Category Archives: Places

More Houston residents want to move from suburbs to city than vice versa

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Data from the most recent Houston Area Survey suggests that more Houston area residents would prefer to move from the suburbs to the city than vice versa:

Thirteen years ago, the Houston Area Survey started asking people who lived in urban areas if they’d prefer to live in the suburbs.  It also asked people in the suburbs if they’d like to move into the city one day. Survey founder Stephen Klineberg, a Rice University sociology professor, says the survey has revealed a clear shift in opinion.

“In 1999, twice as many people in the city said ‘I want to move to the suburbs,’ than people in the suburbs saying ‘I want to move to the city.’ Those lines have crossed now. And in this year’s survey, significantly more people in the suburbs said ‘I would be interested in, someday, moving to the city,’ than people in the city saying, ‘I want to move to the suburbs.'”

The most obvious reason is the rise in gasoline prices. But Klineberg says shifting demographics are also at play...

And that change in the makeup of households is also reflected in the type of houses people in Houston aspire to own.  The percentage of people who say they’d like a traditional house with a yard in the suburbs has dropped from 59% four years ago, to 47% today. While the proportion who would like a smaller home in a more walkable neighborhood has risen dramatically over the same period of time — from about a third, to more than half.

These findings mirror larger rumblings about where Americans would prefer to live: more people appear to be interested in moving to walkable, denser communities. Are these sentiments primarily coming from those of middle age and above plus young adults?

Two methodological questions:

1. Should we expect that the findings from Houston would be similar to what would be found in other metropolitan regions? Would the sentiments be the same for non-Sunbelt (i.e. Rust Belt) cities?

2. Additionally, how many of those who express an interest in moving from the suburbs to the city will actually follow through on this? Of course, these perceptions matter and could help shape future policy decisions such as building denser developments within the suburbs so that there are pockets of walkability. At the same time, does this indicate long-term behaviorial changes or simply attitudinal shifts at this point of time?

 

DuPage County Forest Preserve continues aggressive land acquisition

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The Daily Herald reports that the DuPage County Forest Preserve continues to purchase more land:

Five years after voters approved a $68 million tax increase so the DuPage County Forest Preserve could buy more land, officials report they have acquired 43 properties and more than 473 acres so far.

The biggest purchase came three years ago of 94 acres for $12.3 million to protect a unique wetland near Bartlett, Kevin Stough, director of land preservation, said in a recent report to forest preserve commissioners…

“The timing has worked for us, since land prices started dropping in 2007 and have gone down more steeply in recent years,” he said. “So that’s something where we have been very fortunate.”

In total, the district has purchased 143 acres of floodplains, 124 acres of wetland and the remaining 206 acres are primarily forested areas, all accessible to the public. And Stough said the forest preserve still has money left to purchase more land.

I’ve noted before that the DuPage County Forest Preserve has been quite aggressive over the decades. This is how much land the Forest Preserve controls:

The District owns or manages over 25,000 acres of land at over 60 forest preserves, about 12 percent of the total land in DuPage County. As a result, every home and business in DuPage County is no more than ten minutes from a forest preserve.

Within these 25,000 acres are 60 forest preserves, 600 acres of lakes, 47 miles of rivers and streams, and over 145 miles of trails. Some forest preserves are jointly owned, and some are the site of nature centers or amenities operated by other agencies.

That is a lot of preserved land within a county that experienced a lot of population pressure after World War II and today has little open land for development.

I would love to see figures about what DuPage County residents think of the Forest Preserve. The Forest Preserve suggests its land is quite popular:

Each year, 3.4 million visitors enjoy the county’s 60 forest preserves. Additionally, over 100,000 visitors participate annually in educational and cultural programs at the Forest Preserve District’s five education centers.

How do County residents see the trade-off between paying higher taxes versus having the Forest Preserve land to enjoy? Is there anyone who thinks that putting this much land off-limits to development raises housing prices? How important is open space to County residents versus other concerns?

 

“Detroit Suburbs Harder”

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A store in the Detroit suburbs is now selling shirts with this phrase: “Detroit Suburbs Harder.”

