should not be expanded. Similarly, existing industrial areas must remain within their planned, designated zones in order to monitor and control their affect on the local environment.

Strict control of the Yudai industrial zone is paramount to the success of the low-carbon strategy and ecological image of Longpao. If further air, water, noise, and visual pollution affect Longpao, it may not be

able to draw the new residents, corporations and retail that will build a successful and desirable new town. Therefore, the planned footprint of the area should be diminished on its eastern side, providing a rea-sonable buffer zone between the two incompatible land uses.

The proposed landuse plan requires a distinct balance between nature, industry, agriculture, and new urban development. Longpao distinguishes itself with protected environmental land, maintained agricultural landscape, a limited development footprint, and strict cor-ridorbuffers.Thisbalancewillbequantifiedandcodifiedthroughbothplanning and architectural regulations and guidelines as planning at the 5km level continues.

Regional Industry Regional Land Use

Page 17: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

19AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center

twoD) Marketing

Longpao must be marketed as a low-carbon new town. Residents seek a place to live that offers clean air and water and a progressive planning approach that will result in a high quality of life. They will also recognize the visual and physical connections to the natural and agricultural landscape. Meanwhile, national and international compa-niesseekofficeandretaillocationsthatofferenergysavings,toboostboth their image and their bottom line. They will locate where they have access to skilled workers, who should also be attracted to live in Longpao for the reasons noted above. This marketing approach is important to the success of new development at Longpao, but it is also precarious; it is critical that the development’s implementation follow these planning ideals. If you are selling “healthy living,” “green architecture,” and a “connection with nature,” you cannot compromise these amenities.

Protection of the island and wetlands will increase planned develop-ment tremendously. Residents and businesses will seek out Longpao for its scenic landscape and long-term commitment to quality of life.They will choose to locate in Longpao because its preservation of the ecological and agricultural landscape are guaranteed assets far into the future, and represent a wider commitment to clean air, clean wa-ter, and a safe living environment. Growth will be sustained for a long period of time because of this commitment to a healthy environment, producing economic returns for many years to come.

Keeping the wetlands healthy is paramount to building the image of Nanjing and Liuhe as ecological havens within the Lower Yangtze Region. However, the low-carbon strategy for Longpao does not stop at the river’s edge. The overall success of this development strategy includes the remediation of water quality through both passive and active systems, using bioswales and other natural means to improve the long term health of the water system, creating partnerships with corporate entities and universities expert in agricultural and hydro-logicalstudies,introducingnaturallyfilteredwatersourcesintotheLongPao system through catchment basins, investigation of alterna-tive energy sources, development of sustainable building guidelines, and implementation of a sustainable growth plan.

Proposed development in Longpao will bring new vitality to the site through new residents, corporations, and public amenities. The proj-ect also promises to revitalize and update existing infrastructure and buildings to preserve the traditional agricultural lifestyle as an eco-nomic and visual amenity, and ensure long-lasting success for urban development in Longpao.

Type Reason

High-tech

High-tech companies that are on the cutting edge of the nanotech, sustainable energy, and computer software industries will fit well with the progressive design and marketing of Longpao as China's

premier low-carbon new town

Back Office

Accounting, financial and investment services, information techology, and other industries often locate their back office

operations, including call centers and customer service in offsite locations that are less expensive than comparable office space in a

larger city

Education

Institutions of higher learning open satellite campuses to attract students to their programs from a larger area.  

Specialty programs relevant to Longpao include agricultural studies, sustainable design, environmental studies, and 

others

Corporate Office

Corporate offices can create regional headquarters, using Longpao's attractive natural setting, good access, and the promise of high quality of life in order to attract a highly 

educated workforce

Tourism

Using preservation of natural landscapes and interpretive centers to tell the story of Longpao's culture, environment, and progressive development will draw tourists to this first 

stop on LiuHe's ecotourism corridor

Highway Commercial/RetailExcellent highway access to Longpao will draw retail 

consumers from across the region

Engineers

Sustainable design, software, and nanotech engineers will seek out the companies listed above, locating in Longpao for its

commitment to environmental preservation and therefore high quality of life

Research & Development ExpertsCompanies that fund the exploration of tomorrow's sustainable

energy and technology designs will seek to locate in a city committed to the long-term health of its environment and residents.

Education Administrators & Teachers Satellite university locations attract faculty dedicated to expanding progressive departments and research in new locations

High-end, executive workforce

Executives who work in Nanjing and elsewhere in the region will seek out Longpao for their residence given the progressive design

and range of high-end residential types

Peop

leIndu

stries

NEW INDUSTRIES FOR LONGPAO

Iconic Site Imagery

Page 18: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China
Page 19: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

21AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center

threeA) Buffers & Boundaries

A1. Industrial Control

Liuhe should ensure that future industrial uses are kept within their planned boundaries. The only way to control the quality of life in new developments such as Longpao is to control adjacent factors that would affect environmental, noise, and visual pollution.

