The difficulties in changing bedroom suburbs into vibrant mixed-use places

Posted on by

What does it take for a bedroom suburb – the stereotypical placeless home to subdivision after subdivision – to change into something else? Here is a quick summary of the efforts in one Chicago suburb:

Bartlett was a typical “bedroom” community — people who worked in downtown Chicago took the train back and went straight home. The Metra station used to be surrounded by industrial buildings, said Tony Fradin, the village’s economic development coordinator. There was no reason to hang around downtown, and no practical way to avoid driving everywhere you needed to go.

The process of transit-oriented development, like the growing of a sapling into something that will provide shade, takes a long time and a lot of patience, said RTA and village officials. Bartlett got started by putting more development near its Metra station in 2005, replacing the obsolete industrial buildings with three-story condominiums and two-story mixed residential and retail space near the train. The complex includes the popular 2Toots Train Whistle Grill, which carries customers their food on a model train, and O’Hare’s Pub, which offers live music. The developments were backed by a tax-increment financing plan…

But the recession put a stop to further development. In 2013, Bartlett tried again to improve its downtown, applying for an RTA grant in 2014, and completing its TOD plan late last year, said Fradin.

Fradin said Bartlett hopes the plan, which includes ideas to improve pedestrian safety such as new crosswalks, will create a more urban, “walkable” feel. Bartlett plans to market a 1.8-acre site across from the Metra tracks and hopes to attract a developer in the next year or two for a high-density residential building, as outlined in the TOD plan. Another possible development site is a 5-acre, Metra-owned patch of land directly adjacent to the tracks, which Metra has held for years for possible parking.

Three things stand out to me from this example as well as the efforts I have observed in my research of suburban communities:

  1. These redevelopment efforts take time. The story above cites 2005 as the starting point of this kind of development and the suburb is still working at it twelve years later. One or two significant buildings or developments might be exciting but more is likely needed. The transformation of downtown Bartlett could take decades.
  2. Not all bedroom suburbs will be successful in developing a vibrant downtown, even if they follow all or many of the steps that characterized other successful suburbs. Sometimes it works but a lot of things – including internal decisions as well as outside forces that are beyond the control of a suburb – have to go right.
  3. Even if this more vibrant, around-the-clock downtown develops, it would be interesting to see what happens to all of the community since many do not live right downtown. Do these new developments around the train station cater primarily to young professionals? Do people from the edges of Bartlett regularly go to their own downtown or do they seek out other suburban spots (like Elgin or Woodfield/Schaumburg or the I-90 Corridor)? Do all residents want the quiet character of their bedroom suburb to change or feel that resources should be diverted toward

Facebook’s goal: build community, help people find purpose

Posted on by

This story tracks Mark Zuckerberg’s language about community and the purpose of Facebook. There has been a recent change:

But when 2017 arrived, Zuckerberg immediately began talking about Facebook “building community.” In February, he wrote a massive post detailing his vision to “develop the social infrastructure to give people the power to build a global community that works for all of us.”

We now know that sometime in late 2016, Mark Zuckerberg directed some new questions at his employees. The company had noticed that there was a special subset of Facebook users, about 100 million of them. These were people who had joined “meaningful communities” on the service, which he defined as groups that “quickly become the most important part of your social-network experience and an integral part of your real-world support structure.”..

This marks the first mention of “meaningful communities” from Mark Zuckerberg. In the past, he’d talked about “our” community, “safe” community, and the “global” community, of course. But this was different. Meaning is not as easy to measure as what people click on (or at least most people don’t think it is)…

But the route to a “sense of purpose for everyone is by building community.” This community would be global because “the great arc of human history bends toward people coming together in ever greater numbers—from tribes to cities to nations—to achieve things we couldn’t on our own.”

I could imagine several possible reactions to this new message:

  1. Cynicism. How can Facebook be trusted if they are a company and their primary goal is to make money? Community sounds good but but perhaps that is what is customers want right now.
  2. Hope. Facebook began in the minds of college students and now has billions of users. This has all happened very quickly and alongside a number of social media options. While traditional institutions (particularly those related to the nation state) seem to struggle in uniting people, Facebook and other options offer new opportunities.
  3. Indifference. Many will just continue to use Facebook without much thought of what the company is really doing or trying to figure out what they can really get out of Facebook and other platforms. They just like having connections that they did not used to have.

