Tag Archives: suburbs

Leave It to Beaver’s downtown and Skokie, Illinois

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Television shows may use a variety of settings to film scenes. Given my research on suburbs depicted on television, this example struck me as it combines a famous suburban show and a Chicago suburb:

A variety of websites back up this claim (IMDB, blog). The first home in the show, what I describe as having “two stories, a one-car garage, three bedrooms, and at least two bathrooms (Bennett 1996),” was on a Universal Studios backlot. The show is often held up as an exemplar of suburban-set TV shows in the postwar era yet I noted that it “ran six seasons but never cracked the top 30” most popular TV shows.

As a fictitious show set in an unnamed community, it is interesting to consider why Skokie might have been chosen. Was there existing footage that could be used? Did someone connected to the show or studio have a personal connection to Skokie? Did Skokie represent the experiences of American suburbs at this time? Would someone watching the show then or now see this scene and connect to particular places?

Here is a similar view from Google Street View in August 2019:

The sort of construction on the right – what looks like mixed-use four-story buildings – is common in suburban downtowns where they hope that increased numbers of downtown residents will patronize local businesses and restaurants in addition to those who want to visit such locations. These streetscapes have often replaced one- to two-story structures such as those in the top image.

Seeing teardowns and infill homes throughout DuPage County

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While working on a project, I noticed something while driving through a number of DuPage County communities: there are teardown homes everywhere. They are not just limited to desirable downtowns; they are spread throughout numerous residential neighborhoods. They are often easy to spot: much larger than adjacent homes and with a particular architectural style with stone or fake stone bases, lots of roof peaks, and plentiful garage space. Some could be categorized as teardown McMansions. (Some of these homes might be infill homes where homes were constructed on empty land.)

These teardowns follow some of the patterns I found in over 300 teardowns in Naperville. The architecture and design is similar. The homes are often located next to older homes, often from the postwar era, from the twentieth century.

One difference is that these teardowns are spread throughout communities. In Naperville, teardowns tended to cluster near the desirable downtown area. In some of the communities I drove through, teardowns and/or infill homes are all over the place. Some of these communities do not have downtowns like Naperville and have housing stocks of different ages. It was not unusual to see a teardown suddenly in a neighborhood on the edge of a community when in Naperville the teardowns tend to cluster in particular neighborhoods.

In a county that is largely built out and with suburbs now 50-170+ years old, there will be more opportunities for property owners, builders, and developers to tear down old homes and construct new ones. My sense is that while communities may have regulations about what can be rebuilt, the general atmosphere is in favor of these new homes as long as there is interest and resources to make it happen.

Updating a water tower, painting a smiley face on a water tower

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What is involved in upgrading a water tower? Here is one suburban example:

Photo by Kindel Media on Pexels.com

The project will include sandblasting the exterior and interior of the tower and applying new coatings inside and out. There also will be some landscaping work with new perimeter fencing.

The assessment also recommended foundation repairs, replacing the original valves, and installing new hatches, gaskets and a submersible mixer.

In addition to removing the tower’s outdated ladder system, workers will install new safety railing and fall protection equipment.

“We’re kind of excited for the face-lift that’s coming to the tower,” Patel said. “It does its job, but the paint job will make it more appealing for pedestrians downtown.”

Sounds good?

This did remind me of part of James Howard Kunstler’s TED Talk “The Ghastly Tragedy of Suburbia” where he discusses a unique water tower within American sprawl:

He says:

By the way, this doesn’t help. Nobody’s having a better day down here because of that.

We have at least a few water towers in the area that include the logo or motto of a suburban community. Why not use them as advertising? This is a different approach than painting a smiley face to presumably attempt to improve people’s days or help them feel better about infrastructure.

What used to be in suburban downtowns: banks, grocery stores, churches, and more

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I recently read about redevelopment plans in part of a suburban downtown in the Chicago area: a shift from banks to other land uses. Here is what would be built in the future:

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Hundreds of apartments, a 600-vehicle parking garage and new retail and entertainment space are among an array of possibilities for the redevelopment of a key area of downtown Mundelein known as the “Bank Triangle.”

Suburban downtowns served different purposes in the past. They were economic and social centers in the midst of less developed suburban territories. Businesses located there sold more everyday goods including food and clothing. Banks and churches were there.

Now, suburban downtowns want mixed-use properties that match up downtown residents with restaurants, particular kinds of retailers, and entertainment and cultural options. These land uses bring in residents and money. They are perceived to be vibrant land uses. The other land uses have moved elsewhere or have downsized; banks have consolidated and have fewer branches, retailers are in strip malls and shopping malls, and more people moved to sprawling subdivisions further removed from downtowns.

This shift highlights a new version of suburban downtowns. They are now places to live and go to, not necessarily centers of community life. They have particular land uses and not others. And these will likely to continue to change in the future.

Suburbanites, sacred Target, and popular Stanley Quenchers

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Suburbanites are willing to “scuffle” for the latest consumer items. Consider these descriptions:

Photo by Emily Duncan on Pexels.com

That’s why, for the past two weeks, a huge chunk of the internet’s attention has been focused on one baffling phenomenon in particular: What, exactly, is a Stanley cup, and why are suburbanites willing to scuffle over it in their most sacred space (their local Target)?

