Category Archives: Places

More aldermen voting with Emanuel than did with Daley

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Chicago may have a newer mayor but a new study shows voting with the mayor is now even more pronounced for Chicago aldermen:

After analyzing 30 divided roll calls in the nearly two years since Emanuel took office, University of Illinois at Chicago researchers concluded that Emanuel has enjoyed more iron-fisted control over the council than former mayors Richard M. Daley, Richard J. Daley or Ed Kelly, the Democratic machine co-founder.

Twenty-one aldermen supported the mayor’s programs 100 percent of the time, while 18 others were more than 90 percent in lock-step.

There have been no shortage of controversies — ranging from speed cameras, police station and mental health clinic closings to the mayor’s Infrastructure Trust and his plan to nearly double water and sewer fees.

But only seven of the 30 issues drew six or more dissenting votes. Emanuel’s average level of support on all of the divided roll calls was 93 percent, compared to 83 percent during Richard J. Daley’s first two years in office and Kelly’s 88 percent…

Pressed to explain the City Council’s obedience, Simpson pointed to the take-no-prisoners reputation Emanuel built while working under former President Bill Clinton and current President Barack Obama and as chief architect of the 2006 Democratic takeover of the U.S. House.

Still Chicago, “the city that works“?

One issue with this analysis is that is still leaves Chicago residents with little knowledge of whether these voting patterns are unusual or not. Do other major cities have more contentious voting patterns? Or, is this fairly normal for big cities outside of the occasional wide disagreement? There are always references to more contentious times in the history of the Chicago City Council (see the short-lived Council Wars) but how about even a long view within Chicago for sake of comparison? I imagine this consistent voting together is fairly unusual but once you are around Chicago long enough, this becomes normal.

And regardless of the voting patterns, how about more analysis about whether Mayor Emanuel’s decisions have been good for Chicago in the long-term? Some of this will take time to sort out…

The booming housing market: Washington D.C.

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Washington D.C. may be growing in influence and its housing prices are certainly growing – they just reached a record high.

The median price of a home in the District reached its highest point in history last month, according to the latest data from RealEstate Business Intelligence, a subsidiary of MRIS.

D.C.’s median sale price soared to $460,000 from $405,000 in February, an increase of 13.6 percent month over month. For the entire metro area, the growth was more modest. The median sale price for the region rose 8 percent, to $372,500 in March from $345,000 in February.

Falls Church boasted the largest median price in the area last month and the biggest percentage uptick year over year. The median sale price for homes in Falls Church climbed to $631,000 in March, a 37.7 percent increase. However, there were only 16 sales in Falls Church in March, which likely skewed the numbers…

While this is good news for sellers, it is not as good for buyers who are combatting not only rising home prices but also depleted inventory. The number of homes for sale in the region continues to hover at historic lows. The 6,289 active listings in March were down 4,200 from the same month a year ago and have dropped nearly 20,000 since their peak in the fall of 2007.

A couple of thoughts:

1. This seems to reinforce the figures that suggest the Washington D.C. area is doing quite well. Housing prices are up, the population is growing, the region now has some of the wealthiest counties in the United States…this is a contrast to the fate of many Rustbelt locations as well as some Sunbelt communities that are still recovering from the real estate bust of recent years.

2. This will feed into ongoing conversations about the expansion of the Washington D.C. region and sprawl. In recent decades, there have been a number of discussions and fights about sprawl in Maryland and Virginia and with these housing prices and housing demand, there will be plenty of people who want more new homes.

Photographing some of the densest housing on earth in Hong Kong

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Check out a few photos of the dense high rises in Hong Kong:

As one of the most densely populated regions in the world, Hong Kong boasts not only the number one spot on Forbes’ list of escalating real estate markets, but also some of the most packed housing towers on Earth (at least one of which includes an honest-to-goodness 16.4-square-foot apartment). Captivated by these tightly crammed stacked cities, of sorts, German-born photographer Michael Wolf created tapestry-like shots of the residential buildings, cropping context to make the scope of each photo seem all the more mind-bending. In Hong Kong, architecture is “driven by function, not form and one tower block can only be distinguished from the next by the bold colour schemes of its façade,” he says, which means each piece in his Architecture of Density series, published earlier this year in a book by the same name, is pattern-driven and geometric; it’s so reminiscent of computer code that the human element nearly disappears altogether.

