Category Archives: Places

Naperville moving forward with proposal for influential mixed-use Water Street development

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An important new development proposal in Naperville is back up for discussion:

Plans to develop the Water Street area of Naperville’s downtown are being revived after five years and now include a 130-room hotel.

However, the latest proposal will have to overcome concerns from city officials and residents about issues of height, density and traffic congestion.

Marquette Companies, under the name MP Water Street District LLC, presented its revised plan to the city’s Planning and Zoning Commission this week. The 2.4-acre site is bounded by Aurora Avenue on the south, the DuPage River on the north, Main Street on the east and Webster Street on the west…

The current proposal calls for a 130-room Holiday Inn Express and Suites; 61 to 65 apartments; retail, restaurant and office spaces; and a 550-space parking garage. There also would be a plaza and connection to the Riverwalk.

The tallest portion of the development would be the hotel, which has a tower that reaches just above 90 feet…

Bob Fischer, vice president of the Naperville Area Homeowners Confederation, said the plans will “canyonize Water Street.”

“Allowing this kind of height and density along the Riverwalk will forever diminish it as the crown jewel of our downtown,” he said.

I think there are two big points about this that are not mentioned in the article:

1. One important feature of this mixed-use development is that it is south of the DuPage River. In other words, this development would firmly move the downtown across the river. This is no small matter: while there is development on the south side, it is primarily smaller and single-family home. Naperville’s downtown is popular (see the parking issues) but it is not clear that a majority of Naperville residents want the downtown to expand into more residential areas.

2. This development speaks to a broader issue: is Naperville ready for denser development? While the community added about 100,000 people between 1980 and 2008 as it expanded primarily to the south and west, there is really no open land left in the community. Thus, to grow, the city must approve denser development. The downtown is the logical place to start: it is near a train station, it has a number of restaurants and stores, and seems to be quite popular. Yet, projects like this could push Naperville into a new era of mixed-use and denser development as opposed to the primarily single-family home development that characterized the post-war era.

I’ll be tracking what happens with this proposal as both of the issues I cited above are likely to generate a lot of public discussion and comment. This could be a turning point in Naperville’s history: should the downtown expand in a big way and should the city pursue denser development in desirable locations?

UPDATE: I wouldn’t be surprised if the project is approved but the height is limited to something like fifty or sixty feet (five or six stories). Ninety feet would be quite high for downtown Naperville though approving that height could indicate some willingness to to pursue taller projects in the future.

Chicago housing values reverse 49 month slump – with a $100 gain

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The latest data about median housing values in the Chicago region suggests prices are back up – but only a little:

May’s 0.1 percent year-over-year gain in the median sales price of existing homes in the nine-county Chicago area broke a 49-month losing streak that stretched to April 2008. The last time they showed a year-over-year increase was March 2008, the month John McCain earned enough delegates to secure the Republican presidential nomination.

Does that $100 finally signal a turnaround for Chicago’s housing market, particularly because, from May 2010 to May 2011, the median price dropped 10.8 percent?

“What it signals is the first stage of the bumpy ride at the bottom,” said Geoffrey J.D. Hewings, director of the regional economics applications laboratory at the University of Illinois. “I think the trend is going to be modestly positive, but there may be months where it is not.”…

Not every county recorded improvement in its median price, but in Cook County, which accounts for more than half the Chicago area’s sales activity, the median price rose 3 percent, to $170,000, from $165,000 in May 2011. And in Chicago, where overall sales rose 19.6 percent, May’s median sales price of $203,000 was up 6.8 percent from a year ago, largely because of an 11.9 percent gain in the median sales price of single-family homes.

My take: the housing recovery will still take quite a while. A $100 increase the region probably doesn’t mean much and it is not until we see a number of consecutive months of an uptick that we can claim this is a trend. Even then, it could take years (decades?) to make up the drop in housing values.

 

The Chicago Fire and Bridgeview: another case when building a sports stadium is not a good investment

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Residents of the southwest Chicago suburb of Bridgeview are not happy about reports that Toyota Park, built to be the home of the Chicago Fire, has created a lot of debt for the community:

The exchange came Wednesday night at Bridgeview’s first Village Board meeting since the Tribune published a report detailing the small southwest suburb’s financial woes tied to its biggest bet, the 20,000-seat Toyota Park.

