Author Archives: legallysociable

The continued rise of the American suburbs

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A short piece in the New York Times discusses the continued trend toward the suburbs:

Still, for all the buzzy talk of knowledge industry synergy and urban appeal, census figures show that UBS’s return would be bucking the demographic trends rather than reflecting them and that the suburbs, however unloved by tastemakers and academics, remain where the growth is.

Joel Kotkin , a writer who specializes in demographic issues, says that the 2010 census figures show that during the past decade just 8.6 percent of the population growth in metropolitan areas with more than a million people took place in city cores. The rest took place in the suburbs, which are home to more than 6 in 10 Americans.

The 8.6 percent is even lower than in the 1990s when the figure was 15.1 percent. New York City did better than the national average, getting 29 percent of the growth in the metropolitan area, but that was down from 46 percent in the 1990s. Of the 51 metropolitan areas with more than 1 million residents, only three — Boston, Providence, and Oklahoma City — saw their core cities grow faster than their suburbs. And the growth is hardly the mono-dimensional suburbia of hoary stereotype.

In 1970 nearly 95 percent of suburbanites were white, Mr. Kotkin writes. Now minorities constitute over 27 percent of the nation’s suburbanites.

Several questions could be raised:

1. Kotkin’s figures show the rise of suburbs. Others have suggested Kotkin’s figures disguise the real divide between inner-ring and outer-ring suburbs. These inner-ring areas are suburban but also are more city like with higher densities and city issues (infrastructure, crime, aging housing, etc.).

2. Sociologist Herbert Gans, author of the classic The Levittowners, is cited saying that people are still moving to the suburbs because they are cheaper. This seems a bit simplistic: some suburban homes may be cheaper, particularly on the edge of suburban development, but homeowners end up paying more in transportation costs, commuting, and governmental bodies subsidize sprawl by paying for highways (and giving less to mass transit). The real question is what would happen if the costs of urban and suburban living were similar and people knew this – would they still choose the suburbs? I think they would, particularly for cultural reasons such as chasing the American Dream and looking for safe, well-educated neighborhoods for their kids.

3. The article cites data that says Millennials are more interested in living in the suburbs than their parents. This may be the case though what exactly these suburbs look like is unclear: exurbs full of McMansions or denser, walkable suburban communities?

“Missionary work” selling new mixed-income neighborhoods in Chicago

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In the 1990s, the Department of Housing and Urban Development, the Chicago Housing Authority, and the City of Chicago developed plans to tear down the public housing high-rises in Chicago and replace them with new mixed-income neighborhoods that would include units for public housing residents as well as market-rate units. Recently, it has been difficult to sell some of these units and the neighborhoods:

“Every single Plan for Transformation (community) is in exactly the same predicament,” said Ziegenhagen, vice president of operations. “They’re looking at their pro forma and they’re looking at a huge loss. The lenders have been more willing to work things out with these developments because they invested in them knowing they were really community development, and we were all assaulted by the same economic development.”…

Even in the good times, Williams said, buyers in a development like Oakwood Shores, on the site of the former Ida B. Wells housing complex, had to be what he calls “trailblazers.”

Now, those trailblazers aren’t happy because the price cuts of 25 to 35 percent have negated their equity, while their property tax bills have increased. Newer buyers need to be trailblazers who are much better educated about just what it is they are buying into at a Plan for Transformation community, Williams said…

“If you believe in real estate, you just have to believe that you keep building a neighborhood. Otherwise, you’ll continue to have a decline in the values of the existing neighborhood. These transformation sites are hard work,” Williams said. “This is missionary work. I didn’t start out thinking this is missionary work, but that’s what I think I’m doing now.

Some of this is certainly due to a depressed housing market. However, this also sounds like it is part of the growing pains of these new mixed-income neighborhoods: even though the units might be on in desirable locations, particularly at the Cabrini-Green site, some homebuyers might be turned off by the idea of living near public housing residents or being part of a newly-formed neighborhood and having to be “trailblazers.”

