Sprawled Out: The Search for Community in the American Suburb

Retrofitting suburbia: the state of the art

On June 1st, I'll be at the Congress for the New Urbanism 19 in Madison, Wisconsin attending, on behalf of the city of Franklin, an in-depth “202” session that will feature a discussion of innovative sprawl retrofit solutions by Dan Slone, June Williamson, and Galina Tachieva. Their published works include Retrofitting Suburbia, the Sprawl Repair Manual, and A Legal Guide to Urban and Sustainable Development.

They will present key urban design principles, prototypical techniques, in-depth case studies, and regulatory frameworks for implementation, followed by discussion of the frontiers of innovation for suburban retrofits.

Today’s American suburbs have an overabundance of everything — infrastructure, national chains, big boxes, fast-food drive-throughs — but when overabundance starts to fail, high quantity becomes a liability. Re-using and adapting the existing suburban types to incubate new possibilities will help gradually complete the rest of sprawl’s incomplete fabric and make it more livable and sustainable in the long run.

Read the rest at: Retrofitting suburbia: the state of the art | New Urban Network

 

A talk with Galina Tachieva, author of ‘The Sprawl Repair Manual’ | Grist

Q. You talk about the economic opportunities that the foreclosure crisis has created. At the same time, it seems like people have less and less money to do big projects. Financing has become very difficult for a lot of developers. How do you see those things balancing out?

A. Of course, right now it's very difficult to even think about any large project. However, there is a whole range of tools which are prepared for very different economic conditions and for very different scales. That is why the whole method is structured from the bigger picture of the region going all the way down to the community scale and all the way down to the block or the building, to be able to respond to different economic conditions.

It might be a government, regional organization, or municipality thinking about their future development as a larger place, as a region. Or it might be a developer who can maybe intervene in one block, who can actually take advantage of some of the foreclosures -- maybe acquire a block of some of these foreclosed properties, and do something on a much smaller scale. And all the way down to the single building. People are thinking about the second generation of some of these suburban building sites coming through the next cycle.

Read the rest at: A talk with Galina Tachieva, author of ‘The Sprawl Repair Manual’ | Grist

So, now I'm a plan commissioner ...

Back in June of 2006, I started this blog as a research exercise upon learning that the neighboring cities of Franklin (where I live) and Oak Creek would somehow cooperate on developing 27th Street, which acts as a border between the communities.

That led me to the discovery of a book called THE GEOGRAPHY OF NOWHERE by James Howard Kunstler, a reading experience that utterly changed my view of the world around me. 

Haven't read it yet? Take a break and GO ORDER A COPY. I'll wait.

Anyway, attempting to follow the 27th Street drama led to my attendance at many Common Council and Plan Commission meetings, where, combined with my outside reading, I learned "how the sausage is made" in terms of suburban development. I discovered that our suburban built environment will continue to be bleak and uninviting (with precious few exceptions) unless citizens and stakeholders step up and voice their opinions. So very often, bad planning was a result of simply continuing with policies that "worked" in the past, without regard to our present reality or the long term effects of, for instance, making it impossible for kids to walk to school or sporting events.

So my blog became a voice in the suburban wilderness, introducing terms like "walkability" and "smart growth" into the public debate (I think I can take credit for the recent proliferation of the phrase "sea of asphalt" in local media). I began speaking at public meetings -- and, after a period of attracting little more than quizzical stares, I think the economic and social sense of what I was advocating began to take root.

I did my time on the Economic Development Commission; continue to work on connectivity issues while serving on the Trails Committee (including helping to capture a Safe Routes to School Grant); and kept plugging away at the Sprawled Out blog.

Recently, a vacancy appeared on the Franklin Plan Commission, and I threw my name in for consideration. Last night, the Common Council voted unanimously to endorse my nomination, so I am now a Plan Commissioner -- first meeting is tomorrow night.

I'm grateful for the opportunity, and hope to bring something of value to Franklin's overall vision. I also want to use this blog to increase transparency of the planning and development process in Franklin, so you can look forward to seeing, whenever possible, pdfs of the materials Plan Commissioners .have access to for each meeting and decision.

Onward ...

Reduce sprawl to attack three threats

Cogent thoughts by Andres Duany and Jeff Speck, city planners and co-authors of "The Smart Growth Manual" (2010) as well as "Suburban Nation: The Rise of Sprawl and the Decline of the American Dream" (2000), just re-released on its 10th anniversary.