Let’s recap. As the new year began, Stanley, a century-old company that for much of its history made reinforced lunch boxes and drinking vessels for outdoorsmen and blue-collar workers, launched three pink, limited-edition Valentine’s Day versions of its jumbo-size Quencher cups, all in different shades of pink and only available at Target. The third of these cups, which came out a few days after the first two, was the grandaddy of them all—a new addition to the brand’s ongoing partnership with Starbucks, glazed in a shimmer finish instead of Stanley’s standard matte. All three flew off the shelves. Fans lined up in parking lots in the predawn hours to increase their chances of snagging one. In at least one instance captured in a now-viral video, an argument erupted over who was cutting whom in line, fingers were pointed, and a store manager was summoned to referee. A few videos of rushing shoppers and tepid interpersonal conflicts, plus one that appears to show store patrons trying to tackle a man who had grabbed a box full of tumblers and made a run for it, did the rounds on TikTok before jumping to local news broadcasts and the generalized zeitgeist.

As the internet watched this extraordinarily mild suburban chaos unfold, people understandably had some questions.

In a consumer-driven economy, trends come and go. What is more interesting to me here are the descriptions of how this fits with and/or upsets suburban life. The implication is that suburbanites at Target do not typically act this way. One study suggested suburbanites tend to avoid open conflict. Additionally, Target might be sacred space where a customer can savor the shopping experience. This kind of behavior does not fit within a calm setting. The suburbs are not typically about chaos; residents want to achieve the American Dream and have stability and predictability.

So far, I have not heard of anything involving Stanley that has seriously affected the suburban lifestyle. These are momentary interruptions to everyday life. Of course, they will likely be repeated for another desired item at some point.

“There are no known organized efforts in the suburbs for residents to take in asylum-seekers.”

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As municipalities in the Chicago region develop regulations to limit migrants from staying in their communities, one local leader wonders if residents would house migrants in their homes:

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McBroom said Naperville has provided migrants safe passage to Chicago without spending taxpayer dollars to house or aid them.

But with more migrants arriving in the area, McBroom says the city should look into whether any residents or organizations are willing to help.

“My idea would be let’s find out … let’s find out who’s willing to help,” he said, adding that Naperville is an affluent community with many large homes. “If there are people who would do that, God bless them.”

There are no known organized efforts in the suburbs for residents to take in asylum-seekers…

Meanwhile, McBroom acknowledges there are many unanswered questions about his idea to have Naperville residents voluntarily house migrants. Some of those include the impact the proposal may have on local schools and what role the city would play in managing a list of volunteer hosts.

Thus far, few communities have indicated much interest in helping migrants find opportunities in the suburbs. I have only seen efforts in this direction from Oak Park. Most communities in the news have been developing regulations so that migrants do not stay and/or they are making sure migrants dropped at suburban train stations make their way to Chicago.

This idea has the potential to bypass community-level initiatives and instead coordinate efforts of residents and property owners. How much space might be available in homes and buildings in a suburb with nearly 150,000 residents? How many people would volunteer?

I could only imagine what might happen among (1) neighbors of people who are willing to house migrants and (2) if names and addresses of individual hosts became known to the public.

We will see where this goes, but I imagine it would not go too far if there is the possibility of state money available to communities in the near future.

Highlighting “suburbanites” at a Bulls game

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I could not tell exactly what was happening because I caught this recently on TV but I was still interested to see what was on the scoreboard at the United Center during a Bulls game:

Was this a cheering contest between Chicago residents and suburbanites? Some camera shots on the big screen? A trivia contest?

Given the population of the Chicago region, there were probably a lot of suburbanites at the game. In 2020, Chicago had 2.74 million residents and the region had 9.61 million residents. This puts the suburban population at 6.87 million. This means over 71% of people in the region live in the suburbs.

The Chicago Bulls tend to have good attendance, even if the team is not doing great. This year, the team is under .500 and the team is second in the league in home attendance. (They also have one of the largest arenas.)

Suburbanites have ideas about Chicago and its residents and vice versa. Does identifying the two groups at a Bulls game exacerbate these differences or help bring them together around their common Bulls fandom? (I am guessing it is the second as Bulls games usually are good experiences, even if the home team is not great.)

Suburbs buying vacant malls to try to simplify redevelopment process

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Two Chicago suburbs are purchasing mostly empty malls with the goal of redeveloping the properties:

Photo by Pixabay on Pexels.com

West Dundee and Bloomingdale officials have similar visions for the mall properties in their towns.

West Dundee sees a mixed-use development with residential, office, retail and entertainment. Bloomingdale’s consultants have drawn up conceptual plans showing residential, commercial and recreational development in place of the mall’s former retail buildings and parking lots.

Typically, villages stay out of the real estate business and leave redevelopment of retail centers to developers. But for West Dundee and Bloomingdale, taking ownership of their malls and clearing some obstacles, such as multiple property owners or restrictive covenants, were deemed essential for future redevelopment.

