Tag Archives: suburbs

Fighting for decades against more freight trains in the Chicago suburbs

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The mayor of Barrington, Illinois recently spoke about a long fight against large train companies and more freight traffic through the suburban community:

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Karen Darch was elected mayor of Barrington in 2005, only two years before the merger of the Canadian National and EJ&E that would increase the freight traffic in Barrington from three trains to up to 20 each day. She understands what worries Roselle and other suburbs along the Canadian Pacific line, as CP and the Kansas City Southern pursue a merger.

The merger could bring six to eight more freight trains a day through Roselle, Itasca, Wood Dale, Elgin, Bartlett, Schaumburg, Hanover Park and Bensenville. Leaders in those towns are concerned about potential traffic backups, emergency vehicle delays, additional noise and more pollution, as vehicles idle for longer…

Under Darch’s leadership, Barrington fought to extend the oversight period over CN, arguing that crossings were being blocked for longer than what the railroad agreed to.

The village also worked for years to get federal money to build an underpass for Northwest Highway at the CN tracks — improving traffic flow and making it easier for ambulances to get to Advocate Good Shepherd Hospital.

I first ran into this issue in the late 2000s while conducting research involving a community that was also affected by the moves of Canadian National. To many leaders and residents in such suburbs, the increased traffic was not just a nuisance; in a region with many at-grade rail crossings, more and/or longer trains has the potential to snarl traffic, limit the ability of emergency vehicles to get around the community, and create more noise and pollution.

The irony is that many Chicago suburbs were founded along railroad lines and the region itself is central to the American passenger and freight rail network. Without the railroad, the Chicago region and many of its communities would not be the same. That same train that makes day to day suburban life more difficult is important for Barrington and the region as a whole.

There still might be solutions to these problems. One solution underway for a while is to move more of the freight train around the outskirts of the region so that it is does end up in communities and the city itself. A second solution is to limit the number of at-grade crossings so that roadways and trains do not interact as much. A third option is to see the whole of the region in these discussions so that what is good for Barrington and other suburbs could also be good for the region and vice versa.

Rebuilding suburban homes months after experiencing a tornado

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The damage from tornadoes can last for months. Here is some of the aftermath in Naperville roughly six months later:

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There may never be a full recovery for dozens of Naperville residents continuing to struggle in the wake of a devastating tornado that tore through sleepy neighborhoods shortly after 11 p.m. June 20, leaving one house destroyed and more than 200 damaged in an area just south of 75th Street…

Six months later, they and so many others continue to deal with slow-responding insurance companies, negligent contractors, supply-chain issues and a city government that’s never grappled with the long-term effects of devastation on this scale…

Some homeowners are simply choosing to sell for the value of the land. Others are dedicated to rebuilding no matter how long it takes…

City officials say they understand the frustration in the neighborhoods and acknowledge the difficulty in assessing resident needs. They’ve tried to expedite the permitting process — waiving fees is being considered if it directly benefits homeowners and not the insurance companies — and they suspended charging residents for utilities.

The feat of building suburban subdivisions can be impressive in its own right. When the mass construction of neighborhoods occurred regularly after World War Two, it represented a change to how housing was built.

Reconstructing suburban subdivisions might be a more difficult task. Rebuilding numerous homes and reconstructing daily lives amid normal suburban life is not easy. The advantage of building a whole subdivision at once is that all of the equipment, materials, and labor can be in place at the same time. When some homes are destroyed and damaged, it sounds like efforts are more scattered or focused on particular properties.

Since suburbs do experience tornadoes at least semi-regularly in the United States, is there a set of best practices communities and residents can follow? Putting homes and life back together after a calamity is never easy but perhaps there are clearer paths to resiliency.

Sears in decline leads to another large available suburban office campus

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Sears recently closed its last department store in Illinois and just announced that their large suburban campus will soon be up for sale:

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The Hoffman Estates campus features a 2.3 million-square-foot corporate office and 273 acres, including 100 acres of undeveloped land. It was home to more than 4,000 Sears employees as recently as 2017, according to company filings…

When Sears Tower opened in 1973, it was the world’s tallest building, a fitting corporate home for the nation’s largest retailer. Sears left its namesake home in 1992, moving its corporate headquarters to Hoffman Estates and selling the tower two years later. In 2009, the name of the building was changed to Willis Tower as part of the deal for the London-based insurance firm to lease office space there.

Sears is not the only corporate mainstay to pull up stakes recently and put its suburban campus on the market.

Last month, insurance giant Allstate reached an agreement to sell its longtime headquarters in unincorporated Northbrook for $232 million to an industrial developer that plans to turn the 232-acre corporate campus into a massive logistics facility.

And what will happen to these properties? There are multiple options including:

  1. Staying as office or corporate space. Could there be another company or organization who would want this property? A suburb can spend a long time looking for a comparable replacement.
  2. Redevelop the land as a mixed-use development. See “The Metroburb” not too far way created from a former Bell Labs facility. This is a trendy approach that mixes commercial or office uses with residences.
  3. Convert the property to housing. There is demand for new housing in attractive suburbs and large tracts of land do not come open often.

Making this choice will require negotiation and conversation between the parent company of Sears, potential buyers, municipal leaders, residents, and others (which could include regional officials and actors in the real estate world). The whole process could take years and the outcome might retain some hint of the Sears headquarters or it might not.