Given that the messages on connecting people and community has changed in the past, it will be interesting to see how they evolve in the future. In particular, if Zuckerberg wants to get more involved in politics, how will these ideas change?

The permanent placelessness of suburbs

Posted on by

Can suburbs provide permanence or a sense of place?

Fortunately, the perils of mobility have not gone unrecognized. Those who care about place, permanence, and civil society have taken up the argument for remaining in one’s hometown. Justin Hannegan, writing in The Imaginative Conservative, presents a compelling case for hometown living, urging Americans to consider that “perhaps permanence—the guardian of family, tradition, practical wisdom, environment, and culture—is worth it.”

But what happens when suburbia is our place? The explosion of the suburban model of development in the postwar period has put record numbers of Americans in the uncomfortable position of having no other place than placeless suburbia to call home. By some estimates, as many as 53 percent of Americans describe their residential area as suburban. Adolescence in suburbia has become such a common experience that it now pervades our pop culture, as the familiarity of the references on (and, frankly, the mere existence of) Buzzfeed’s list here shows. The ubiquity of suburban modes of development has pitted the ideals of permanence and place against each other.

The inverse of Kauffman’s question, then, becomes arguably more pressing for those who value permanence and place: Why not just move from your manicured suburb with high average SAT scores to a small town (or city neighborhood) with a built environment much more conducive to fostering civil society? It seems many millennials are making the gamble to do just that, as demand for walkable, mixed-use developments is on the rise, and increasing numbers of city dwellers are eschewing the previously obligatory flight to the suburbs as they start families.

Yet is this really the solution to the ails of suburbia? As much as flight from suburbia may help to mitigate the aforementioned obstacles to a robust civil society, it will also trigger the malevolent effects of rampant mobility. It’s quite possible that those who settle in small towns or city neighborhoods from the suburbs will develop a sense of rootedness in their new place. But in doing so, local and familial ties to place are necessarily severed, which simply further atomizes American life. Mobility, even if undertaken with the intention of building community, is by its very nature an act of severing previous communal bonds.

This is a question that has plagued suburbs for decades: do they have their own unique and enduring qualities even though people regularly move in and out and their physical form looks similar to other suburban places?

I think this conflates two issues: (1) mobility and (2) whether suburbs are truly places. Regarding mobility, Americans are historically a mobile people (though this has decreased a bit recently). The suburbs were a place where a good number of people moved in and out regularly as they became the primary places for Americans to live after World War Two.

The second issue is trickier. I suspect much of this idea comes from critics of the suburbs. Such refrains began decades ago as mass produced subdivisions and suburbs (though the Levittowns put together by one builder were the exception, not the rule) became more common. All the similar-looking houses within new suburban street patterns were assumed to lead to conformity and a lack of individualism. Later critiques added that such places were not all that social: even with plenty of families and children living near each other, social ties were limited. (There is more academic support for this second claim: see The Moral Order of a Suburb.)

Yet, this does not necessarily mean that suburbs have no place to them or lack permanence. I’ll bring up two points of evidence from my own research to counter these. First, different suburban communities do indeed have different characters as a result of numerous decisions made by local officials and residents. See my study “Not All Suburbs are the Same.” Second, suburbs do have permanence. The oft-criticized postwar suburbs are now at least several decades old but many having already passed the fifty year mark. Additionally, numerous other suburbs were founded prior to World War II and have longer histories. For a case study of one such suburb, see my study “A Small Suburb Becomes a Boomburb.” Even these transient suburbs have unique features accrued over decades.

As a final thought, the final two paragraphs cited above suggest that moving to either small towns or city neighborhoods would provide residents a stronger sense of place and permanence. I am not so sure. A good number of Americans think of their suburbs as small towns. Plus, urban neighborhoods often involve a good amount of change. Simply having more history or time as a place does not necessarily mean that a sense of community organized around this occurs. Placemaking is a process in cities, suburbs, and small towns that for a variety of reasons happens more or less in different locations.

