Author Archives: legallysociable

Ways to develop social norms needed for ride-sharing carpools

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Sharing a ride-sharing vehicle with other passengers can lead to problems:

“These days, I’m always worried about if I’m going to get in a car with a passenger who is new to pooling and won’t know how to behave properly,” says Omar Paten, a 36-year-old Brooklyn resident who pines for his carpool of yore in Atlanta, Ga., where he grew up. “It was like there were unwritten rules that everyone knew to follow. No one would eat, no one would smoke, no one would play loud music just out of respect for others.”…

Vanessa Graham didn’t bother to rate one recent ride—she just decided to swear off ride-sharing. The 26-year-old Queens native says her early-morning commute to Manhattan was shattered by a booming beat after two co-passengers joined the ride and plugged an iPhone into the car’s auxiliary cord. Then they started freestyle rapping…

“It was 95 degrees outside! My makeup was literally melting off in the car,” said Ms. Sheppard. Most egregiously he insisted that she was a spoiled American princess who didn’t understand the real struggles of life. “He told me that AC was a luxury not a necessity, and that he never drove with the AC on any of his personal cars. I laughed out loud.”

The article hints that earlier iterations with carpooling worked because knowing your fellow passengers and sharing a vehicle for a long period means that everyone tried to behave. Additionally, the ride-sharing services ask passengers to rate drivers and not other passengers:

One loophole in the app: You can’t rate an obnoxious fellow rider, or even learn who they are, beyond a first name that disappears when the ride is over.

So how do social norms develop in such situations? I could imagine a few paths:

1. The companies provide guidance for passengers on how to act and/or enable drivers or passengers to offer feedback to each other.

2. The press or regulators emphasize stories of bad passengers, either shaming the companies or riders into acting.

3. Passengers observe bad passenger behavior and informally a set of norms arise.

4. Drivers push back consistently against bad passengers.

If I had to guess which one will happen, I would go with #1 as the issue could be one that limits business for particular companies that do not act. How exactly companies would encourage social norms – positive reinforcement? Rating poor behavior? – would be interesting to watch.

Minor league baseball stadiums are not good for economic development

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Camden, New Jersey just decided to tear down a baseball stadium that is less than twenty years old. The stadium did not lead to economic development and no team has played there for several years:

Taxpayers spent more than $18 million to build the stadium that would eventually be named Campbell’s Field, as part of a minor league ballpark-building frenzy across New Jersey that saw similar stadiums erected in Newark, Atlantic City, and Somerset—all part of redevelopment schemes that attracted independent minor league teams (that is, minor league teams not affiliated with the Major League Baseball farm system)…

The sad saga of the Camden Riversharks—the Atlantic League team for whom the stadium was built prior to the 2001 season—will come to an official end more than three years after the team picked up and moved to New Britain, Connecticut, leaving Campbell’s Field vacant. The city tried to attract a new team, but after those efforts failed, the Camden County Improvement Authority signed off on a plan to demolish the stadium, according to NJ.com. The Riversharks and Campbell’s Field were supposed to revitalize the impoverished city by being the centerpiece of an economic development plan along the edge of the Delaware River. Now, the demolition of the stadium is the first step in a new $15 million economic development scheme that will turn the site into a complex of athletic fields for Rutgers University’s Camden campus, NJ.com reports…

In the team’s final two seasons, the Riversharks averaged about 3,000 fans per game—which is actually not bad by the standards of independent minor league baseball—but the team never turned a profit and abruptly skipped town in 2015 when negotiations on a new lease stalled.

By then, the ballpark was so deep in debt that it faced foreclosure because the team had missed several lease payments. To bail it out, Camden paid off $3.5 million in outstanding debt and purchased the property. The city planned to impose a new ticket surcharge to cover those costs, but the city only received one payment from the team before it moved away, NJ.com reported last year.