The issue is not new for urban planners. We have been talking about it for 30 years, first as an aesthetic problem and then as a social concern: children and the elderly lacking independence, overburdened soccer moms and dads, massive income-based segregation and all that time wasted in traffic.

But the debate has changed now that sprawl has been identified as a contributor to some major challenges to our well-being: oil dependency, climate change and skyrocketing health-care costs. These crises have causes beyond sprawl, but sprawl may be the only one they all share.

Read the rest at: Andres Duany and Jeff Speck - Plan to reduce sprawl will boost health, environment

 

RETROFITTING SUBURBIA: "The next 50 years' big sustainable design project"

RETROFITTING SUBURBIA author Ellen Dunham-Jones on "the next 50 years' big sustainable design project": 

   

New Report: “Bright Flight” means younger, more affluent cities. And suburbs sit on their collective hands.

ABOVE: Cities, like Washington, D.C., are attracting a younger, more affluent, white population. Photo by Poldavo (Alex).

From “Bright Flight” Means Younger, More Affluent Cities | TheCityFix.com:

A new study from the Brookings Institution, “The State of Metropolitan America,” shows that, for the first time, America’s suburbs are more likely to be home to minorities, the poor and a rapidly growing older population, while younger, educated whites move to cities for better jobs and shorter commutes. The report analyzes census data from 2000-2008 in the United States’ 100 largest metropolitan areas, revealing a reversal of historical demographic trends. (See an interactive map here.)

So, the question is: What will suburbs like mine do to meet this challenge?

I can tell you what Franklin, Wisconsin is currently doing: Nothing.

No initiatives, projects, forums, or incentive programs. In fact, we just pledged a half million dollars to a neighboring community for a superfluous highway interchange, a move that tells the world that Franklin is still about a decade behind the curve.

And, unfortunately, the collegial environment depicted in the photo above is virtually nonexistent in my suburb, and it's something savvy first-time home-buyers are much more aware of now than they were, say, ten years ago (I, for one, was not a savvy home-buyer when it came to judging the community surrounding my house.)

Last year I proposed, via my position on the Economic Development Commission, an city-sponsored effort to work with a developer to encourage creation of a coffee shop/co-working space next to the Franklin library. A member of the Commission argued for "green space" instead - next to a park. Another wanted to add a "friendly amendment" to the Commission's recommendation stating that no money whatsoever be spent on the effort.

So much for that.

Many trade city living for the traditionally strong school districts found in suburbs; "Sure, I'm isolated and can't get anywhere without a car, but my kids are in a good school." However, strangled as they are by ill-fated TIF deals and taxpayer revolts ("My property tax is too high!"), suburban school districts are facing imminent decline. Franklin's school district is cutting an alarming number of positions, and the high school is an old relic.

Suburban public amenities? "Community columnists" decry funding community libraries!

Why bother anymore?

We may be looking at a whole new attitude toward the idea of home ownership. From The Atlantic website:

Houses make sense when you're rooted, financially and geographically. The future of the America is itinerant, flexible, and wary of burying money in an immobile "economic trap." Throw in the 100 million Americans we're expected to add in the next four decades, and you've got a congestion problem that suggests we should replace front lawns and sedans with apartments and trains. 

The blog's author, Derek Thompson, is referring to opinions set forth in Richard Florida's new book, THE GREAT RESET (which is the very first e-book I purchased for my iPad).

Thompson quotes the following from Florida's book:

We've reached the limits of what George W. Bush used to call the "ownership society." Owning your own home made sense when people could hope to hold a job for most or all of their lives. But in an economy that revolves around mobility and flexibility, a house that can't be sold becomes an economic trap, preventing people from moving freely to economic opportunity. Not only has that piece of the American Dream grown dark, but it's also clear that financial excess in the housing sector was one of the central causes of the economic crisis. The rate of home ownership has been on the decline for some time now. Many of those who still choose to buy homes will choose smaller ones, while many more will opt for rental housing.

Our new way of life is likely to depend a whole lot less on the car. In October 2009, The New York Times reported "...After more than a century in which an automobile represented the American dream, car enthusiasm may no longer be a part of Americans' DNA." Car culture no longer exerts the powerful pull it once did. More and more families are deciding to share cars, and young people are putting off buying them and using public transit, bikes, their feet or Zipcars (membership-based, easy-access short-term car rentals) instead. It's not just that oil and gas have become expensive, it's that traffic and gridlock have become a deadweight time cost on us and our economy.

