How many communities in the United States have histories we should know?

After seeing SNPJ, Pennsylvania on the map and recently reading Radical Suburbs by Amanda Kolson Hurley (recommended), I thought about this question: how many more histories of communities in the United States should we know? SNPJ appears to have a unique background and purpose and Hurley considers multiple suburbs with different visions of what a suburban community could be. But, there are thousands of communities in the United States – are they all unique enough to pay attention to?

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One way to consider this is to think about patterns in we might pay attention to some communities and not others. In the United States, population size and growth is often emphasized. Bigger places often receive more attention and their unique histories and features are more known. At the same time, it takes efforts by numerous actors for history to become known and narrated over time. Discrimination, a lack of power, and limited resources mean some histories are not as known.

There is certainly value for people living in a community to know their own local history. I have written about seven steps for knowing your suburb and how to take additional steps. This local knowledge can help longstanding members of a community, new residents, and visitors. It can take some digging to hear multiple voices, see what is told and not told, and think about how a community came to be.

In the next post, I will explain why I see value in both larger categories – such as examining suburbs as distinct places compared to cities and rural areas – and looking at specific histories and characters of communities. In my own work, I found linking these two levels can provide further insights into places and experiences within them.

Seeing the community SNPJ on a map

On drives from the Midwest to locations further east, we often pass a community with an interesting name: SNPJ, Pennsylvania. This is an unusual name. No vowels. An acronym? A misprint? Wikipedia suggests this is an unusual place with just 15 residents:

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S.N.P.J. stands for “Slovenska Narodna Podporna Jednota” (Slovene National Benefit Society), a fraternal society and financial co-operative based in North Fayette, Pennsylvania. The society applied to have their 500-acre (200 ha) recreation center in western Pennsylvania designated as a separate municipality in 1977. The S.N.P.J. borough was created so that the society could, among other things, get its own liquor license. North Beaver Township, the municipality in which the center was originally located, restricted the sale of alcohol on Sundays (blue law)…

It is more of a recreation complex than a community, and has 60 rental cabins, 115 mobile home slots, and an artificial lake. It is open to the public as a summertime resort and facility for bingo, weddings, and dances. Members of the society get a discount on the events.

Wikipedia offers few additional details but there is enough here to hint at an interesting history: a fraternal group for a white ethnic group, efforts to bypass liquor laws, providing recreational opportunities, and very few permanent residents.

This leads to the post for tomorrow: how many communities across the United States have unique histories worth knowing? How many communities are like SNPJ and does it matter if there are just a few or a lot?

Places that represent America, in memes and other forms

Ohio is a running meme in social media:

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According to Know Your Meme, treating Ohio as a joke started in 2016 after the meme “Ohio vs the world” went viral on Tumblr. User @screenshotsofdespair posted a photo of a digital marquee in an unknown city that read, “Ohio will be eliminated.”

At the time, the joke was Ohio was secretly plotting to take over the world, hence the photo calling for its silencing. By the time 2020 rolled around, jokes about the state had evolved…

Now, most memes about the state are saying “so Ohio” or “only in Ohio” about something bizarre or random. It’s usually tied to images, GIFs or videos that highlight something ridiculous. The memes imply that Ohio is a place where strange things happen. Ironically, it’s actually been named one of the “most normal” states in the U.S.

Describing the internet trend, Know Your Meme explains how the memes have essentially re-branded Ohio. Now it is “an American middle place, existing as a capitalist wasteland of chaos and mayhem, akin to creepypastas, lore and randomness, becoming an imagined epitome of American signifiers such as Breezewood, Pennsylvania.”

The Ohio memes have become so near-constant that they’ve taken on a life of their own. To date, the hashtag #Ohio has 33 billion views on TikTok, while #OnlyInOhio has about three billion. In some cases, people have made memes about the memes.

I am intrigued by this idea of particular places embodying America, whether normal or weird. Breezewood? I look forward to driving by it several times a year. The Midwest as the “heartland”? In the sociological tradition, how about “Middletown” and the long set of studies devoted to this community (which was Muncie, Indiana)? Or, what about the claim that Chicago is the most American city? Or, the idea that one can see real America at Walmart or at an emergency room on a weekend night? Perhaps this has a long tradition, even if it is now taking the form of memes.

And then there could be places and communities that are known but cannot embody all of America. Could New York City all about America or does its status as the leading global city and its particular history and character mean that it cannot embody all of the United States? (Perhaps normal American cities are Cleveland.)

