Author Archives: legallysociable

Bill Levitt only allowed open housing in Levittowns after MLK was killed

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The several Levittowns built in the 1950s were often viewed as model suburban communities. However, they had a darker legacy as the builders, the Levitt family, would not sell homes to blacks. The book Levittown: Two Families, One Tycoon, and the Fight for Civil Rights in America’s Legendary Suburb recounts the hostility the first black family to move into Levittown, Pennsylvania in 1958 faced. The epilogue to the book (p.194-195) includes this description of how Bill Levitt finally agreed to open housing:

Levitt remained on as president of the company for about six months, however, and had one last unexpected order of business before he left for good. It began on April 4, 1968, when Martin Luther King was assassinated in Memphis, Tennessee. Six days later, a small story on page four of the Wall Street Journal bore the headline, Levitt & Sons Starts ‘Open Housing’ Policy as King ‘Memorial.’ The Journal reported that the proposal had been “drawn up by the Levitt management and approved ITT,” though failed to specify whether it had originated with Bill Levitt himself. Nevertheless, the announcement was viewed as a stunning admission of his past racist policies and the mark of sweeping changes to come. “Open housing was one of Dr. King’s greatest hopes,” said Levitt, “our action is a memorial to him.”

African-Americans were already living in his three Levittown communities, but Levitt & Sons now had eighteen communities being constructed around the world, from Illinois to France, and the new policy would ensure open housing in each. “It is high time that we take this stand,” Levitt said.

The company took out a full-page advertisement in cities including Washington, D.C., New York, Philadelphia, Baltimore, and Chicago to announce the plan as well. At the top of the ad was a large picture of Martin Luther King. Underneath the photo was the headline Levitt Pays Tribute to Dr. King in Deed – Not Empty Phrases. The ad continued, “This Company has adopted a new policy – effective at once – eliminating segregation any place it builds…We ask all our colleagues to adopt a similar policy without delay. The forces of bigotry and prejudice must not be permitted to prevail any longer, and we urge all builders – large and small alike – to do their part in making America once again the ideal of the world.”

It is unfortunate it took so long for Levitt & Sons to make this move. In the meantime, blacks were denied the opportunity to live in communities that were seen by some, including the Levitts, as the epitome of the American Dream.

The story in the book is fascinating. The Myers family, Bill, Daisy, and two kids, moved into the suburb in 1957 and were immediately faced with mobs, harassment, actions from the KKK, burning crosses, and indifferent local police. That all of this could happen in the northern suburb, one close to Trenton and not too far from Philadelphia, might surprise some. At the same time, such situations were not uncommon – the actions here reminded me of the Cicero, Illinois incident in 1951 when a black family moved to an apartment in the suburb just outside of Chicago.

Can a “gigantic luxury house” meet LEED standards?

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Kain Benfield recaps an argument that LEED standards may really no be up to par if they big houses can obtain the awards:

In particular, did you know that this latest LEED-Platinum home – the highest rating bestowed by the Green Building Council, in theory only for the very greenest of green buildings – is nearly three times the size of the average new American home?  Would you be surprised to learn that it sits on a lot occupying two-thirds of an acre, consuming nearly twice as much land as the average new-home lot in a US metro area?  How about that it is located in a “gated community” on the far outskirts of Las Vegas (Mike Tyson is a fellow resident), 1.2 miles to the nearest transit stop?  Or that its Walk Score is a miserable 38 out of a possible 100 points?…

The building in question is the latest in a series of showcase homes featured by The National Association of Home Builders every year during its annual trade show.  It’s called “The New American Home” and the idea is to celebrate and publicize the state of the art in American homebuilding.  This one has 6,721 square feet of floor space, nine bathrooms (but only three bedrooms, plus a home office and library), and extensive “water features.”  The house also includes 17,261 square feet of “outdoor living space.”  (The average size of a newly completed American, single-family home in 2011 was 2480 square feet.)…

All this means that a household living in the New American Home, all things considered, is as likely to be brown as green in its environmental performance if the measure of that performance is determined by a full accounting of the home’s characteristics, no matter how many efficiency gizmos are built into it…

In other words, since we can’t stop people from building trophy houses in the desert even if we wanted to, we should at least encourage them to build those trophy houses a little better:  if you’re determined to build a house almost three times bigger than the average American house, in a gated luxury subdivision where you have to drive long distances to do anything, it’s better to do so with green technology than not.

