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Some places are simply nicer to walk through than others. Compare a tree-lined path along the Seine in Paris to the side of a six-lane highway in Tallahassee, Florida, and the differences are obvious. But what exactly makes a place walkable is a matter of some debate. Those of the urbanist persuasion might point to a place’s density or mix of land uses. Platforms like Walk Score might favor accessibility, proximity, and travel times. One person might want to have a café within walking distance, while another might want the safety of working streetlights. Conditions are varied, and uneven. To better understand what exactly makes a place walkable, the architecture firm Perkins Eastman turned to a novel form of data analysis. In a new study, the firm combined qualitative pedestrian preference surveys, visual streetscape imagery from Google Street View, artificial intelligence, and computer vision to identify the specific type and mix of urban design elements that most influence people’s walking habits. Focusing specifically on older adults, the study is a window into the ways cities enable pedestrian activity, and how they can encourage more. [Image: Perkins Eastman] What the walkability study found is that people prefer to walk in places with a higher proportion of several basic streetscape elements, including benches, shade trees, sidewalks, and crosswalks. When those elements are provided in combination with one anotherplentiful benches and crosswalks, for examplepeople are likely to walk even more. [Image: Perkins Eastman] The study was based in the Kowloon district of Hong Kong, where a decennial survey collects detailed information from more than 100,000 pedestrians about the experience of walking through this part of the city. This survey data was analyzed alongside Google Street View imagery of the district to see what streetscape elements were predominant in places people reported being most likely to walk. This analysis led to a set of urban design guidelines that suggest ways of making more spaces more walkable. [Image: Perkins Eastman] The resulting study, Are these streets made for walking?: How visual AI can inform urban walkability for older adults, was led by Haozhou Yang, a student at Harvard’s Graduate School of Design who was a design and wellness research fellow at Perkins Eastman from 2023 to 2024. He says most previous walkability studies rely on zoomed-out data from geographic information systems (GIS), inferring walkability from data points like the existence of sidewalks or a neighborhood’s proximity to retail. They’re not from the human perspective, Yang says. This [study] really puts the elements people encounter every day at the front. [Image: Perkins Eastman] Google Street View offered Yang a deep pool of data about the real world conditions experienced by pedestrians in Hong Kong. His study used 32,512 images from Google Street View, separated throughout the district at 10-meter intervals. Machine learning techniques then broke each image down to identify individual streetscape objects within the frame and how much space they accounted for. One image might show tree canopy covering roughly half the image and sidewalk making up about a quarter. Other images show benches and walls. Still others highlight crosswalks and how much space is dedicated to car traffic. With new AI computer vision, we can really understand the quantifiable amount of those elements in the open environment, Yang says. By focusing in on seven categories of streetscape elementssidewalks, streetlights, trees, crosswalks, benches, walls, and windowsYang and collaborators from Perkins Eastman were able to draw correlations between the presence and combination of those elements in places with high rates of pedestrian activity. These correlations then informed a set of urban design guidelines developed by Perkins Eastman’s senior living team. These guidelines include combining street furniture with greenery and open space, pairing crosswalks with improved street lighting, and increasing the social interactivity of a space by having more benches in areas with a higher amount of street-facing windows, balconies, and patios. The study draws these connections through the lens o improving walking conditions for older adults, with the health and social benefits that come from being more mobile and independent. But the implications of the research are much broader, according to Perkins Eastman senior living principal Alejandro Giraldo. These are things that are universal design,” Giraldo says. “It’s not just addressing the seniors. It absolutely will, but it’s also addressing people with mobility issues or children. Yang says that even though the data in this study is from Hong Kong, AI enables the model to be tuned or tweaked to the conditions in other cities, informing what might improve the walkability of that stretch along the Seine River or the side of that highway in Tallahassee. Although there might be some cultural differences and context-related differences, the model can be applied to other cities, Yang says. For Perkins Eastman, which has designed senior living projects for more than 40 years, the designers are already looking at ways of integrating these findings into current and future projects and improving conditions for older adults. You want to find the differentiatoras a community, as a developer group, as a residentof what is making me live here, Giraldo says. To change the perception of aging is very critical for us. Demonstrating these tools allow us to create a more sensitive communities.
