Tag Archives: sprawl

Iconic image of American McMansions from Plano, Texas

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I’ve seen this picture of a Plano, Texas McMansion numerous times around the Internet:

DeanTerryPlanoTXMcMansionI’ve wondered at the origin of this photo and now I see: see this image and others from the same area as part of Dean Terry’s Flickr stream with the photos originating from his 2007 documentary Subdivided.

What makes this particular McMansion photo stand out? Some reasons:

1. The home has a “typical” McMansion design: brick exterior, multi-gabled roof, clearly a big home, lots of big windows in the front at various levels, a two-story foyer.

2. The surrounding area: the looming water tower, the big power lines out nearby, a neighborhood of similar sized houses with little evidence of anyone being around. (Some of the later photos in the Flickr set illustrate this further: the home backs up to a wide right-of-way for power lines and that water tower really is huge.) Setting the picture beneath a stop sign and lamppost seems to add to the ominousness of the photo.

3. This is Texas, a place where everything is big, including the homes, water towers, and sky. And not just any part of Texas: Plano is a booming suburb in the Dallas-Fort Worth metropolitan area that went from just 17,872 people in 1970 to 259,841 people in 2010. That is explosive, sprawling suburban growth.

Now, I may just have to get my hands on this documentary to see more of the home and its context…

The most and least sprawling US metropolitan areas

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Here are new rankings of the most and least sprawling metropolitan regions:

Measuring Sprawl 2014 [PDF] looks at 221 metropolitan areas and 994 counties around the country, giving them number grades (higher is better) on a “Sprawl Index” by using four factors: density; mix of uses; strength of “activity centers” and downtowns; and accessibility of the street network.

The top 10 “most compact” areas nationally, regardless of metro size, were:

  • New York/White Plains/Wayne, New York/New Jersey
  • San Francisco/San Mateo/Redwood City, California
  • Atlantic City/Hammonton, New Jersey
  • Santa Barbara/Santa Maria/Goleta, California
  • Champaign/Urbana, Illinois
  • Santa Cruz/Watsonville, California
  • Trenton/Ewing, New Jersey
  • Miami/Miami Beach/Kendall, Florida
  • Springfield, Illinois
  • Santa Ana/Anaheim/Irvine, California…

The list of top (or bottom) “most sprawling” areas was dominated by places in the Southeast. In order from lowest scoring (worst) to highest, they were:

  • Hickory/Lenoir/Morganton, North Carolina
  • Atlanta/Sandy Springs/Marietta, Georgia
  • Clarksville, Tennessee/Kentucky
  • Prescott, Arizona
  • Nashville-Davidson/Murfreesboro/Franklin, Tennessee
  • Baton Rouge, Louisiana
  • Riverside-San Bernardino/Ontario, California
  • Greenville/Mauldin-Easley, South Carolina
  • Augusta/Richmond County, Georgia
  • Kingsport/Bristol/Bristol, Tennessee/Virginia

Among large metro areas, “The biggest success story is surprisingly Los Angeles,” says Reid Ewing, a University of Utah professor who was the lead researcher on the study. “Los Angeles has actually densified substantially.” The famously car-dependent California city ranked seventh among metro areas with populations over one million. The report attributes some of L.A.’s high score to development around transit stations and an ordinance that allows developers to build denser projects in exchange for affordable housing.

Interesting to see all of these Sunbelt locales in the most sprawling list, places where a lot of their growth has likely taken place in the last 50 or so years. This likely leads to more suburban (less dense) areas with streets less likely to be on a grid and with very separate land uses. In contrast, the least sprawling cities are more of a hodgepodge including old American cities (New York), a college town amidst cornfields (Champaign-Urbana), and a few Sunbelt cities (including Santa Ana/Irvine/Anaheim).

The article goes on to note that sprawl is linked to a number of negative outcomes:

The researchers found that sprawl correlated with higher rates of obesity, traffic fatalities, ozone pollution, lack of social capital, vehicle miles traveled, physical activity, and residential energy use.

While the full report shows the scores for each metro area on the four criteria, it’s too bad it doesn’t show how these different life outcomes differ across metro areas.

