Camillo Sitte and The Art of Building Cities

I have a new article in the May-June print edition of TAC titled, “The Art of Placemaking,” about the substance and impact of Camillo Sitte’s 1889 book, The Art of Building Cities. Sitte focused on site design for urban spaces, and remains one of the most important aesthetic analysts of traditional European urbanism. A quote:

One of Sitte’s foremost concerns is the placement of monuments. Today, features like statues, sculptures, fountains, and obelisks may seem mere afterthoughts to core questions of urban planning. For Sitte, who considered the fine art of planning to extend down to the precise details of every urban space, such a presumption about ornament could not be more wrong. In his approach, the decision as to where a monument would be placed was as important as the choice of the object itself.

On his preference for irregularity in urban plans:

Always skeptical of overly rationalistic designs, Sitte is adamant about the value of irregularity. He contends that the modern desire for symmetry is misguided. Looking back to the history of the concept of symmetry, he writes:

Although [symmetry] is a Greek word, its ancient meaning was quite different from its present meaning…. The notion of identical figures to the right and left of an axis was not the basis of any theory in ancient times. Whoever has taken the trouble to search out the meaning of the word … in Greek and Latin literature knows that it means something that cannot be expressed in a single word today…. In short, proportion and symmetry were the same to the ancients.

For Sitte, the ancient meaning of symmetry is something closer to harmony than to a bilateral reflection. He argues that the more rigid definition is a product of Renaissance times that began to haunt the thinking of architects and planners, diverting them from the more nuanced harmonies of older, more irregular designs. Returning to the topic of public squares to apply this interpretive lens, Sitte notes that irregularities on the map are rarely discordant in actual experience. Instead, he contends that they can provide more interesting vistas, better proportioning, and even ideal sites for civic art:

The typical irregularity of these old squares indicates their gradual historical development. We are rarely mistaken in attributing the existence of these windings to practical causes—the presence of a canal, the lines of an old roadway, or the form of a building. Everyone knows from personal experience that these disruptions in symmetry are not unsightly. On the contrary, they arouse our interest as much as they appear natural, and preserve a picturesque character.

This point about urbanism is broadly consistent with Einstein’s famous observation that “The most beautiful thing we can experience is the mysterious. It is the source of all true art and science.” As Raymond Unwin and others have observed, curved streets create an inherent sense of mystery, because their vistas reveal themselves only gradually, as one’s movement changes one’s perspective. That which has not yet become visible, but which we intuit to be there, compels us forward and holds our attention as it does so. Compare this to a typical grid, where streets, in the words of T. S. Eliot, “follow like a tedious argument.”

A web version of the article is up now, as well. Read the whole thing, and enjoy!

The Defeat of California’s SB-827

Sad to report that a promising and important piece of legislation went down to defeat this week in the California State House. SB-827 , placed in the hopper by Senator Scott Wiener (D-San Francisco), would have superseded municipal zoning ordinances to permit five-story housing development within half a mile of most railroad stations, and within a quarter mile of certain major bus routes.

California, of course, has some of the highest home prices in the world. More than its booming tech economy, a resistance to new development, combined with decades of population growth, has driven the crisis. Local political resistance comes from two sources: sentiment and shrewdness. Between residents who hate change, and those who realize that their own property values are inflated (at least while the music keeps playing) by an artificial shortage, it is usually possible to muster opposition to any new proposed development if the permission-granting institution is only accountable to municipal residents. SB-827 would have overridden the local political resistance to new development in the parcels most able to support higher densities than what is presently allowed.

The shortage of affordable housing in the metropolitan regions of California — as in the regions surrounding New York City, Washington, and several of the capitals of Western Europe — is perhaps the most salient driving force behind rising inequality in the West. High housing costs block people from moving to the cities where the opportunities exist; they shut people out of opportunities to build equity in real estate; and they enshrine the economic advantages of those who inherit, or can afford to purchase, real estate in hot markets. Ryan Avent wrote about this phenomenon at length in his well-written piece, The Gated City. LT has belabored it for years. And my recent article advocating for a left-right consensus on zoning reform is focused on the costs of bad zoning policy.