It would be interesting to see how people react to these pictures and these building designs. The headline to the story suggests these buildings are “sterile” but I could imagine other reactions: there is an order (and perhaps even some symmetry) to these structures; these buildings are stark and devoid of character; perhaps the buildings have to be this way to squeeze in so many people. Of course, these buildings don’t have to look this way; ornamentation doesn’t necessarily limit density. But, these buildings are the product of a particular era, context, and purpose.

Here is some more from the London School of Economics on Hong Kong’s density and the architecture and planning that has gone into it:

The urban area of Hong Kong has the highest population and employment density in the world. Measured at block level, some areas may have population densities of more than 400,000 people per square kilometre. As of 2011, there are seven million people for its 1,068 square kilometres (412 square miles) of land. However, more than 75 per cent of this land comprises no-built-up areas. The high concentration of people in just a few square kilometres is due partly to the fact that new town development did not take place until well into the 1970s and therefore most of the population (which had experienced a post-war boom in the 1950s) had to be accommodated in the main urban area along the waterfront of the Victoria Harbour on Hong Kong Island. The high price of land in Hong Kong also contributes to its high-density development…

Over the past few years, Hong Kong has developed the following planning, design and management measures to continue improving its high-rise living environments:

External environment of buildings
1) Better planning and design so that buildings are positioned further apart and have more open space;
2) Improved transport management by prioritising the development of mass transit and focusing on pedestrian movement in order to keep traffic congestion in check;
3) Creation of space by fully utilising the already-existing areas within buildings, such as roof tops and podiums, and transforming them into community and recreational spaces;
4) A trend towards large-scale property developments, which allows a greater consolidation of space in order to provide community facilities and ease of movement between locales;
5) The use of new building technology and materials to break the monotony of a district, while outdoor escalators facilitate the movement of pedestrians; and
6) Public education campaigns to encourage people to contribute to maintaining a clean environment.

All of this makes for quite a sight, even compared to the density of Manhattan.

Should thriving Sunbelt cities like Houston seek a denser core?

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Joel Kotkin points out the growth in a number of Sunbelt cities and then raises a debate within urban circles today: should these thriving Sunbelt cities try to replicate the cores of older American cities?

Finally, they will not become highly dense, apartment cities — as developers and planners insist they “should.” Instead the aspirational regions are likely to remain dominated by a suburbanized form characterized by car dependency, dispersion of job centers, and single-family homes. In 2011, for example, twice as many single-family homes sold in Raleigh as condos and townhouses combined. The ratio of new suburban to new urban housing, according to the American Community Survey, is 10 to 1 in Las Vegas and Orlando, 5 to 1 in Dallas, 4 to 1 in Houston and 3 to 1 in Phoenix.

Pressed by local developers and planners, some aspirational cities spend heavily on urban transit, including light rail. To my mind, these efforts are largely quixotic, with transit accounting for five percent or less of all commuters in most systems. The Charlotte Area Transit System represents less a viable means of commuting for most residents than what could be called Manhattan infrastructure envy. Even urban-planning model Portland, now with five radial light rail lines and a population now growing largely at its fringes, carries a smaller portion of commuters on transit than before opening its first line in 1986.

But such pretentions, however ill-suited, have always been commonplace for ambitious and ascending cities, and are hardly a reason to discount their prospects. Urbanistas need to wake up, start recognizing what the future is really looking like and search for ways to make it work better. Under almost any imaginable scenario, we are unlikely to see the creation of regions with anything like the dynamic inner cores of successful legacy cities such as New York, Boston, Chicago or San Francisco. For better or worse, demographic and economic trends suggest our urban destiny lies increasingly with the likes of Houston, Charlotte, Dallas-Ft. Worth, Raleigh and even Phoenix.

The critical reason for this is likely to be missed by those who worship at the altar of density and contemporary planning dogma. These cities grow primarily because they do what cities were designed to do in the first place: help their residents achieve their aspirations—and that’s why they keep getting bigger and more consequential, in spite of the planners who keep ignoring or deploring their ascendance.

It is clear what side Kotkin is on – we might call this “free market urbanism.” Kotkin suggests cities are all about freeing up individuals. This is not the common urbanist view that typically suggests cities are about community life (what can be accomplished through cities is greater than what individuals can do as individual parts) or about vibrant and diversestreet life (think Jane Jacobs).

But, Kotkin is not the only one who suggests there are some major differences between older American cities and newer Sunbelt cities. For example, the Los Angeles school of urban thought held up decentralized LA as the way cities were going. But, their analysis was more Marxist than free market and involved a thorough critique of capitalism and its effects on major cities.