Suburbs as diverse, welcoming to all (but not criminals), and open for business

The village president of Oak Brook touted the suburb’s approach to crime as part of its success. He ended the op-ed with this:

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Oak Brook is a diverse community, welcoming to everyone except criminals. We’re open for business!

A little bit more on each of the three pieces of diversity, welcomes, and business activity.

Regarding diversity, the U.S. Census Bureau QuickFacts say the community of just over 8,000 residents is 61.8% white, 30.3% Asian, 4.5% Hispanic or Latino, and 0.6% Black or African American. The median household income is $146,409, the median housing value of owner-occupied units is over $801,000, and the poverty rate is 4.9%.

Many suburbs say they are welcoming and few, if any, would say they welcome criminals.

The community has plenty of business activity as it is home to Oakbrook Center and numerous offices along I-88.

Is this formula – diversity + welcoming + business – the secret to suburban community success? Or, is this a viewpoint from suburbs with certain features and character?

How the discussion might go regarding 700+ empty acres in the middle of suburbia

A new large plot of land may soon be available in the middle of Lake County, Illinois. What should go there? Here is an early idea:

The family that owns the Chicago Blackhawks wants to turn more than 700 acres of farmland it owns near Mundelein into a housing, commercial and industrial development, village officials confirmed.

If the Wirtz family’s vision becomes reality, the land would be annexed into Mundelein and become the largest development by acreage in Lake County, Village Administrator Eric Guenther said.

“This is a big deal,” Guenther said. “(It) could prove to be a very extraordinary development for Mundelein, the Wirtz family and Lake County as a whole.”…

Guenther declined to detail the family’s specific plans for the land. They will be unveiled to the public at the village board’s Dec. 12 meeting.

Given what I have seen regarding suburban development, here are some of the steps to come and the common responses from involved actors:

  1. The landowners will bring a plan to the municipality that maximizes or at least includes a lot of profit through developing the land.
  2. The Village of Mundelein will receive the proposal and work on it through elected and appointed officials plus professional staff.
  3. There will be public hearings regarding the property and proposed plans.
  4. Community residents will chime in with a variety of concerns, including regarding traffic and noise. The local school district and other actors will wonder how new development will affect local services and amenities. The village will want to consider the tax base on how the tax revenues add up from such a property. Some actor(s) will propose keeping the property or part of it as green space.
  5. There will be some negotiations between the developers and the community. This could go relatively quick or slowly, depending on the changes asked for and the vision of the developers. They could happen behind the scenes or be more visible to the public.
  6. Roughly 1-2 years from now a plan will be in place and development can start.

Each of these steps could proceed differently with the potential for plans to move more quickly or more slowly. There is no guarantee that the proposed project will go forward.

However, given the size of this parcel, there will be a lot of interest from everyone about what happens with this land and how this might affect Mundelein – whether it is the community’s character, revenues, or land use – for decades to comes.

How many suburbanites settle for a “bridesmaid suburb”?

I discovered the term “bridesmaid suburb” used in an Australian context:

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A “bridesmaid suburb” is a second-choice postcode and could become a strategic buying trend as ballooning interest rates bite into borrowing capacity…

“Buyers will still have to consider alternatives or the bridesmaid suburbs to their first preference, possibly not because of price but because of diminished borrowing capacity.

”Bridesmaid suburbs are adjacent to higher-profile neighbouring suburbs. They cost less to buy into but share many similarities to the first-pick suburb next door, including access to public transport routes, schools and major shopping hubs…

“A bridesmaid suburb can still allow you to secure a lifestyle with comparable amenities and appeal, and only a short drive down the road.”

While this is used in Australia- a quick Google search suggests this term has been around there for several years – I wonder if it might also apply to suburbs in the United States. Are there many homeowners who would have preferred to live in the most desirable suburb but could not afford it and so settled in nearby communities? There are several assumptions at work here:

  1. Many people want to live in the most desirable suburbs. If supply and demand is the only factor at work, more people wanting to live in desirable suburbs drives up home prices so much that there is not enough housing. Additionally, my own sense of American suburbs is that some of the most desirable and exclusive suburbs also intentionally limit their housing supply to help maintain their character and status. Are there such suburbs that always stand out above any other location in the region and where most people would want to live?
  2. Suburban homeowners want to max out their borrowing capacity and get the most they can – a more expensive home – through their mortgage. People can borrow up to a certain point decided by lenders, but how many go all the way to the maximum allowed?
  3. The exact community in which you live matters less than the clusters of suburban communities you can access. It is less about a particular zip code and more about a cluster of adjacent zip codes. Suburbia offers driving access to a lot of communities so perhaps you do not have to live in a particular place to enjoy the benefits. At the same time, communities that appear similar on certain factors can be quite different in terms of character and everyday experiences.