A2. Regional Buffers

Maintaining regional greenbelt buffers, especially along the Chuhe and Dahekou Rivers that border Longpao will help to protect both groundwater quality and river water. Air quality will not improve unless industrial development in the region is further regulated, but should be maintained at its present level in Longpao using these regional buffers.

Since regional buffers are large and contain many pockets of existing development, they cannot rule out all development. However, incen-tives should be in place to promote dense residential development, and no further industrial uses should be allowed.

A3. Viewsheds

To ensure the success of new development at Longpao, adjacent development must remain within its planned boundaries and remain as low-scale as possible. The environmental, low-carbon image of Longpao that will attract new developer clients can be spoiled by nearbyindustryandotherusesthatundulyinfluencequalityoflifeand environmental factors in Longpao.

A4. Water & Roadway Buffers

Standard roadway buffers shown in current land-use plans are im-portanttominimizetheeffectofhighwaytrafficonlocalcommunities.Buffers along the Chuhe and Dahekou Rivers minimize the pollutant impact of agriculture and human inhabitance on the water system while providing a recreation opportunity for the public (as has been done along the Chu in Liuhe old town).

Existing development in these areas may remain, but should not expand and may require incentives to phase out over time.

Industrial Control & Regional Buffer Zone

Viewsheds Water & Roadway Buffers

Page 20: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

22 LONGPAO / Low Carbon New Town

threeB) Environmental Remediation

B1. Water

IssuesofwaterqualityinLongpaoincludeeutrification,stagnancy,and waste management. Both active and passive systems are required to deal with these challenges. Active systems include up-grading municipal water and sewer services, while passive systems include bioswales and other techniques.

Bioswales are landscape elements that remove silt, debris, and pol-lution from run-off water, helping to protect water quality in canals by mitigating the effects of polluted agricultural run-off. Bioswales are a long-term solution that are key to Longpao’s environmental health over time, though manual water remediation is also needed, including aeration, scrubbing, and continued annual canal sweeps (clean-outs).

The introduction of new water sources is another means of water re-mediation. When regular testing indicates that Chu River water is suf-ficientlyclean,newwatershouldbeintroducedtothesystemviatheconnection that already exists in the northwest corner of the site. New outflowswithpumpingsystemsshouldbeinstalledatthecanalendsin eastern Longpao near the mouth of the Chu. The introduction of newwateraidsclean-upbypartiallyflushingthesystemwithmovingwater,whichrequiresunrestrictedflowthroughoutthecanalsystem.Consequently, all blockages caused by aquaculture, agriculture, or animal farming must be restricted to ponds and offshoot canals, leav-ingthesuper-gridofcanalsopenforwaterflowandincidentally,boattransit.

B2. Soil

Gradual and cumulative soil pollution may be an issue in Longpao due to agriculture and aquaculture uses, in addition to pollutants coming from outside water systems. The need for extensive soil remediation in Longpao is unknown. Soil bores should be systematically taken throughout the site to determine the level of treatment needed. Such treatments include leaching, dilution, trash management, and in situ methods such as biovents, vapor extraction, and thermal oxidization.

BioswalesBioswales are low-gradient, often vegetated surface channels through which surface water runoff is directed. The function of a bioswale is to treat runoff for pollutants like bacteria, nutrients, heavy metalslikelead,finesediment,somepesticidesandherbicides,and residual oil and grease. Vegetation in a bioswale helps to slow watervelocityandencouragedepositionoffinesedimentandheavymetals. These pollutants are then immobilized and no longer pose a threat to downstream water quality. When water carrying pollut-antsinfiltratesintothesoil,someofthepollutantsaredecomposedby bacteria Pollutants that can be broken down in this way are oil from roads and parking lots, and some pesticides and herbicides. Excess nutrients from fertilizers are taken up by the plants grow-ing in the soil. Urban runoff often also contains potentially harmful bacteria from septic or sewer leaks or domestic animal feces. The concentration of these bacteria is reduced through break down by solar radiation when runoff is retained in a bioswale. (source: www.sbprojectcleanwater.org)

C) Wetland Conservation

Conservation of existing marshland and wildlife habitat serves several purposes. It preserves one of the last stretches of untouched wet-lands in the Lower Yangtze Delta Region, which is ecologically critical to maintaining biodiversity and wildlife habitats, the lack of which has widespread consequences for disease resistance and other factors, even in domestic animals, which affects human food sources. Sav-ing the wetlands also provides a recreational opportunity for residents of Longpao New Town, along with visitors who will want to see and interact with this unique landscape. Finally, this strategy provides a marketing angle for developers seeking residents who desire low-energy costs and corporations that seek or require environmental stewardship in locating their outposts.

