2015 ALSA 规划类杰出奖 : Penn’s Landing Redevelopment Feasibility Study

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费城潘兰丁区改造可行性研究

连接绿色空间，整治区域结构，构筑宜人场所，创造城市通道——一个方案解决所有问题！

——2015年评审委员会

“Connecting green spaces， remediation， making people places， an approach into the city—every single problem is rolled into one package.”

——2015 Awards Jury

项目陈述 PROJECT STATEMENT

景观设计师带领顾问团队，与客户、相关机构、社区团体密切合作，对45英亩的潘兰丁区（Penn’s Landing District）进行城市设计与可行性研究，打造一条统合总体发展战略、基础设施需求和公共空间塑造为一体的方案。这一方案包括整治交通系统、建设结构性架空平台，并打造一个21世纪的世界性城市公园，后者将促进周围2百万平方英尺的综合性的河岸开发，为城市创造总价值高达16亿美元的经济收益。经过数年的规划，可行性研究第一次提供了一个为所有相关利益者所拥护的方案，并为长久以来的连接费城市中心和特拉华河的蓬勃野心的实现制定出清晰的筹资以及阶段性实施的路线。

The landscape architects led the consultant team and worked with the client， stakeholder agencies and neighborhood groups to develop an urban design plan and feasibility study for the redevelopment of the 45 acre Penn’s Landing site， with an emphasis on an integrated approach to the overall development strategy， infrastructure needs and public realm opportunities. The plan resulted in strategies for transportation systems， structural deck systems and the design concept for a world class 21st century urban park that will catalyze the realization of almost 2 million square feet of mixed-use waterfront development and result in an overall economic benefit of $1.6 billion for the city. After years of planning for Penn’s Landing， the Feasibility Study for the first time represents a plan embraced by all stakeholders and sets forth a clear path for funding， phasing and implementation of this long held ambition to connect downtown Philadelphia to the Delaware River.

Photo Credit： Hargreaves Associates and FXFOWLE

△ 该区域无论是水平还是垂直方向上都与市区相脱节，是目前城市中一块未被善加利用、具有引人注目的未实现的开发价值的区域。
The site is disconnected from downtown both horizontally and vertically and is currently underutilized – a dramatically unrealized asset for the city.

项目说明 PROJECT NARRATIVE

概述

景观设计师带领顾问团队，与客户、相关机构、社区团体密切合作，对宾夕法尼亚45英亩的河岸登陆区进行城市设计与可行性研究，打造一条统合总体发展战略、基础设施需求和公共领域塑造为一体的方案。这一方案包括整治交通系统、结构性甲板系统，并打造一个21世纪的世界性城市公园，后者将促进周围2百万平方英尺的综合性的河岸开发，为城市创造总价值高达16亿美元的经济收益。经过数年的规划，可行性研究第一次提供了一个为所有相关利益者所拥护的方案，并为长久以来的连接费城市中心和特拉华河的蓬勃野心的实现制定出清晰的筹资以及阶段性实施的路线。

团队

为景观设计师提供支持的团队包括：规划师——制定发展框架；工程师——为步行桥设计提供支持；市政工程师——打造绿色基础设施；交通工程师——合理化所有的动线模型；结构工程师——确保公路上方向河岸倾斜的结构足够薄，从而向城市展示河流景观；经济和市场分析师——评估项目潜力和影响；以及成本评估师。

范围

项目范围包括一系列对开发密度和建筑体量的探索，以测试该区域市场预估、城市景观、停车容量和公共场所塑造等方面的发展潜力。方案提供了一条连续的南北走向的长廊，所有该地区的建设都通过它来组织，同时也保证了步行街的连续性。这条步行街连接Hill社区和潘兰丁区的南端，沿着Marina盆地开发区的一侧，穿过12英亩的中心公园，到达市场街开发区，在那里，人行天桥变为人车混行的主要干道，两侧林着这酒店、住宅、高层公寓以及社区商业，一直连接到北侧的河岸开发区。与开发区相连接的滨水公共空间，由于餐厅和零售商店的存在，而被激活。开发方案也就改进车行交通进行了考量：包括公共汽车线路、未来的城市轻轨和自行车道要与区域性的特拉华河沿河小径、水陆出租、人行道以及停车场相连接；最大化基于娱乐和交通两方面的水上用途。公园空间的概念设计是一个12英亩的中央公园，它将跨越I-95洲际公路和Columbus大街，包括城市花园、互动水景、溜冰场，露天咖啡、主被动娱乐休闲区、可以举行各种活动的草坪以及看得到特拉华河壮丽景色的露天剧场，包含在该设计中的方案分析和适应性测试将决定各功能设施的尺度和混合比例，最终，公园将带动整个潘兰丁区的发展。可行性规划还包括其余16英亩的沿河开放空间，包括广场、游乐场、餐厅、驳船泳池、皮划艇始发站、划桨运动始发站、步行长廊以及地标性的人行天桥，后者将成为整个区域最南端的门户。12英亩的中央公园平衡了公众对绿色公园的渴望和市政对带动性项目的需求，利用多种方式实现从城市到河流的过渡；营造非正式的表演空间；打造横断城市花园小路的缓坡，直达戏剧化的沿河走廊，唤起与历史上河岸码头的联系。位于Marina盆地中的社区公园形成与较为缓和流域更直接的连系，能容纳包括皮划艇、划桨始发站及驳船泳池在内的娱乐活动场所。