But, come on, platinum?  The Seven Hills development wouldn’t come close to qualifying for a certification under LEED for Neighborhood Development, which takes location and neighborhood design into account as well as building technology.  LEED-ND includes a prerequisite that a development applying for a rating, even at the lowest level, include certified green buildings.  As a leader of the environmental groups involved in constructing that system, I supported that prerequisite.  I wanted us to create a system that defined and encouraged smart growth; it’s my belief that, in this day and age, smart growth isn’t really smart unless it includes green buildings.

I’ve wondered about this myself – it seems like the context in which the house is located should matter.

But, I still think there is a bigger issue here that bothers some people: how can a really large house, in this case just over 6,700 square feet, ever really be considered green, even with all of the green bells and whistles as well as the greener context, when that amount of space is simply unnecessary and wasteful.

Oregon testing out five different ways to pay vehicle-miles traveled tax

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The state of Oregon is currently running a small test program with five different ways of paying a vehicle-miles driven tax:

The new usage charge pilot program, which began in November and runs through the end of this month, involves about 40 volunteers from state government. Participants chose the tracking plan that best fit their privacy tastes and will pay 1.56 cents for each mile driven — receiving a credit for any gas tax paid during the test period. The idea is to make sure each tracking option works in practice…

The five tracking plans vary in terms of oversight. Two are managed by the Oregon D.O.T., three by a third-party vendor. They also vary in terms of payment: some require setting up an online account tied to credit or debit information, others go the old fashion route of monthly bills payable by check.

The key difference is the tracking system. Two advanced plans track mileage data as well as movement with a G.P.S.; the advantage here is that users aren’t charged a fee for driving on private or out-of-state roads — only public roads in Oregon. Two basic plans involve an odometer-type device that collects mileage data but has no G.P.S. to track movement. Users may end up paying a little more, but they’re getting privacy in return.

The most primitive plan, for people who want the most privacy, uses no tracking device at all. Users pre-pay a flat fee that assumes a monthly mileage. At some point, say when the car gets official inspections, the odometer is checked and the difference between miles paid and miles driven is reconciled…

Despite these cautions, Oregon is preparing to take its system public soon. The state legislature has prepared a bill that would implement a V.M.T. fee on all vehicles getting 55 miles per gallon or better. (The change only applies to car models beginning in 2015, however, and as currently written the law wouldn’t go into effect until that year.) Olson says the bill will be introduced sometime in 2013.

It sounds like this small test is more about finding about which of the five options are doable and/or appealing, mainly on the dimension of privacy, rather than asking whether a vehicles miles tax should be implemented at all. As the article notes, a bill will come up this year to start the ball rolling. If this is the case, why not run a test bigger than 40 state employees?

Another thought: the system is set up so that drivers only pay for driving on Oregon’s public roads. Wouldn’t a comprehensive system of driving tax collection have to account for driving in other states?

From modest homes in a Canadian prairie town to McMansions

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R.J. Snell returned to the Canadian prairie town of his youth and was surprised to find that its modest homes had been replaced with McMansions:

Having just returned from a two-week visit, I’m struck by the visible demise of modest restraint, particularly in the homes. Driving about the countryside, for this is what one does there, I saw many new homes of a preposterous scale, many thousands of square feet (one even had an outbuilding to house all the mechanicals), with multiple garrets and turrets, all jutting conspicuously from the fields and into my purview. They could not be hidden, nor were they meant to, and on the treeless flatness were visible for great distances.

Right beside them, sometimes just across the road, stood the old farmhouse, diminutive, overshadowed. In the towns, a kind of segregation had taken place, with the older neighborhoods a mix of homes smaller or larger (but of a kind), but new developments on the far side of town housing looming monstrosities dwarfing the older places.

This was not neighborly. This was not modest. This was a thumbing of the nose at those with less, a demand to be noticed, seen.  Roger Scruton writes of the bad manners of much contemporary architecture compared with older patterns, saying:

The principal concern of the architects was to fit in to an existing urban fabric, to achieve local symmetry within the context of a historically given settlement. No greater aesthetic catastrophe has struck our cities—European just as much as American—than the modernist idea that a building should stand out from its surroundings, to become a declaration of its own originality. As much as the home, cities depend upon good manners; and good manners require the modest accommodation to neighbors rather than the arrogant assertion of apartness.

Rod Dreher follows up with an interesting question:

The question is, did money cause this cultural revolution in domestic architecture, or did the arrival of wealth happen to coincide with a cultural revolution in the way people thought about themselves and their desires, causing them to build their houses in a certain way now as opposed to then?