The taxpayer-owned home of the Chicago Fire has come up millions of dollars short of making its debt payments since opening in 2006. Meanwhile, the town has nearly tripled property taxes in less than a decade, even as the town offset some of the financial sting by taking out more loans to help make payments.

In all, the blue-collar suburb is now more than $200 million in debt.

In comparing towns’ debt to property values, the Tribune found Bridgeview had the highest debt rate in the Chicago area. Much of the debt is tied to a stadium deal in which the newspaper found insiders landed contracts and town officials enriched their political funds with stadium vendor donations.

The stadium might have helped put Bridgeview on the map (leading to higher status/prestige) as it is the only suburban facility in the Chicago area that is home to a major sports team (despite arguments in the past from the Bears and White Sox that they might move to the suburbs). But this level of debt seems insurmountable for a village of 16,500 people who have a median household income of $42,073, below the national average.

This should be a reminder for many communities, small suburbs or big cities: sports stadiums are not the deals they may be made out to be. Yes, it could bring or keep a major sports team. But, the public debt may take decades to repay, can lead to higher tax burdens for residents who are likely not all attending the games, doesn’t necessarily mean that a host of entertainment businesses will open up nearby to serve stadium patrons, and the primary people who benefit are the sports teams (who get new stadiums for which they don’t have to pay the whole bill) and a small number of local leaders and businesses. It may be nice to mentioned on TV every once in a while (if you can find the more minor channels the Fire tend to be relegated to) and be the politician who helped bring the major team to town but it often isn’t a great deal for the whole community.

Several reasons Americans may be moving toward rejecting sprawl

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An architecture writer sums up some of the arguments of why Americans might be starting to turn against sprawl:

In short, builders are recognizing that buyers (and renters, too!) value the neighborhood as much as — if not more than — the house. And what they want from that neighborhood might not be McMansions and four-car garages after all. Resale value may not in fact trump all else. Young and old, whether they’re in the city or the suburbs, want to walk to places like restaurants and shops. (And let’s stop talking about the integration of things like cafes, public transit and bike racks as “urbanizing” an area, which only reinforces the divide between two entities that are divided enough already.)

People have begun to wake up to the fact that the more time spent in the car means poorer health and less time with their families — and they’re seeking shorter commutes. They’re interested in smaller homes that are easier to maintain (and less expensive to heat and cool). Young millennials and older baby boomers are also showing less and less interest in car ownership and a corresponding greater interest in public transit, walking and biking. And again, it’s likely that we’re all less interested in continuing to discuss “urban” and “suburban” as dueling polar opposites — and more interested in recognizing there’s mutual benefit to some overlap.

The aforementioned changes point to the fact that a paradigmatic shift in our concept of the American dream is underway. And this shift is not just because of the recession, says Gregory Vilkin, managing principal and president of MacFarlane Partners, quoted in that USA Today piece, “It’s no longer the American dream to own a plot of land with a house on it and two cars in the driveway.”

And here is her summary of the people still defending sprawl:

And yet … there are still those who are having none of it. And they are a vocal and often breathtakingly well-funded minority. For them, the sprawl that characterized the years leading up to the financial crisis remains a dream to strive for. Any threat to the McMansion of yore is equated to “feudal socialism” (I kid you not). And these opponents not only excel at mobilizing the troops but at mastering the message. Take a look at the rhetoric of, say, the Texas Republican party, which recently passed “Resist 21” in opposition to Agenda 21, the United Nations’ sustainable communities strategy adopted in 1992. Taken together, proclaims Resist 21, those strategies aspire to “the comprehensive control of all our population and its reduction to sustainable levels and the socialization of all activities by their relocation to highly restricted urban settlement centers.”

Nothing like cherry-picking the more extreme arguments…there is not much defense of the “traditional American suburbs” here. At the same time, I thought this was a decent summary of some of the arguments out there though, of course, it remains to be seen which side Americans will choose. Is “everyone” really interested in merging urban and suburban life? Opponents of sprawl can continue to tout the advantages of denser living but we don’t have the proof yet that we are headed toward a full “greatinversion” back to city life.

Another note: there is a small paragraph in this article suggesting that government could do more to promote alternatives to sprawl. This is true but one doesn’t have to go all the way to a Agenda 21 level of involvement. Local governments could provide tax breaks or incentives for denser (and more affordable) housing. Gas taxes could be raised. More money could be spent on mass transit. The government could revoke the mortgage interest deduction. Different levels of government could cede some of their own power (such as 45 mosquito abatement districts in DuPage County) in order to work together on a metropolitan level and solve problems together. And so on. The federal government helped promote suburban sprawl throughout much of the 21st century – what would happen if the playing field started tilting in the other direction? Is any attempt to provide alternatives to sprawl “feudal socialism”?