Sprawling American cities have less inequality

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A new report from the Brookings Institution suggests sprawling American cities have less inequality:

In a new report, All Cities Are Not Created Unequal, Berube compared levels of inequality in fifty large American cities. He found the gap between rich and poor is rising in large cities on the East and West Coasts, while cities in the South and West like Las Vegas, Mesa, and Fort Worth, are more equal, and retain more of what the middle class needs…

“They built a lot more housing over time that has managed to maintain a middle class, and they don’t have sectors of the economy, like finance and technology, that tend to be driving incomes at the upper end of the distribution,” Berube said. “They’ve got sectors like transportation, warehousing, and retail.”

Those are industries, Berube says, where you’re unlikely to strike it very rich, but where a middle-class income is still within reach.

This sounds very much like David Rusk’s argument in Cities Without Suburbs. He suggests what differentiates cities is their elasticity, a measure of how much land they have annexed during their history. Newer cities, particularly in the South and West, have been able to annex more land. This then gives them more residents who might otherwise move to the suburbs, boosting the city’s tax base and mix of residents.

Read the full Brookings report here.

Watch out for the “stroad,” the bad street/road hybrid

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A former street engineer provides warnings about the “stroad” and the havoc it wreaks on the landscape:

“The STROAD design — a street/road hybrid — is the futon of transportation alternatives. Where a futon is a piece of furniture that serves both as an uncomfortable couch and an uncomfortable bed, a STROAD moves cars at speeds too slow to get around efficiently but too fast to support productive private sector investment. The result is an expensive highway and a declining tax base.”

Marohn says he coined the term in 2011 to wake up the people who design America’s roads. “I really was writing it as a way to push back at the engineering profession and get my fellow engineers to think about the bizarre things they’re building,” says Marohn. That was why he initially wrote the word in that annoying all-cap style, which he eventually dropped. “I figured engineers would read it and wonder, what was it an acronym for?” he says, laughing.

While Marohn came up with the neologism partly in a spirit of fun, he considers stroads a deadly serious problem. Not only are they dangerous and aesthetically repugnant, he argues that they are economically destructive as well. They don’t provide the swift, efficient mobility that is the greatest economic benefit of a good road, and they simultaneously fail to deliver the enduring value of a good street — which fosters community, good architecture, and financial resilience at the lowest possible cost…

Instead, stroads create hideous, inefficient, and disposable environments that quickly lose value.

These are many of the four to six-lane commercial thoroughfares that dominate American cities, at least the less dense parts, and suburbs. These roads are lined fast food restaurants, big box stores, car dealers, gas stations, offices, and big signs that try to catch your attention as you drive by. One twist that I like here is the suggestion that this is not necessarily good for cars either because of all the traffic lights and congestion.

Two places where I have seen depictions of such stroads:

1. I recently showed the documentary Jesus Camp in class and the film features several scenes of such roads. The roads don’t look very attractive – lots of cars and signs – and they are sort of stand-ins for everyday Americana. It is one thing to see it in a film and another to realize that you drive past this every day. But, as the film suggests, America is filled with these scenes and they all kind of look similar.

2. James Howard Kuntsler, a well-known critic of sprawl, makes a note of such roads. In different contexts, he points out the absurdity of trying to be a pedestrian on such a road that is clearly meant for cars (imagine crossing all those lanes at a traffic light or walking through all of the drives in and out of business) as well as the trivial amount of “nature” that planners try to add in to make it all look better. All together, these roads just encourage sprawl.

What is the alternative to this? In a perfect world, perhaps it is connecting denser downtowns and neighborhoods with pedestrian friendly streets (nodes) with a system of faster roads or mass transit (connections between the nodes).

Jaywalkers vs. car culture in downtown Los Angeles

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The battle for Los Angeles may not involve aliens but rather jaywalking pedestrians versus cars in downtown Los Angeles:

It is not quite “Dragnet,” but the Police Department in recent weeks has issued dozens of tickets to workers, shoppers and tourists for illegally crossing the street in downtown Los Angeles. And the crackdown is raising questions about whether the authorities are taking sides with the long-dominant automobile here at the very time when a pedestrian culture is taking off, fueled by the burst of new offices, condominiums, hotels and restaurants rising in downtown Los Angeles…

The police say they are simply trying to maintain order at a time when downtown Los Angeles, once a place of urban tumbleweeds and the homeless, is teeming with people competing for pavement with automobiles. “There’s a huge influx of folks that come into the downtown area,” said Sgt. Larry Delgado of the Central Traffic Division. “If you go out there, you are going to see enforcement.”