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One of the core theories of the office market circa 2025 is the flight to quality. Workers, either hybrid staff who spend ample time at home or those prodded back into traditional five-day workweeks, have grown used to the comforts of home and bored with drab, standard office spaces. They need something spectacular to justify a commute or keep them happy, so companies increasingly seek out top-flight officesClass A or Trophy assets, as a broker would saywhich has pushed landlords and developers to spend millions on office renovations and solely focus on building new, top-of-the-line workspaces. That same dynamic, where the top-of-the-market bustles with activity while less desirable, Class B spaces sit largely vacant, has also been reshaping how coworking company WeWork manages and thinks about its portfolio of offices. In March, the company announced that it was increasing the cost of its All Access product in three cities, San Francisco, New York, and London; the $299 basic version of the service, a pandemic-era creation that allows for desk access across the companys network of spaces, has been eliminated, leaving users to upgrade to the $339 Plus version. A significant driver of the change, according to Luke Robinson, the companys regional president for North America, is that the same dynamic has hit the coworking world. In these three cities, the company plans to invest $90 million in refurbishing its top-performing locations with newer finishes and amenities because a sizable portion of the desk demand has migrated to these top-tier locations. 201 Spear Street [Photo: WeWork] You can go get cheap space, but you’re likely in a less desirable building that’s likely dead, that doesn’t have energy, Robinson says. At the end of the day, people that are coming to the office aren’t just coming to sit at a desk. They want the experience that goes along with that, right, somewhat of a vibe. This does sound a bit like the original WeWork marketing message; its just missing the free beer. But its a reality that can be found across urban office markets. Data from office analytics firm CompStak has shown that across the big U.S office markets, rents for Class B (functional space in a good location) and C office (typically older and basic) space barely budged from 2019 to today, rising from $42.45 to $43.50 a square foot. Even rents for regular Class A space, full-service offices in sought-after locations, saw a slight bump during the same time period, from $45.90 to $54.68 a square foot. 30 Churchill Place [Photo: WeWork] The story is much different for Prime Class A space, or trophy space, which started at $60.85 in 2019 and, beginning at the end of 2021, began to skyrocket, hitting $91.41 by the end of last year. WeWorks shifting space utilization mirrors that demand, with newer stock in preferred locations garnering more attention and booking. In New York City, locations at 134 N. 4th Street in Williamsburg, 33 Irving Plaza, and 154 W. 14th Street near Union Square are the companys busiest in New York City. Bookings are up 11% year-over-year, and the locations typically fill up by the time the doors open in the morning (citywide, occupancy is above 80% overall). In San Francisco, locations at 650 California Street, 44 Montgomery Street, and the Salesforce Towerwith a 7% jump in bookings in Marchhave been packed. The companys space at 201 Spear, which opened in August, also tends to fill up, with roughly half the members of that space belonging to a group of AI startups. 123 Buckingham Road [Photo: WeWork] And in London, 123 Buckingham Palace Road, 30 Churchill Place, and 10 York Roadwhich has seen bookings skyrocket 29% this March compared to last yearhave been slammed. The massive shock of instability and uncertainty that has hit the economy in the past few months has pushed more workers, entrepreneurs, and even companies to embrace more coworking, says Robinson. WeWorks internal survey of clients found that 72% of companies plan to expand their workforce in the next two years, with the majority choosing coworking and flex. A recent report from brokerage Cushman & Wakefield also found the coworking inventory in the U.S increased by 13% year-over-year, with strong growth in markets like Nashville and Indianapolis. And the $400 million acquisition of competitor Industrious by real estate firm CBRE earlier this year shows continued confidence in flexibility. If companies are going to act fast, it’ll probably be with us, because you can’t make that big of a mistake, says Robsinon. Sign a 10-year deal too early, then youve got a problem.
