Peak sprawl does not mean the end of suburbs but rather their densification

One researcher argues the suburbs of the future will be less sprawl and have more density:

Since 2009, 60 percent of new office, retail and rental properties in Atlanta have been built in what Christopher Leinberger calls “walkable urban places” – those neighborhoods already blessed by high Walk Scores or on their way there. That new construction has taken place on less than 1 percent of the metropolitan Atlanta region’s land mass, suggesting a shift in real estate patterns from expansion at the city’s edges to denser development within its existing borders.

“This is indicative that we’re seeing the end of sprawl,” says Leinberger, a research professor with the George Washington University School of Business, who led the study in conjunction with Georgia Tech and the Atlanta Regional Commission. “It does not say that everything turns off. There will still be new drivable suburban development. It’s just that the majority will be walkable urban, and it will be not just in the redevelopment of our downtowns, but in the urbanization of the suburbs.”…

“I think there’s a cause-and-effect issue here,” he says. “I think that when the economy picks up steam, it’s going to be because we learn how to build walkable urban places. Real estate caused this debacle, and real estate has always acted as a catalyst for economic recoveries.”

He figures we’re sputtering along at 2 percent growth precisely because we’re not building enough of the walkable urban product that the market wants. “And it’s signaling with pretty flashing lights,” he says, “to build more of this stuff.”

New Urbanists FTW! The argument here is that the suburbs will continue – with their features of home ownership, cars, local control, autonomy, etc. – but they will look different due to denser designs, feature different kinds of community and social life, and include more features like cultural centers or mixed-use neighborhoods that are more traditionally associated with cities.

One obstacle to this might be how much existing suburbs are willing to increase their densities. This make make financial sense or be good for growth but it could also alter the character of more sprawling communities. For example, many suburbs have already considered or built transit-oriented development where denser housing and space is built near mass transit. But, would they be willing to extend such construction across more of their area?

Connecting McMansions to water runoff problems

Echoing a post from a few days ago, a editor to the letter suggests the construction of McMansions has led to more flooding problems in Needham, Massachusetts:

The recent Times article on flooding after our “hundred year storm” didn’t mention one likely contributor to the storm water runoff problem — McMansions. Teardowns surely contributed to the recent flooding, because each new McMansion’s large footprint eliminated a big chunk of drainage land from Needham’s overall water absorption capacity. And building large homes on previously open lots is an even more direct “drain” on our Town’s total runoff capacity.

I’m sure someone could go through the records and calculate exactly how many acres have been lost to big houses (and driveways) over the past 10 years of heightened development. Though we haven’t exactly “paved Paradise and put up a parking lot,” I’m guessing this is enough of a factor that it should be taken into account as Needham considers its longer range development future.

At face value, this seems to make sense. However, I would still have a few questions:

1. What if the new teardown McMansions actually include more efficient drainage systems? This might occur because of updated building codes. I’m not quite sure how this might balance out against having a larger footprint.

2. Is the problem really McMansions, large houses on smaller lots, or is this more of a problem of sprawl in general? Perhaps bigger suburban houses are worse than smaller suburban houses when it comes to water issues but it seems like the underlying problem might be suburban development in the first place.

3. Are there better ways for homebuilders to limit water runoff with new homes? If so, why not require these options for new homes? Local municipalities could make such decisions if they are unwilling to limit more sprawl. Why not require permeable driveways and roadways in new developments?

Considering a new utility tax in DuPage County to help address flooding

These are the sorts of issues sprawl brings: the DuPage County Chairman discussed a new power available to the county to collect tax monies to address flooding.

Cronin told the audience at a Naperville Area Chamber of Commerce luncheon that flooding has long been a serious problem in DuPage.

In order to address it, he said, infrastructure improvements are needed. Right now, money for those projects comes from property taxes.

The proposed utility fee would charge property owners based on use. Those who have more stormwater leaving their land would pay a higher fee. Anyone with land producing less stormwater runoff would pay a lower fee.

Enacting a utility fee would make it possible to have charges for stormwater projects removed from the property tax bill, he said…

However, some residents already are opposing the idea. Last month, protesters demonstrated before a county board meeting and called the proposal a “rain tax.” Objections also are expected to come from schools, churches and other tax-exempt entities that would be required to pay the fee.

