Category Archives: Places

Is New York City friendly or unfriendly to developers?

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While New Yorkers may think they and the city are relatively open to development, Megan McArdle argues the city is quite unfriendly to development:

Outside of the Observer’s home city, and a few similarly restrictive metro areas, the presumption is that developers should be allowed to build whatever they think will sell, subject to reasonable concerns about thinks like flammability and sewer connections.  They don’t let the neighbors tie up your project for years with tangles over landmark preservation or zoning or frivolous complaints to the building commission.  They don’t slap height limits on attractive, centrally located neighborhoods.  They don’t pass “inclusionary zoning” or affordable housing mandates forcing you to devote a certain number of your units to below-market rents.  And as a result, housing is affordable.

I am constantly surprised by the extent to which New Yorkers regard all this not only laudatory, but normal–even as they bemoan the high cost of housing.  Some of my lefty neighbors on the Upper West Side were at one point simultaneously enthusiastically supporting “affordable housing” organizations–and agitating to block construction of a new building that would ruin their lovely natural light.   Obviously, some of this is sheer hypocrisy; everyone is theoretically in favor of affordable housing, but they are also in favor of getting a high selling price for their home, and when those two conflict . . .

But as that Observer snippet suggests, much of it isn’t hypocrisy.  It’s a genuine belief that allowing any developer to build anything at all is an aggressively pro-capitalist position; allowing them to build where you live is extreme generosity.  Coupled with a genuine failure to connect all those neighborhood review boards and zoning restrictions to the fact that there don’t seem to be enough apartments to go around.

New York is probably strange in this regard considering its density and demand for expensive housing. But, McArdle also seems to suggest that most of the rest of the country doesn’t have many rules about development. Is this true? Lots of big cities as well as communities within metropolitan areas, even conservative ones, have some restrictions on development. For example, take a look at some of the debates over teardowns taking place in communities across the country. These debates aren’t just taking place in communities like New York City even as these communities take a variety of positions on how to proceed regarding teardowns.

My guess is there is a continuum of responses in metropolitan areas to development. Places like New York City and Portland, Oregon are unusual in the restrictions they have placed on development. On the other hand, not all places are like some of the more expansive Sunbelt cities that are characterized as allowing anything. It would be interesting to see such a continuum and where communities can be placedon it.

McMansions part of the “dark side” of the Midwest

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A review of the work of author Gillian Flynn suggests McMansions help fill in the scene for the darker side of Midwest life:

But the novel – like the 41-year-old Flynn herself – is a deeply felt product of the midwest. The real place, not the idly dismissed fantasy image held in the minds of those too lazy to venture out into what really goes on in the American heartland. The book is set in an ailing Missouri river town on the banks of the Mississippi – the same giant waterway that inspired Mark Twain. But the town is dying, its mall crushed by an ailing economy and its McMansions crumbling at the seams. Beneath the surface glitter of the marriage of Nick and Amy Dunne, dark things lurk: secrets, hidden plans and desperation.

To anyone who knows the midwest for real, this is no surprise. This is the same region that gave us Truman Capote’s exploration of random, empty Kansas murderers in his masterful In Cold Blood. This is a place founded on the old grass prairies, whose Native American inhabitants were butchered and displaced, and whose soil was ripped up. The midwest is the Indian Creek massacre and the “dust bowl” as much as Little House on the Prairie.

Who knew the Midwest was so dark? Actually, this sort of portrayal sounds very similar to a common genre of work about suburbs that arose after World War II. Both the Midwest and suburbs might be viewed as the “heartland” or where “average” Americans go to live. (At the same time, the Midwest can’t claim the same sort of population proportions as the suburbs – now over 50% of Americans live in suburbs.) But, authors, filmmakers, artists, and musicians have frequently “exposed” the seemy underside of these places. There is no doubt that there are bad things lurking below the surface in all places so perhaps the issue here is the facade that cultural producers think too often gets portrayed as “the truth” about the Midwest and suburbs.

Overall, certain places tend to get a more noir treatment compared to others. For example, the Los Angeles School of urban scholars has argued that Los Angeles also is presented in this way – it may look like a glamorous, sunny place but there is a lot of crime and cruelty below the surface. (See the revered movie Chinatown or the TV show Dragnet.) From the perspective of the LA School, this noir treatment tells the truth as it exposes the capitalistic underpinnings that make Los Angeles both glittering and a hotbed of inequality. Should we take a similar perspective about the Midwest – it really is a place with problems that need to be revealed to the world?