The Chicago region has a lot of human capital…and the workers have a stronger work ethic?

A recent article discusses the potential workers in the Chicago region and how hard they work:

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“Probably the strongest work ethic of laborers is the folks in the Midwest,” the Houston-based founder of SparrowHawk Real Estate Strategists said, definitely not rhyming. “They’re just, I don’t know what they put in the water there, but they’re hard workers. And so you’ve got a good labor force.”…

Illinois Manufacturing Association president and CEO Mark Denzler recalls a businesswoman who recently moved her small manufacturing operations of about 50-70 workers to Mississippi with the goal of saving on costs. She regrets the decision, he said…

“When I’m around the warehouse workers in the Midwest — Chicago and all these other Midwestern cities — they’re different than the folks in the southeast and the folks in the West Coast. They just have a different work ethic,” he said…

“It would be really hard. I’d be suspicious of anybody who said they can do it,” Bruno said. “But there is this strong experience with work in the Midwest that it’s part of your development. It’s connected to your health and well-being.”

Contrary to the final paragraph above, I bet this could be measured. But, what would it show? And how would workers in Boston or New York City or Atlanta or San Francisco respond to the argument that Chicago workers have a stronger work ethic? Or, within the Midwest and Rust Belt, how about workers in Milwaukee, Cleveland, or Pittsburgh?

This is part of a bigger narrative about Chicago. it is part of its character. Even as it is a global city with an important finance sector and many professional and white-collar workers, it imagines itself as a blue-collar city relying on manufacturing. The loss of manufacturing jobs in the last sixty years hit Chicago hard, as it did many cities, yet the narrative continues.

I would be interested in a more recent study that looks at how residents of the Chicago area think about the purported work ethic. Does the narrative hold across locations, groups, and occupations? Does the idea of “the city that works” extend throughout the region and different kinds of workers?

The importance of a 35 acre property for sale in the middle of the built-out suburbs

What are the stakes when a 35 acre horse farm is for sale in the middle of a mature and built-out suburbia?

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In recent weeks, the Bolger family, which owns the Gladstone Ridge horse farm on Leask Lane in Wheaton, asked area homebuilders for bids to develop the property. And on Tuesday, the Forest Preserve District’s board voted unanimously to authorize district staff to pursue negotiations with the Bolger family to buy the horse farm.

While no purchase price has yet been determined, some recently developed subdivisions in the immediate vicinity have sold for between $275,000 and close to $500,000 an acre, suggesting that the Bolger family could expect to reap between about $10 million and $17 million for the land from a developer…

“We have not expressed an interest in selling the property to the Forest Preserve (District) and hope you are not of a mind to condemn our property,” she told commissioners. “Please value the rights of our private property and practice open communication.” Forest preserve districts use condemnation to purchase land through eminent domain…

Forest Preserve District officials haven’t yet said publicly if they would consider using condemnation powers to acquire the farm now if they are unable to reach an agreement with the Bolger family. And Wheaton officials said that they have not yet been approached by a developer seeking to develop the Bolgers’ land.

It sounds like the property could go two directions right now: (1) sale to a developer, who would likely build expensive residential units in an exclusive residential area, and (2) (forced?) sale to the Forest Preserve who has aggressively pursued property in DuPage County for decades.

More broadly, properties of this size do not come available often in suburbs that are older and largely built-out. Bigger properties tend to be emerge when redevelopment is a possibility. For example, just a few miles away in Naperville is a part of a large office park where a developer wanted to add several hundred residential units. Or, office parks in the I-90 corridor can become mixed-use properties.

This is different than noting decades ago that the last farms were disappearing from DuPage County. At that point, the farms disappeared to new subdivisions that continued the process of mass suburbanization. Redeveloping a horse farm or an office park or another large property now is different: it does not occur under conditions of mass construction, there are neighbors to the property who likely have concerns, and municipalities and other government agencies think carefully about what the next use for a property could be. The character of the nearby neighborhoods and communities are already established yet a sizable redevelopment could alter future experiences. In other words, when larger parcels of land are infrequent, the stakes for getting this right may be even higher.