技术复杂性

该项目体现了许多技术上的复杂性，包括在公路上方建设架空的结构，结构转变成内容丰富的缓坡，最后与河岸连接在一起。它不仅仅是城市的基础设施，也是一件设计作品，而且不只是一件由二维平面驱动的设计，而是始终将三维的理念贯彻其中。建设新的架空结构的目的是为了尽可能地消除原有天桥和架空结构中部向上凸起的形式，增加面河景观。这需要与工程师密切合作，为这些技术挑战提出有创意的解决方案。另外，该计划必须考虑到分段实施的问题，给私人开发机构以时间和不同规模的地块选择，但从一开始就要确保塑造能将私有地块与公众结合在一起的公共空间，从而达成地理上的、景观上的整体性。该计划不仅提供了一个公共空间设计框架，还以一种经济可行的方式为开发密度如何长期回应市场影响提供指导。

可持续性

潘兰丁可行性计划的制定是基于多项包括经济、社会、交通、环境在内的可持续性原则。连接城市和河流，创造综合性、以交通为导向的、适宜步行的街区，将公路和停车占地改造为开放空间，以上前景都在费城打造更加注重可持续性的并成为美国最绿色城市的未来版图之上。规划中也涉及新的出行策略的制定，即支持公众选择水上出租、公共汽车、自行车、未来的轻轨等交通方式，从而将对私家车的依赖性降至最低。将停车场整合进建筑的低层或地下空间，最小化地面占有率，同时同公共交通站结合布置，鼓励多方式出行。综合性开发地块中建筑体量的设计不仅要考虑到河流景观，也要根据相邻地块的状况控制建筑的尺度，同时还要顾及最佳日照朝向。屋顶绿化能加强能源效率，并美化从高层建筑上俯瞰时的景观。潘兰丁公园的设计也围绕环境可持续性原则来进行——减少铺装；在可以种植需水量少的植物的地块不铺设草坪；营造多用途公园设施，例如互动的、可循环利用的广场中夏季的水景到了冬季则变身溜冰场；平衡对荫凉区的需求，同时保证良好的河流景观。计划还将雨水管理纳入其中，包括在公园设施中设计雨水收集、再利用、渗透和屋顶绿化系统。

经济

市场研究提出了一系列发展目标，与基地的潜能、景观和开放空间塑造的目的相平衡。综合性的目标和阶段性实施的需求也都内置于项目规划之中，并于市场吸收率相匹配。该计划在开发规模和阶段选择上赋予了很大的灵活性，使之能够在直至项目实施完成的20年的时间内适应市场的变化。该计划的首要意图是打造公共空间和基建系统，催化私有地产项目的开放，作为社区服务设施的补充，因此该计划对投资成本和经济回报作了衡量，确保某地块和周边软性地块的开发价值能够带来投资回报，制造就业机会，增加税收以及其他间接价值。因为客户会从多个渠道获取资金，稳固的市场和经济基础，以及鼓舞人心的未来愿景是对计划的成功实现至关重要。

Photo Credit： Hargreaves Associates and FXFOWLE

△ 提案中的架空结构比现有的要薄，并缓缓地伸向河岸，为建筑和公园提供面向河流的景观。
The proposed cap will be thinner than existing， allowing a gradual descent to the river， revealing water views from the development and park.

Photo Credit： Hargreaves Associates and FXFOWLE

△ 南北和东西方向上的道路规划限定了地块上房地产开发的规模，制造了视线通廊，并在私有地产和公共空间之间建立了联系。
North/south and east/west connections set the scale of the development on the site， establish view corridors and create connectivity between the private development and public realm.

Photo Credit： Hargreaves Associates and FXFOWLE

△ 交通、停车、建筑体量、景观和开放空间，在水平和垂直方向上，被反复权衡。
Circulation， parking， building massing， views and open space are balanced in the site – both vertically and horizontally.

