Category Archives: Places

Lower levels of segregation in many cities according to the American Community Survey

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Residential segregation, primarily between whites and blacks, is a critical issue when considering the historical development and current state of American development patterns and way of life. But new findings from the most recent American Community Survey (the Census Bureau’s yearly survey) suggest that segregation levels have decreased in many cities:

Atlanta is one of several predominantly Southern and Western cities that showed a noticeable integration trend over the last five years as both middle-class blacks and whites moved into each other’s neighborhoods, according to the Census Bureau’s American Community Survey of 10 million Americans, released Tuesday…

Seventy-five percent of the largest 100 US metro areas showed neighborhood segregation rates slipping to levels not seen for more than a century…

Ethnic integration failed to show the same kind of gains…

It isn’t that the North, which has lagged behind the South and West in integration rates, has dramatically different attitudes on race. Rather, new housing and job opportunities in the South and West have helped to spur integration there.

This is interesting, and potentially uplifting, news. A number of sociologists have called attention to this issue in recent decades, perhaps most notably in American Apartheid published in the early 1990s. Recent maps show that many cities have a highly visible divide between different population groups. With these recent findings, the question may now be: how much more integration might we see in American cities? Is this a short-term trend or is this indicative of a slow, steady rise of integration in American cities?

What I would like to see is a more specific breakdown of what cities improved on integration and which did not. The article suggests that cities in the South and West had increasing rates of integration while segregation decreased less in the North. This is a reminder that in American cities, segregation has been more prominent in northern cities, what scholars (according to the article) call “the ghetto belt.” Are there lessons from the cities that improved in integration that can be exported to other cities?

Additionally, how have segregation/integration rates changed in suburbs or perhaps in whole metropolitan regions?

A call to update the definition of smart growth

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The term “smart growth” has been around now for several decades. Kaid Banfield argues that the term needs some updating to include more recent concerns. After listing the principles from The Smart Growth Network, Banfield suggests a few things should be added:

Notice anything missing in those principles?  I do.  There’s nothing explicit about equity, health, food, water, access to jobs, parks, energy, green technology, and more – many of the things that have come to the forefront of community and environmental interests in 2010 were simply not on our minds in the 1990s or, if they were, not to nearly the same degree.  If we want to stay relevant, and honest and true to the issues that confront us and the people we represent, we need to do some updating…

[T]oday we confront a very different set of trends than we did in the 1990s.  In fact, I would say that we have made so much progress on these things – with market forces on our side, now, too – that we who like to think of ourselves as “progressive” risk being anything but, if we don’t turn some attention to the issues that have emerged in the 21st century.

My quick thought about these suggestions as a whole is that they are a call for making more explicit the goals or aims of the smart growth movement. If you look at the original principles, such as “Mix land uses,” it is not immediately clear why one should pursue this. But if a later principle then stated goals about equity or preserving the environment, the link between practice and intentions (and how they would affect the lives of people) would be more explicit.

It would be interesting to trace how some of Banfield’s suggestions, like equity, have developed over time. What is the narrative among planners and thinkers over time regarding how to make sure there are “communities of fairness and opportunity?” How does a narrative like this resonate with Americans?

h/t The Infrastructurist

Thinking about the “fastest growing small towns”

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Forbes has put together a list of the “fastest growing small towns” in the United States. Here are the top five towns:

No. 1. Fairbanks, Alaska (Metro Area)

2009 Population: 98,660

2006 Population: 86,754

Growth: 13.8%

No. 2. The Villages, Fla. (Micro Area)

2009 Population: 77,681

2006 Population: 68,769

Growth: 13.0%

No. 3. Bozeman, Mont. (Micro Area)

2009 Population: 90,343

2006 Population: 81,763

Growth: 10.5%

No. 4. Palm Coast, Fla. (Metro Area)

2009 Population: 91,622

2006 Population: 83,084

Growth: 10.3%

No. 5. Ames, Iowa (Metro Area)

2009 Population: 87,214

2006 Population: 80,145

Growth: 8.8%

An interesting list based on data between 2006 and 2009. I have a few thoughts about this:

1. To be a “small town,” a community had to have less than 100,000 people. This does not sound like a small town to me. When I think of small town, I think less than 15,000 people. In my opinion, all of the top five fastest growing should really be labeled “small cities.”