The factors affecting housing in the Chicago region in 2022

Several experts suggest housing prices will continue to rise in the Chicago area in 2022 but not at the same rate as they did in 2021:

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Rather, changes in home price growth, the supply of homes for sale and upticks in rock-bottom interest rates are more likely to stabilize the market after an unpredictable 2021, they said. That likely won’t mean an end to competition or high prices — and it doesn’t bode well for first-time homebuyers — but the market could ease up compared with 2021…

In the nine-county Chicago metro area, the median home sale price from January to November was $300,000, up nearly 12% over the same months in 2020, according to the Illinois Association of Realtors…

Prices are likely to rise next year, but won’t continue the exponential growth of 2021, said Daniel McMillen, head of the Stuart Handler Department of Real Estate at the University of Illinois at Chicago. Without an influx of new residents to the area or big increases in incomes, that growth will become unsustainable, he said…

Homebuyers are continuing to look for amenities like home offices and workout areas, Melbourne said. Kitchens are a priority. Condo-buyers are looking for bigger units, rather than one-bedrooms.

The pressure from COVID-19 moves will hopefully subside. Then, the more regular patterns in Chicago area real estate might take over again. There are at least several interrelated factors:

  1. Limited population increases in the Chicago region. This reduces demand.
  2. Uneven development within the region where some neighborhoods and suburbs will be popular and others not. Prices will go up in desirable places.
  3. Construction of new residences has been down. What kind of units will be built? If recent trends hold, it will be housing aimed more at wealthier residents. Additionally, these units will be constructed in some locations and not others.
  4. If there is a long-term shift in what homebuyers and renters want from units, does this significantly shift demand? Continued or more working from home has the potential to affect the individual and collective experience of places.
  5. The particulars of certain communities. Communities understand themselves as having certain characters and prioritize particular goals. Local regulations could incentivize or discourage certain kinds of development.

There are numerous factors affecting housing to pay attention to amid changing conditions.

Design standards, paint, and appearances in a suburban downtown

A new business in downtown Naperville chose a different paint job compared to nearby establishments and this led to some discussion:

Members of the city’s planning and zoning commission gave a chilly reception to the freshly painted exterior at JoJo’s, a self-described “next generation diner” with milkshakes, milk and cookie flights and diner classics that’s scheduled to open this month at 5 Jackson Ave.

But because JoJo’s adhered to city codes regarding its main color choice and the amount of accent color it used, there’s not much the commission or the city can do except possibly ask JoJo’s to change the facade and create stricter guidelines for the future…

Behind white raised letters reading “JoJo’s Shake Bar” is a turquoise background stretching across the two-story building that looks like dripping ice cream extending down past the top of the second-floor windows.

Commission members said a uniform block of turquoise across the top would have been acceptable. They believe the dripping effect, however, isn’t appropriate for downtown Naperville…

The issue came up at the end of Wednesday’s meeting when Commissioner Anthony Losurdo said he saw the facade while driving by, labeling it a “sore thumb.” Stressing he wouldn’t have approved the look had it been subject to a vote, Losurdo said he has received complaints about the paint scheme from residents.

Many communities have guidelines for signs and facades. This helps create a more uniform look, ensures that no single property sticks out too much from others, and can limit concerns from nearby residents (such as signs that are too bright or too big). The aesthetics help contribute to an overall character the community wants to promote.

Naperville’s downtown is important for the community. With its revival in recent decades, the city is proud of the bustling business and social activity downtown. It wants to both nurture and protect that for the future. The downtown helps the community stand out from other suburbs and generates revenue.

So, protecting the look of downtown buildings makes sense. On the other hand, concerns about this new business could send out other signals. It sounds like JoJo’s followed existing guidelines. The end result may not be what some leaders and residents desire but it was within regulations. This commission is supposed to talk about issues like these; their task is to see how properties align with the city’s guidelines. The regulations can be changed to prevent such outcomes.

Even having an article with a headline like this might contribute to perceptions that Naperville is a snobby place. The appearance of dripping paint is a big problem for the community? Does a negative reaction welcome the new business? Is it helpful to have these conversations through a local newspaper?

It is unclear how many people and leaders in Naperville have concerns with the paint job. Will it soon be changed and/or the regulations updated to avoid a similar case? Or, can one building stand out a little in a successful downtown?