In the end, suburban communities do not have to be placeless. This is one way to look at them but I’m not sure it is a sentiment shared by many suburban residents nor is it something that worries them if they do acknowledge it.

Closing the blinds when showing home interiors on HGTV

Posted on by

I watch my fair share of shows on HGTV and I recently noticed something: many of blinds or shades are closed when the interior of the homes are shown. This could be for multiple reasons:

  1. Lighting issues. Windows can produce glare either from interior or exterior lighting.
  2. The shows may be filming at night. Looking out into blackness is not that appealing.
  3. Blocking off the windows means the show can emphasize the interior and perhaps particularly show new window treatments.

These are good reasons to cover the windows. Yet, it strikes me that taking this action means the private nature of the home is emphasized even more. HGTV homes tend to emphasize the actions of the nuclear family inside the new home. Sometimes, the yard is really important to the homebuyers or homeowners but even then, the exterior is far less important than the interior spaces where it is presumed the family will spend more time.

Additionally, blocking off what is outside the windows ignores one of the most important features of homes: location, location, location. HGTV shows spend little time showing the neighborhood. Again, even when the characters are really tied to a location or neighborhood, this is primarily conveyed verbally and then the rest of the show focuses on interiors. Thus, not only do we not see much of the neighborhood, we also do not always see what the homeowners would see out their own windows.

All of this makes more sense when it is placed into the larger context of the American ideal of a single-family home on its own plot of land inhabited by a nuclear family. This is a powerful ideal, particularly for HGTV’s target demographic.

 

 

Self-driving cars could benefit suburban residents the most

Posted on by

While reading an article considering what daily life may be like with autonomous vehicles, a thought hit me: suburbs – compared to cities and rural areas – will benefit the most from self-driving cars. Sure, cities could remove a lot of cars off the streets and enhance pedestrian life. Rural areas could benefit from easier driving and trucking. Yet, as far as daily life is concerned, not having to pay attention to driving could help suburbanites the most as so much of their life involves driving from one place to another.

Here are the primary advantages of self-driving vehicles for the suburbs:

1. The commute to work changes as passengers can now work or relax or sleep on the way.

2. The other various trips in the suburbs now can be more enjoyable (like commuting in #1).

3. Suburbanites do not need to own as many vehicles.

4. Two groups disadvantaged by auto-dependent suburbs – teenagers and the elderly – now have access to transportation.

5. Suburbanites can live even further away from work and urban centers, possibly providing cheaper housing as well as more options regarding what communities they can live in.

6. The cheap goods suburbanites expect from big box stores and online retailers may be even cheaper as retailers and businesses also utilize autonomous vehicles.

7. Suburban congestion and traffic will be decreased due to both the new vehicles handling roads better and a reduction in vehicles (#3 above).

Granted, these reasons might not account for the ongoing costs of driving. For example, suburbanites may not need to own as many cars or may enjoy their regular drives more but roads still need to be built and maintained.

Chicago’s 29 year old white flight reassurance program has paid 5 homeowners

Posted on by

A Chicago program to help protect homeowners on the Northwest side has collected millions of dollars since 1988 and only been used 5 times:

The Northwest Home Equity Assurance Program was enacted via public referendum in 1988 in a bid to prevent white flight in a handful of bungalow belt neighborhoods. A tax-based fund was created to guarantee homeowners within its boundaries they would at least get paid the assessed value of their houses when they sold them.

In the years since, every one of the roughly 48,000 homes within its boundaries has kicked in a few extra dollars each year on its property tax bills to the equity fund. As the Chicago Tribune reported in May, the program has paid just five claims by homeowners who couldn’t sell their houses for the assessed value while amassing $9.57 million in two accounts…

Bucaro, who like other board members receives no salary, cautioned against starting to make home loans. The organization has neither the expertise nor the staff to figure out how much money it’s appropriate to lend people or to assess the risk of such loans…

Bucaro said the Northwest Home Equity Assurance Program has somewhat been a victim of the housing success in the neighborhoods it covers, since most people simply get more than the assessed value of their homes when they sell. Maybe the program has outlived its usefulness as a bulwark against white flight, he said.