The good news is that, although SB-827 has been defeated, it has also significantly raised the profile of the nexus between zoning and housing supplies. The expectation (and certainly my hope) is that a revised version of the bill will be presented soon. It is a hopeful sign that in the California State House, even the bill’s opponents were forced to concede that the diagnosis was accurate, even as they rejected the prescription. This issue is not going away, and neither is the impetus to address it. I don’t think we can (or should) be returning to a Victorian-era, common-law land use policy, where bare-bones building codes, private covenants, and nuisance lawsuits are the only restraints on private development. BUT, we do need to move in the direction of significantly liberalizing the density restrictions on housing development in competitive real estate markets. SB-827 would have been a major step in that direction; and with the heightened awareness that its debate has caused, creative variations on the proposal can now be tested in the laboratories of democracy.

Only with a lot more supply — new units — can the cost of housing be returned to some sort of equilibrium with people’s incomes. And only with such a change can we hope to create in the economic centers of the West a tangibly more egalitarian economy.

Kunstler, Techno-Ambivalence, and the Social Arts

The City Rises. Umberto Boccioni (1910).

The American Conservative’s New Urbs section has an insightful new piece by James Howard Kunstler, entitled “The Infinite Suburb is an Academic Joke“. In a dryly funny essay, Kunstler takes on the group-think of elite urban planning schools for its one-sided techno-optimism (or, as he calls it, techno-narcissism). Among other errors, he cites the willingness to buy into an anodyne vision of driverless cars, drone deliveries, and “smart” suburban neighborhoods (whatever those may be), as the emerging vision of default American settlement patterns. He also notes a continuing obliviousness to energy considerations; and a subtle disdain for traditional urbanism (in spite of its time-proven viability). It’s an important piece, worth reading.

Like Kunstler, I find it increasingly difficult to abide the almost willfully-blind optimism of those who believe that the answers to humanity’s most profound civilizational challenges will be found through information technology. Faith that IT can be used to solve our most intractable problems is fast becoming the 21st century’s version of the faith in social science (and its attendant ideologies) that led to so many catastrophes in the last century. Both have a common origin: an intoxication with the recent achievements of human ingenuity supporting a fallacious belief that our technical genius can somehow (and soon!) be systematized into processes that will resolve human problems (e.g., individual psychology, law and culture, and political economy) that have always plagued civilizations; and that have always been best addressed through social arts that draw, in the words of Holmes, on experience — not logic.

Techno-optimism doubles down on the essential fallacy of the 20th century, while a close study of tradition — including traditional urbanism, in the world of planning — learns from the mistakes of the past. By no means would I advocate a blind adoption of past practices. But a conscious adherence to those that have worked is defensible. Techno-optimism, on the other hand, is the product of a broader fallacy of conventional wisdom in our time: one which holds that because we now have the tools to do things that people in the past have been unable to do (or, similarly, because we have access to information that previous generations did not have), we are ipso facto smarter than any generation that has lived before us. And yet, in fact, the opposite may be true: because information is so readily available, we commit less actual knowledge to our memories; and because we have advanced, technical tools that carry out so many repetitive tasks, we learn fewer hard skills, and fewer of the granular nuances of those that we do learn. A more cautious approach would acknowledge that the more rigorous demands presented by the technical limits of the past may have honed a more refined set of skills in the practitioners of those times, and that we may have much to learn from studying the time-tested arts of social customs.