This is a consistent story with sports stadiums: they primarily benefit the teams and their owners, not communities. Local officials and politicians want to be the ones who can say they helped keep a sports team in town or they attracted a new franchise but using public dollars for this effort is not a good investment in the long run.

While the story is not quite the same with tax breaks for corporations, there are some parallels. Communities often want to jumpstart economic development. New businesses, particularly headquarters or large office buildings, as well as stadiums can appear to be good ways to do this. They bring jobs, something every local leader supports. They bring increased status for a community, a less quantifiable feature but still important as communities jockey to attract additional firms and residents. Thus, communities are willing to offer tax breaks in a variety of ways – sometimes to help construct infrastructure, sometimes provided per job created, sometimes to construct the stadium – to beat out other communities. The question of whether the community benefits in tangible ways in the years to come is not often raised.

A related earlier post: championships won by sports teams do not necessarily lead to better outcomes in cities.

“The conceit of the American suburb is that we’re all in a great park together”

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In a recent documentary, Michael Pollan discusses the American lawn:

“The conceit of the American suburb is that we’re all in a great park together,” Pollan says in the film. “The lawn symbolizes that continuity.” And yet, Pollan explains, despite the fact that lawns are the largest irrigated crop in the country, Americans tend to avoid spending time on them.

“Pollan raises this question in the film about what our relationship with our front lawn says about our relationship with our neighbors,” Fabrizio told The Atlantic. “I find that really interesting. We don’t go out on our front lawn; we hunker down in the back where no one can see us. I wonder what that says about us and how we all get along these days.”

The lawn of the single-family American home often serves two purposes:

1. A supposed connection to nature. It is evidence that suburbanites want to be away from the city and all its pollution, concrete, and density and instead want to connect with nature. This has a long history in American suburbs dating back to the mid-1800s ideas that suburban homes should be cottages in the woods. The fact that well-manicured lawns do not occur “naturally” in nature does not matter much here.

2. The lawn is a showpiece that is intended to both enhance the impression and value of the home as well as indicate how much the property owner cars about their investment. Regular care and maintenance, usually aimed at producing a green, lush, and relatively low-cut lawn free of weeds and edged by attractive bushes and flowers, broadcasts a message about the class status of the owner.

As Pollan suggests, the front lawn is then not really for use, either by the community (like a park) or the homeowners (who would prefer to limit their outdoor activities to the more private space in back). Indeed, certain activities in the front would be quite odd, such as grilling in the front of the house or placing a swings set in the front lawn.

Naperville considers one of its last greenfield subdivisions

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By the early 2000s, the large suburb of Naperville had relatively few large parcels of land where new subdivisions could emerge like they did regularly for decades. One such parcel of land is now up for discussion:

Single-family detached homes are proposed for about 105 acres of the site at Route 59 and 103rd Street, requiring the zoning be changed from agricultural to residential. The remaining eight acres would be rezoned for office, commercial and institutional use to accommodate a new Compass Evangelical Free Church, which already has two Naperville locations and one each in Bolingbrook and Wheaton.

Houses ranging in size from 2,300 to 3,539 square feet would be built on lots ranging from 6,838 to 20,065 square feet, according to plans submitted to the city. There would be multiple floor plans available, and Pulte plans on a “significant setback and buffer from Route 59 to lessen potential impacts on the properties,” the proposal said.

The two-story 38,000-square-foot church would be built at the corner of Route 59 and 103rd Street. It would have a 600-seat worship center, a children’s ministry space, a multipurpose room or gymnasium, second-floor offices, a 5,000-square-foot coffee shop and 307 parking spaces, according to plans.

The requested use deviates from the 2002 Southwest Community Area Plan, which identified the future land use as commercial, senior housing and mixed-density residential. That said, city staff found the Pulte development to be “well-suited and complementary” to the city’s long-term plans, city documents said.