1a. If the list were labeled the “fastest growing small cities,” would people still want to look at it? Using the term “small town” invokes certain images of a place where everybody knows everyone and a quaint downtown where people regularly gather. This image is something quite different from the actual population of the community; I’ve heard people in Naperville, a suburb with over 140,000 people, claim it is still like a small town.

2. Is this growth a good thing? I wonder if the people living in these communities would like to see this growth continue for a decade or so. Since they are already not small towns, they will really not be small towns if this sort of growth continues. The shift from smaller to larger community is often not easy as it involves more newcomers in the community who have a different understanding of the place, new businesses (such as big box stores and chains), and possibly a declining sense of community.

2a. Do a good number of people move to places that are the “hot places” because there is rapid population growth? The Yahoo! story on this has links that immediately go to real estate listing. How many people click on those?

3. It might be useful to know what is “average” growth for communities over this time period. While these communities might be the top 5, what is the distribution among places under 100,000? What is the average or median rate of growth?

Looking to secure the suburban vote

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Joel Kotkin argues that both major American political parties would do well to develop a strategy that would consistently appeal to the suburban vote. Here is how one journalist describes Kotkin’s view of American politics at the moment:

Demography in the US favors the Democrats. The fastest growing parts of the electorate don’t look good for Republicans.

Job creation will be the biggest public policy theme for some time to come, and Republicans haven’t quite gotten this issue right even as Democrats botch it.

Class, more than race, will determine America’s political future. The wide swath of largely suburban, skilled workers is up for grabs, and neither party has a vision for improving their quality of life – which is why they keep wreaking havoc on each Party’s plans.

Republicans have failed among Latinos and millennials and will pay for it for some time to come if they don’t reverse the trends they’ve helped start.

Kotkin has been talking about this for a while – he suggested right after this last election that the results went against the “creative class” and more middle-class suburbanites voted for Republicans.

So what would a successful suburban strategy look like? When I looked at all the campaign material that came to my house and listened to candidates talk leading up to the last election, many of them were going after the middle class vote: making homeownership a priority, talk about job creation, keeping the American Dream alive. But if Kotkin is right, the middle class swung one way in 2008 and then another way in 2010.

One way to approach this would be to think what suburbanites have historically sought in moving to suburbs: some space, getting away from the city (the noise, health issues, crime, “others”), owning a single-family home, good schools, good jobs, safety (particularly for kids), and a suburban lifestyle. It seems like both parties could approach these issues, though they might do so from different angles.

h/t Instapundit

Last resident out of Cabrini-Green high rises

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Mary Schmich of the Chicago Tribune chronicles the sage of the last family to move out of the 1230 N. Burling building, the last occupied high-rise at Cabrini-Green. Here is how Schmich sums up the legacy of the housing project:

Cabrini, with its history of murdered cops and slain children, was the housing development that came to symbolize the squandered hope of them all. It was a Chicago name known to the nation. It was also unique, sitting as it did on prime land near downtown and the city’s wealthiest neighborhoods…

In Cabrini’s heyday, 15,000 people lived in its white high-rises, red high-rises and brick row houses. Born as a hopeful haven for the poor, it devolved by the 1970s into an oasis of poverty in which guns-gangs-drugs melded into a single demon…

Whether life has changed for the better for the majority of people who have moved out remains a question, but the neighborhood is clearly better.

As the era of the public housing high-rise winds down, now we can turn and see if newer forms of public housing development or aid, such as mixed-income developments or Section 8 vouchers or other options, are better in helping people leave poverty.

Rationale for ban against future fast-food restaurants in South LA

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Earlier this week, Los Angeles developed some new restrictions for new fast-food restaurants:

New fast-food restaurants in South Los Angeles will be banned within a half mile of existing ones under an ordinance approved Wednesday by the City Council.

The law includes other restrictions on stand-alone eateries, the Los Angeles Times reported. They include guidelines on landscaping, trash storage and other aesthetic issues.