The traditional Western social arts include law, religion, philosophy, rhetoric, fine arts (to an extent), politics, and (sadly) war. To these I would add business, which was not studied as an art in Classical or Renaissance/Enlightenment times, largely because it had not yet emerged as a topic of legitimate inquiry. Nevertheless, business clearly fits with the other social arts more than it does with any of the hard sciences. I use the term social arts here, intentionally, to make a point. These studies are much broader and more flexible than the modern social sciences. They are studies of how human behavior can be influenced, managed, or changed. They are understood to be skills that draw on long experience; the art in these fields consists of having gained the sophistication to intuit which tools to use for particular effects in a certain set of circumstances. It is presumed that their subject matter is too complicated to be understood with total precision, or to be addressed by a universal approach. In some ways the work of a social artist appears to resemble the work of a magician more than it does the work of a scientist. A judge’s gavel, an architect’s pencil, or a priest’s censer may seem more like a wand than like a tool. Legal, aesthetic, and religious doctrines may, at times, seem more like spells or superstitions than hard knowledge. And yet the practitioners who know something about their craft are able to achieve results. Urban planning, too, is a social art — not a first level social art, like those named above; but a subordinate hybrid of fine arts (i.e., architecture) and law. Today, because of zoning and other factors, politics and business have taken on much greater influences than they traditionally held. Religion has become an increasingly peripheral factor in Western planning. Nevertheless, the attempt to turn urban planning into a science gave us strip malls, cloverleaf interchanges, and Euclidean zoning; urban planning, properly treated as an art, gave us Pompeii, Venice, and the great cities of the Victorian period.

The abandonment of the time-tested wisdom of the social arts in favor of the radical, but more technical (and therefore apparently more sophisticated) experimentation with the social sciences was not entirely stupid or negative; it was likely a necessary step in the process of incorporating the sudden flood of new knowledge and experiences that had come with the rapid expansion of science and industry in the 19th century. But it was too one-sided, and it became a prime example of a proverbial baby being thrown out with the bathwater. At least some of the nihilism and anomie of the 20th century can be attributed not just to the pace of scientific change, but to the dumping of cultural knowledge that might have helped to ground individuals, communities, and their institutions while those larger technical changes were being processed. It is not an unrelated phenomenon that, over the same time, buildings devolved from cathedral architecture to Brutalism; or that governments devolved from kingdoms and representative democracies to include fascism, communism, and consumer capitalism. The danger of our current intoxication with technology is that we may go through a parallel, and perhaps greater, dumping of valuable cultural knowledge to the one that took place in the 19th and early 20th centuries. The value of studying the traditional methods that have worked throughout history is that they can provide a context for processing rapid change.

Spotlight: Rockaway Blues and Coney Island Rain

Rockaway Blues & Coney Island Rain

Click on the above photo to see my full album.

Just some pictures from a couple of trips to New York City beaches this summer. Honey and I made it to Rockaway Beach on an absolutely beautiful day, in early August. The ocean was about as blue as you could imagine, and the beach has been completely remade with white sand and a new boardwalk, replacing the one that was destroyed during Hurricane Sandy. The little things in the photos that look like pebbles are actually tiny clams, coming in by the thousands that day with each wave, then burrowing their way into the sand when the water went out. It was really something to see.

Untitled

Untitled

About a week later, I wound up on a work-related field trip to the coastal parts of Brooklyn, to observe the progress that my program has made in rebuilding private homes in Gerritsen Beach, Sheepshead Bay, and Coney Island. We were supposed to have a happy hour afterwards on the Coney Island Boardwalk, but it was cancelled because of the intermittent (but occasionally heavy) rain. The neighborhood was eerie and abandoned, with wet streets and empty sidewalks. I thought it was photogenic. It’s interesting to me how many of the individual artifacts of the Coney Island my grandparents would have visited are still there — Nathan’s, Luna Park, the Cyclone; and even more interesting, from a planner’s perspective, that this famous seaside spot has never been redeveloped.

Untitled

Untitled

At the end, I included just a few pictures of the work that our program is getting done in the Sandy-affected parts of Brooklyn. It has been a long process getting to a point where physical progress can been seen in these places. Everyone who has been involved in since 2013 should be proud of what he or she has done, especially the homeowners and tenants who have stuck with it for the long haul.