Beyond conservation, active regeneration of wetlands through strate-gic planting of marsh grasses and other native species may be neces-sary. Because this ecosystem is so fragile, development in the area must closely follow the proposed footprint in order to minimize and control the impact of human inhabitation on the local environment.

Page 21: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

23AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center

threeD) Agricultural Enhancement

Agricultural uses are visually and culturally important in Longpao. However, modern agriculture is often a very polluting land use, given pesticide use, antibiotics in aquaculture, and other factors. Longpao should study the affect of agriculture and aquaculture on the health of the local soil and water system. Further aquaculture should be disal-lowed unless their environmental effects are contained and mitigated using modern technology. Subsidization of organic and sustainable agricultural practices can help maintain the long-term viability of Long-pao as a traditional agricultural landscape.

Longpao can also create incentives for the community to buy and sell locally,givinglocalfarmersthefirstopportunitytoservethenewtownpopulation. This practice reduces energy use in transportation and strengthens the local economy, keeping investments local and build-ing on its own success.

E) Market Incentives

When land sales are initiated, requirements should be in place that create a balance between development, the agricultural landscape, structured parks and open space, wetlands, and the ecological land-scape

In the United States, transfer of development rights allows investors to develop more densely in one area while guaranteeing the future preservation of another area. This is not strictly applicable in China, but relates to regulatory construction standards (LEED, The Ministry of Housing & Urban/Rural Development’s Green Building Evaluation Standard), and can improve ratings within these systems.

Landbanking is a strategy that allows future development, but only upon the successful implementation of initial phases, and only within the overall allowed development footprint. This creates dense devel-opmentwithoutover-usinglandasaresource,andavoidsinefficientand haphazard development that often occurs when initial develop-ment stages are complete.

F) Compact Development Patterns

Planning strategies such as transit oriented development and mini-mizing the development footprint are used to reduce energy use in anumberofways.Compactfootprintsmakepublictransitefficientand desirable over the use of personal vehicles. Walking and biking are similarly easy in such a layout, reducing vehicle use. Compact developmentalsoallowsforamoreefficientdistributionofmunicipalservices,includingelectricity,water,sewer,fireandpoliceprotection,requiring less energy expenditures. It also preserves natural and agricultural land which act as a carbon sinks through carbon dioxide absorption and photosynthesis, contributing to a lower overall environ-mental impact.

Agricultural Land is Maintained & Improved

Compact Development Pattern

Page 22: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

24 LONGPAO / Low Carbon New Town

threeG) Minimal Displacement of Existing Uses

Preservationists and environmental engineers agree that the “green-est” building is one that already exists. The mass demolition of existingbuildingsisoftencounterproductivetothegoalofefficiency.Working around existing villages and development avoids the need to create thousands of new housing units; rather, insulation, modern win-dows, and other energy-saving upgrades can be incentivized through government programs and discounts. When municipal services are upgraded, these existing buildings will have everything they need to help draw down energy usage in Longpao.

H) Construction Standards & Architectural Guidelines

Longpao should use LEED or The Ministry of Housing & Urban/Ru-ral Development’s (Formerly the Ministry of Construction’s) Green Building Evaluation Standard to set a high standard for both new development and renovations. Because of the availability of land in Longpao and the amount of development suggested by the APA, all new construction projects should pursue a full 3-star rating, with 2-star as a minimum achievement. Because MOC ratings are only granted after one year of occupation and proven performance, the standard issuperiortoLEEDonthiscount.However,LEEDpre-certificationis equally important in the quest to draw international companies to locate in Longpao, as they typically require some guarantee of perfor-mance level before occupation (they cannot wait a full year).

Both standards are generally based on the following principles:1-Land savings and outdoor environment 2-Energy savings3-Water savings4-Materials savings 5-Indoor environmental quality 6-Operations and management7-PreferenceItems(containsthemostdifficulttoattainstrategiessuchasbrownfieldredevelopment,morethan10%on-siterenewablepower generation, etc.)

Both rating systems create incentives for using both passive and active systems for energy production and savings. In addition to requiring new development to meet established green standards, the governmentcancreatefiscalincentivesforindividualsandcompaniesthat pursue alternative energy sources.

Page 23: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

25AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center

threeI) Municipal Service Upgrade

The following municipal services must be implemented within the new town and upgraded throughout the entire site:

1-Waste Management2-Sewage3-Garbage/Recycling4-Composting5-Treatment Plants Sewer Water6-Greywater systems7-Electrical service8-Flood Protection

These improvements will prevent a return to the current state of pol-luted soil and water, setting up a controlled and monitored system with predictable and measured inputs and outputs.