 

Naperville cites traffic concerns and proximity to a residential area in rejecting McDonald’s near downtown

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Naperville’s City Council voted Tuesday against a proposal from McDonald’s to build a restaurant just south of downtown. The cited reasons: traffic and proximity to a residential area.

The City Council unanimously turned down the proposed fast-food restaurant at the southeast corner of Washington Street and Hillside Road citing concerns about traffic at an already busy intersection and locating a 24-hour business close to homes…

The proposal was backed by both city staff and the plan commission. However, in a discussion that lasted more than an hour, councilmen focused on the potential for traffic tie-ups…Addressing the myriad of traffic concerns, William Grieve, a traffic engineer hired by McDonald’s, said a traffic study showed travel time through the intersection would only increase by about a second and double drive-through lanes would prevent backups.  Stillwell said the company would be diligent about addressing any problems if they arise…

But traffic wasn’t the only concern. Neighbors said they feared there would be increased noise and lights coming from the restaurant if it was allowed to stay open 24 hours as proposed.

Both Judy Brodhead and Joe McElroywere among the councilmen who agreed and said having a restaurant open 24 hours so close to homes was a deal-breaker regardless of the traffic issues.

I’m not surprised by this result: not too many residents would willingly choose to have a McDonald’s nearby and few people want more traffic. However, this seems a bit strange for a few reasons:

1. Washington is already a fairly busy road.

2. This intersection is near homes but there are already strip mall type establishments at this corner. In fact, I’m not sure there any homes that back up directly to this site as the DuPage River is to the east and all of the corners at the intersection are already occupied. The McDonald’s would replace a Citgo gas station, not exactly a paragon of civic architecture. Across the street is a Brown’s Chicken establishment. The other two corners include a cemetery and another strip mall type establishment.

3. The traffic study from McDonald’s seems to suggest there wouldn’t be any issues.

4. I wondered if this had anything to do with protecting the downtown but it is three blocks south of the downtown so it shouldn’t contribute to congestion problems there.

I wonder if there isn’t more to this story. Indeed, here are a few more details from the Daily Herald:

Council members admitted they were initially thrilled that McDonald’s wanted to open a downtown store on the southeast corner of Hillside and Washington streets. But when it came down to a plan that included five zoning variances, three landscape variances and a sign variance, they just weren’t lovin’ it.

So the McDonald’s required too many deviations from Naperville’s guidelines? While the restaurant might have needed 9 variances, the city could have made it happen if they really wanted to. Just how much did the pressure from the neighborhood matter?

Samuel Barber asks what might happen “If Mayors Ruled the World”

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Richard Florida interviews Samuel Barber about his forthcoming book titled If Mayors Ruled the World. Here is why Barber thinks mayors are increasingly important:

The problem here is that political sovereignty has passed to the economic sector, where global financial capital and multinational corporations exercise an undue influence on both domestic and international affairs. Cities share jurisdiction over the economic resources of the city — where commercial, financial and information capital are concentrated — but that jurisdiction is limited by the emerging sovereignty of economics over politics.

Where the city is able to exercise control of economic resources it must live with the superior jurisdiction of nation-states, who may interdict cities trying to collaborate across borders. A city boycotting goods made by child labor in a developing country may be held in violation of the WTO’s fair trade rules (which bar certain kinds of boycotts); or a city trying to control guns may be ruled in violation of the right to bear arms, as happened recently when the Supreme Court invalidated the District of Columbia’s gun control rules…

What I want to suggest is that these myriad global networks, and the inherent disposition of cities to cooperate, exemplify the deep capacity of cities to work together across borders, and justify my claim that a global “parliament of mayors” could achieve a good deal of concord voluntarily both on common policies and on common actions. This is what the networks are already doing, and what a formalization of the process could achieve. The key is a “soft” bottom-up approach to cooperation organized around “glocality” rather than a top-down “legal mandate” approach of the kind we associate with (and fear from) “world government.”…

While the details of a parliament of mayors would be worked out at an inaugural convening of interested cities, I propose some guidelines that could be considered. That there be three parliaments/audiaments per annum, each in a different (voluntary) city, and each representing 300 cities chosen by lot from a list of all cities wishing to attend. This would allow up to 900 cities per annum to participate. Given that all common actions would be voluntary.