Photo Credit： Hargreaves Associates and FXFOWLE

△ 该提案为潘兰丁地区创造了综合性的街区和多样化的绿色空间，包括尺度适当的街坊和区域性的活动目的地。
The proposed plan creates distinct mixed-use neighborhoods and green space destinations of a variety of types， both neighborhood in scale and a regional destination.

Photo Credit： Hargreaves Associates and FXFOWLE

△ 提案测试并提出了一系列不同的以市场调节为参考的开发密度的选择，具有一定的灵活度来适应不同的市场行情。
The plan tested and established a range of development density options within market absorption parameters， thus allowing flexibility over time as market conditions change.

Photo Credit： Hargreaves Associates and FXFOWLE

△ 提案为开发制定出未来20年的阶段性规划，并且随着时间的增长，开发密度越来越高。
The development of the plan is phased over 20 years and provides an increase in density over time.

Photo Credit： Hargreaves Associates and FXFOWLE

△ 开发密度，建筑体量，阶段性实施方案，公共空间和景观提升了地块中沿河区域的资本价值。
Density， massing， phasing， public realm and views capitalize on the waterfront assets of the site.

Photo Credit： Hargreaves Associates and FXFOWLE

△ 南北向的长廊连接整个区块，并将两侧酒店、商业、住房林立的“主要街道”市场街纳入到开发范围中来，
The north/south promenade connects the entire site and combines with the ‘Main Street’ of the Market Street development site， which is lined with the hotel lobby， retail and townhouses at street level.

Photo Credit： Hargreaves Associates and FXFOWLE

△ 对Marina盆地的开发创造了邻里尺度的沿河体验区，并将已有的树木和公园合并进来。
The esplanade at the Marina Basin development site creates a neighborhood scale waterfront experience and incorporates existing mature trees and a park.

Photo Credit： Hargreaves Associates and FXFOWLE

△ Marina盆地邻里尺度的公园内包括一间咖啡厅、游乐场、驳船泳池、皮划艇和划桨始发站。
The neighborhood park includes a cafe， play area， swimming pool barge， kayak and rowboat access within the calm water of the Marina Basin.

Photo Credit： Hargreaves Associates and FXFOWLE

△ 潘兰丁公园覆盖在公路的上方，连接河岸与市场街开发区。公园内布置着溜冰场/喷泉，咖啡厅，花园，表演草坪和社区集会空间。
Penn’s Landing Park caps over the freeway and connects to the river and new Market Street development site. The park includes ice skating/fountain， cafe， gardens， performance lawn and community gathering space.

Photo Credit： Hargreaves Associates and FXFOWLE

△ 公园将市区空间延伸至河岸，为水岸提供绿色空间，对第一阶段基础设施的投资会成为相邻地块开发的催化剂。
The park extends the downtown to the river， provides program and green space at the water’s edge and as a phase one infrastructural investment will be a catalyst to adjacent development.

Photo Credit： Hargreaves Associates and FXFOWLE

△ 城市公园和表演草坪缓缓向河岸延伸，营造出既宜人又豁然的空间，并最大化地展示河流景观。
The urban gardens and performance lawn slope to the river creating both intimate and big spaces and maximizing views to the water.

Photo Credit： Hargreaves Associates and FXFOWLE

△ 当潘兰丁项目竣工之后，它会成为费城主要的新街区，成为市民和游客喜爱的沿河目的地。
When completed the Penn’s Landing project will be a major new neighborhood for Philadelphia and a waterfront destination for citizens and visitors alike.

Introduction

The landscape architects led the consultant team and worked with the client， stakeholder agencies and neighborhood groups to develop an urban design plan and feasibility study for the redevelopment of the 45 acre Penn’s Landing site， with an emphasis on an integrated approach to the overall development strategy， infrastructure needs and public realm opportunities. The plan resulted in strategies for transportation systems， structural deck systems and the design concept for a world class 21st century urban park that will catalyze the realization of almost two million square feet of mixed use waterfront development and result in an overall economic benefit of $1.6 billion for the city. After years of planning for Penn’s Landing， the Feasibility Study for the first time represents a plan embraced by all stakeholders and sets forth a clear path for funding， phasing and implementation of this long held ambition to connect downtown Philadelphia to the Delaware River.

Team

The team supporting the lead landscape architects included planners concentrating on the development framework； engineers for the sculptural pedestrian bridge design； civil engineers focused on green infrastructure； transportation engineers for all modes of movement； structural engineers who unlocked the system that would allow the deck over the freeway to be thin enough to tilt toward the river， thus revealing waterfront views from the city； economic and market analysts to assess potential and impacts； and cost estimators.