J) Sustainable Power Sources

Initial investigation shows that the region is suitable for both solar and wind collection. These elements can be integrated with existing agri-cultural landuse and ecological preserves, given the vast open space in Longpao. Such elements also help to create an image of Longpao as an environmentally-focused development area, drawing corpora-tionsthatcanutilizethispositionformarketbenefit.

Amorecompletescientificstudyneedstobeconductedtodeterminethe most suitable areas within Longpao for wind and solar applica-tions, from which power can be supplied to the proposed new town development.

Hydro power is also available from the Yangtze River. In the US, small turbines are being tested underneath the Mississippi River in or-der to provide power to the City of New Orleans. Site viability needs verificationbyqualifiedengineers.

Carbon offsets can help to pay for these innovations, establishing a compensationmechanismforeverypieceofgreenspacesacrificedfor urban development, with developers and land-leases helping to pay the initial investment and installation costs.

Page 24: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China
Page 25: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

27AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center

fourThe following conceptual planning applies the regional analysis and low-carboninitiativesabovetothesite.Asspecified,therecommen-dations consider the site at three levels: 56km, 30km, and 5km. A) 56km Study Area

The 56km study area is neatly bounded by the Chu, Dahekou, and YangtzeRivers,thoughregionalinfluencesoutsidetheseboundariesare also important to the site.

A1. Planning approach

The new town development has been located for best use of highway access and natural landscape views. It also considers the regional buffers outlined in previous chapters. The main goal is to create a new town development based on low-carbon design principles. Cor-ollary goals include connecting with, preserving, and utilizing the natu-ral landscape, maintaining existing agricultural uses, and providing a variety of urban conditions that can attract developers to Longpao.

CHAPTER 4 - Planning & Design

Planning Approach Diagram

Page 26: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

28 LONGPAO / Low Carbon New Town

four

A2. Site land use & new town location Land use planning at the scale of 56km is by its nature, diagrammatic, but further demonstrates the APA planning approach. Much of the ag-ricultural land use is maintained, the footprint of existing development remains intact, and new town development stretches along the border between the agricultural and natural landscapes. Further develop-ment is proposed at the intersection of the site’s two major roadways, providing a place for highway commercial, corporate headquarters, university satellite campus, or research park. It is important to provide a variety of development types to allow Longpao to attract the best developers, corporations, and residents.

Site SectionGeneral Land Use

A3. Site sections & program adjacencies

Thesiteapproachincludesclassificationofitsopenspaces,inad-dition to a “layered” analysis of the site’s features, amenities, and needs. This site section demonstrates how the built landscape will respond to these layers, moving from the Yangtze to the Chu (right to left on the section drawing, previous page): -Highest density riverfront buildings create public space along theriverfrontandcommercialandofficespaceinthe new urban core -High density new town provides views of the Yangtze and natural wetland landscape

-Medium density new town development provides a transition to the existing Longpao town -Low density existing town continues to thrive, providing a place for continued housing and development not appropriate for the new town site -Very low density corridor/canal development in the agricul tural area should be maintained but not expanded

Page 27: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

29AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center

four

Site Analysis Diagram

Page 28: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

30 LONGPAO / Low Carbon New Town

fourA4. Transportation & infrastructure improvements

Access to the proposed new town will be achieved through the widen-ing and improvement of existing N-S roadways. The new town will feature a modern urban grid of streets, while the facilities provided to the existing old town should be updated to the same standards, albeit following widths and street sections appropriate to the scale of the old town.

The new town will feature pedestrian pathways, bike lanes, and bus services until density is built up enough to justify mass transit. Travel-ing to Longpao regionally will require personal vehicles if and until a subway line or commuter rail line is completed across the Yangtze.

Regional transportation in Liu He suffers due to a lack of integration of road systems. It is critical to take advantage of the regional and national highway system, but these roadways must be thoughtfully connected with upgraded and new local roadways in order to meet their full potential. Regional roadway connections are proposed to both the East and West. The site’s interior features a modern city grip within the new town, utilizing and upgrading the existing supergrid of streets that follow Longpao’s canal system.

Regional Transportation Connections

Typical Regional Connector

Page 29: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

31AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center

fourB) 30km Study Area

B1. Site Choice & Optimal Development Nodes

The30kmsitespecificationprovidestheopportunitytohighlightexisting site amenities beyond the old town and riverfront. The study area includes the proposed new town site, the existing old town, the Dahekou and Yangtze waterfronts, potential sites for highway commercialandcorporateheadquarter-styledevelopment(officeorresearch park), and alternate housing sites.

While the APA plan strongly suggests limiting most development to within the 5km study area, it is important to recognize other site ame-nities such as the highway system and waterways. These consider-ations will provide guidance regarding how to continue development once the 5km plan has been fully implemented.