In the end, it remains to be seen what happens to these newer Sunbelt cities as they could go all sorts of directions. If they continue on their current path, they will continue to be decentralized and sprawling. But, social or economic changes might encourage more density, new land use policies, and new visions about what the city should be.

Census Bureau official: Chicago now 5th biggest city in North America

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Following on new from a little while back, the US Census Bureau has officially confirmed that Toronto is now larger than Chicago:

According to the U.S. Census Bureau, our city is home to 2.71 million people to Toronto’s 2.79 million in 2012.

Mexico City, New York and Los Angeles top the list.

Chicago is still one of the top 10 largest cities in North America, and the population did increase by more than 11,000 residents between 2010 and 2011. And we lead the nation in the category of cities that have experienced population growth downtown over the last decade, with an increase of more than 37,000 residents within 2 miles of City Hall, according to Chicago magazine.

Not a big difference at this point but Chicago is unlikely to get much closer in population compared to Los Angeles anytime soon, Toronto may continue to grow, Washington D.C. is growing in influence, and Houston is a ways behind Chicago but has been growing at a rapid pace in recent decades. Maybe this means Chicagoans should be a little worried about their status as a global city?

One area where Chicago does not have to worry: it is still securely ahead of Toronto in terms of its metropolitan area population. The Chicago metro area has over 9 million people while the Toronto metro area has over 5.5 million (2011 figures). Additionally, Chicago has over 2.5 million more than the next biggest US MSA, Dallas.

The country home of urbanist Lewis Mumford

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Lewis Mumford was a well-known mid-twentieth century urbanist. Mumford had a country home in New York:

For six decades, the Federal-style country home that sits at 187 Leedsville Road was the residence of renowned American historian, sociologist and influential literary critic Lewis Mumford…

Mumford first became acquainted with Amenia in 1926, when Joel Spingarn, an educator, literary critic and civil rights activist invited Mumford and his wife, Sophia, to spend the summer at Troutbeck, his estate farther north on Leedsville Road. A decade earlier, Troutbeck hosted a meeting that laid the groundwork for what would become the National Association for the Advancement of Colored People.

Having become enamored with the community, the Mumfords returned in 1929 and for $2,500 purchased property and an early 19th-century home just down the road from Troutbeck. While initially using it as a summer residence, Mumford made Amenia his year-round home in 1936.

He began to expand the property by purchasing surrounding parcels and upgraded the 1830s-era home with electricity and heating. Discovering an affinity for gardening, Mumford landscaped the grounds and added walking trails and formal gardens…

Mumford found the peace and quiet at his Amenia home conducive to writing and many of his major works about the role of cities in civilization and the roots of industrialization were accomplished in the first-floor study of the residence. He installed numerous bookcases in the house for his large collection of books.

Am I alone in thinking it ironic that Mumford, a scholar of cities, did much of his writing away from the city? It would be interesting to explore this interplay further. I could see the possible argument: being away from the city for stretches brings it peculiarities into sharper relief.

Livening up Modernist architecture with public art

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While recently taking an architecture tour in Chicago, I was intrigued by two scenes in the Loop: the Alexander Calder piece “Flamingo” in front of Mies van der Rohe’s Kluczynski Federal Building and the and Picasso’s sculpture in front of the Richard J. Daley Center. Here are the two sites:

ChicagoPicasso

CalderFlamingo

Both sites feature a similar set-up: modernist buildings on superblocks surrounded by large concrete plazas. On one hand, these could be dead zones as Americans tend not to like such spaces, particularly in cold weather or in the shade. But, introducing a little bit of color and disorder through the art compared to the repetition of the modernist buildings leads to a pleasing contrast. Both sculptures are tactile, particularly the Picasso one where kids were climbing on its lower levels. Americans tend not to not think modernist structures are worth of preservation or landmark status but it is hard to imagine these pieces of famous art working so well in front of different buildings.

Chicago does some interesting stuff with public art but I still wish more cities would engage in more projects like this in public spaces. What is there to lose?

Will a new design for Chicago’s Circle Interchange prove beneficial in the long run?

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Illinois and Chicago officials are putting the final touches on plans to reconstruct the Circle Interchange where the Eisenhower, Kennedy, and Dan Ryan expressways come together. But, will a new design lead to better outcomes?

But other urban planning experts criticized the agency’s decision, saying the claimed benefits of the Circle project were not put to a rigorous test. For instance, it’s highly unlikely that IDOT’s estimate of at least a 50 percent reduction in traffic delays on the three expressways would materialize, some independent experts said.The Circle project also scored poorly on criteria designed to determine whether ridership on public transit and access to transit would be enhanced by the work, the experts said.