Scope

The project scope included the exploration of a range of development densities and building massing to test site capacity against market projections， views， parking capacity and public realm opportunities. The plan proposes a continuous north south promenade that organizes the overall site structure and ensures connectivity from the pedestrian bridge that connects Society Hill to the site at the south end， along the Marina Basin development site， through the 12 acre central park， and to the Market Street development site where it transitions to a pedestrian and vehicular ‘main street’ corridor lined with hotel， townhouses， high-rise residential and neighborhood retail， and connects to waterfront developments to the north. At the water’s edge an esplanade creates waterfront public spaces that connect up through the development sites， animated by proposed destination restaurant and retail uses. ？？The development proposals were also analyzed in the context of vehicular transportation improvements including bus routes， future light rail， bicycle paths to connect to the regional Delaware River Trail， cars， water taxis and pedestrians as well as parking improvements； and to maximize water access for recreational as well as transportation opportunities. ？？The conceptual design for the park spaces included analysis of program proposals and test fits to determine the appropriate mix and scale of amenities throughout the Penn’s Landing District， driven by the central 12 acre destination park that will span over I-95 and Columbus Ave with urban gardens， an interactive water feature， ice-skating， outdoor café， passive and active recreation areas and an event lawn and amphitheater with spectacular views of the Delaware River. The Feasibility Plan also includes 16 additional acres of waterfront open space with event plazas， playgrounds， cafés， a barge pool， kayaking， paddle-boarding， pedestrian promenades and an iconic pedestrian bridge that will form a gateway at the south end of the project. The design of the central 12 acre park balances the desire for a green park with the need for active programming and utilizes a variety of approaches to the transition in grade from city down to the river – from a conscious ‘gathering of grade’ to create an informal performance space， to gradual slopes that traverse a meandering path through the urban gardens to a dramatic water esplanade edge that recalls the historic river dock relationship. At the Marina Basin the smaller neighborhood park is able to connect more directly with the calmer water for recreational activities including kayaking， paddle boating and a swimming barge.

Technical Complexities

The project embodied many complexities including the need to cap over roadways with an elevated structure that would transition to significant fill conditions and then connect down to the river’s edge. The project was as much infrastructure as design – and design that was as much three dimensional in nature as plan driven. The goal for the cap structure was to eliminate as much as possible the convex profile of the existing partial caps and bridges， thereby increasing views to the river. This required close coordination with the engineers and creative design solutions to these technical challenges.？？Additionally， the plan had to consider phasing that would allow private development over time and in variable size parcels， but in a way that would insure a successful destination public realm from day one and that would integrate the private realm with the public so that physical connections， views and a cohesive whole would be achieved. The plan prescribes a public realm framework while providing a guide for a range of development densities to respond to market influences over time – all within an economically viable approach.

Sustainability

The Penn’s Landing Feasibility Plan is predicated upon multiple principles of sustainability – economic， social， mobility and environmental. The premise of connecting the city to the river， creating a mixed-use， transit oriented and walkable neighborhood and transforming acres of roadways and parking to open space is in itself the road map to a more sustainable Philadelphia， a city that is striving to become the greenest in the country. ？？Strategies to support transportation via alternate modes of travel including water taxi， buses， bicycles and future light rail are built into the plan so that reliance on automobiles can be minimized. The parking that is provided is integrated into the building podiums and below grade structures to minimize site coverage / paving and is co- located with transit hubs to encourage multi-modal use. The massing of the buildings in the mixed use development sites is organized not only to optimize river views， and transition in scale to relate to adjacent neighborhoods， but also for best solar orientation. Green roofs will also add to energy efficiency and enhance views from taller buildings as they step up the slope of the site. ？？Elements of the Penn’s Landing Park are also designed around environmental sustainability – minimizing paved areas， limiting the use of lawn to places where it will support program but using other lower water consumptive plants elsewhere， creating multi-use park features， for example a plaza that can also be an interactive， recirculated， water feature in the summer and ice rink in the winter， and balancing the need for shade with the preservation of views to the river. Storm water management guidelines are also built into the plan， including capture， re-use， infiltration and green roofs on park structures.

Economics

Market studies provided a range of development targets， which were balanced with site capacity studies， views and open space goals. Mixed – use goals and phasing needs are built into the plan and coordinated with market absorption rates. The plan gives flexibility in ranges of development square footages and phasing options so that market adjustments can be adapted to over the planned 20 years of full project build out. ？？The intent is to build the public realm and infrastructural systems first， as a catalyst to private development in addition to creating a community amenity， therefore the plan measures those investment costs against economic benefits， and ensures a return on investment based upon development values on site as well as on adjacent soft sites， generation of jobs， tax revenue and other more indirect values. As the client seeks funding from multiple sources the solid market and economic basis to the plan， as well as an inspiring vision for the future， is paramount to its successful realization.