Compared with the end of 2008, the average household is now spending an extra $135 a month for fuel. But, to repeat: My suburb just pledged $500,000 to build a highway interchange that we don't need in a neighboring community. And it's not just money that will be going to the edge of town and over the border, it will be development as well. Why build a neighborhood-based coffee shop when you can toss up an offramp-serving drive-thru java shed right next to the freeway?

At the same time, Franklin is pouring money into a streetscape design for a commercial strip that all but ignores transit options like dedicated bus lanes and Zipcar facilities. Instead, our big-ticket item on 27th Street is "enhanced lighting"  - the seventh most popular item mentioned on preference surveys, as Franklin Alderman (and 27th Street Steering Committee Chairman) Steve Olson is fond of reminding us.

If success and sustainability are a destination, perhaps it's time suburbs - mine in particular - realize that the road that brought them here won't get them there.

"Tax revolt" fans, meet the piper. Pay up.

I attended a Council of the Whole meeting a few nights back where my city's Common Council discussed funding for the annual 4th of July celebration. Because of a tight city budget, the mayor asked for cuts. Here's what he got:

 
The 4th of July celebration is NOT self-funding; revenue coming in does not match expenditures, and the city generally has to kick in (yet, I think beer is a mere fifty cents at this ostensibly family-oriented event - but that's a topic for another blog Beer is $3 per cup - tickets for beer are fifty cents each.). So, visitors to this year's celebration may well have to go without childrens games, flags and bleachers for the parade. (Update: flags are back).

One more community amenity on its last legs due to budget shortfalls.

There is no shortage of local pandering to tax revolt fantasies in suburban America. In communities where precious few public amenities exist to begin with, the mathematically challenged (is it really so hard to look up the definition of "median"?) rail against what they view as an egregious property tax bill.

These are the same people, of course, who celebrate the 1979 "taxpayer revolt" passage of California's Proposition 13, the result of a campaign funded by eccentric millionaires. It's effects have rippled out across the country, eviscerating communities while perhaps saving homeowners fifty or sixty bucks a year on their property tax bill. 

Why do strip malls and speedway collector roads dominate the landscape where we once enjoyed prosperous downtowns, safe streets, parks, open-all-week libraries, and actual sidewalks? You can trace the genesis of our current "geography of nowhere" to tax freeze enthusiasm whipped up by well-heeled interests. 

Troy Senik in National Affairs:

The two-thirds requirement for tax increases, for instance, is a result of 1978's Proposition 13 ballot initiative, which also capped the state's property taxes at 1% of assessed value and ensured that the assessed value can't increase by more than 2% per year. In the three decades since Prop. 13 passed, it has saved California taxpayers more than half a trillion dollars. But its limitations on property-tax revenues have also led the state to rely far more on income and sales taxes. And with the state's steeply progressive tax code leaving it heavily dependent on the capital gains of California's wealthiest citizens, bear markets inevitably lead to disproportionately sharp downturns in state revenue. The legislature then finds itself unable to stanch the financial bleeding through tax policy, since it is constrained by the two-thirds rule.

Victory for the "tax revolt." Meanwhile, California - its education system and public sector the envy of the nation in the sixties - sinks into ruin.

Read below about another tax revolt victory in Colorado Springs. Facing property tax increases to make ends meet, politically fearful municipal "leaders" bent to threats by "anti-big government" sentiment.

Welcome to the concept of consequences.

COLORADO SPRINGS — This tax-averse city is about to learn what it looks and feels like when budget cuts slash services most Americans consider part of the urban fabric.

More than a third of the streetlights in Colorado Springs will go dark Monday. The police helicopters are for sale on the Internet. The city is dumping firefighting jobs, a vice team, burglary investigators, beat cops — dozens of police and fire positions will go unfilled.

The parks department removed trash cans last week, replacing them with signs urging users to pack out their own litter.

Neighbors are encouraged to bring their own lawn mowers to local green spaces, because parks workers will mow them only once every two weeks. If that.

Water cutbacks mean most parks will be dead, brown turf by July; the flower and fertilizer budget is zero.

City recreation centers, indoor and outdoor pools, and a handful of museums will close for good March 31 unless they find private funding to stay open. Buses no longer run on evenings and weekends. The city won't pay for any street paving, relying instead on a regional authority that can meet only about 10 percent of the need.

"I guess we're going to find out what the tolerance level is for people," said businessman Chuck Fowler, who is helping lead a private task force brainstorming for city budget fixes. "It's a new day."

Read the rest at:Colorado Springs cuts into services considered basic by many - The Denver Post.