Detroit Hustles Harder. Three words. A mantra that swaggers at you, bearing an unflinching gaze. A saying that suggests only one answer — just put your head down and work…

Now the Triple Threads t-shirt and printing company in Clawson want some of the myth-making. Thanks to a tip on Facebook, we saw a photo of a new top they’re hawking — “Detroit Suburbs Harder.”

There are some obvious questions here.

How exactly does one ‘suburb?’ Does this verb describe the act of enjoying a lunch in downtown Birmingham or raking leaves in Northville? Or is it a political philosophy eschewing mixed-use development and building re-use for more roads and far-flung McMansion developments?

Assuming “Detroit Suburbs Harder,” does that mean that our suburbs are more suburb-y than those of Atlanta? Are we out-suburbing Orange County and Chicagolandia? Was there a contest here I wasn’t aware of?

And if “Detroit Suburbs Harder,” is this shirt a companion wardrobe piece for people in Detroit who already hustle harder, or a philosophical distinction? Is ‘suburb-ing’ now supposed to be the opposite of ‘hustling?’

Perhaps this isn’t the meaning at all but here is a possible sociological/historical answer: Detroit may indeed be a poster city for suburban development in the United States, particularly for Northeastern and Midwestern cities (even as the prototypical region for suburbs is probably Los Angeles). While Detroit tends to garner attention for its Rust Belt demise in the last half century (see here and here), the suburbs have done decently well. In other words, while the core of the region has experienced difficulty, the suburbs go on. Detroit is known for “white flight” and segregation though recent data suggests more blacks are now moving to its suburbs. The fate of urban Detroit may still be bleak (particularly financially) but its suburbs might hold out for much longer.

The challenges of Going Solo in the suburbs

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Sociologist Eric Klinenberg argues that it is particularly difficult to live alone in the suburbs:

Q: What do cities and the housing industry need to be thinking about in terms of homes for this wave of single people?

A: One thing I worry about is that we have built suburban areas that won’t fit our future lifestyles. I interviewed many older people who live alone in suburban areas who discovered that they weren’t good places to be when their children moved away because they tended not to have good areas for walking and often were far from public transportation. The houses themselves were too big, making them expensive to heat and cool; more house than most people need. And the suburbs are reluctant to retrofit. They don’t want to change their zoning laws to deal with reality.

The thing I’m most concerned about is housing for poor people of any age who wind up living alone. We need to rethink this whole idea of the single-room-occupancy building. I write in my book about one very successful SRO experiment in New York that had a mix of incomes, not just the otherwise-homeless people who today are associated with SROs. It became sort of a vertical village and ended up being replicated in other places.

We need to design more housing like that. But it’s expensive, and cities are strapped for resources. And it’s not like the group that needs it the most has any political clout; they’re the most vulnerable people in our society.

Klinenberg brings up an issue that has been raised for decades: certain age groups don’t do well in the suburbs. If I remember correctly, Herbert Gans brings this up in the classic study The Levittowners and these issues are also raised in Suburban Nation by Duany, Plater-Zyberk, and Speck. These observers suggest two groups are particularly disadvantaged: teenagers who can’t yet drive and who want freedom and the elderly who can no longer drive and are now more isolated in their single-family homes. Both of these groups are united by the necessity of driving in the suburbs and how driving is tied to completing daily subsistence tasks (such as getting food) as well as social interaction.

As Klinenberg suggests, building this kind of alternative housing in the suburbs (and cities) will be difficult. Not only is it expensive but I imagine many suburbanites would not desire such housing near their own houses. At the same time, this is a recognized problem in a number of communities: how can communities help the elderly live in the towns they have spent much of their lives in?

Kotkin on American population shifts: away from California, into “heartland” growth corridors

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One of the biggest (and unsung) shifts in American life since World War II is the population movement away from the Northeast and Midwest to the Sunbelt, an area stretching from the Southeast over to California. Joel Kotkin suggests some of these trends are changing, particularly an increase in the flow of people out of California:

Nearly four million more people have left the Golden State in the last two decades than have come from other states. This is a sharp reversal from the 1980s, when 100,000 more Americans were settling in California each year than were leaving. According to Mr. Kotkin, most of those leaving are between the ages of 5 and 14 or 34 to 45. In other words, young families…

So if California’s no longer the Golden land of opportunity for middle-class dreamers, what is?