I do not know the details of this program but it sounds like the money was simply not necessary. Even as Chicago still feared white flight in the 1980s – and the decades after World War II led to a significant population decrease in the city – the home prices in these neighborhoods did not fall. Even as numerous Chicago neighborhoods changed from white to black after 1950, the Northwest side did not. The neighborhoods in this area are still primarily white (though the Latino population has grown).

One ongoing issue is what will happen to this money but another is when the city of Chicago will officially put an end to a white flight deterrence program.

Owner wants his shopping mall to be a community space and have a giant monument to The Ten Commandments

Posted on by

Shopping malls are interesting spaces as they are devoted to consumption and yet often operate like public spaces (though they are not). One Texas mall owner has some interesting ideas for his renovated mall near Dallas:

Odessa businessman John Bushman wants to turn the mall into a community space where people can find some “peace and love” in the Ten Commandments, hear some local musicians perform live and take in a giant wave of a 30-foot-by-60-foot American flag outside.

All of Bushman’s other businesses — hotels in Texas, Colorado and New Mexico, other shopping centers and a Chickn4U restaurant in Odessa — display the Ten Commandments engraved on 800-lb stone tablets. In Dallas, he owns the MCM Elegante Hotel and Suites on W. Northwest Highway…

He wants Vista Ridge to be a “wholesome family place” and he said, this time of year that includes Santa who will arrive at the mall on Saturday with free family photos to the first 100 customers. The mall has new Christmas decorations…

Bushman agreed it’s unusual for a mall to display religious messages. But he thinks it will work in the big city as well as it does in West Texas.

Only in Texas? Only in America? Perhaps it is fitting to mix essential tenets of the Judeo-Christian tradition with America’s other great love: shopping.

More seriously though, shopping malls are going to extra efforts these days to bring in visitors and shoppers. This is one way to go: provide family-friendly entertainment and regularly host community groups and events. The second option is mentioned later in the article by a local detractor (who seems to think this strategy is not one befitting of a nicer suburban area): go for upscale stores and trendy restaurants to create a vibrant and glamorous scene.

If shoppers had the opportunity to go to a mall like this with giant Ten Commandments versus shopping elsewhere, how many will go out of their way (in practice and not just intentions) to go to the mall with the religious objects? How much will this boost sales?

“Epic Fail”: demolishing Charlestowne Mall for housing units

Posted on by

A failing suburban mall is slated to be turned into residential units – and it is has a humorous/sad sign in its empty corridors:

A handful of mall walkers represent the only foot traffic. There are faint signs of music emanating from a fitness center. A poster inside a former store directory sign displays what might be a fitting epitaph: “Epic Fail,” it reads.

The words in the World Wildlife Federation poster are a plea to preserve freshwater sources. Right now, St. Charles officials are more interested in protecting the economy on the east side of the city. It’s been six months since the mall owners provided the public an update on their mission to revive the site.

Mall representatives in May told city officials it’s time to abandon the idea of rejuvenating the mall by attracting new stores. Instead, they’ll keep the movie theater, Von Maur and Carson Pirie Scott. They will demolish all but 150,000 square feet of the structure to make way for 155 townhouses on the north end of the property and 256 apartments on the east end…

Rogina said Krausz would “engage a large, national residential developer” to handle the apartments and townhouses. He declined to name the residential developer since the deal may not yet be complete.

While this could be a good illustration for the overbuilding of retail around the turn of the 21st century (the shopping mall will be gutted even though a number of the surrounding businesses – including Walmart, Target, and numerous restaurants – will live on), it could turn into a good example of retrofitting suburban spaces. Adding residential units to this property could help create a vibrant location where residents can walk to a movie theater, stores, and eateries. Imagine a mixed-use area where once stood a solitary shopping mall surrounded by large parking lots.