These pedestrians are confronting not only the police, but a historically entrenched car culture that has long defined the experience of living and working in Los Angeles. With its wide streets, and aggressive motorists zipping around corners, cutting in and out of lanes and sneaking past red lights, Los Angeles is hardly built for people who prefer to walk.

Yet times may be changing. There are an increasing number of people using bicycles, taking advantage of an expanding network of bike lanes. Los Angeles is in the midst of a major expansion of its subway and bus system. Much of the urban planning in recent years, particularly downtown and in Hollywood, is intended to encourage people to give up their cars in favor of public transit, walking or biking.

It is hard to tell what exactly is going on here without some hard data about jaywalking fines in downtown LA over time. However, it does make for an interesting narrative: while many cities and places are trying to encourage more pedestrian and bike use (for its green, health, congestion, and other benefits), Los Angeles is cracking down on walkers. The issue is that LA is perhaps the prototypical car city in the entire world. The sprawling city has traditionally not had a downtown on the scale of other major cities that people would want to crowd. The metropolitan area seems to stretch on forever, crisscrossed by numerous highways. This is home to the Beach Boys singing about driving, the rise of fast food, and lots of car commercials.

Jaywalking may be an opening skirmish but this could blossom into a longer war over the heart of Los Angeles: is it really a city about cars or can it also contain dense, walkable nodes? Critics of sprawl would see a Los Angeles full of pedestrians (at least in pockets) as a tremendous success story.

New tool from HUD to estimate combined commuting and housing costs

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Opponents of sprawl argue too many people buy cheaper homes further from the city without considering the added transportation costs. Here is a new tool to help address this issue:

More than 3 in 4 home buyers polled in the National Assn. of Realtors’ latest Profile of Home Buyers and Sellers said commuting costs are either “very” or “somewhat” important to their ultimate purchase decisions. After all, the combined cost of housing and transportation consumes close to half of the typical working family’s monthly budget…

The Location Affordability Portal from the Housing and Urban Development Department and Transportation Department enables users to estimate the combined housing and transportation costs for a specific region, neighborhood and even street.

LAP is actually two tools: one, a map-based Location Affordability Index, is a database that predicts annual housing and transportation costs for a particular area. The other, My Transportation Cost Calculator, enables users to customize data for their own household and potential residential locations.

LAP includes diverse household profiles — which vary by income, size and number of commuters — and shows the affordability landscape for each one across an entire region. It was designed to help renters and homeowners — plus planners, policymakers, developers and researchers — get a more complete understanding of the costs of living in a location given the differences between households, neighborhoods and regions, all of which affect affordability. The data covers 94% of the U.S. population.

Use the tool here. Some good info here. I plugged in some quick numbers of our housing and transportation costs and the yearly transportation costs were about 57% of annual housing costs. Driving, even with commutes that aren’t that far, add up quickly. Here is what the Location Affordability Index looks like for much of the Chicago region:

LocationAffordabilityPortalChicagoArea2

On this map with combined housing and transportation costs, I feel like you can quickly see places where the housing is more expensive (some places on the North Shore) and other places where transportation costs are higher (and where there may be fewer jobs – Will County, western DuPage County).

The idea here is that more people need more information about commuting costs when making housing decisions. If they had the commuting costs, they would choose differently. For how many people would this be true? I suspect some Americans would place more emphasis on a cheaper house, even if the commuting costs are higher. In other words, these aren’t equal considerations when Americans, particularly of certain incomes, have to make a choice.

Building suburban subdivisions around farms, CSAs, and food production

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Over 200 new subdivisions feature a new amenity that the neighborhood is built around: a farm or food production operation.