Similar limits are in place in other LA neighborhoods. The council imposed a moratorium two years ago in southern Los Angeles.

Is this an example of the government telling people what they can or cannot eat? Is this example of a government limiting business or jobs opportunities? The rationale for these new regulations is interesting:

The goal of the restrictions is to encourage the development of stand-alone restaurants and grocery stores.

“For a community to thrive, it is important to have balance, a full variety of food, retail and service providers,” said Councilman Bernard C. Parks, one of the sponsors of the ordinance.

The ordinance includes exemptions for fast-food restaurants in mixed-use developments and shopping malls and for existing restaurants planning to expand.

These sorts of rules are not unusual in communities. How does this differ from a suburban community that decides it won’t allow any more banks in its downtown? Or communities that have restrictions against tattoo parlors? Both banks and tattoo parlors create jobs and bring in some sort of tax dollars. If the City of LA wants to promote other kinds of development, this seems like a reasonable rule that doesn’t force out already existing stores but limits their future growth.

At the same time, the issue of fast food seems to bring out passionate arguments from people. Do we have a “right” to fast food restaurants? A lot of critics of sprawl argue that fast food restaurants represent the worst of sprawl: they are completely dependent on the automobile, the food is cheap, mass-produced, and not healthy, and the restaurants and their signs are garish advertisements for multi-national corporations who couldn’t care less about local communities. Others argue that we should be able to eat what we want when we want.

In Los Angeles, they seem to have made a decision about promoting other kinds of development. Communities make decisions like this all the time, depending on factors like tax revenue and what goals or values they wish to promote.

Conference on colleges and universities as critical part of regional development

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A recent conference suggested that colleges and communities could cooperate more closely in order to foster economic development:

Colleges must play a greater, and more deliberate, role in helping regions innovate and thrive in an increasingly competitive and globalized economy, speakers urged this week at a conference on higher education and economic development.

Economic development is “no longer about attracting businesses,” said Sam M. Cordes, co-director of the Purdue Center for Regional Development. “It’s about attracting people, about attracting talent.”

Participants in the two-day conference, “Providing a Uniquely American Solution to Global Innovation Challenges: Unleashing Universities in Regions,” delved into the various ways colleges can help build stronger local economies, including acting as conveners for conversations about regional development, aligning their curricula with local elementary and secondary schools, and producing and retaining well-educated workers.

This is a popular topic these days, particularly in difficult economic times. People like Richard Florida have linked the presence of research universities and their graduates with cities that have a larger concentration of the “creative class,” which then leads to more development. There are a lot of cities and communities that hope they can tap the local college in order to boost the local economy. It looks easy: the local university has a bunch of PhDs and eager students.

But how exactly this is supposed to happen is less clear.  I remember the battle that took place in South Bend in the last five years. The University of Notre Dame wanted to expand and partner with the community to construct an “innovation center” that would blend the university and businesses. However, this became controversial as it involved bulldozing a number of houses, bringing up some of the old issues between the wealthy school and less wealthy city.

It sounds like this conference offered more specific ideas of how the university can partner with local communities and businesses in order to prompt growth. Since each school and community offers unique advantages (and disadvantages), such partnerships are likely to take a good amount of work. Both the school and community need to feel that they will benefit from the time and hard work that is necessary to put something together.

A small town responds with a monument after the highway bypassed them

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This is a common tale in American municipal development: the railroad or the road or the highway that once ran through the community has decided on a new path, now bypassing the community and leaving it without the traffic that once supported businesses in town. This recently happened to the small town of Hooper, Nebraska. Hooper residents came together to build a sign/monument along the new highway bypass (U.S. 275):

The foundation made the final pick: a tapered, 24-foot tower that would spell “Hooper” in 18-inch-high letters down two of its three sides. This way, the sign would rise above the fertile flatness.

Fund-raising letters went out in the fall of 2009. Quickly, the foundation surpassed its $18,000 goal, thanks to several thousand dollars from the old Commercial Club and to the many, many checks written out for amounts closer to $25…

Finally, right about harvest season, a brick-and-concrete base was built upon a concrete foundation. Then the three precast concrete sides were raised and secured to form the tapered tower, on top of which was placed a cap adorned with a large concrete ball.