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When Trump first landed in the White House in 2016, even he seemed surprised to be there. Without a transition staff in place, the Obama administration team helped shepherd in the new president while positions sat unfilled. Whereas Hillary Clinton had a complete digital site built to usher in her new presidency that would never be seen, Trump had none. But for his second term, Trumps team was more prepared. On the first day of his presidency, he appeared on WhiteHouse.gov with a heros welcome. In a video worthy of Michael Bay, helicopters fly through the mountains before delivering Trump to the White House lawn to herald a new age. Fighter jets thunder overhead. Trump squints into the distance. A bald eagle flies by. [Screenshots: White House/YouTube] The 100 days that have followed have proven blindsiding to anyone who thought Trumps second term would constitute little more than a few tax cuts to the rich. In this brief window, Trump has rewritten the propaganda playbook for the modern political age by marrying well-proven tactics from decades past with a savvy approach to our current media landscape. His approach to governing is as much a practice of world-building as it is policy building. He has woven together imagery, rhetoric, and technology to create an unnervingly convincing (if in large part illegal!) vision of the world he wants to sell (or force upon) his constituents. Trump has leveraged craftily designed aesthetics to position his destructive policies as necessary and his self-concerned personality as heroic, all while he dismantles the institutions in place to question him. A playbook from the pastand present From the earliest days of the presidency, weve witnessed a mass erasure of both the topics and people that the administration doesnt support. It happened in the digital world with the deletion of trans rights pages from WhiteHouse.gov and stories about Navajo Code Talkers removed from the pages of the Department of Defense. In the physical world, the erasure shows up as Trump eliminates civil rights artifacts from Smithsonian institutions and scrubs the Black Lives Matter mural from 16th Street in Washington, D.C. Many of these deletions are part of an executive order around restoring truth in American history. Fascists routinely erase history to write a new one. And when it comes to this, and all of Trumps other communication tricks, theres not much thats original about them. [Screenshot: whitehouse.gov] All the techniques he uses are techniques of the past. The aesthetics are aesthetics of the present, says Barbie Zelizer, the Raymond Williams professor of communication and director of the Center for Media at Risk at the University of Pennsylvania. Shes also co-editor of Journalism: Theory, Practice and Criticism. Zelizer believes that the entire ethos of Trump’s messaging is anchored in the early Cold War when, in the name of national security, Wisconsin Senator Joseph McCarthy declared an all-out war on communism and anyone suspected to be supportive of it. Zelizer points out that Trumps statement from 2016I could stand in the middle of Fifth Avenue and shoot somebody and I wouldn’t lose any votershas historical precedent from this era. In 1954, pollster George Gallup described McCarthys unchecked appeal to the public with a similar framing: Even if it were known that McCarthy had killed five innocent children, [voters] would probably still go along with him. The key word uniting the messaging of Trump and McCarthy? Enmity. Its us versus them. When he is able to claim accolades for himself or for his administration, it is always based on an assumption that his administration is winning out over the enemy, says Zelizer, who notes there is always an enemy beyond (like China) and an enemy within (like student protestors or the judges upholding our legal system). And whomever the enemy is at any pointif thats democratic leaders, or the media, or universities, take your pickthey’re all substitutes in a rotation. Where Zelizer sees Cold War influence, Edel Rodriguezthe Cuban-born illustrator and leading visual critic of Trumpsees the influence of the UFC and WWE. Without a hint of irony, Rodriguez points to the machismo-laden, fight-first mentality of this programming as parallel to both power-assertive fascist leadership and the greater Trump media strategy. He also admits to their strange appeal. I watch Ultimate Fighting videos because theyre nuts. But its drama. Its something, he says. And on the other side, you have the Democrats doing
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