It will be interesting to see down the road whether this is just a blip in the development of these neighborhoods which were supposed to be transformational or whether they hint at deeper issues that are exacerbated by this economic crisis. I assume time will help take away some of the stigma of these neighborhoods, particularly their historic connection to notorious public housing projects, but this will still be a process.

Applying evolutionary biology to the city

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Biologist David Sloan Wilson has taken an interest in better understanding Binghamtom, New York. His lens: evolutionary biology.

Differences in prosociality, Wilson thought, should produce measurable outcomes — if not in reproductive success, perhaps in happiness, crime rates, neighbourhood tidiness or even the degree of community feeling expressed in the density of holiday decorations. “I really wanted to see a map of altruism,” he says. “I saw it in my mind.” And with a frisson of excitement, he realized that his models and experiments offered clues about how to intervene, how to structure real-world groups to favour prosociality. “Now is the implementation phase.” Evolutionary theory, Wilson decided, will improve life in Binghamton…

Binghamton is hard to love. Established in the early nineteenth century, it has long relied on big industry for its identity and prosperity — early on through the Endicott-Johnson Shoe Company and then through IBM, which was founded in the area. But the manufacturers mostly decamped in the 1990s, and since then the city has taken on an aimless, shabby air. Dollar stores and coin-operated laundries fill the gaps between dilapidated Victorian houses and massive brick-and-stone churches. A Gallup poll in March 2011 listed Binghamton as one of the five US cities least liked by its residents. “It is a town that knows it is badly in need of a revival,” says Wilson. Even its motto, ‘Restoring the pride’, speaks of a city clinging to its past and ashamed of its present…

So Wilson decided to see whether he could raise up the prosocial valleys by creating conditions in which cooperation becomes a winning strategy — in effect, hacking the process of cultural evolution. He set about this largely by instituting friendly competitions between groups. His first idea was a park-design project, in which neighbourhoods were invited to compete for park-improvement funds by creating the best plan.

But Wilson soon found out that field experiments in real cities can take on lives of their own: different neighbourhoods couldn’t get their acts together on the same schedule, so the competition aspect largely disappeared. Instead, he is now working on turning multiple park ideas into reality. The dog park is one. Another is Sunflower Park, the most advanced project to date, but still a sad, mainly empty lot surrounded by a chain-link fence. Children don’t spend a lot of time playing here. Undaunted, Wilson is raising funds and laying plans for a relaxing community space flush with trees and amenities. “In a year,” he says, “we will serve you a hot dog from the pavilion.”

The rest of the article describes how Wilson acts more like a social scientist, taking surveys, making observations, interacting with residents, trying to understand local religious congregations. Some of this discussion is amusing as it rehashes debates about how close researchers should get to research subjects – social scientists would describe it as participant observation.

This reminds me of some of the work of early sociologists such as Herbert Spencer and the Chicago School who based at least some of their ideas on biological principles. Spencer viewed society as being like an organism and the Chicago School viewed competition for space as a primary driver of urban development and action. But evolutionary thinking has generally faded away in sociology (outside of sociobiology). Could sociologists, and urban sociologists, again view evolutionary principles as a boon for the field or simply a distraction from the better work that is going on in the field? Wilson is also interested in the topics of altruism and prosociality, topics that have attracted the attention of more sociologists in recent years. It would be interesting to hear what happens when Wilson comes to some conclusions about social and city life and then presents them to social scientists.

Replicating New York’s High Line

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New York City’s High Line, a park created out of old elevated railroad structures, has proven quite popular with visitors and with urban commentators. But can it be replicated in other places?

This week the second section of New York’s iconic High Line park opened with almost as much fanfare as the first section got when it opened in June 2009 and drew 2 million visitors in its first 10 months.

What makes the High Line so unique as an urban park is that it rises 30 feet above the street on a 1930s elevated freight line that was slated for destruction after the last train ran on it in 1980. Only the action of neighborhood community groups, committed to preservation of what they regarded as a local landmark, saved the High Line.