At this point, DuPage County is largely built-out (or the land is tied up in Forest Preserves) so dealing with flooding is largely taking place after the development has already happened. Thus, remediation can be quite expensive. I imagine residents and organizations would not like the idea of a new tax but flooding is a serious recurring issue.

On a related note about the cost and length of projects intended to combat flooding: here is a story about progress being made at constructing the world’s “largest reservoir of its kind in the world” in the south suburbs as part of the impressive Deep Tunnel.

A small crowd gathered Monday at the lip of the mammoth Thornton Quarry, all eyes fixed on an outcropping of dolomite nearly 300 feet below the shoulder of the westbound lanes of Interstate 80.

A ripple shot through the two-story rock formation, and it collapsed amid a small, dusty landslide. And so construction of the largest portion to date of the decades-in-the-making Deep Tunnel floodwater control system began with a bang…

When it goes online in 2015, the Thornton Composite Reservoir will hold 7.9 billion gallons of stormwater and sanitary sewer water from more than a dozen south suburban towns…

The 30-story-deep reservoir will fill like a regional bathtub during massive storms that threaten to overwhelm local sewer systems, a problem that has grown worse with more frequent and intense downpours in recent years and as development has replaced open, absorbent land with rooftops and pavement.

Dealing with flooding is not easy

Claim: “McMansions Murdered Big Fireworks”

According to the president of a fireworks company, one reason fireworks have gotten smaller in recent years is because people are living closer together:

That’s not just your childhood memory at work. Fireworks shows really were slower and fueled by bigger explosions just a few decades back. Today, shows tend to pack in more, smaller fireworks to make up scale in bulk. There are a variety of intersecting anthropological and financial reasons for that, explains Doug Taylor, the president of Zambelli Fireworks (a company that will put on roughly 600 fireworks shows across the country this holiday weekend). People live closer together, safety regulations have gotten tighter, and if you don’t have size, fireworks are exciting in sheer density.

To understand firework lingo, you have to realize that fireworks are described in inches per shell, and each inch correlates to 100 feet in launch height. That means a 2-inch shell fires 200 feet into the air, and a 4-inch shell reaches 400 feet. The bigger the shell, the bigger the pyrotechnics.

“What’s happened is, the size shell that you can shoot in a particular location has decreased,” Taylor explains. Just as shell width correlates to height, so too does height correlate with regulation. Old regulations dictated that you needed 70 feet of area cleared for every inch of shell fired around a launch area. The new industry standard is 100 feet. So when you play that out, practically, a large 12-inch shell needs 1,200 feet (or nearly a quarter of a mile) cleared in every direction to be considered safe.

Taylor tells me that fireworks sites nationwide have been shrinking with both urbanization and suburban sprawl. And fellow fireworks company Pyrotecnico echoes the sentiment. “What we’re finding is that sites are shrinking,” explains Pyrotecnico Creative Director Rocco Vitale. “Growth is happening. More buildings are going up. And when that happens at a site, a show you could use 6-inch shells two years ago becomes a place for 4-inch shells.”

So the term McMansion is used here as a shortcut for sprawl. More suburban homes makes it more difficult to find open spaces for big fireworks. The use of the term McMansion seems gratuitous to me – sprawl is composed of all sorts of homes and other buildings but the term will grab people’s attention.

So, armed with this knowledge, could anything change? Probably not. Americans like fireworks but they also like their sprawl. However, this might be another piece of ammunition (pun intended) for proponents of open space. At the same time, those who like open space may not like the idea of fireworks shells in natural settings anyhow. Does this then make it a better fireworks experience over large bodies of water?

McMansions just a symptom of sprawl

Reflecting on a recent case of building a wall along the edge of a suburban property, a Bakersfield, California columnist suggests the wall is a larger symptom of sprawl:

And now we’re a nation of cul-de-sacs and dense residential mazes that, except for the most ambitious among us, are navigable only by automobile. Wonder why the U.S. is the most obese nation on earth? Look no further than a culture that favors cars to walking shoes and cherishes the illusion of privacy over the interactivity of community.

The design of our cities is killing us. We drive a mile to a supermarket that’s just a quarter-mile away as the crow flies. We buy McMansions on the outer edge of the city’s metro footprint and drive 10 miles to work, sending up emissions we needn’t have produced. And we recruit city councilmen to help us block off walking paths near our houses because we’re tired of seeing people actually out and about on our streets.