Mr. Kotkin lists four “growth corridors”: the Gulf Coast, the Great Plains, the Intermountain West, and the Southeast. All of these regions have lower costs of living, lower taxes, relatively relaxed regulatory environments, and critical natural resources such as oil and natural gas.

Take Salt Lake City. “Almost all of the major tech companies have moved stuff to Salt Lake City.” That includes Twitter, Adobe, eBay and Oracle.

Then there’s Texas, which is on a mission to steal California’s tech hegemony. Apple just announced that it’s building a $304 million campus and adding 3,600 jobs in Austin. Facebook established operations there last year, and eBay plans to add 1,000 new jobs there too.

Kotkin attributes a lot of this to political and social change in California that is threatening the middle class. I wonder if we could look at this in a more positive light rather simply in the negative light Kotkin, a self-admitted “Truman Democrat,” paints California: these other states and areas may just have competitive advantages that they didn’t used to have. For example, the story behind California’s growth is well-known: gold rushes, available land, the rise of Hollywood in the early 1900s, government help such as the opening of military bases and defense contracts and highway construction, the growing connections between the United States and East Asia (Japan, China, Korea, etc.), and the weather. Places like Texas and Salt Lake City have learned how to compete against these factors and offer a different vision of the “good life” that is now appearing more attractive to residents and corporations.

I also wonder if there is a cultural story here. California was the place to go for decades. It was the land of sun, innovation, and fortune. In other words, it was “the cool place to be.” This same story isn’t as appealing today, particularly to conservatives who think of California as a liberal bastion. I don’t think Salt Lake City will acquire the same kind of cultural allure as Los Angeles but it is appealing to some who are looking for a different American narrative. Additionally, places like Austin and other “creative class” communities (Birmingham, AL as another example) offer enough “cool” without having to go to California.

h/t Instapundit

There goes the neighborhood, vacant suburban lot full of dandelions edition

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As I was walking near campus, I spotted a yard that may just be in many suburbanites’ nightmares: a vacant corner lot full of dandelions.

DandelionLawn

Granted, these dandelions might be temporarily in bloom but this is a potential disaster for many neighboring yards. Even worse, this yard sits at a corner on full display. Interestingly, the lot also contains a “for sale” sign. Does the sight of dandelions discourage anyone from purchasing it? Would it better to have a barren yard than this spectacle?

It can be hard and laborious to fight off the dandelion scourge if others around you don’t keep up. The picture isn’t quite wide enough to show it but there is a very clear line where the yard to the right begins because of the absence of dandelions. How long can that pristine yard to the right hold out? My neighborhood has some similar issues; when dandelions are in full bloom, on windy days the air can be full of white seeds blowing around. I’ve had to act as a dandelion vigilante, digging out the root at first sight of the yellow bloom. Until this point, I’ve been able to keep things under control without herbicide but that would be much more difficult if I lived next to this lot. Is there a proper etiquette or protocol to follow in order to get a nearby homeowner to tackle the dandelions in their own lawn?

And thus continues the battle between suburbanite and nature, man versus weed. When homeowners are not vigilant, all lawns can suffer.

(I think this issue is related to one I raised a few weeks ago: it may not be a pretty sight if everyone lets their dog use the common areas in a neighborhood for a restroom.)

The Thomas Kincaide housing development in Vallejo, California

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With the recent passing of Thomas Kincaide, one columnist takes a look at a development in Vallejo, California built with Kincaide’s name on it:

Named the Village, a Thomas Kinkade Community, it promised residents a “vision of simpler times” with “cottage style homes that are filled with warmth and personality.” Its slogan: “Calm, not chaos. Peace, not pressure.”…

The homes in the Village look a lot like other tract homes in Hiddenbrooke, but with Kinkadean touches such as steeply gabled roofs covered in faux-slate tile, gingerbread trim, front porches and stone facades.

Residents see their homes and neighborhood as unique and distinctive.

Teri Booth, an original owner, says she bought her home because “it didn’t look like every other McMansion.”

Homes here average 2,400 square feet. The four models were named after Kinkade’s daughters – Merritt, Chandler, Winsor and Everett. The styles might be described as pseudo Victorian, pseudo French provincial, pseudo New England cottage and pseudo arts and crafts.