At the same time, I could imagine how constructing these housing units could turn out poorly. Two things, in particular, could be problematic. First, the new housing units may be constructed in such a way to be completely disconnected from the existing uses. The opportunity to create a mixed-use, walkable environment could easily be lost. The suburb would end up with a case where walking is inconvenient or even strongly discouraged. If this happens, it is similar to the construction of many other suburban housing units: they exist in private realms. Second, the housing could turn out to be luxury units or expensive housing. St. Charles is a fairly wealthy suburb and the developers may want to make units for young professionals, young families, and empty-nesters or local retirees. Yet, this suburb – like many others – needs more affordable housing and the location near a lot of retail options could be nice for those who do not want to have to rely on cars all the time. (Granted, if they want to get to central St. Charles, a car is needed.)

Douglass: humans may not be able to adapt to cities but suburbs could work

Posted on by

Church researcher Harlan Paul Douglass concludes his 1925 work The Suburban Trend with his ideas about human nature and cities:

Human nature, all agree, is capable of a certain measure of adaptive elasticity. Village life, which was its typical form of civilization up to the beginning of the era of steam-driven machinery, little more than a century ago, was not, so far as determined, an undue strain upon it. The city does overstrain human nature, and relief must be looked for in the direction of the village. JUst how far back, then, is it necessary to go? Perhaps no further than the suburbs, and to a different balance between the urban and rural elements in civilization. One cannot prove just where the broken ranks of civilization will hold even if it is possible to rally them again. But it is worth trying along this line. (p.311)

Four quick thoughts:

  1. Here in the second decade of the twenty-first century in the United States, it is hard to remember how big of a social change the move to large cities is. It changes everything for social relationships. It is still happening in numerous parts of the world as rural life is disrupted by huge flows of people to large cities. And even in the United States and the Western world, in the limited time of recorded human history, this urbanization happened not long ago.
  2. Given #1, it serves as a reminder of how quickly we have adapted to big city and surrounding suburbs life. This is all relatively new yet we take it for granted.
  3. Douglass hints at the work of others like Simmel who were also concerned about whether humans could survive in big cities. Few urbanists would raise such concerns now; instead, cities are often held up as the solution to numerous social problems. Humans are indeed adaptable.
  4. At the same time, Douglass does presciently hint at the appeal of suburbs for many Americans. It may not be cities themselves that are the problem – many Americans left cities for issues such as race, social class, and immigration – but in the decades after this book was published, the suburbs became the home for a plurality of Americans.

 

Three major challenges facing tiny homes and their owners

Posted on by

Given that tiny houses have not exactly taken off, here are three possible reasons why:

The concept is appealing, but in truth, people have found it challenging to locate places where they can permanently park their home on wheels. It has become an issue in many communities, as homeowners worry that the character of the mobile homes will diminish their property value. Locating the perfect site can be easier in rural areas.

Another dose of reality has come in the form of human behavior. It turns out that for some of the people appearing on the various HGTV programs devoted to tiny-house living, the strain of living in such tiny quarters has surfaced. As we see with follow-ups, some couples cannot manage to live in 300 square feet together, and one moves out.

Additionally, when compared with the lifestyle of an urban micro-unit, rural or suburban settings are more restrictive. In the city, for example, people can get to a pub, cafe or coffee house in minutes simply by walking out the building’s front entrance and down the block.

These are three important challenges. The first and third discussed above seem related to me: it may take a significant amount of time before communities develop zoning and planning that allows for tiny houses. Current residents might view them as threats not only because are they mobile but also because the homes are also significantly cheaper than many other kinds of housing units. In the best case for tiny homes, communities would allow them to fill in spaces between existing buildings and units. This would increase density and possibly provide more tax revenue. In the worst case, tiny houses will be excluded from many desirable locations, contributing to the third issue above where the advantages of a tiny home and budget may be combined with needing to drive everywhere.

As for the second issue above, Americans like their (1) personal space and (2) space for lots of stuff. Tiny houses do not have much square footage for either. In a perfect world, the tiny house might be located in a vibrant urban or suburban area where the owner(s) could spend a lot of time outside the unit (taking advantage of third and public spaces like coffee shops, parks, and libraries). Without those nearby amenities, a tiny house might simply not offer enough separation from others. Additionally, a tiny house likely requires an owner to do without many things. This could be overcome through a variety of methods – living near family and friends with whom one could share, storage units, or a barter or sharing economy – but this requires more work and resources.

All of these problems might be solved eventually but it will take time.