High Line concepts are being considered for other cities across the country. And well they should. For the message the High Line sends is: Treat your urban ruins carefully. They may be more valuable than you think.

The difficulty with trying to apply the High Line concept to other cities, as the architectural historian Witold Rybczynski recently observed, is that few cities have New York’s density. The High Line could not, for example, work in an old, industrial area people avoid, or in a neighborhood in which it towered over one- and two-story homes.

The density argument is that this works because there is a large nearby population. Visitors from elsewhere, other neighborhoods of the city or suburbanites or tourists, can also come but the park is sustained by daily visits from nearby residents. Urban amenities from parks to museums to public spaces need a steady population of visitors just to survive, let alone thrive. Just because they are unique or interesting is not a guarantee that visitors will come.

But there is another angle to this as well. In the case of the High Line, we need to hear more about how the neighborhood and the city help make this possible: what is it about this particular social setting that creates an environment where this park can succeed? Witold Rybcynzski makes this argument:

The High Line may be a landscaping project, but a good part of its success is due to its architectural setting, which, like the 12th Arrondissement, is crowded with interesting old and new buildings. The park courses through the meatpacking district and Chelsea, heavily populated, high-energy residential neighborhoods. Very few American cities — and Manhattan is the densest urban area in the country — can offer the same combination of history and density.

Rybcynzski concludes by suggesting that this idea will end up becoming another “failed urban design strateg[y].”

So other cities could move in a couple of directions after this:

1. Try to build their own “High Line” anyway. Since this has gotten so much popular attention, someone is bound to try it. (Outside of Chicago, how many cities have existing elevated railroad structures?)

2. Look to develop their own unique repurposed structure(s). This would likely take different forms in different places but has the advantage of working with existing structures and the existing character of the community.

There must be other cities that have done something like this but how many of them are public spaces? I was thinking of several repurposed museum spaces, like the Tate Modern in London which was a former power station and the Museum of Science and Industry which dates back to the 1893 Columbian Exposition, but these require admission.

The history of the American Interstate before President Eisenhower

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An excerpt from a new book, The Big Roads by Earl Swift, suggests the link between President Dwight Eisenhower and the American Interstate System is limited as the plans had been laid during the FDR administration and Eisenhower simply helped put together the Federal financing.

There is little doubt that the Interstate Act of 1956 was important as the Federal government promised a large percentage of the funding for new roads that would connect metropolitan areas. But students of American highways already know that highway planning and construction had already taken place before Eisenhower signed this bill:

-The Long Island Motor Parkway was a private highway opened in 1908 and later transferred to the State of New York.

-Robert Moses is renowned for his efforts to introduce highways to the New York City area.

-The Pennsylvania Turnpike was built across the state (with the first part opening in 1940) and other states, such as Ohio and Indiana, built roads to connect to this.

-In the Chicago area, highway planning had begun in the 1930s and several of the major highways, including the Congress Expressway (now I-290), the East-West Tollway (now I-88),  and the Tri-State Tollway (now I-294), were primarily built by the state and completed before 1960.

-There was a motorways commission formed in 1930 that that produced a framework for American highways.

Regarding highways, there was a lot that took place before Eisenhower became President and I may have to check out this book to see how it tells this story.

Sierra Club Green Home member suggests 1,000 per person in future homes

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If McMansions are too big, and a lot of critics would say this is the case, it is less clear about how much space people actually need or should be allotted. Here is a suggestion from the director of sustainability of Sierra Club Green Home:

Indeed, magazines like DWELL, and websites such as Inhabitat.com — both leaders of architectural style and design – showcase smaller homes for families of up to four members. Usually these are in the 1,000 to 3,000 square foot range, built with fully sustainable materials and state-of-the-art energy efficient HVAC systems. Upon considering this trend versus the longer-standing bigger is better, Sierra Club Green Home.com proposes a new industry standard that balances our longtime desire for lots of space with the current and future need to downsize: one thousand square feet per inhabitant, max. So, a family of four would get up to 4,000 square feet, a childless couple would have 2,000 feet or less, and so on. Sorry, pets don’t count as people (although my personal bias is that having a large dog in a very small space is not healthy for the animal).