Federal judge reverses DuPage County, says Islamic worship center can go forward near Naperville

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A federal judge says an Islamic worship center can locate just outside of Naperville:

The Irshad Learning Center had sought to open a worship center for up to 100 people inside a single-family home at 25W030 75th St. that had been previously used as a private school.

In 2010, the county board voted 10-7 to deny its application for a conditional use permit after some neighbors complained their property values would go down.

Irshad, which has about 75 members, filed a lawsuit challenging the decision on grounds ranging from religious discrimination to the county’s alleged violations of its own zoning laws.

Judge Rebecca Pallmeyer found in a 70-page ruling there was no “direct evidence of deliberate discrimination” by the county or its workers, though she noted that a zoning board of appeals member had asked the group’s attorney if animal sacrifices would be held.

But she did find that DuPage County’s “repeated errors, speculation and refusal to impose conditions” under which the project could be approved led her to conclude that the county had wrongly imposed a “substantial burden” on the group’s application and that its denial was “arbitrary and capricious.”

A few cases like this in the Chicago area in recent years have generated controversy (see here, here, and here). Now it remains to be seen how neighbors respond once the Islamic Center is open.

Chicago moving forward with federal money to improve riverwalk

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Chicago has done a great job developing public space along its lakefront. Not so much along the river. But, new federal money is coming that will help the city improve the downtown space along the Chicago River:

A $100 million federal loan to build an urban playground along the Chicago River downtown is a “done deal,” outgoing U.S. Transportation Secretary Ray LaHood said Thursday.

Appearing along the river with LaHood, Mayor Rahm Emanuel said he expects groundbreaking for the extension of the Riverwalk to take place in 2014. The six-block project would run along the south bank from State Street to West Lake Street.

The Riverwalk extension is set to include a learning center focusing on the river’s ecology, a “zero-depth fountain” for children to splash in, kayak rentals and a wood-planked section dotted with floating gardens, among other amenities. Details were announced last October…

Emanuel has pressed to continue branding the riverfront as a recreational destination for Chicagoans along the lines of the lakefront or Millennium Park. On Thursday, he characterized developing the riverfront — begun by Mayor Richard Daley — as an important moment in Chicago moving beyond its industrial past.

Why has it taken so long for Chicago to utilize this asset? This part of the Chicago River runs right through a set of impressive buildings and a business district as well as borders tourist areas. As Emanuel suggests, the river is part of Chicago’s industrial legacy. Indeed, Chicago is still dealing with improving the a lot of the land around the river. Originally, the railroad bringing freight and goods to Chicago came up from the south to the southern edge of the Chicago River east of Michigan Avenue. This was a docking area. This is the same area that has only boomed in recent decades and now includes hit buildings like Aqua. Lower Wacker Drive might be nice for cars and the original truck traffic that would be routed off surface streets might it doesn’t exactly lend itself to a pedestrian park.

In the end, this could be a great space for Chicago. I do wonder how the water quality of the river might impact these park spaces but there is a lot of potential here. If Chicago is going to boost its tourist numbers, this could help.

When Chicago suburbs disqualify candidates running for public office

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Local government and control is a cherished part of suburban life. But, the Chicago Tribune highlights today on its front page how often Chicago suburban governments disqualify candidates running for local office:

For its investigation, the Tribune focused on races that critics say are the most troubling: suburban candidates running for city and village offices. Reporters canvassed every suburb in the Chicago region, reviewed scores of objections filed against candidates and interviewed dozens of those involved in the system. The newspaper found:

Widespread abuse. At least 200 candidates faced objections this year, with only a small fraction alleging serious matters, such as criminal histories, residency issues or outright fraud. Ultimately panels kicked 76 candidates off the ballot across three dozen suburbs.

Rampant bias. Of those knocked off, most fell at the hands of panels stacked with members who had a political stake in their own decisions. Conflicts also went beyond simple politics: Even relatives ruled on their own family members’ cases.

Wild inconsistencies. The rules are not evenly applied, with similar infractions leading some panels to remove candidates, but not other panels.

Costly tabs. The challenges cost taxpayers in some towns tens of thousands of dollars each election cycle, many times in suburbs that can least afford it…

The Tribune studied local election systems in the suburbs of the nation’s other largest metro areas: New York, Los Angeles, Dallas and Philadelphia. None has Illinois’ combination of difficulty getting on the suburban ballot and ease in getting kicked off.

Local government is often thought to be more non-partisan than elections at higher levels of government. But non-partisanship does not necessarily mean that officeholders aren’t still looking to stay in office and will do what they can to keep challengers out. Local races can be particularly nasty even as very few people vote. I suspect most suburbanites would not like what the Tribune found but ironically probably wouldn’t be too motivated to vote on the issue, pressure politicians about their concerns, or run for office themselves to change the situation.

