Large Scale Developer Intends to Change Society

This new city-structure will contain about 2 million square feet of residential space, nearly 2.4 million square feet of retail space, and over 3.4 million square feet of office space. The remaining area will contain spaces for schools and social services.

The developer, in conjunction with two private investors, expect to have the project completed in nine years.

In Milan, Italy, 90 percent of a 56-acre site has now been purchased, and will be cleared and developed with nearly two million square feet of homes, offices, schools and government buildings. The acreage, termed as “underdeveloped” is being built under the name “Garibaldi Repubblica” in a partnership between a developer and the Municipality of Milan and Lombardy Regional authorities.

Over 800,00 square feet of the Garibaldi project will be constructed over the next six years. The project is also going to contain a 27-acre park, university facilities, and a museum.

These projects, along with many other similar projects, are the brainchild of developer Gerald D. Hines, who founded the real estate development, investment and management firm of Hines in 1957. Hines currently owns or manages more than 600 properties worth about $14 billion.

Asked about his current projects and interests in an article in the June 2005 issue of Building Design & Construction, Hines said, “I am concerned about how big American cities that grew up around the automobile can possibly be sustainable. So a direction for is the development of large-scale, multi-use projects with working/living situations, because people are going to revolt against the two-hour commutes.”

Later in the article he said, “America was developed around the automobile, which is a shame because we won’t ever be able to undo that. China is trying to follow us, and that is not the right pattern… I think developing the infrastructure (in China) is critical, but mass transit and highway development is so expensive and it is driving up the price of steel… But China can get it done – it is a command society …. It (China) is not like India, which is more like the United States – a messy democracy. But the Indian people have such abundant natural resources and a wonderful education system. India will take off despite all the bureaucracy.”

He continued, “We are now looking at a 25,000-acre project in Mumbai where 17 million people live. They would like to create an economic zone that would have its own government, no red tape, and free trade.”

Hines is a big fan of the bicycle, saying how he liked the railway system in Copenhagen where one third of the people commute by public mass-transit, one third by cars, and one third by bicycle. He is excited by the idea that people can ride their bikes to the train station, carry their bikes on board, and ride them off at the other end at their destination. He stated, “in a poorer area bikes are the sustainable way to do this”.

To me, if this is a trend, it is a disturbing one. It lays open many possibilities for abuse, especially now that developers have the ability to seize large blocks of land using the recent Supreme Court decision regarding eminent domain.

And does this not also give opportunity to social engineering, when massive developments are built with the developer’s concept of how life should be for its inhabitants? There was no mention of the allowance of any churches in these developments, so does that mean there won’t be any allowed? Will automobiles be allowed in these developments, or will the bicycle become the main (or only) mode of transportation?

There is nothing wrong with master planning communities; proper planning provides order for its inhabitants and protects their property values. However, we need to be very wary of developers (and governments) who want to force society into their perception of how an entire community should live their lives. Mr. Hine’s interview is very telling about how he believes our society should be. While I don’t mean to impugn him or his achievements, I do think that he has bought into the sustainable development a bit too far.