ItisimportanttorecognizethatthedefiningimageofLongpaoasa sustainably designed and operated city is built upon the idea of a limited development footprint. The plan laid out in this document proposes development of 5-6 square kilometers of the entire site. This is not just a Phase I recommendation but the entire town. If development expands beyond these borders, Longpao will cease to demonstrate the principles of low-carbon design and development. More importantly, it will appear to become like any other city in China or the world, and will have no strategic advantage over competing cities. It is just as important to limit the development footprint as it is to mitigate the effects of regional industry and preserve the natural ecosystem.

Therefore, consider the 30km designation a study area, NOT a devel-opment area. Our recommendation proposes nearly all development at the 5km level. 30km Study Area

Page 30: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

32 LONGPAO / Low Carbon New Town

fourB2. Village Consolidation

As noted in Chapter 3, section G: “The mass demolition of existing buildingsisoftencounterproductivetothegoalofefficiency.”Thisstrategic urban plan strongly recommends that existing houses remain where they are. While it may be useful to implement a plan that would prevent expansion of the existing housing in Longpao, it is counterpro-ductivetoremovesaidhousingforthepurposesofefficiency.Par-ticularly considering the unique layout of Longpao and its manmade canals, which serve as a kind of municipal super-grid. Because the bulk of existing housing aligns with these canals, any new municipal services can be run along improved canal-side roadways, ensuring that the houses enjoy modern services without damaging the environ-ment through the destruction of so many homes.

However, in the interest of creating the best possible environment for such a consolidated village if it is implemented, we suggest the follow-ing locations. Location 1 provides a distinct location and recognizable riverside character while providing ready access to the new devel-opmentandtheagriculturalfields.Location2providesimmediateaccess to the highway system and is sited in an area with a number of canals, allowing for urban replication of canalside living traditional in Longpao. Location 3 provides immediate access to the highway system, the old town, and the highway system, also located well for connections to Yudai.

Location 1 is preferred for its ability to create a unique character of place that will provide a different kind of living experience than in the new town. show the following layout for the village in the northeast corner of Longpao is located along the Chu Rivertu. If consolidation must be implemented, this location would provide ready access to the agricultural lands to be maintained, provide a second node, apart from Longpao New Town, with which the local population can identify, and access to both local and regional transportation for the greatest mobility.

Page 31: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

33AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center

fourB3. Transportation

In response to the transportation challenges noted throughout this report, it is important to note several new roads and road improve-ments that would be necessary for the successful intervention of new development at Longpao. Existing roadways are well located and interconnected, yet poorly connected to regional roadways and highways, and often too small or under-maintained for the purpose of efficienttransportation.Asimplestreethierarchy(MAPE),pairedwithproposed road improvements (s1-s15, CHART 4, MAP F) can quickly functionalize Longpao’s interior road system.

These sections represent a schematic approach to street hierarchy and layout. To strengthen the idea of walkability and access, almost all roads feature dedicated bike lanes and pedestrian pathways or sidewalks. Where street parking is allowed and replaces dedicated bikelanes,trafficlanewidthshavebeenincreasedtoaccommodatethe shared use of lanes between vehicles, scooters, and bicycles. Linear parks run alongside major avenues, allowing pedestrians and bicycliststobeseparatedfromthisheaviertraffic,travelingthrougha thickly landscaped park setting. In shopping and commercial areas, canals are improved to include pedestrian-friendly canal-side walkways, pedestrian bridges, and heavy landscaping for a park-like experience.

Page 32: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

34 LONGPAO / Low Carbon New Town

four

Section 1

Section Location Map

Page 33: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

35AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center

four

Section 2 Section 3

Page 34: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

36 LONGPAO / Low Carbon New Town

four

Section 4 Section 5 Section 6 Section 7

Page 35: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

37AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center

four

Section 8 Section 9 Section 11Section 10 Section 12

Page 36: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

38 LONGPAO / Low Carbon New Town

four

Section 13 Section 14 Section 15

Page 37: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

39AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center

four

Section 16

#Traffic lanes in each direction

EmergencyLane Bicycle lane Sidewalks

DedicatedBus

StreetTrees

StreetParking Description

1 2 2.5m 1 dedicated, 3.3m 3m Y Y N Primary N‐S connector between Longpao New Town and Highway Exit #2

2 2 2.5m 1 dedicated, 3.3m varies Y Y N Primary N‐S connector between Longpao New Town and Highway Exit #1

3 2 N 1 dedicated, 3.3m 3.75m, 2m N Y N Secondary E‐W corridor within LP New Town, green corridor

4 1 2.5m 1 dedicated, 3.3m 2m N Y N Parkway around the Lagoon District

5 2 N 2 dedicated, 2m 5m N Y N Primary N‐S corridor within the Central Business District