The starting point for this conversation is the growing power, particularly economic, of the top global cities. While these cities operate within nation-states, they have economies and populations that rival nations.

Several thoughts about this:

1. While national leaders also talk about the economy and jobs, it seems like mayors may have more direct influence on bringing jobs to their domain. I would guess that overall, mayors are more pro-business and are always looking to attract top corporations and new firms. Perhaps mayors have to be more pragmatic about jobs and business climate as their connections to the business interests in their city are very important.

2. Let’s say Barber’s ideas about a “parliament of mayors” come to pass. What might actually come out of this? Mayors in the largest cities already meet and try to share best practices. Perhaps Barber thinks the mayors can forge stronger economic ties between their respective cities? Perhaps mayors can band together to put pressure on national governments?

3. I would be interested to know how the political clout of mayors around the world compares. Certain mayors in the United States are well-known but is this primarily because of the size of the cities in which they were elected or are their dynamic movers and shakers from smaller cities as well. Are mayors in different parts of the world more important or less important compared to US mayors? I could imagine that in countries with weaker governments mayors might have more relative influence.

Australians love the suburbs

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Few countries in the world embrace the suburbs in the same way as Americans. One close contender is Australia: an Australian professor describes their enthusiasm for the suburbs:

Historian Graeme Davison asked if Australia was the first suburban nation. He knew the scientific answer didn’t matter. We were, whatever the carbon date, among the most enthusiastic of peoples to embrace the suburban promise. Despite the mythic outback imagery that Australia has vigorously exported and exploited, the record shows we like suburbs more than any other way of living. We enjoy living together more than we care to admit – but not too closely. The suburb struck the perfect balance between collective security and individual possibility. The great quilt of this human accord hugs the continental coastline. Sea change and tree change means no change, really – more suburbia, only in new places.

This has some interesting parallels to the American case: Americans liked their frontier imagery (though the mass urbanization of the 1900s weakened this). Americans like community (see the oft-quoted passages from de Toqueville about voluntary participation) but have always held this in tension with individualism. Americans like the balance between being close to urban amenities and yet having some yard in a smaller community. I’ve wondered before how much the fact that both the US and Australia are British settler nations factors into this embrace of the suburbs.

A reminder: just a few years ago, Australia passed the United States in having the largest average new houses in the world. However, I suspect since the average American new home has once again gotten larger, the US is back at the top of this list.

Photographing Detroit for something more than “ruin porn”

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Pete Brook over at Wired profiles Brian Widdis and Romain Blanquart, two photographers whose project “Can’t Forget the Motor City” argues that “Photos of Detroit Need to Move Beyond Ruin Porn“:

As a symbol of the U.S. economy in general, even before the crash of 2008, Motor City has been the subject of much “ruin porn” – photography that fetishizes urban decay.

“The portrayal Detroiters are used to seeing – crumbling buildings with no people to be seen – is frustrating because they know their city is more than that,” says Detroit photographer Brian Widdis. “Nobody here denies that those things are real, but seeing the city portrayed one-dimensionally – time and again – it’s like hearing the same awful song being played over and over on the radio. Detroiters want to hear a different song once in a while.”…

Ruin porn worships the 33,000 empty houses and 91,000 vacant lots of Detroit and overlooks the 700,000+ residents. It doesn’t come close to describing the city.

“I still do not understand her. The complexity of Detroit makes many give up, move out or move on, if they can. But for others, we want to further that relationship with her,” says [Romain] Blanquart….“Detroit is not a tragedy. We attempt to show its humanity[.]”

Widdis and Blanquart’s photographs are indeed beautiful and, generally, full of people.  While I’m not convinced that there’s anything inherently “pornographic” about photographing urban ruins (and underscoring the now-absent humanity those ruins imply), I agree that there is something wrong with hitting this same point to the exclusion everything else, especially insofar as this singled focus implies that there is nothing else to show or say.  However small Detroit’s population may be compared to its heydays, the city is still home to hundreds of thousands of people whose lives–and stories–are still ongoing.  I applaud these photographers’ efforts to document Detroit’s continuing stories through their artistry and not simply focusing on architectural echoes from the past.