“Almost uniformly, every developer with whom we spoke stated that the site has too many complications ­— too many owners, too many covenants, too many uncertainties,” Nelson said last year. “The village’s aim is to bring simplicity to the process so reliable developers with established track records will be interested in partnering to reformat the area. Without municipal intervention, that simply won’t happen.”

Two thoughts come to mind:

  1. It is not too surprising that suburban communities want to guide the redevelopment. Suburban residents and suburban community leaders are often picky about what they might want to replace a shopping mall. By purchasing the property, the suburb can choose the developer and the zoning while also setting a vision.
  2. I wonder if this is an instance where a large property owner – the owners of these malls – can afford to sit on these properties for a while to see if there will be a bigger financial return later. I remember reading in the past about parking lots in downtown areas; they are not flashing and they are not the preferred land use but the company who owns that lot can wait until there is significant demand for the property and then make a lot of money on selling the parking lot. Compared to these suburbs, the property owners may be less interested in moving quickly on a redevelopment plan. (This could also apply to recent conversations about suburban office parks and downtown office buildings: even vacant buildings might not need to be sold or redeveloped if an owner can afford to hang on to them.)

Are peripheral suburbs really “the most boring places in the world”?

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Looking at data on where millennials are moving includes an evaluation of those places:

Photo by Helena Lopes on Pexels.com

To Lee and his colleagues’ surprise, millennials aren’t moving to nearby dense, walkable exurbs. They’re getting way out to peripheral suburbs.

“It turned out that millennials are moving to the most boring places in the world,” says Lee, who’s now a professor at Seoul National University. “They’re moving to really single-family-dominated areas with very few urban amenities.”

What might make these places less boring?

It’s expensive to live in the places millennials prefer: walkable communities with lots of shops, restaurants, and public space. An analysis published last year found that homebuyers in the 35 biggest American metropolitan areas paid 34% more to live in walkable neighborhoods, while renters paid 41% more. Paul Stout, a millennial landscape-architecture student with a popular urbanist TikTok account called Talking Cities, says he constantly hears from followers who wish they could afford a home within walking distance of places like coffee shops…

But while millennials wallow over the choice between a tiny apartment in a dense city and a lonely, sidewalk-less subdivision, urbanists insist any place can be dense and walkable as long as land-use laws allow it and people want to live there.

“There’s a lot of places in the suburbs that could be really lovely to live if you could only put a grocery store or a coffee shop on the corner,” Stout says. “I’m optimistic that you could actually make living walkable almost anywhere in the US, given the right package of zoning reform.”

America is not known for its walkability (see the dangers to pedestrians) or its third places. Instead, Americans often promote and move to suburbs built around single-family homes and driving.

Does this mean suburbs further out from the city are really “the most boring places in the world”? Or are millennials and many others pushed into binary choices where they prioritize cheaper and larger housing and thus give up other community features? In many American communities, they cannot have both cosmopolitan street life and ample affordable housing they can own.

And I would venture to guess that at least a few of American suburbanites do not find them to be boring places. (One could argue they were pushed into this option rather than chose it but that is a different argument.) Millennials and Gen Z may find them more boring than older adults and this would be interesting data to compare.

A $100k welcome sign within a $600+ million suburban budget

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Naperville spent $100,000 for a unique sign welcoming people to the community along its border with Bolingbrook. Amid some concerns from residents about the price, here is information about the sign and the overall budget of the city for 2023. First, the sign:

A freshly-completed “Welcome to Naperville” sign sits along the entry route, just next to the trails among DuPage River Park and just across from DuPage River Sports Complex.

The design stems from the city of Naperville’s official logo of 50 years, which depicts a tree with water running underneath. Surrounding the sign are limestone slabs.  The city plans to add fresh vegetation to the area in the spring.

The new greeting, which costs $100,000, is just one of a number of beautification projects that have been planned for since 2021 and officially budget-approved for since the fall of 2022.  At that time, the city council approved of $250,000 for the Department of Public Works to make multiple improvements throughout the city…

Second, the 2023 budget:

Keeping the current economic climate, our mission, and strategic priorities in mind, the 2023 City of Naperville budget is recommended at $603.46 million, an overall increase of 11.6% from the $540.58 million 2022 budget. Additional capital expenses are the primary driver behind this increased investment in our organization and community. It is worth noting that the 2023 budget leverages existing revenue streams and fiscal policies. No new taxes, fees, or other revenues are recommended to support the 2023 budget proposal.

From my math, this means the sign cost less than one-tenth of one percent of the city’s budget. Even building one of these on each other side of the city – north, east, west – would not take much money.

Is this an unnecessary expenditure? That is a different question. Signs are not necessarily cheap and they can be bland or strange. For example, see this recent one in Naperville for a new subdivision. This new one welcoming people to the suburb is unique with its 3D form and landscaping. Naperville has a history of spending money for parks and beautification: just look at the Riverwalk over time (and I would guess many would say this was a good investment). Additionally, Naperville is a unique suburb that sees itself as having a particular status.

If the goal is to continue to brand the community in a particular way, this sign stands out and is a small fraction of the budget.