“The data that CMAP made available showed that this project would not produce a significant return on investment,” said MarySue Barrett, president of the Metropolitan Planning Council, a nonprofit group that promotes sustainable transportation and land-use policies…

IDOT officials insist that Alternative 7.1C would do the best job of reducing congestion, bottlenecks and crashes, leading to faster and safer commutes, according to traffic modeling that simulated the estimated 400,000 cars and trucks that travel over the Circle Interchange each weekday.

An average of almost three accidents a day occur in the vicinity of the Circle, which is also the slowest and most congested highway freight bottleneck in the U.S., according to the Federal Highway Administration.

It sounds like there are actually two conversations going on:

1. How to improve this specific stretch of road. The primary emphasis seems to be on adding lanes, both for the Kennedy and Dan Ryan through the area as well as for the congested ramps. Of course, adding lanes it not necessarily a panacea – drivers tend to fill in the supply that new lanes provide.

2. How this stretch of road fits in with larger traffic concerns in the Chicago area. It is one thing to reduce congestion at this particular point but another to improve mass transit on a broader scale that would help reduce demand for this traffic bottleneck. Traffic could be viewed as a region-wide issue where policymakers could try to reduce the number of highway trips through this area. Some would argue Americans have tended to privilege trying to fix roads rather than tackle the larger issues of why congestion occurs in the first place.

Four years of major construction is a long time to wait if the alterations don’t change much in the long run…

How much driving time is saved by the completely synchronized LA traffic light system

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I noted the synchronization of all Los Angeles traffic lights a while back but a new piece in the New York Times describes how much time the new system is supposed to save drivers:

The system uses magnetic sensors in the road that measure the flow of traffic, hundreds of cameras and a centralized computer system that makes constant adjustments to keep cars moving as smoothly as possible. The city’s Transportation Department says the average speed of traffic across the city is 16 percent faster under the system, with delays at major intersections down 12 percent.

Without synchronization, it takes an average of 20 minutes to drive five miles on Los Angeles streets; with synchronization, it has fallen to 17.2 minutes, the city says. And the average speed on the city’s streets is now 17.3 miles per hour, up from 15 m.p.h. without synchronized lights.

Mayor Antonio R. Villaraigosa, who pledged to complete the system in his 2005 campaign, now presents it as a significant accomplishment as his two terms in office comes to an end in June. He argued that the system would also cut carbon emissions by reducing the number of times cars stop and start…

“If we reduce average travel time in Los Angeles by 20 percent, then we will see more people traveling,” Professor Moore said. “It’s money well spent, but part of the benefit is not speed, but throughput.”

These seem small fairly small changes, a few minutes for each average trip, but these would add up over time for individual drivers. Additionally, small improvements in a complex system like LA traffic could have very beneficial outcomes for the whole system.

But, as the article notes, these reduced times may not last long because more people want to drive. This is a rule of road construction: if you add lanes or improve traffic flow, more people will likely get on the road, limiting the benefits of changes. Sychronization of traffic lights may speed things up but there are larger issues at hand including the number of cars on the road and too much reliance on streets and highways to get people where they need to go.

Stockton, CA the first big US city to enter bankruptcy

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Stockton, California, home to more 291,000 people and over 685,000 people in the metropolitan area, is the largest US city to enter bankruptcy:

A judge accepted the California city of Stockton’s bankruptcy application on Monday, making it the most populous city in the nation to enter bankruptcy.

U.S. Bankruptcy Judge Christopher Klein said the bankruptcy declaration was needed to allow the city to continue to provide basic services…

Its salaries, benefits and borrowing were based on anticipated long-term developer fees and increasing property tax revenue. But those were lost in a flurry of foreclosures beginning in the mid-2000s and a 70 percent decline in the city’s tax base

The city’s creditors wanted to keep Stockton out of bankruptcy—a status that will likely allow the city to avoid repaying its debts in full.

They argued the city had not cut spending enough or sought a tax increase that would have allowed it to avoid bankruptcy.

An interesting case. I think the real question is whether Stockton is the last or biggest city to declare bankruptcy and whether there are more to come. Stockton is part of an area in California that was hit particularly hard by the housing bubble and a number of other cities have experienced financial difficulties. For example, several California cities have outsourced basic services.

Speaking more broadly, what punitive measures can be leveled against a community in such debt? Is it the taxpayers and creditors who end up being the real losers?