Which comes first: the cultural values or the material conditions? If looking at this from the production perspective in the sociology of culture, changes in material conditions like how architects are viewed, how single-family homes are viewed (as Snell suggests, should homes fit into the neighborhood or stick out?), how houses are constructed, how the real estate business operate, how zoning laws and local regulation encourage or discourage larger homes, etc. In other words, architectural styles or consumer desires don’t just change because individuals desire this. Rather, they change in conjunction with material and cultural change.

I also wonder about larger factors affecting this community. Where did residents get this money to spend on bigger houses? I ask this after lecturing this week about the Ferdinand Tonnies’ ideas about gemeinschaft and gesellschaft as well as Emile Durkheim’s concepts of mechanical and organic solidarity. Both theorists were interested in the shift from small town life to more urban life. Both suggested urban life contained fewer strong interpersonal relationships and systems where people were joined together by interdependence and external constraints rather than tradition, family ties, and shared values. Is a similar process taking place in this prairie town, perhaps through suburbanization or the rise of a good nearby job source or the Internet which opens up more possibilities for residents to connect to the outside world?

Canadian housing market may be headed for a crash

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The troubles of the US housing market have been well documented and now it looks like the Canadian housing market may also be headed in the same direction:

A housing correction—or, possibly, a crash—is no longer coming. It’s here. And you don’t have to own a tiny $500,000 condo in downtown Toronto or a $1.3-million bungalow in Vancouver to get hurt. With few exceptions, the impact will be indiscriminate as the euphoria of rising house prices is replaced by fear. The only question now is how bad things will get. If the decline picks up speed, as many believe it will, there could be a nasty snowball effect. Construction jobs will be lost. Homeowners will end up underwater. Consumers may stop spending. “I’m getting very nervous,” says David Madani, an economist at Capital Economics, who has been predicting a drop in housing prices of up to 25 per cent in Canada. “I know I’m a bear, but the housing market itself has the potential to put us in a recession, let alone what’s happening in Europe and the U.S.”

Canada could be setting itself up for a devastating one-two punch: a painful domestic housing slump just as Canada’s export and resource-driven economy is hit with falling global demand. The most acute threat is the U.S. debt crisis, which, if handled poorly, could tip the world’s largest economy back into recession, taking Canada along with it. Meanwhile, Europe remains mired in a recession and concerns about China’s growth persist. “I feel like Canada is in the path of a perfect storm here,” Madani says. Other than housing, “the key pillar of strength is our booming resource sector,” says Madani. “If you take that away, it’s just going to knock the lights out.”…

Eight months later, the story has been reversed. And not just in Toronto and Vancouver. In Victoria, existing home sales were down by 22 per cent in November from a year earlier. In Montreal, sales were down 19 per cent last month. Ottawa’s sales were down nine per cent and Edmonton’s were down six per cent. With all those houses lingering on the market, prices dipped in 10 of 11 big cities across the country between October and November, according to the Teranet-National Bank index. It was the first such drop since 2009.

The weakness is also evident in new home construction. The Canada Mortgage and Housing Corporation reported a third straight month of falling housing starts in November. The trend is expected to continue next year.

I wonder if anyone will ask whether the Canadian housing market should have applied more lessons from watching the travails of the US housing market. This article suggests there are some similarities and differences in the two situations: a similar overextension of credit and the involvement of speculators alongside a market more insulated from a collapse since more mortgages are guaranteed by taxpayers and a glut of urban condos. But, it would be helpful to have more comparison points: what are the differences in government policies regarding mortgages and homeownership? What are the policies about encouraging sprawl versus urban residences? What percentage of the economy is tied up in construction, housing starts, and real estate sales? Of course, there is also the difference in having a significantly smaller economy (Canadian GDP of $1.4 trillion, just over $15 trillion GDP in the US) and population (over 34 million in Canada, over 311 million in the US).

Building beautiful cities

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Architecture critic Edwin Heathcote suggests the beauty in cities is to be found in its ordinary moments.

My first thought is that standards of what is beautiful in cities changes quite a bit over time. Architecture changes. Material conditions change. Culture changes. Buildings go through cycles of acceptance and what might be charming or notable in one city is not so revered elsewhere.

My second thought is that this may be an exercise in gatekeeping: who exactly gets to declare cities or designs as beautiful? Architecture critics, of course, get to do this.

My third thought is that Heathcote may just be right. Much of the attention cities receive tends to come down to particular neighborhoods, like the business core or trendy locations, or particular buildings (like the tallest and/or newest skyscrapers). For example, visitors in Chicago tend to get to see the “greatest hits” including Michigan Avenue, the Loop, the museums, Millennium Park, and other glitzy and well-maintained places meant to project an image. The problem is that most of Chicago doesn’t look like this and the majority of residents are operating in other parts of the city.