Two reasons why this proposed development makes sense and fits with the existing character of the community:

1. A residential subdivision is consistent with Naperville’s development since 1960. While Naperville has also approved other kinds of developments in certain parts of the suburb, much of the land to the south and west of downtown is now within subdivisions of somewhat sizable homes.

2. The space for a church is not unusual and could be a preferable neighbor compared to commercial or industrial uses. While the church does not generate tax revenues like other possible uses, it also does not present the same kind of noise, light, and traffic issues to nearby neighbors.

One reason the proposal may not make sense for the community:

1. Without many big parcels left, Naperville has limited opportunities to promote other land uses. Another subdivision is consistent with the suburb’s character but is this the long-term direction Naperville wants to go? The reference to the Southwest Community Area Plan is notable as the suburb had thoughts of creating a mixed-use node and even second social center for the community (next to the downtown) on the far Southwest side. Instead, this subdivision will simply add more homes and residents.

In sum, while this may just be another suburban subdivision, this could be a momentous choice by a mature suburb. If Naperville uses this big parcel for homes, does this mean they will seek denser development in their downtown?

American battle: weirdness vs. wealth

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In a closer look at what is happening to retailers in New York City, Derek Thompson suggests two contrary forces are at work in urban America:

A war is playing out in American cities between wealth and weirdness. The former encourages the pursuit of national trends and national brands—high-end fitness studios adjoining Sweetgreen franchises—for the purpose of maximizing profit on a per-lease basis. That spirit runs counter to the desire for diversity and experimentation, which requires policies that actively promote the survival of small companies in an economy that would otherwise eat them up.

I would suggest this goes further than just big cities. One could argue this is a larger battle fought since at least the end of World War Two involving revered ideals in American culture.

On one side are the powers of standardization, efficiency, predictability, and national chains. Think the rise of McDonald’s, Walmart, and Google. These companies came to represent whole sectors of business and their actions helped lead to predictable user experiences and outcomes across different geographic contexts. They are good at efficiency, offering customers a cheap service while turning out billions in profit.

On the other side are the powers of small businesses, entrepreneurs, diversity, and American individualism. Think the quirky and interesting shopping districts that attract visitors. Many of the establishments offer unique experiences that are difficult to replicate elsewhere. Think businesses that reflect the traits of their owners. These are people trying out ideas and participating in the local community. Non-conformity and cool are still sought after.

Both of these types of businesses reflect American ideals. Many of the national chains we know today started as the more unusual business options that became wildly successful. Some owners and founders want to remain small and others want to try for everything they can get. Obtaining a good balance of these approaches is likely hard to do from a policy level.

What was present and missing from my peak suburbia drive to Costco

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A few days ago, I picked up a few family members and we visited the nearest Costco (utilizing one of their memberships). One family member remarked this may have been a peak suburbia experience – and they may be right for several reasons:

  1. We traveled in a minivan. We didn’t necessarily need all of that space but it could have proved useful at some point.
  2. We stopped at McDonald’s along the way. The minivan went through the drive-through, a common American occurrence.
  3. We traveled to a quintessential big box store: Costco. The store was crowded, we browsed for over an hour, and we purchased a good number of items.

At the same time, we missed a few elements of a truly peak suburban experience:

  1. The trip to Costco was not sandwiched between a kid’s activity. Put a pick-up from preschool at the beginning and a travel to a lesson or sports practice at the end.
  2. The crowds and traffic were not too bad because of the time of day we went to Costco. Instead, make this all part of a evening commute between roughly 3:30 PM and 6:30 PM.
  3. While we certainly purchased items that we did not need, I would not say that we mindlessly consumed on bulk items. Most or all of the items had a justifiable reason for their purchase.

The combination of driving in a large vehicle for consumption purposes among a semi-dense landscape…is this what Americans dream of when choosing to live in suburbia?