No doubt hardcore environmentalists will think this plan is too liberal, but I believe we have to start somewhere and we have to be realistic about the ability to change long-standing philosophies overnight. Perhaps ultimately downsizing should mean 750 or even 500 square feet per inhabitant? For now, however, in this first incantation, I think the 1,000 feet per person proposed by Sierra Club Green Home makes sense.

We then need to hear why this figure, 1,000 square feet per person, is correct or defensible. Just because people are designing homes containing 2-3,000 square feet does not mean that is the way it has to be. This is still a lot of space by the world’s standards as the average new American home in 2010 was 2,392 square feet. I’m sure we could get some input from environmental psychologists about how much space Americans need to feel comfortable at home while sociologists and others could provide insights into how Americans and others interact within houses.

This reminds me of what I have read about the design of homes in the 1700s and 1800s which was influenced by the idea that individual members of the household needed their own spaces so houses were carved into more rooms as opposed to having bigger communal spaces. The recent trend is back toward more open, “great room” spaces but these homes likely also include the private spaces (remember the articles about “mom caves” from a while back? See here and here) that people are used to. So if people should live with 1,000 square feet per person or less, what gets cut from the average home?

A 12 year old is in a sociology class?

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Compared to a lot of other disciplines found in college, sociology does not have a big profile at the high school level or in the public at large. So I was surprised when I ran across this bit from the Charleston Gazette:

US Airways Flight 1549, which pilot Chesley “Sully” Sullenberger splash landed in the Hudson River, made its way to the West Virginia Turnpike, en route to a permanent museum exhibit at the Carolinas Aviation Museum in Charlotte, N.C.

Dozens of people parked their cars along Exit 99 at Greenbrier Street or stood on the overpass to get a picture, video or eyewitness account of the Airbus 320 as it passed through Charleston at midday.

“I wanted to be the first person in my sociology class to see it,” said Haley Browning, 12, from Madison.

Browning said she has been interested in the plane since hearing about its near-tragic landing in 2009 and plans to do a project on it for school. Her mother, Judy, and sister, Jayln, were in Charleston and decided to stop and see if they could spot it.

I guess it would be interesting to see a large airplane being hauled by truck but I’ve never been one to chase “famous” items. But it was much more interesting to read about a 12 year old who is enrolled in a sociology class. Since kids who are 12 years old are typically in 6th or 7th grade, it suggests she has a middle school sociology class. How many of those are there in this country? I wonder if the content of a middle school sociology course could help teenagers make some sense of and feel better about the typical middle school troubles.

The educational level of immigrants in America

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A new report suggests that there are more immigrants with college degrees than immigrants without high school diplomas:

“There’s more high-skilled (immigrants) than people believe,” said Audrey Singer, senior fellow with the Metropolitan Policy Program at the Brookings Institution and co-author of the report, which contends that the economic contribution of immigrants has been overshadowed by the rancorous debate over illegal immigration.

Singer and Matthew Hall, a sociologist at the University of Illinois-Chicago, analyzed census data for the nation’s 100 largest metropolitan areas and found that 30 percent of working-age immigrants had at least a bachelor’s degree, compared with 28 percent who lack a high school diploma.

The article suggests that the report is intended to influence the national immigration debate, presumably by suggesting that many immigrants are an asset to the country.

But it would be helpful here to compare these figures for immigrants to the statistics for American adults overall to know whether these figures are impressive or not. Here are the 2010 educational attainment figures for Americans 18 and older of all races: 27.28% have a bachelor’s degree or higher while 13.71% have less than a high school degree. It looks like the figures for immigrants are more polarized compared to the general population with a higher percentage, about 2-3% more, having a college degree while a much higher percentage, about double, having less than a high school diploma. (Figures for Americans 25 and older change a little: 29.93% have a college degree or greater while 12.86% have less than a high school degree.)