6 2 N n/a 3.75m N Y N Secondary Central Business District Street

7 1 N 2 dedicated, 2m 3.75m N Y N Tertiary Central Business District Street

8 1 N shared roadway 2m N N Y Primary corridor, Residential District

9 1-way N shared roadway 2m N N Y Typical one‐way street, Residential District

10 1 N 2 dedicated, 2m 1m N N N Causeway connecting LP New Town with recreational island activities

11 1 N shared roadway 2.5m N Y Y Typical access street, Canalside District

12 n/a N n/a 3.5m n/a Y n/a Typical canal with pedestrian access, Canalside District

13 2 N 2 dedicated, 2m 3m N Y N Primary E‐W corridor within LP New Town

14 2 N 1 dedicated, 3.3m 2m Y Y N Primary corridor, Office Park District

15 2 2.5m 1 dedicated, 3.3m 2m N Y N Primary corridor, Highway Commercial District16 3 2.5m 1 dedicated, 3.3m 3m Y Y N Primary Regional E‐W corridor connecting LP to Yudai and Yangzhou

ROADWAYS

Page 38: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

40 LONGPAO / Low Carbon New Town

four

Local Bus Routes

Properly connecting with the emerging regional roadway system will require continued monitoring of roadway plans, as changes occur rap-idly and often. Our proposed sub-regional public transportation aimed primarily at connecting Yudai and Longpao must be complemented by an interlocking local system within the boundaries of Longpao itself.

Page 39: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

41AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center

fourC) 5km Study Area

All existing site factors were analyzed and considered in the creation of the schematic new town plan. These same features will shape the finalnewtownproposal,whichoutlinetheurbancorelayout,lan-duse, municipal facilities, green space and pedestrian pathways, in-frastructure and mass transit, public open space, and other features.

Waterways, including river systems, natural wetlands, and manmade canals are currently a critical part of Longpao’s identity and will re-main so in the future. Both new and reconstituted canals will enhance the urban parks and development within the new town, while remedia-tion of the existing water sources and pollution will create a healthier amenity that can connect with the new town, provide alternate transit possibilities, and become one of several distinct features that draws tourists to Longpao.

C1. Urban Planning This conceptual urban plan for Longpao comes from the idea of “villages in the landscape.” The APA seeks to create distinct urban environments and neighborhoods within a traditional city grid to pro-vide multiple types of residential and business opportunities. (Grover macro sketches)

Proposed transit layout follows a traditional urban grid within the new town, with N-S connections to the major highway corridors, based on planned highway access ramps. Additional infrastructure improve-ments across the 56km study area will be completed, in conjunction with the proposed municipal service improvements and upgrades.

Public transit is important, given the density of the proposed new town. The compressed footprint and linear layout of the new town makes public transit by bus or streetcar simple. This system will ex-pand to connect further with the existing old town, determine the level of service necessary to the rural agricultural villages, and connect to the expanding regional services.

Page 40: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

42 LONGPAO / Low Carbon New Town

fourThe green network is an important part of the low-carbon approach, providing urban areas for excess stormwater runoff while provid-ing ample space for recreation and transportation by foot or bicycle, reducing vehicle use. The network also allows the natural landscape to reach into the urban core, and for new town residents to have easy visual and physical access to the natural and agricultural landscapes around them. In particular, the Yangtze River island has the potential to become a local recreational amenity and a regional tourist attrac-tion, featuring walking and biking paths, open water, wetlands, river views, wildlife, viewing towers and platforms, and other features.

The urban layout has all the advantages of a compressed footprint, as discussed in earlier chapters, yet features a small block size that is pedestrian friendly and easy to navigate by vehicle, mass transit, bicycle, or on foot. It is created in groups, or sections, along an east-west linear pattern, taking the form of “villages in the landscape.” This will allow for intelligent phasing, a unique identity for each urban “village,” and the creation of different urban densities and types that will appeal to all developers and customers. Following this strategy, Longpao can build a diverse economy on the strength of its existing agriculture and aquaculture, its new offer of dense, modern residential andmixed-useproperties,andhigh-endofficeandretailspaceintheheart of a vibrant urban core.

Lagoon and canal-front development augment the plan by providing alternate development types and the potential for high-end housing and retail outside of the gridded urban model.

Page 41: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

43AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center

fourC2. Development Density

Generally, development density within this plan is concentrated around the Central Business District, becoming less dense and increasingly residential as the “villages in the landscape” spread out in linear fashion to the east.

Dense development is called for at the riverfront, including an ex-panded levee plaza and a traditional downtown grid with extensive pedestrian pathways and canal-side development. Building height and density is highest in this distinctive downtown location, with lower development stretching in a grid to the east and concentrated at the highway exits.