The streetlights (electric) look like Kinkade’s gaslight logo and the walkways (stamped concrete) resemble cobblestones.

This reminds me of the Disney-built Celebration, Florida and Martha Stewart homes. Some homebuyers are looking for a distinctive house, a world of not “every other McMansion” but rather a Thomas Kincaide McMansion! (Interestingly, this article suggests that the Kincaide homes are a pastiche of styles, a common complaint about McMansions. These homebuyers also seem to like being tied to a famous person or company. Perhaps this is reassuring or perhaps it means that there might be a bigger market for the homes as they are distinctive. (Alas, as the article suggests, home prices in a Kincaide neighborhood can fall as well.) The Village also seems to promote nostalgia and traditional neighborhood life, as do many other developments and builders.

Why have just a painting when you can buy a Thomas Kincaide house?

Sociology grad student taking photos of Chicago’s demolished buildings

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The Chicago Tribune has an interesting profile of a sociology graduate student who photographs buildings that the city of Chicago is about to demolish:

Since January, Schalliol, who is working on a sociology doctorate at the University of Chicago, has been documenting the city’s demolitions with photographs…

But even the worst houses, the ones that aren’t worth the work to keep, give Schalliol pause.

“There isn’t a time,” he said, “when I look at a building that I don’t think, gosh, this is a waste.”

He feels that most acutely in wealthy neighborhoods, such as Lincoln Park and Lakeview, where nice old homes that in a different place or era would be coveted as vintage jewels are routinely torn down merely to make space for mansions and big condo developments.

He photographs them all with equal care, with appreciation and attention to detail, the way you might dress a corpse for burial.

“I want to respect the people who made the building,” he said, “who maintained it, who lived in it. I want to see the building not just how it is, but how it was.”

I wonder what Schalliol will do with all of this, particularly if it is for more academic purposes. I think there is a lot of potential here: buildings are a kind of collective memory. Styles of architecture, the people who live, work, and meet in them, and the collection of buildings in a neighborhood constitute particular social worlds. When the buildings disappear because of old age or disrepair, that social world disappears as well. For example, the demolition of the public housing high-rises in Chicago and many other American cities may be beneficial in reducing concentrated poverty but it also helps remove the concepts of poverty, race, and related issues from the immediate reach. (To be clear, this is likely exactly what some wanted – get rid of the high rises so the problems aren’t so visible. Unfortunately, this doesn’t deal with the root issues.) It can be easy to simply build something new in place of something old but this does help cover up what came before.

At the same time, I also don’t believe that all buildings should simply be preserved because they are old. Should Brutalist buildings be preserved to remind us of a particular architectural moment? Deciding what buildings should stay and go is a complicated process but at the least, I approve of people at least recording by photograph what buildings used to stand in particular locations.

Urban Decay cosmetics

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As an urban sociologist, I am always interested to examine popular depictions of cities and suburbs. So I was intrigued when I found this advertisement for Urban Decay in the Sunday newspaper:

According to the ad, this line of cosmetics includes products like “Sin Eyeshadow Primer Potion” and “All Nighter Makeup Setting Spray.”

Here is the story of Urban Decay:

Our story opens 15 years ago, when pink, red, and beige enslaved the prestige beauty market. Heaven forbid you wanted purple or green nails, because you’d either have to whip out a marker, or risk life and limb with that back alley drugstore junk. Flying in the face of this monopoly, Sandy Lerner (cofounder of Cisco Systems) made a bold decision: if the cosmetic industry’s “big boys” couldn’t satisfy her alternative makeup tastes, she’d satisfy them herself.