Building a Sears mail-order home

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The Chicago Tribune offers a summary of Sears mail-order homes from the first half of the twentieth century:

From the early 1900s until 1942, Sears, Roebuck and Co., more commonly known as Sears, sold thousands of mail-order kit homes, which buyers could pick from a catalog. The Barrington, for example, cost $2,606 and came with everything from trim, windows, millwork and flooring — some 30,000 pre-cut and numbered parts shipped by rail for assembly by owner or a local contractor. Housing styles were in the hundreds, floor plans customizable and prices from around $100…

Ohio has the largest number of Sears kit homes, followed closely by Illinois, according to Solonickne, who started researching the topic seven years ago thanks to her daughter’s school project. Because many of the original sales records weren’t easily accessible, Solonickne decided to take on the task herself…

As of late summer, Solonickne counts 213 Sears homes in Elgin, 149 in Carlinville, 146 in Rockford and 69 in Downers Grove…

A number of companies — such as Aladdin Co. of Bay City, Mich., and Chicago-based firms Montgomery Ward and Harris Brothers — produced and sold mail-order homes. Each of these companies, including Sears, offered large luxury models (around 10 rooms) as well as two- and three-room vacation cottages, said Hunter.

Perhaps the most interesting part of this to me is the number of people who might live in such homes without knowing it. When you purchase a home, you actually do not find out much about the past of the home unless the seller goes out of their way to provide that information (and if they do, they are likely to doing so to justify a higher selling price).

It is also a bit strange to me that Sears itself would not have kept records (or those records did not survive) of to whom they sold home kits. Given the size of the order, wouldn’t Sears keep track of this information?

If Amazon is a direct descendant of Sears, we can expect Amazon to at some point sell homes or kits. Perhaps they would sell you all the materials and then offer an Amazon Expert to build it for you.

Old Navy map of Chicago emphasizes trendy, whiter areas while ignoring other areas

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A shirt recently on sale at Old Navy made some interesting choices in displaying Chicago neighborhoods:

Freeman, 35, who does freelance writing on comedy for the Tribune, tweeted out a picture of the T-shirt on Thursday. He was out looking for pajamas for his young children last Saturday and saw the T-shirt at the Old Navy in Oak Park.

“May have found the worst Chicago map ever — on a shirt at Old Navy,” Freeman tweeted. “Wicker Park has its own listing but #2, #13 and #14 sum up the entire south and west sides.”

Indeed, every neighborhood from Galewood to Little Village to Lawndale to Austin and the Island is part of the “Far West Side,” according to the map. Englewood, West Englewood, Gresham, Marquette Park, Brighton Park and a host of other neighborhoods are part of the “Southwest Side.”…

A spokesman for the city department in charge of official maps pointed out that Old Navy has a presence in Chicago, which might excuse a mistaken T-shirt.

A few quick thoughts:

1. I wonder if this reflects what a suburbanite or a tourist might know. Most of the smaller areas are closer to the Loop and Lake Michigan. The O’Hare and Midway Area neighborhoods are named after the one location in each place that an outsider might ever visit.

2. Another possible defense for the neighborhoods listed: it would be harder to fit all 77 official community areas and 178 official neighborhoods on a shirt.

3. It would be interesting to know how well Chicagoans know all the community areas and neighborhoods.

4. How many of these shirts could Old Navy sell? Several thousand? Perhaps the company should know better but the map may have had more exposure through the media reports about it than through actual sales.

One of the best uses of empty church buildings: homes for new religious congregations

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A recent piece by Jonathan Merritt suggested there are many empty American churches and communities struggle to know what to do with them:

Many of our nation’s churches can no longer afford to maintain their structures—6,000 to 10,000 churches die each year in America—and that number will likely grow. Though more than 70 percent of our citizens still claim to be Christian, congregational participation is less central to many Americans’ faith than it once was. Most denominations are declining as a share of the overall population, and donations to congregations have been falling for decades. Meanwhile, religiously unaffiliated Americans, nicknamed the “nones,” are growing as a share of the U.S. population…

Converting old churches into residential spaces, like St. Augustine’s and St. Vincent De Paul, is becoming more popular. Churches’ architectural flourishes—open floor plans, exposed brick, vaulted ceilings, and arched windows—often draw buyers of means who are looking for a residential alternative to ubiquitous cookie-cutter developments.