Underlying all of this in the suburbs is that suburban culture promotes letting people do their own thing and trying to avoid public friction. A great source on this is the book The Moral Order of a Suburb by M. P. Baumgartner. Here is how the Amazon book description puts it:

Drawing on research, observation, and hundreds of in-depth interviews conducted during a twelve-month study of an affluent New York City suburb, M.P. Baumgartner reveals that the apparent serenity of the suburb is caused by the avoidance of open conflict. She contends that although nonviolence, nonconfrontation, and tolerance produce a superficial social harmony, these behaviors arise from disintegrative tendencies in modern culture–transience, fragmentation, weak family and communal ties, isolation, and indifference–conditions customarily viewed as sources of disorder, antagonism, and violence. A kind of moral minimalism pervades the suburbs, a disorganized social order that, with the suburbs’ rapid growth in America, promises to be the moral order of the future.

This is a paradox of the suburbs: we tend to think of transience and fragmentation leading to social disorder but Baumgartner argues this is what actually brings suburbanites together.

What’s the life expectancy of a Chinese skyscraper with too much sea sand in the concrete?

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I think most people assume skyscrapers will last a long time. But, a number of newer skyscrapers in China are endangered because of too much sea sand in the concrete:

A sand scandal is brewing in China, with concerns that low-quality concrete has been used in the construction of many of the country’s largest buildings — putting them at risk of collapse.

The recipe to make concrete is pretty simple — cement, aggregate and water — but the strength of the final batch can vary wildly depending on the kinds of aggregate and cement used and the proportions they’re mixed in. Commonly the aggregate used in many modern building projects consists of crushed gravel or other rock, including sand, and that’s the cause of so much distress in the Chinese construction industry at the moment. Inspections by state officials have found raw, unprocessed sea sand in at least 15 buildings under construction in Shenzhen, including a building which, when finished, was set to become China’s tallest…

It can take only a few decades for a building to become dangerously unsafe if untreated sea sand is used in its concrete — including the possibility of collapse. While this scandal has been confined only to Shenzhen thus far, the possibility of it spreading to other Chinese cities is cause for concern. The country currently has nine of the 20 tallest buildings in the world under construction, while there were reportedly so many skyscrapers under construction in 2011 that it worked out as a new one being topped out every five days right through into 2014.

This raises an interesting question about the life expectancy of major buildings. Just how long will the skyscrapers in the major skylines in the world last? How soon do they need to be replaced? What plans are in place to destroy or gut the buildings before they fall down? I have never heard such a discussion but I hope cities are prepared.

This particular concrete problem wouldn’t arise if only they had built the skyscrapers out of wood…

Show your knowledge of US metro areas with the US Census “Population Bracketology”

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Even the United States Census Bureau is getting into brackets and bracketology. Go here to play “Population Bracketology” which shows your knowledge of the population of metropolitan areas in the United States.

Yes, it should be easy to select the winner. But, I like that a lot of the initial pairings matched Sunbelt versus Rust Belt cities. Some of these were hard to choose. On the other hand, the Los Angeles-New York City matchup in the first round knocked out a contender…

Scholars suggest switch from urban studies to urban science and the DNA of cities

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Several scholars recently called for pursuing urban science:

William Solecki compares the current study of cities to natural history in the 19th century. Back then most natural scientists were content to explore and document the extent of biological and behavioral differences in the world. Only recently has science moved from cataloguing life to understanding the genetic code that forms its very basis.

It’s time for urban studies to evolve the same way, says Solecki, a geographer at Hunter College who’s also director of the C.U.N.Y. Institute for Sustainable Cities. Scholars from any number of disciplines — economics and history to ecology and psychology — have explored and documented various aspects of city life through their own unique lenses. What’s needed now, Solecki contends, is a new science of urbanization that looks beyond the surface of cities to the fundamental laws that form their very basis too…

In Environment, the researchers outline three basic research goals for their proposed science of urbanization:

  1. To define the basic components of urbanization across time, space, and place.
  2. To identify the universal laws of city-building, presenting urbanization as a natural system.
  3. To link this new system of urbanization with other fundamental processes that occur in the world.

The result, Solecki believes, will be a stronger understanding of the “DNA” of cities — and, by extension, an improved ability to address urban problems in a systemic manner. Right now, for instance, urban transport scholars respond to the problem of sprawl and congestion with ideas like bike lanes or bus-rapid transit lines. Those programs can be great for cities, but in a way they fix a symptom of a problem that still lingers. An improved science of urbanization would isolate the underlying processes that caused this unsustainable development in the first place.