The value, then, in the figures about immigrants are probably in the field of public perceptions, particularly the statistic of immigrants with a college degree which matches up well with comparisons to Americans 18+ and 25+ years old.

(The article doesn’t address this and I don’t know if the report does either: does it matter that the figures for immigrants are drawn from the 100 largest metropolitan areas? Would the figures be different if looking at all immigrants?)

A possible future of McMaisonettes

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At the end of a review of Harvard’s Joint Centre for Housing Studies 2011 “State of the Nation’s Housing,” a commentator speculates on the near future for American housing:

But if there is a rebound, the JCHS analysis of American demography suggests where things will be most bouncy. At one end of the age spectrum, there will be pent-up demand from younger adults who have deferred setting up on their own because of economic and financial constraints. At the other end, the ageing of the baby-boomer generation will mean an increase in sales of homes by older people looking to downsize into smaller residences. That, and the limitations on mortgage financing, indicates that a revival in housing construction will focus on smaller houses. Fewer McMansions, in other words, and more McMaisonettes.

And I’m left waiting for the next paragraph which will then provide an explanation of future McMaisonettes. Because there is a “Mc-” prefix attached to the term maisonette, defined as a “small house” (also “an apartment often on two floors”), I assume this refers to the mass produced nature of these small homes. This is typically not complementary as critics suggests McMansions either all look the same or they mix-and-match authentic architectural themes or motifs into an mishmash. So will smaller homes be regarded as better because are more within people’s economic reach and are less wasteful or will they be knocked for their mass-produced nature just like McMansions?

The financial benefits of not living in sprawl

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Richard Florida argues “The neighborhood you live in can have a huge effect on your ability to spend or save, do the kind of things you really want to, and navigate the ongoing economic crisis.” Cars are indicted here as they require large sums of money to maintain and operate.

Based on this data, Florida argues that we need to rethink what we promote:

There remain some pundits and politicians who continue to believe that we need to get housing back to its former levels. But that won’t work this time. The old Fordist housing-auto-energy economic model which helped bring on the crisis in the first place has reached its sell-by date. Our continued commitment to (and massive subsidizing of) it will only further erode the financial situation of middle-class and working families and hold back the recovery.

It’s becoming increasingly apparent that the typical tools of monetary and fiscal policy are proving insufficient to sustain the recovery. Our future prosperity requires that we to begin to shift precious resources from houses, cars and energy toward investments in new skills, technologies, and industries that can generate higher paying jobs and improve overall living standards.  And that in turn requires a new geography built around denser (more innovative and productive), more walkable, transit-oriented (more efficient) communities.

If American families and policy-makers don’t see being green or sustainable as reason enough to change the way we live, perhaps seeing the very tangible financial rewards that accrue to those who do will help them change their minds. As the poet wrote, “You must change your life.” The numbers speak for themselves.

In addition to being more green, Florida is making the pragmatic argument that denser, more walkable communities actually help improve the financial situations of residents.

This may be compelling evidence – Americans can be persuaded by financial incentives – but I still think it is an uphill climb against an American culture that prize cars, driving, and the freedom that it represents. Changing this mindset is difficult even with at least 38 years of evidence that gasoline will not always be cheap or plentiful, evidence that suggests long commutes harm relationships, and research showing people aren’t necessarily happy in the suburbs. People are willing to trade a lot for the vision of the dream of the single-family home in the suburbs.

What would help is an alternative, positive vision that would celebrate denser neighborhoods and more urban life. Rather than simply attack the suburbs, sprawl, and McMansions, how about images of more urban life that can combine the best of both city and suburban life? The narratives regarding denser lives tend to be about chaos and a lack of control – think of the recent stories of “flash mobs” and “wilding” in Chicago. This could change with younger generations as they grow up with different aspirations and values. As Florida has argued, younger people are attracted by more exciting urban areas and they have the potential to change social patterns as well as promote new types of policies. But this vision needs to include family life, not just 20-something or single life, in denser areas.