Fatefully, Sandy’s business manager, David Soward, introduced her to fellow visionary Wende Zomnir. A creative businesswoman (and makeup addict almost since birth), Wende also recognized the color void and determined a shake-up was in order. Over high tea, the two forged a pact that led to renegade nail polish mixing sessions in Wende’s Laguna Beach bungalow. Sandy, David and Wende unleashed Urban Decay in January of 1996 with a line of 10 lipsticks and 12 nail enamels. Inspired by seedier facets of the urban landscape, they bore groundbreaking names like Roach, Smog, Rust, Oil Slick and Acid Rain. The first magazine ad queried “Does Pink Make You Puke?,” fueling the revolution as cosmetics industry executives scrambled to keep up…

Our ever-expanding global presence proves what Wende and Sandy always knew – makeup wearers everywhere crave alternatives, hence our longevity well past the death of 90s grunge. In the US, hundreds of UD products now fill purple shelves at Sephora, Ulta and Macy’s, as well as the virtual pages of Beauty.com. Growing numbers of retailers in Canada, the UK, France, Italy, Spain, Singapore and the Middle East stock our line, too. And although UD fans around the world might approach our products in wildly different ways, we’ve noticed they share an independent spirit that unites them…

We’ve now become the largest independently owned color cosmetic company in the United States. Our moms are proud. “Urban Decay” is no longer such a crazy name for a makeup company. And young women today have never known a world where they couldn’t get purple nail polish over the counter. Mission accomplished.

What is interesting to me is the commodification of a particular location and style. The name brings back images from the mid-twentieth century as many Americans fled large cities for the cleaner, greener, and safer suburbs. Governments responded by clearing urban blight and instituting programs of urban renewal. Today, urban decay is more fashionable. It seems gritty and authentic – see the passages above about the banality of pink and how darker colors subvert these ideas. It brings to mind ideas of adventure, being a renegade, standing out from the crowd. Perhaps it is tied to ideas of gentrification and finding the exciting yet improving parts of cities. Think of places like Times Square that just a few decades ago were seedy locations and even with the glitz and glamor of today still retain some of this urban excitement that simply can’t be replicated in the shopping mall or on Facebook. And, of course, you can have all of these ideas if you are simply willing to spend a little money on a line of cosmetics.

Is there a suburban alternative to this, something like Suburban Passion or Desperate Suburbs?

Ruminating on the American parking lot

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Here is part of a review of a new book that discusses better ways to design large-scale parking lots:

Mr. Ben-Joseph does offer some parking-lot success stories, few that there are. He introduces us to the Herman Miller factory in Cherokee County, Ga., whose segmented, 550-car lot is sympathetically integrated into the surrounding woodscape. He also approvingly notes the canopied car plaza in front of the Dia:Beacon Museum in Beacon, N.Y. (a collaboration between American artist Robert Irwin and the architecture firm OpenOffice), where the angled planters separating the parking spaces point the way to the museum entrance. Renzo Piano, redesigning the old Fiat Lingotto factory in Turin, Italy, took a similar approach, creating dense and splendid colonnades of trees…

Mr. Ben-Joseph is also guilty of sociological overreach. “Parking lots are a central part of our social and cultural life,” he writes, calling them “a modern-day common.” Wait, what? They are? Yes, teenagers gather in parking lots for one rite of adolescence or another: fighting, racing, dancing. True, community farmers markets spring up over the weekend in business and municipal parking lots; tailgating is a ritualized feasting before sporting events; RV drivers form impromptu villages in Wal-Mart parking lots, a practice known as “boondocking.”

But these interactions happen despite the forbidding nature of open parking lots, not because of them. I find parking lots to be intensely anti-social. I do not engage with strangers on my way to or from the car, and because these tracts are typically shelterless, there is no architectural cue as to where to congregate even if you wanted to. One can’t let go of a child’s hand in a parking lot for even a second. If you’re in a car, a parking lot is an obstacle course to negotiate. If you’re on foot, it’s a place to escape unscathed.

Surface parking lots don’t have to be the minimalist slabs of nowhere-ness we’ve grown accustomed to, Mr. Ben-Joseph suggests. Maybe. And yet there are few signs that this aspect of our infrastructure will get much better anytime soon. For now, I was glad to reach my car and drive away.

I think you could make a case that parking lots really do matter beyond what kind of social activity takes place in them. Thinking more broadly, parking lots represent the American love affair with the car and development based around driving. The zoning laws about the required number of parking spots suggest that one of the worst things we can imagine in everyday life is the lack of an easily available parking space. Shopping malls and big box stores and fast food restaurants are dependent on these giant lots. In cities, parking lots are often profitable holding operations until the land is profitable enough to justify a large development. Overall, the big parking lot is emblematic of a whole lifestyle built around cars and trucks that took over America starting in the 1920s.