While this type of sacred-to-secular conversion may be a tough pill for former members to swallow, many are even less satisfied with the alternatives. A large number of abandoned churches have become wineries or breweries or bars. Others have been converted into hotels, bed-and-breakfasts, and Airbnbs. A few have been transformed into entertainment venues, such as an indoor playground for children, a laser-tag arena, or a skate park.

Based on research I have been working on in recent years, I’ll offer a suggestion of what could be done with these buildings that is not covered in the article: repurpose these buildings for other religious groups. I have found a variety of religious congregations that are willing to buy and/or use older religious buildings constructed by others: megachurches that are opening satellite campuses, new congregations that would not have the resources to buy land and construct a whole new building, and minority religious groups or immigrant groups who are new to areas. The biggest stumbling block might be not just the price of the building but also the possible price of renovations. At the same time, a church in decent condition could look very attractive to religious groups with limited budgets or who want a building that already fits in with the surrounding neighborhood. Numerous churches and synagogues in the Chicago area have been reused by different religious groups, particularly as certain groups left urban neighborhoods in white flight or congregations dissipated due to declining attendance.

Are there any religious organizations that try to match buildings with possible congregations? The article discusses a group that works with churches to use less of the building and use of the rest of it for community space. But, how about a directory where a new or growing congregation could go to in order to find a congregation that is trying to leave their building?

Below the surface, one of the issues present in this article is the matter of zoning. It is not necessarily easy to initially get approval to build a religious building in certain locations but it can be even harder to take what was once a religious building and convert it to another use once the neighboring residents get used to the religious building over decades. Residents like the predictability of their surroundings, even if they do not necessarily like the religious building in the first place.

What it takes to run for local government positions in the Chicago suburbs

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Getting elected to local suburban office may not require many votes but how do you become a candidate in the first place? A look at some of the steps in the Chicago suburbs:

Most suburbs — as well as school boards, library boards, fire district boards and park boards — require nominating papers to be filed from Dec. 10 to Dec. 17. A few towns like Elgin, Aurora and Naperville had early filing periods…

The number of signatures required to get on the ballot varies by race, the state board of elections says. For example, for library districts it’s at least 2 percent of the votes cast in the last election for library trustees, or 50, whichever is less. For nonpartisan village board positions it’s at least 1 percent, and for nonpartisan city council positions it’s a minimum of 5 percent of votes cast in the last election for those offices.

Candidates must file a statement of candidacy and a receipt showing they filed a statement of economic interest with the appropriate office (most will be with the county clerk’s office), Meyer said. The latter can be done online, but Meyer recommended first-time candidates do it in person. They can also sign a voluntary oath to the state constitution, he said…

Money is the biggest obstacle to running for office, said Audra Wilson, executive director of the League of Women Voters of Illinois. She estimated a strong campaign for a contested suburban city council or village board position could require close to $30,000. Direct mailers are the most significant cost, followed by hiring a campaign staff, she said.

File nominating papers, get signatures from local residents, file a statement of candidacy, gather money, and then run a winning campaign. And with the article suggesting “Just 31 percent of local races were contested in 2017 in Cook, DuPage, Kane and Lake counties,” it may be enough to just get on the ballot.

Based on these steps and numbers, does this suggest there are too many local government offices to fill? Even as Americans like local suburban governments, it may not be as effective if few suburbanites actually want to participate. Consolidating local government units – such as the push in Illinois to limit new governments and consider eliminating other units, albeit at a slow pace and some governments defend their existence – could address the issue but many wealthier suburbanites are probably unwilling to hand over control of their own communities to others.