The majority of the remaining landscape will remain low-scaled, pri-marily made up of the existing agricultural housing and linear villages.

C3. Population & Phasing

Phasing strategies proceed logically along the east-west progression of this urban development proposal. Also shown is the importance of the highway corridor and its potential impact on the development of Longpao. While primary development must occur within the new towncore,non-competinguses(universitysatellitecampus,office/research park, highway commercial) that require more open space are appropriately located near the major highway interchange for best regionalaccessibility.Developingtheurbancorefirstwillallowforasuccessful development that does not reach beyond its limits before reaching a certain capacity, which avoids over-building and underuse of land, protecting the landscape until expansion becomes necessary.

Page 42: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

44 LONGPAO / Low Carbon New Town

fourC4. Land Use

While the true urban core will be located at the Yangtze riverfront, with publicopenspace,retailandofficedevelopment,andupper-floorresi-dential, each of the other urban grid sections will feature mini-centers orcommercialdevelopmentnodes,allowingfirst-floorretail,canal-front restaurants and shops, public facilities including schools, parks, and other amenities. Proposed commercial and mixed-use develop-ment follows planned transit lines and surrounds public open spaces including plazas and parks. Residential and mixed use development borders the existing old town, mirroring the scale and mixed-use nature of that development.

Page 43: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

45AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center

fourC5. Districts

Creating districts within the Longpao New Town allows further differ-entiation amongst the varied urban conditions created within.

Page 44: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

46 LONGPAO / Low Carbon New Town

fourCentral Business DistrictThis district will serve as the nerve center of Longpao New Town. Centered around a large, public, riverfront plaza, it will contain tourism amenities including an interpretive center displaying the agricultural culture and ecological legacy of Longpao, along with its progressive approach to sustainable design and development. The majority of officespaceandlarge-scaleurbanretailwillbecenteredhere,alongwith hotels and larger scale cultural amenities such as theaters or sportsvenues.Residentialuseswilloccupyupperfloorsforthosenew residents seeking downtown living.

Downtown Riverfront Plaza

Waterfront Downtown & Iconic Building

Page 45: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

47AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center

four

Wetlands View over Downtown

River View over Downtown

Page 46: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

48 LONGPAO / Low Carbon New Town

fourWaterfront This area will serve as an expansion for the CBD, with similar land uses. Public parks and pathways will dominate the waterfront to give visitors and residents access to the river views. Small residential andofficetowerswilltakeadvantageofhigher-floorviewswithsomegroundfloorretailandcommercialdevelopment.Thescaleofbuildingin this district will be smaller where adjacent to the existing old town area.

Lagoon This district provides high-end, low-density waterfront housing, trans-forming a former aquaculture use into an urban lagoon, with views of LongPao New Town across the water, and pedestrian and bike pathways around and across the lagoon for recreation. Residents will enjoy off-street parking and exclusivity, and will attract both permanent and weekend residences in the middle to high end.

Page 47: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

49AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center

fourCanalside This area provides both street access and canal frontage for resi-dences, mirroring the canalside living prevalent in Longpao, yet in a denser, urban setting. North-South canals are faced directly with houses, while East-West canals provide ample pedestrian pathways, allowing for small retail and a park-like setting along these canals. OneexceptionisaNorth-Southcanalsetspecificallyasashoppingstreet for tourists and residents alike, extending from the district through Midtown and connecting with the Lagoon.

Residential These “villages” are comprised primarily of housing, and feature lower density development of 2-3 stories. The district will feature its ownsmallretailincludinggroceryandcornerstoresandsomeofficespace, allowing residents to meet their basic needs without driving or biking all the way to the town center. The area will also house its shareofmunicipalfacilities,includingschools,fire,andpolice.Amplepark space will be provided to this residential-heavy area.

Page 48: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

50 LONGPAO / Low Carbon New Town

fourConsolidated Village As noted above, the APA strongly recommends that the existing linear, canalside villages be maintained in their current location. The large gridded road and canal system already in place will greatly simplify the upgrade of services to these locations, unlike most rural areas in China. Further, money and environmental cost can be spared twofold by avoiding the destruction of existing houses and new construction of a village.

If, however, village consolidation is required, it is important to locate and layout the new residential area properly. The proposed location is central for access to the agricultural lands, lies along the Chu River, where a riverfront park at the height of the levee will provide access and views, and is consolidated into a dense and walkable urban area withidentifiableneighborhoods,urbanparks,andmunicipalameni-ties. The village will have an identity apart from LongPao New Town, and will better serve residents still connected to LongPao’s vast agricultural lands.