Some finishing touches were still needed. The police chief, Matt Schott, used his excavator to dig a shallow trench for a retaining wall, after which a landscaping firm came in to plant some shrubs and make the ground look like an inviting garden, planted in a cornfield.

The project’s completion prompted no fanfare. The foundation’s members doubted that many people would gather beside a highway to celebrate a concrete tower. Besides, the sign was its own celebration.

Now, as the endless horizon along U.S. 275 surrenders to the wintry dusk, the beams of two spotlights sprout from the ground to illuminate the name of a place you might otherwise miss.

An interesting choice – not just a road sign saying Hooper is down the road if you take a turn but rather more of a monument. While it appears from this article that this was a meaningful exercise for Hooper residents, does it have any impact on the outside world? This project seems important for the community itself, an opportunity to come together, erect a symbol, and essentially suggest to the world that though the highway may not go through town, Hooper is here to stay.

This is not an isolated incident as many communities have tried to deal with this issue. A number of suburbs struggle with this: how do you get people to come into your downtown if all they want to do is drive along highways or major roads to get through your community as quickly as possible? One tactic is to try to erect markers or monuments at key intersections or along major roads that point people toward the downtown.

At the same time, how many communities today would actually want a major road, one with a 40 MPH speed limit, running right through the center of the community? For a small town, it might be the only source of traffic but for many suburbs, this would not be desirable.

h/t The Infrastructurist

Side effect of housing slump: lots of property tax appeals

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With property values dropping in recent years, one side effect is that more homeowners are appealing their property tax bills. This has led to some problems in local government as officials try to keep up with the increased number of requests:

From Los Angeles to Atlantic City, the New Jersey gambling resort whose credit rating Moody’s Investors Service cut by three levels last month, property owners are demanding lower taxes after real-estate values plunged. The disputes over billions in dollars come as municipalities are already slashing services such as police and fire protection and may depress revenue further as communities try to recover from the longest recession since the 1930s. In Michigan, Governor-elect Rick Snyder has warned that hundreds of towns face financial crises…

Oakland County, the Detroit suburb with Michigan’s second- highest median income, didn’t previously pay much attention to Tax Tribunal cases because any losses were covered by new construction gains, said Robert Daddow, deputy county executive. Now, about $3.9 billion in taxable value, or 5 percent of the county’s tax base, is under review, he said.

Cities and towns across Michigan had property-tax collections plunge as much as 20 percent in the past year, the steepest drop since a 1994 rewrite of state levies, forcing scores to decide whether to borrow to pay bills or risk default on bonds.

Municipal budgets “tend to lag economic conditions” by 18 months to several years, according to a National League of Cities report in October that Pagano co-wrote.

The consequences for local municipalities could be staggering: less tax revenue means fewer services and in the long run, unhappy residents. And this is not just a short-term problem – economic recessions like this can have a long effect as the communities must rebuild budgets and restart development projects. I particularly like the example from Oakland County: when times were good, these sorts of appeals didn’t matter much because new development covered whatever appeals for lower taxes were approved.

One of the hallmarks of suburban development after World War II was the interest many communities had in promoting tax generating land uses. Additionally, many residents desire low property taxes. When population growth and housing construction was on the rise, even residential properties, which bring in property tax dollars but also require outlays for increased levels of services, were seen as a good. But in worse economic times, communities will have to double down even more on this issue: what land uses generate the most money for the community at large?

Innovative (or strange) mall designs

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Many shopping malls are not that exciting to look at: they are functional in providing retail space and enough amenities to keep shoppers coming back. When critics talk about the blandness or homogeneity of suburbs, shopping malls are often included in the analysis: if you have been in one shopping mall, you have been in them all. But what if architects and designers took the shopping mall in a new direction? Popular Mechanics highlights “the world’s 18 strangest shopping malls.”

Some questions: do these different designs increase retail sales? Do shoppers have a better overall experience in these places?

h/t Instapundit