So many of our societal ills can be traced to a Calle Privada mindset. Half-acre lots with three-car garages on longtime ag land instead of smaller homes closer to work. Municipal tax dollars devoted to new roads, new sewers, new traffic signals and new utility infrastructure instead of public safety and the maintenance of what we already have. And homeowners who barricade their streets instead of developing neighborhood bonds that encourage cooperation, build trust and hinder crime. Cinderblock walls don’t do much to facilitate any of that.

This is an example of what the critique of McMansions is often about. Note that the houses in sprawl themselves don’t get much attention in the argument above. We see that they are on large lots, half an acre, with lots of garage space. But, the bigger issue is what the sprawl in which McMansions are a part. Here are the problems with sprawl, as suggested above:

(1) the infrastructure is costly;

(2) driving is required;

(3) it is bad for the environment;

(4) and it inhibits neighborliness and the development of community.

Those who don’t like sprawl suggest it is a whole system of public investment and choices. Americans may like their large, private houses but there are costs associated with it. Opponents of sprawl tend to assume that if homeowners and policymakers knew these costs, they would make different decisions. That hasn’t exactly happened yet…but the term McMansion is certainly part of the critique of sprawl.

Reminder: a 14,000 square foot home is not a McMansion

I argue that Avery Johnson’s 14,396 square foot home is way beyond a McMansion – it is clearly in mansion territory. What pushes it into the mansion category?

1. The square footage seems beyond mass produced and is only really available to the wealthy. Johnson certainly is wealthy – he was fired as coach of the New Jersey Nets in December 2012 in the midst of a 3 year $12 million contract. Also, the home is listed for $9 million. While the home is located in The Woodlands which has a median household income around $85,000, this home is way past this median income.

2. The home is beyond large. It has seven bedrooms and eight bathrooms.

3. The luxury features go beyond a typical McMansion. Check out the pool that looks it belongs in a resort, the bathroom with a giant tub and three central columns, and the fully appointed game room.

In my mind, the best argument for why this home is a McMansion has less to do with the house itself and more to do with the community in which it is located. The Woodlands is a master-plan suburb outside of sprawling Houston and fits the image of the newer kind of wealthier suburb with bigger homes and office parks.

McMansion owners in the Chicago suburbs get cheaper ComEd rates than city-dwellers

Crain’s Chicago Business highlights an interesting part of the regulations for ComEd: a suburban homeowner pays a more advantageous rater than a city resident.

The reason: The price to reserve “capacity”—the right to buy electricity during peak-demand periods—will soar next June. That rising cost, which is embedded in the energy price on customers’ electric bills, will hit households consuming small amounts of power far harder than owners of large homes using a lot of electricity. Residents of wealthy suburbs with larger, high-consumption homes could well pay 1 to 2 cents per kilowatt-hour less for electricity than city residents.

Why? ComEd allocates the capacity charge evenly among all residential customers regardless of their usage. So the owner of a city bungalow consuming 500 kilowatt-hours per month pays the same dollar amount for capacity as the owner of a McMansion in the suburbs using three times as much. The McMansion owner’s total electric bill will be higher than the bungalow owner’s, but the McMansion owner will pay less per kilowatt-hour because the added capacity charge makes up a much smaller percentage of the total.

This disparity hasn’t been an issue to date because capacity costs have been unusually low over the past two years. But the price for capacity in PJM Interconnection—the 13-state power grid that includes northern Illinois—will rise 350 percent for the year beginning in June 2014. That will have a bigger impact on towns and cities with lots of small-usage households such as Chicago than it will on suburbs featuring larger homes…

Evidence of “have” and “have-not” municipalities already is starting to appear. Two wealthy north suburbs with many large homes, Bannockburn and Kildeer, last month locked in an energy price for their residents of just below 5 cents per kilowatt-hour for the next two years beginning in September. By contrast, under the Integrys contract, Chicago residents pay 5.42 cents, or 8 percent more. And next May, when the city must reprice the deal, it’s expected to struggle to beat a ComEd price that will approach 7 cents.

The article doesn’t answer the most basic question: how did this disparity end up in the regulations in the first place?