Highway Commercial The new major roadways that crisscross LongPao provide numer-ous opportunities, including access to Nanjing and other regional powerhouses, and the ability to attract new residents and businesses seekingqualityoflifewithoutsacrificingconnectivity.Anaddedop-portunity for Longpao is that of highway commercial development. With two major roadways and ample developable land, the crossing at LongPaowillserveasaregionalhubofretail,commercial,andofficedevelopment. With this generous proposed layout, big box retail can be complimented by a canalside shopping development with an out-doormallconfiguration,amodelofretaildevelopmentthatismetwithgreat success around the world. Between these uses and the Chu River,thereisampleroomforofficetowers,stand-alonecorporateheadquarters located in lush landscaping, and even satellite university activity with riverfront student/faculty housing if necessary.

ThedistrictrepresentsamajorfinancialopportunityforLongPao,yetremains separate from LongPao New Town to provide the greatest regional access. Development suited to a more urban layout and ex-perience, however, should be placed in the New Town, as the success of this highway commercial development must not compromise the diversity of use within the New Town. The New Town should be con-sidered primary, with only those uses requiring heavy volume vehicle access (big box retail, etc.) located in the highway commercial area.

Page 49: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

51AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center

fourMidtown Midtown serves as a direct extension of the CBD, and will capture thesecondaryofficeandretailmarketsthatbenefitfromlocatingnearbut not directly in the downtown center. The district has a thoroughly urbanfeelwithlowtomidrisebuildingsandgroundfloorretail.Asin the CBD, the density will require most blocks to include a parking level or levels, with street parking available to accommodate regular business and tourism.

Recreation The district is so-named because of its direct access to the lagoon, recreation activities on the Yangtze River island, and pedestrian and vehicle pathways winding through the marshland and open water just south of LongPao New Town. Interpretive displays and outposts will be located throughout this area, allowing tourists to traverse the region on their own, with the Recreation District serving as a base from which they can explore, enjoy lunch, park, etc.

The district will also serve as a transition from the higher buildings and higher density of the CBD and Midtown to the lower density and smaller buildings of the Residential District, including both commercial and residential uses in a quieter setting away from downtown. Street parking will prevail, with structured parking occasionally needed for larger buildings and developments. Street widths lessen in this district,representinglowertrafficflows,sharedbikelanes,andamoreintimate pedestrian experience.

Transition to Old Town This extension of the CBD and Waterfront districts serves as a buffer between the large scale of the riverfront new town and the smaller scale of the existing old town. When locating adjacent to existing uses, it is important to respect the urban character and style of the existing urban area.

Page 50: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

52 LONGPAO / Low Carbon New Town

fourGateway ThegatewaydistrictiswherevisitorswillfirstmakecontactwithLongpao. Development will occur at the highway exit, setting up ac-cess to LongPao New Town along an improved North-South corridor. The corridor features heavy planting and a linear park for pedestri-ans and bicyclists, which will serve to present LongPao as a green city with sustainable goals. It is important that this corridor does not feature strip development that will make LongPao look like any other destination. Rather, the Gateway District should present the image of LongPao that will be marketed to developers and residents alike: a low-carbon new town with a commitment to high quality of life.

Office Park This district features a sizable portion of land that can be developed in a luxurious way, affording corporate headquarters and other business-estheroomtoprovidepremierofficespaceinalandscapesetting.Theofficeparkcanalsoaccommodatesatelliteuniversityandotheruses in such a setting, located to provide ultimate regional access, views to the landscape, and other amenities.

Page 51: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

53AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center

four

Page 52: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China
Page 53: Tulane Regional Urban Design Center: Low Carbon New Town - Longpao, China

55AMERICAN PLANNING ASSOCIATION / Tulane Regional Urban Design Center

fiveA) Summary of Recommendations

This report serves as an outline of the APA’s urban design strategy for a low-carbon new town in LongPao. It is important to note that the concept of a low-carbon development involves many different fea-tures that work together to reduce energy use. If parts of this strategy are not pursued by both government and private developers, it will become unrealistic to market Longpao as a progressive, low-carbon new town, compromising the long-term viability of the development. Because Longpao is located in an ideal location and will soon be accessible by several major highways and cross-river connections, it will experience a development boom regardless of the design ap-proach. However, this advantage will fade over time as infrastructure connections continue to expand, reaching more and more people and regions. The long-term success of the region will be built upon the low-carbon principles outlined in this report and the pursuit of a high quality of life through environmental clean-up and preservation. Cre-ating a small development footprint, monitoring and mitigating water and air quality, preserving local ecosystems, attracting progressive and expanding businesses rather than declining industries, exploring sustainable energy sources, implementing sustainable agricultural practices,andimprovingtheefficiencyofmunicipalservicesshouldbe considered as a network of equal goals, pursued and implemented withoutsacrificingoneforanother.Inthisway,Longpaocancreate,market, and truly maintain the status of low-carbon new town with a high quality of life for its residents.

CHAPTER 5 - Conclusions