Three quick thoughts:

1. I think this assumes we have the kind of data and methodology that could get at the “DNA of cities.” Presumably, this is big data collected in innovative ways. To use the natural science metaphor, it is one thing to know about the existence of DNA and it is another thing to collect and analyze it. With this new kind of data, cities can then be viewed as complex systems with lots of moving pieces.

2. Are there necessarily universal laws underlying cities? We are currently in an academic world where there are a variety of theories about urban growth but they tend to be idiosyncratic to particular cities, apply to particular time periods, and emphasize different aspects of social, economic, and political life. Is this because no one has really put it all together yet or because it is really hard to find universal laws?

3.

“Being White in Philly”

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Philadelphia magazine recently published a piece titled “Being White in Philly.” Here is the argument of the article:

I’ve shared my view of North Broad Street with people—white friends and colleagues—who see something else there: New buildings. Progress. Gentrification. They’re sunny about the area around Temple. I think they’re blind, that they’ve stopped looking. Indeed, I’ve begun to think that most white people stopped looking around at large segments of our city, at our poorest and most dangerous neighborhoods, a long time ago. One of the reasons, plainly put, is queasiness over race. Many of those neighborhoods are predominantly African-American. And if you’re white, you don’t merely avoid them—you do your best to erase them from your thoughts.

At the same time, white Philadelphians think a great deal about race. Begin to talk to people, and it’s clear it’s a dominant motif in and around our city. Everyone seems to have a story, often an uncomfortable story, about how white and black people relate…

Fifty years after the height of the civil rights movement, more than 25 years after electing its first African-American mayor, Philadelphia remains a largely segregated city, with uneasy boundaries in culture and understanding. And also in well-being. There is a black middle class, certainly, and blacks are well-represented in our power structure, but there remains a vast and seemingly permanent black underclass. Thirty-one percent of Philadelphia’s more than 600,000 black residents live below the poverty line. Blacks are more likely than whites to be victims of a crime or commit one, to drop out of school and to be unemployed.

What gets examined publicly about race is generally one-dimensional, looked at almost exclusively from the perspective of people of color. Of course, it is black people who have faced generations of discrimination and who deal with it still. But our public discourse ignores the fact that race—particularly in a place like Philadelphia—is also an issue for white people. Though white people never talk about it.

Everyone might have a race story, but few whites risk the third-rail danger of speaking publicly about race, given the long, troubled history of race relations in this country and even more so in this city. Race is only talked about in a sanitized form, when it’s talked about at all, with actual thoughts and feelings buried, which only ups the ante. Race remains the elephant in the room, even on the absurd level of who holds the door to enter a convenience store.

My first thought after quickly reading through the article was that the writer ignores the privileged positions of whites vis a vis minorities in Philadelphia and the United States. Part of what makes it difficult for whites to talk about race is they then have to acknowledge that currently and historically whites have been advantaged and don’t face the same kind of discrimination that blacks and others have faced. Without being willing to tackle these power dynamics and the larger structural inequalities at hand, it is difficult to have a conversation.

McMansions vs. trees in Bethesda, Maryland

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Here is how the community of Bethesda, Maryland is planning to save trees from an onslaught of McMansions:

County Executive Isiah Leggett last year introduced a Tree Canopy Conservation bill that would force private property owners in small lots to pay a still-to-be-determined fee for lost canopy into a fund that Montgomery would then use to plant new trees.

Now, the County Council is wrangling with both sides to find a compromise.

Members of the building industry say the county shouldn’t legislate tree protection on private property, that they already avoid removing trees because of associated costs and that existing stormwater management requirements make protecting trees extremely difficult.

Some conservationists say the bill doesn’t go far enough, that replacing mature trees with new ones still takes away from the canopy, which everybody agrees is important for environmental and economic reasons.

Sounds like a typical suburban debate: should green interests or building/economic interests win out? The article doesn’t say this but I imagine there might be some old-timer versus newcomer aspects to this debate. If you have lived in the suburb for some time, trees are a good thing. They are not only green, they look better, suggest neighborhoods have stability, and contribute to higher housing values. If you are a builder or involved in real estate or want to move into places like Bethesda, you might want to pay less attention to trees and introduce new housing options.

One interesting note in the debate: there was some conversation about what percentage of tree canopy is desirable in a community. One pro-housing advocate suggested Bethesda already has more tree cover than much of the county. Just how much tree cover is necessary? Is a certain percentage related to housing values?