Untitled

 

Shaping the Urbanism of Victorian America

 

I’m happy to report that The American Conservative, in its New Urbs featurehas published my article about the key factors that shaped Late Victorian urbanism in the United States. My piece focuses on this period before zoning, and explores the physical, legal, economic, and cultural phenomena that drove neighborhood development in the absence of comprehensive plans. I chose this period because it has intrigued me for a long time; and because so much of the New Urbanism of today seems to be imitating the forms of that era without necessarily asking the important questions about the larger context that created them. TAC deserves credit for taking a lead in discussing the important dynamic between urban form, society, and sustainable communities. Here’s a nice piece by executive editor Lewis McCrary about the walkability of New Jersey shore towns, many of which I have walked through, and many of which have an urban fabric that dates from the same period that my article describes.

Spotlight: George Inness in Montclair

George Inness

Click on the above photo to see my full album.

Just some pictures from a recent visit to the Montclair Art Museum, which has a nice collection of George Inness paintings and personal effects. Inness was one of the best artists of 19th century America, specifically, the Northeast. A native of the Hudson Valley, he was sometimes associated with the Hudson River School, but he maintained a distinct approach that defies classification. His palette reminds me a little bit of Van Gogh’s, but his subject matter is much more realist. He spent a bunch of time in Montclair, taking the countryside around Newark as inspiration for a number of his paintings.

Spotlight: Around the Hoboken Rail Yards

Around the Hoboken Rail Yard

Just some night photos from the Hoboken rail yards and surrounding blocks. (Click on the above photo to see my full album.)

As much as Hoboken has become a bland commuter city, a lot of the industrial-era infrastructure survives. The waterfronts in Hoboken, Jersey City, and Weehawken once served as a break-of-bulk point for all rail lines coming back to Port of New York from the American interior. In the 19th century, passengers and freight bound for New York City would leave the rails at these stations along the New Jersey waterfront to be ferried across the Hudson River to Manhattan. In the early 20th century, the Hudson Tubes made passenger service into Manhattan possible; and, later, the tunnels to Penn Station allowed the main lines to enter the city. Today, the PATH system still links the sites of three of the old New Jersey terminals: Hoboken (once the Delaware, Lackawanna & Western terminal), as well as Newport (once the Erie terminal) and Exchange Place (once the Pennsylvania Railroad terminal). Here is a map by James R. Irwin, showing the old setup:

new_york_city_railroads_ca_1900

Spotlight: The Surrogate’s Courthouse of New York County

Surrogates Court
One the most striking buildings in the New York Commons area, the Surrogate’s Courthouse was begun in 1899. In addition to housing the Manhattan probate court it is home to the municipal archives and is therefore sometimes called the Hall of Records.

The Surrogate’s Courthouse has some of the city’s most ornately detailed interior masonry, including heavy columns that support a mezzanine that encircles a soaring atrium. Building materials include variegated colored marble, like something out of classical antiquity. Natural lighting is sparse, and late-Victorian lamp fixtures do not fully compensate. It is enough to create a pervasive gloominess throughout the building. Together, these elements set the tone of its echoing corridors, which comprise a labyrinth of beautiful but eerie spaces — so fitting for a courthouse of this jurisdiction. This building is about death and dusty records, and its architecture reflects those cold facts through darkness and weight, but it also captures the somber and transcendent role of the law in making permanent the legacies of those who are gone. To be anodyne was not a priority in 1899.

Click on the above photo to see my full album.

Pierpont Morgan: Rome and the Romantics

Rome and the Romantics
Click on the above photo to see my full album!

An excellent exhibit at The Morgan illustrates the study of Rome by 19th-century visual artists and writers; the influence of the Grand Tour on artists of the time; and the maps and guidebooks that visitors followed. I think the images speak for themselves. My Flickr gallery has a lot more images, some of which are very close, for detail. Not too many exhibits combine ancient urban planning, Romantic-era art and writing, and 19th century cartography. We really enjoyed this one!