It’s called development-supported agriculture, a more intimate version of community-supported agriculture — a farm-share program commonly known as CSA. In planning a new neighborhood, a developer includes some form of food production — a farm, community garden, orchard, livestock operation, edible park — that is meant to draw in new buyers, increase values and stitch neighbors together.

“These projects are becoming more and more mainstream,” says , a fellow with the Urban Land Institute. He estimates that more than 200 developments with an agricultural twist already exist nationwide…

After World War II, Americans escaping crowded cities flocked to the suburbs. Most suburbanites didn’t want to be right next to a farm, and so restrictive zoning pushed livestock and tractors out of new residential areas. Now, says Lindsay Ex, an environmental planner with the city of Fort Collins, municipalities are being forced to change their codes…

The marketing of these new neighborhoods appears to be working — at least at Bucking Horse, where the developer says 200 single-family lots were snatched up within days of going on the market. Values of existing homes have jumped 25 percent since construction began on the agricultural amenities.

My question: does supporting a local food source within your suburban subdivision offset the evils of sprawl and suburbanization? A farm might help mitigate the results of sprawl including needing to drive for food (now it is closer by, maybe walkable), there is open space (though it is used for food production – so a different version of “fake”/human-influenced nature), and farms can help provide a center for community life. On the other hand, such developments take up more land, it is unclear how productive or effective the CSAs are (they may not have to be that productive – as long as the neighbors like it), and this still skews toward wealthier residents who can afford the land and the setting (price premiums to live near a farm, just like living near a golf course?). In other words, is this just another suburban trend that is primarily available to certain middle- and upper-class Americans so that they feel better about their food sources and being green (neither of which are necessarily bad things)?

Combine these farm ideas with New Urbanism or retrofitting existing developments that didn’t work out and there could be some interesting outcomes here.

American driving habits peaked in 2004-2005, before the recession

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Check out a number of charts about American driving habits and they tend to agree: the amount of driving and gas consumption plateaued or declined starting in 2004-2005.

So, technically speaking, the two-car garage is no longer average. Realistically speaking, plenty of suburban households have a pair of Explorers or Civics sitting in their driveways. And thanks to population growth, the total number of vehicles on the road has started rising again.  (So no need to shed tears for Detroit, yet.) But, in the end, individual families aren’t buying quite so many vehicles as a few years ago…

Americans are also spending far less time in the cars they do own. The average U.S. driver traveled 12,492 miles in 2011, down about 1,200 miles, or 9 percent, from our mid-aughts peak…

Lower mileage, along with more fuel-efficient vehicles, has in turn slashed our fuel consumption. Collectively, we haven’t pumped this little gas since the 1990s…

All of these changes have something intriguing in common: They started well before the financial crisis and recession. The number of cars per household peaked in 2005. Miles-per-driver peaked in 2004, as so did gas use. Which is to say, as Sivak does, that it would be silly to pin these changes entirely on the downturn.

Of course, there are still plenty of cars on the roads and lots of driving, particularly due to population growth. But, in terms of individual habits, driving has decreased as has gas consumption. Three quick questions:

1. Is this a good thing for environmentalists and those opposed to sprawl? One way to think about this is to ask whether the individual-level declines are enough to offset the still-increasing number of cars due to more people.

2. For policy makers, is it better to pursue better gas mileage or getting more cars off the roads in the first place? To put it another way, is the enemy just gas guzzlers like pick-up trucks and SUVs or is the problem all cars? The second option is less popular though both could be pursued: think stricter gas mileage standards for cars and promoting more New Urbanist and dense development.

3. Just how much decline might we expect in the future? It is one thing to cut back on driving but most Americans can’t get rid of it all together or even cut it in half by fifty percent.

Quick Review: The End of the Suburbs

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I recently read The End of the Suburbs, written by Fortune journalist Leigh Gallagher. On one hand, the book does a nice job describing some recent trends involving, but, on the other hand, the book is mistitled and I think she misses some key points about suburbs.

1. If I could title the book, I would name it something like “The End of the Sprawling Suburbs” or perhaps “The End of Sprawl.” Neither title is as sexy but she is not arguing that the American suburbs will disappear, rather that demographics and other factors are shifting toward cities. There is a big difference between ending suburbs and seeing them “grow up,” as one cited expert puts it.