Developing new architectural ideas from Third World slums

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Here is an interesting discussion of how some architects are looking to third-world slums for innovations in design:

The lofty vision of “Favela Cloud” touches upon several trends cycling through architecture today. First, it responds to the rising popularity of “architecture for social change,” for which the profession nobly renounces its service to the rich to address the issues of the poor. But the “Cloud” purportedly distinguishes itself from more conventional do-good design because its principle source of inspiration is the slum itself. As eVolo explains, the success of the design hinges on its “additive system that can grow and adapt to its site conditions,” motivated by the existing self-organizing logic of the favela. In other words, the intervention draws from the social and organizational qualities characteristic of the very environment it seeks to improve, a methodology that has its own backstory in architectural discourse, as I’ll explore later. By returning to its point of departure and theoretically folding back into itself, the shiny edifice straddling Santa Marta brings into question if and how architecture can intervene in communities that have developed in the abject absence of a welfare state…

With basic rights to food, potable water, and shelter categorically denied to slumdwellers, decent public architecture is but a pipe dream. Without functioning infrastructure, working sewage systems, proper housing, and designated civic spaces, slum-dwellers are forced to engineer their own systems of order. Waste from the city proper is salvaged in the slums to form constellations of cinderblock shelters fortified with sheets of tin and plastic-bag insulation; the meager space of a home easily and often doubles as a workshop; makeshift marketplaces sprout like weeds in every available space. As urban sociologist Erhard Berner wrote in his 1997 book examining land use in Manila, “Virtually all the gaps left open by city development are immediately filled with makeshift settlements that beat every record in population density.”…

Around the same time when Koolhaas was traveling to Lagos, San Diego-based architect Teddy Cruz was visiting Mexico’s border towns with a similar resolve to study under-the-radar urban phenomena. Cruz observed in Tijuana how developers were importing a superficial image of the American dream across the border in the form of cheap, miniature replicas of the suburbs. “What I noticed is how quickly these developments were retrofitted by the tenants,” Cruz told the New York Times, bringing attention to the makeshift mechanics’ shops and taco stands that quickly took over front lawns and the spaces between the homogenous suburban shells. Here along the border, the ersatz American utopia could not help but evolve into something much more layered and complex.

Cruz studied the individuated forms and programs and exported these lessons back across the border to suburban San Diego, where he was working on a design for a residential development for Latino immigrants. His resulting prototype weaves 12 affordable housing units, a community center, offices, gardens, and spaces for street markets and kiosks into a concrete frame. “In a place where current regulation allows only one use, we propose five different uses that support each other,” Cruz explains in an article for Residential Architect Magazine. “This suggests a model of social sustainability for San Diego, one that conveys density not as bulk but as social choreography.”

Combining technical and theoretical expertise with how people “live on the ground” seems like it could be a winning combination. It is one thing to impose a particular design or program on a group and another to work with them and utilize their own expertise. This can require some humility on the part of trained professionals…it would be interesting to know how this is viewed within the broader discipline of architecture.

I’ve highlighted Cruz’s work before.

Philadelphia fighting food deserts through fresh fruits and vegetables at corner stores

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Philadelphia is launching a new initiative to fight food deserts through existing corner stores:

The $900,000 investment in better health depends on apples and oranges, chips and candy, $1,200 fridges and green plastic baskets. The results could steer the course of American food policy.

Philadelphia is trying to turn corner stores into greengrocers. For a small shop, it’s a risky business proposition. Vegetables have a limited shelf life, so a store owner must know how much will sell quickly — or watch profits rot away. He also lacks the buying power of large supermarkets and is often unable to meet the minimum orders required by the cheaper wholesalers that grocery stores use.

With shelf space at a premium, shop owners must pick and choose the products they think will sell best. Chips and candy and soda are a sure bet. Eggplant? It’s hard to know…

The city has recruited 632 corner stores — of 2,500 overall — to its Get Healthy Philly initiative. Of those, 122 have gotten more intensive support, been supplied with new fridges to store produce and connected with wholesalers from whom they can buy at lower prices. It is also working with schools to improve nutrition and helping neighborhoods launch farmers markets, a multifaceted approach officials hope will improve public health.

As the article suggests, there is a lot riding on this project. It will be interesting to see if this could (1) substantively help improve health and (2) be profitable.

The advantage here seems to be that the stores are already established in neighborhoods and probably already have an established clientele. This program then puts healthier food in front of people who may already be visiting these stores. Working with existing infrastructure sounds like it would be more effective as well as cheaper in the long run.