And MORE piper-paying: LA City Council slated to consider 1,000 job cuts

Further reading: Paradise Lost: California's Experience, America's Future by Peter Schrag

Suburban conservatives and transit: Getting over the hump

Having tried to bring up transit issues on the Franklin Economic Development Commission - and having been met with snorts of derision at best - I fear my city is woefully unprepared to demonstrate to companies who might consider relocating here that we are capable of leveraging the planned Minneapolis-Madison-Milwaukee-Chicago corridor.

I'm putting together a short "wake-up" presentation for an upcoming EDC meeting, which I'm sure will once again be met with rolling eyes. Perhaps this book will help.

Top 10 Books - 2010 | Planetizen

If I haven't already read them, they're very likely on my Amazon Wish List. Not included on the list, surprisingly, is Retrofitting Suburbia by Ellen Dunham-Jones and June Williamson, which I found excellent.

From Planetizen:

Planetizen is pleased to release its ninth annual list of the ten best books in urban planning, design and development published in 2009. This year's assortment ranges from an impassioned argument for making transit fun to a low-key and practical guide to smart growth. And of course, Jane Jacobs makes an appearance.

The Planetizen editorial staff based its 2010 edition list on a number of criteria, including editorial reviews, popularity, Planetizen reader nominations, number of references, sales figures, recommendations from experts and the book's potential impact on the urban planning, development and design professions.

This year, historical analysis dominates the list, with five or more books reaching back into the past for insight. Erik Sanderson reaches back all the way to 1609 in Mannahatta: A Natural History of New York City, and Mark Ovenden digs into the history of the Paris Underground with a lushly illustrated coffee table book. But the future and present are not forgotten, with several books tackling today's realities and strategies for improvement.

We present our list in alphabetical order, and are not assigning rank. And now, on to the list!

• “The Bicycle Diaries,” David Byrne (former lead singer of The Talking Heads, and now solo artist). Viking Press 
• “The Smart Growth Manual,” Andrés Duany, Jeff Speck and Mike Lydon. McGrawHill Professional
• “Wrestling With Moses: How Jane Jacobs Took On New York’s Master Builder and Transformed the American City,” Anthony Flint. Random House
• “On Private Property: Finding Common Ground on the Ownership of Land,” Eric Freyfogle. Beacon Press
• “Building Up and Tearing Down: Reflections on the Age of Architecture,” Paul Goldberger. The Monacelli Press
• “The Architecture of Community,” Léon Krier. Island Press
• “The BLDGBLOG Book,” Geoff Manaugh (writer of the well-know BLDGBLOG). Chronicle Books
• “Paris Underground: The Maps, Stations and Design of the Métro,” Mark Ovenden. Penguin
• “Green Metropolis: Why Living Smaller, Living Closer, and Driving Less are the Keys to Sustainability,” David Owen. Riverhead Books (also read “Urban is Good,” a New York Times review of this book).
• “Mannahatta: A Natural History of New York City,” Eric W. Sanderson. Abrams Books (also read "Island in the Stream,” a New York Times review of this book).

Read detailed reviews of each book at: Top 10 Books - 2010 | Planetizen

Sad Suburban Reality: Investment in anything beyond the area patrolled by your riding lawn mower is socialism

Why are today's suburban landscapes devoid of public spaces, connective roadways and trails, and other shared amenities? Because each house aspires to be its own gated community.

We've been made to believe that, somehow, $4,500 for a personal Rainbow Play Structure in the backyard is preferable to an $35 yearly bump in shared property taxes to fund, for instance, a network of community parks that would in turn attract commercial development capable of easing the tax burden on private property owners. (The play structure in my backyard, by the way, is a Rainbow knock-off. The "soon-to-be completed" park promised nearby is now a dozen years late.)

But, "You take care of your own."

Almost imperceptibly, the societal idea of what it means to be a resident of a community seems to have changed; it is more common now to speak of taxpayers than of citizens.... In gated communities and other privatized enclaves, the local community that many residents identify with is the one within the gates. Their homeowner association dues are like taxes; and their responsibility to their community, such as it is, ends at that gate.... One city official in Plano, Texas, summed up his view of the attitude of the gated community residents in his town: "I took care of my responsibility, I'm safe in here, I've got my guard gate; I've paid my [homeowner association] dues, and I'm responsible for my streets. Therefore, I have no responsibility for the commonweal, because you take care of your own."

- Fortress America: Gated Communities in the United States, Edward Blakely and Mary Gail Snyder