Even chimpanzees can play the Ultimatum game

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One of the most famous experiments of recent decades, the Ultimatum game, was recently extended to chimpanzees:

This modified game, in which two chimps decided how to divide a portion of banana slices, seems to have revealed the primates’ generous side.

The study, published in Proceedings of the National Academy of Sciences, was part of an effort to uncover the evolutionary routes of why we share, even when it does not make economic sense.

Scientists say this innate fairness is an important foundation of co-operative societies like ours…

She added though that is was not clear that the chimps completely understood the design of the game and that, with just six chimps involved in the study, further evidence would be needed to show clearly that chimps had a natural tendency towards fairness.

It sounds like there is more work to be done to demonstrate consistent effects among chimpanzees. The way to do this is to replicate the game with a variety of chimpanzees in a variety of contexts. There may be two obstacles to this. First, it sounds like it took some time to train the chimps to understand the game, especially since the chimps were not directly offered food as a reward as this had skewed a similar 2007 study. Second, replicating the study elsewhere might lead to different results – kind of like what happens when an experiment changes from involving American undergraduates to other populations in the world.

Trade in a McMansion…for a mid-century pre-fab modern home?

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One blogger suggests she would rather have a mid-20th century prefab modern home than the new McMansions going up around her:

I’ve never been a fan of “McMansion” houses. They have spread across this country like a plague and have taken away from the unique architectural style of certain regional areas. For example, where I live in New England, we’ve always been known for capes, ranches, split levels and the colonial style of older homes. McMansions have no business being here. And yet, every time I see a parcel of land become available around here and a new home going up, it’s always a McMansion. Always. No offense to anyone who lives in one, but I fail to comprehend their appeal–they’re unnecessarily huge, expensive, lack any uniqueness and stick out like sore thumbs. And yet this behemoth has been nothing but successful since it first sprouted up in the 80s.

Now that my rant is done, I’d like to turn your attention to the humble mid-century modern home. Ahhhh…aren’t these great to look at? National Homes was at one time one of the country’s largest providers of pre-fab homes. It was founded in 1940 and by 1963, had built 250,000 homes across the U.S. I think these houses are beeeeeooootiful. What I wouldn’t give to find a little ranch with a carport and white fence for the right price in my area like the one in the ad above. And the designs were customizable and affordable. If only they’d make a comeback…

The complaints about McMansions are not unusual. Compared to the McMansion, the modern home is smaller, has a carport (which is less ostentatious than the multi-car garages many McMansions have), has only one story, and has a nostalgic appeal. However, I’m not sure the modern pre-fab home would be considered beautiful. Is it built with more quality or design that today’s McMansions? How many other Americans would also choose modern homes over McMansions?

If someone really wanted to go retro and avoid the McMansion, why not go back further to homes that didn’t require mass production or pre-fab pieces? This would require going back to pre-World War II era and finding homes that were constructed by smaller builders in more traditional styles.

 

Highlights from the “Illinois’s 33%” poverty report

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A new report from the Social Impact Research Center, “Illinois’s 33%,”  looks at poverty in Illinois. Here are a few highlights:

1. Something I did not realize: the preamble to the Illinois Constitution mentions “eliminat[ing] poverty” (p.1).

“We, the People of the State of Illinois…in order to provide for the health, safety and welfare of the people; maintain a representative and orderly government; eliminate poverty and inequality; assure legal, social and economic justice; provide opportunity for the fullest development of the individual; ensure domestic tranquility; provide for the common defense; and secure the blessings of freedom and liberty to ourselves and our posterity—do ordain and establish this Constitution for the State of Illinois.”

2. The report is not just about poverty; it is also about people in near-poverty. The income thresholds for this are here (p.5):

This methodology of measuring people with low incomes or near poverty seems to be growing. The Census reports the median household income in Illinois is $56,576.

3. There is definitely some geographic disparity in these figures. Here are the numbers for the Chicago region which clearly shows wealthier and less wealthy counties and Chicago neighborhoods (p.7):

I did not see any calls for metropolitan approaches to poverty. In the Chicago region, it would be difficult to deal with a particular problem, say affordable housing, in just Chicago or a few of its neighborhoods without cooperation and input from others in the region.

4. The report has more figures and possible solutions in five areas that could help people move out of poverty: employment, education, housing, health & nutrition, and assets (p.3-4, 15-17).