2. Some of the key trends she highlights: the costs of driving (the whole oil industry, maintenance/gas/insurance/stress for owners, paying for roads/infrastructure), a changing family structure with more single-person and no-children households, changes among millennials and baby boomers who may be looking to get out of the suburbs in large numbers, a push toward New Urbanism in new suburban developments to increase density and strengthen community, and builders and developers, like Toll Brothers, are looking to build denser and more urban developments with more mixed-uses and smaller houses.

3. But, here are some big areas that I think Gallagher misses:

a. While she highlights the benefits of New Urbanism, does this lead to more affordable housing? In fact, the need for more affordable housing is rarely mentioned. As certain areas become more popular, such as urban neighborhoods that attract the creative class, this raises prices and pushes certain people out.

b. The main focus in the book is on big cities in the Northeast and Midwest. While she mentions some Sunbelt cities, like Las Vegas and Los Angeles, there is a lot more to explore here. There are particular patterns in Northern cities compared to newer, more sprawling Sunbelt cities. And in a book talking about the end of sprawl, how could she not mention Portland’s fight against urban sprawl in the last few decades?

c. It is an intriguing idea that cities and suburbs are starting to blend together. But, some of the examples are strange. For example, she talk about how there is increased poverty in the suburbs, which then could make cities more attractive again. There are still some major differences between the two sets of places, particularly the cultural mindsets as well as the settlement patterns.

d. She highlights thriving urban cores – but what about the rest of big cities? While Manhattan and Chicago’s Loop might be doing all right, what about the poorer parts of those cities? The recent mayoral race in NYC involved this issue and many have complained in Chicago that most of the neighborhoods experience little government help. In other words, these thriving urban and suburban developments often benefit the wealthier in society who can take advantage of them.

e. It isn’t until the last chapter that she highlights some defenders of sprawl – people like Joel Kotkin or Robert Bruegmann – but doesn’t spend much time with their ideas. Indeed, the book reads as if these trends are all inevitably moving toward cities and defenders of suburbs would argue critics of suburbs have been making these arguments for decades.

4. Two questions inspired by the book:

a. Just how much should the American economy rely on the housing industry? Gallagher suggests housing is a sign of a good economy based in other areas rather than one of the leading industries. Sprawl can lead to boom times for the construction and housing industries but it can also face tough times. Perhaps our efforts would be better spent trying to build up other industries.

b. Is the century of sprawl in America (roughly 1910 to today – there were suburbs before this but their mass development based around cars and mass housing really began in the 1920s) an aberration in our history or is it a deeper mentality and period? Gallagher suggests we are at the end of an era but others could argue the suburbs are deeply culturally engrained in American life and have a longer past and future.

Overall, this is an interesting read summarizing some important trends but I also think Gallagher misses some major suburban trends.

Toronto mayor Rob Ford’s problems include living in a “American-style suburban McMansion”?

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The mayor of Toronto is getting all kinds of attention – and at least one person thinks one of his problems is “American-style suburban McMansion”:

Also from the Gawkerverse: this Ken Layne piece about Rob Ford’s essential un-Canadianness, which wrongly asserts that “when he sits around his American-style suburban McMansion, he literally sits around his American-style suburban McMansion.” Rob Ford’s house is suburban, but it’s actually a pretty modest place.

Americans are known for their big houses. It shouldn’t be a surprise that this is something Canadians pick up on since most Canadians live quite close to the U.S.-Canada border. Indeed, there are plenty of stories regarding McMansions in the Chicago metropolitan region and Chicago and Toronto are often compared to each other. But, which part of the insinuation is worse:

1. That a Canadian acts like an American?

2. That owning a McMansion is a bad thing anyway (whether one lives in Canada, the United States, Australia, and other places with McMansions)?

3. That sprawl/suburbs are bad?

This also reminds me of the documentary Radiant City that involves Canadian suburbanites outside of Calgary but utilizes a number of American opponents to McMansions and seems to be most interested in tackling American-style sprawl. A side note: it is a film that includes a mock musical about mowing lawns.