The article suggests that people in the city or suburbs should be paying the same electricity rate. It is only fair to pay equally. But, I wonder if some wouldn’t argue that the suburbanites who are more spread out, require more infrastructure to reach this larger area, and tend to live in bigger houses should actually be paying higher rates. Couldn’t that be written into the regulations? This may not be politically popular but I imagine the argument could be made. Indeed, using the term McMansion in comparison to the humble Chicago bungalow leans in this direction by referring to unnecessarily large homes.

Better to expand Metra service to Oswego and Yorkville or use money to solve problems within the region?

Discussion is growing about expanding Metra commuter rail service to Oswego and Yorkville but where the money will come from is an issue:

Metra board directors on Friday supported increasing a consulting contract by $439,631 for a total of $2.26 million to review the Yorkville option. The funding for the engineering study comes from a federal grant, earmarked in 2003 by former House Speaker Dennis Hastert of Yorkville.

The agency has been considering locating stations in Oswego but Yorkville is being added since it offers an optimal site for a yard to house trains. Montgomery is also in the mix as a new station.

But how to pay for operating the expansion and related construction — since most of the route is outside the six-county region that Metra serves — is an unknown. A sales tax in Cook, DuPage, Kane, Lake, McHenry and Will counties subsidizes part of the costs of running Metra, but it isn’t levied in Kendall County…

Oswego Village Administrator Steve Jones said the Metra station was “extremely important. Up until the housing crash, Oswego and the immediate area was one of the fastest-growing areas in the country. As residents move to the area, they have some expectations for transportation for employment and cultural matters … just being linked to the city.”

Since Oswego and Yorkville have been growing, this makes some sense. Yet, I wonder if it wouldn’t be better to find money, grants and otherwise, to expand train service within the six county region. As currently constituted, Metra service is based on a hub and spokes model where riders have to go into the city before heading back out. Why not find money to develop belt lines where riders can move between job centers, particularly places like Naperville, Schaumburg, and Hoffman Estates as well as O’Hare Airport? Indeed, there are already plans for such a line that involve expanding an existing beltway rail line. Read more here about the STAR Line.

More broadly, this is a question of whether officials should encourage continued expansion of metropolitan areas through the construction of new infrastructure or help deal with the existing issues of metropolitan regions. People may choose to move to places like Oswego or Yorkville but officials don’t necessarily have to find the money to support it.

Sprawl disturbs cicada cycles

Clearing land for suburban development disrupts cicada cycles:

“They have a tight connection with the tree,” says Dan Babbitt, the manager of the insect zoo at the Smithsonian’s National Museum of Natural History. Cicadas spend their underground years feeding off the roots of trees. Then when they’re ready to come up, they crawl back out along the tree trunk to the branches where they lay their eggs, all in the hopes that the next generation of cicadas will fall back into the soil, burrow down to the roots, and feed there for another 17 years.

This is why leafy residential neighborhoods often have some of the best cicada sightings (and sounds). It’s also why the absolute worst thing we could do to the creatures is clear-cut whole stretches of once-rural land for new development while they’re down there. Get rid of the trees, and you get rid of the cicadas. And re-planting those sad saplings common along many freshly paved roads in the exurbs won’t help…

“When they go out and build these things around Champaign-Urbana, they cut the trees down, they bring in the bulldozers, they pull up the top soil, and they stick the houses down,” Cooley says. “None of the cicadas in the ground there would have survived that. None of anything in the ground would have survived that.”

Some periodical cicadas do well in older, tree-lined suburbs, Cooley says, those places where houses were built slowly over time, “where they didn’t take the big trees.” Across history, it’s hard to tell if the shape and geography of broods has altered significantly around the footprint of expanding cities. Early records on when and where they appeared – and which broods were which – aren’t all that reliable. Some “straggler” cicadas also appear off the cycle of the rest of a brood, further confusing history’s witnesses.

Just another way that suburban development disrupts natural habitats. But, I’m still left with two pressing questions:

1. Would the average suburbanite see this as a problem? For those who live in the areas with more cicadas, are they viewed as a big nuisance even if they are only around every 17 years?

2. There is no indication in this article about how destructive this is. How bad is it if suburban development wipes out cicadas? What are the side effects? This is related to Question 1: perhaps suburbanites would be friendly toward cicadas if they knew they were making their lives and the habitat better.