The importance and consequences of separating single-family homes from other land uses in the United States

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A foundational idea in American life is that single-family homes should be located near other single-family homes and away from other land uses, including denser residential units. While this might sometimes be sidelined to the more areas of planning and zoning, I would argue this is much bigger than just allocating physical space: it interacts with significant social, political, and cultural forces and has sizable effects on daily life. I will first describe how we got here before highlighting two examples I saw this week and then noting several important outcomes.

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From at least the mid-1800s, Americans developed ideas about having separate single-family homes among nature. Scholar John Archer examines the idea of “the cottage in the woods” from its roots in English villa houses and into a rapidly urbanizing American landscape. As cities and then suburbs developed, the single-family home became a hallmark of suburban communities where residents had escaped hectic and dangerous urban life. As zoning developed in the early 1900s, it evolved to protect single-family homes from other nearby land uses that might threaten it. Many American leaders and organizations promoted homeownership. Suburban communities and residential neighborhoods became refuges for whiter and wealthier residents who then worked to keep others out. This all helped contribute to residential pockets separate from other land uses and protected by local zoning and land use policies.

This historical legacy and ongoing reality plays out consistently in certain areas. Two examples I ran across in just the last few days:

  1. Affordable housing in the suburbs. Can denser housing that is cheaper be anywhere near single-family homes? This particular project in the Chicago suburbs drew typical complains from nearby homeowners; noise, traffic, change in character for the neighborhood. The developer came back with changes to try to fit in better with the nearby homes but there are still concerns. This makes sense given the American logic of homes and space but this logic is not organic or inherent to the housing itself; it is created.
  2. Why do apartments have to be located on busier streets in American communities? This may have negative effects on the apartment residents and serves to maintain the distance between denser housing and single-family homes. Again, this makes sense given the established American logic but it is possible – and indeed done elsewhere – that you can have quieter residential streets lined with apartments.

Why does this all matter? This separation of housing serves to continue race/ethnicity and class divides, contributing to residential segregation. This changes social patterns as people in different neighborhoods may be less likely to interact, utilize the same civic (such as schools) and private services, and engage politically. Ultimately, it can both shape and be shaped cleavages in society. Location helps determine life chances and Americans start with the premise that homes should be separate.

Suburban lawns and religious alternatives

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With religious motivation, the suburban lawn can be transformed into an area of biodiversity:

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Mr. Jacobs is an ecologist and a Catholic who believes that humans can fight climate change and help repair the world right where they live. While a number of urban dwellers and suburbanites also sow native plants to that end, Mr. Jacobs says people need something more: To Reconnect with nature and experience the sort of spiritual transcendence he feels in a forest, or on a mountain, or amid the bounty of his own yard. It’s a feeling that, for him, is akin to feeling close to God…

Mr. Jacobs, for his part, looks around at all the pristine lawns (“the lawn is an obsession, like a cult,” he says) and sees ecological deserts that feed neither wildlife nor the human soul. “This is a poverty that most of us are not even aware of,” he said.

And he has started a movement to promote better ecology:

About 20 years ago, he began compiling quotes from the Bible, saints and popes that expound on the sanctity of Earth and its creatures, and posting them online. He considered naming the project after St. Francis of Assisi, the go-to saint for animals and the environment. But, not wanting to impose another European saint on American land, he instead named it after Kateri Tekakwitha, a 17th Century Algonquin-Mohawk woman who converted to Catholicism as a teenager and, in 2012, became the first Native American to be canonized…

Three years ago, Mr. Jacobs took a step further, teaming up with a fellow Catholic ecologist, Kathleen Hoenke, to launch the St. Kateri Habitats initiative, which encourages the creation of wildlife-friendly gardens that feature native plants and offer a place to reflect and meditate (they also teamed up to write a book, “Our Homes on Earth: A Catholic Faith and Ecology Field Guide for Children,” due out in 2023). They enlisted other ecology-minded Catholics, and have since added an Indigenous peoples program and two Indigenous women to their board.

What exactly is the connection between religious faith in America and the suburban lawn? Two hints above:

  1. First, Jacobs suggests the lawn is “like a cult.” Americans put a lot of effort into keeping the lawn looking good. The lawn signals status and is part of necessary upkeep for the sacred single-family suburban home. The lawn may provide insight into someone’s soul. The devotion to the lawn has its own practices, beliefs, and organizations.
  2. Religious traditions have something about how to approach the earth and land. Jacobs draws on Catholic theology, tradition, and practice to develop both his personal personal practices and an organization that now has members around the world. In a country where a majority of residents are Christians of one tradition or another, how many suburbanites draw on religion to help them interact with their yard and nearby nature?

As more people reconsider whether to have a lawn or consider modifying their lawn, bringing religion into the conversation could help clarify what the lawn is all about. Is the lawn itself worthy of religious devotion or does it help point to larger and transcendent realities?

A religious destination in the Chicago suburbs: Shrine of our Lady of Guadalupe in Des Plaines

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The suburbs might not be the place where people would expect to find a significant religious shrine. Yet, thousands gathered over this past weekend in Des Plaines, Illinois:

Screenshot of solg.org December 5, 2021

That was the first sighting of at least 1,000 equestrians who rode through a Cook County Forest Preserve in Wheeling to pay homage to Our Lady of Guadalupe, or the Virgin Mary. Saturday marked the tenth kickoff of the tradition in which mostly Latino Catholics from across the tristate area and even the U.S. made the pilgrimage to Des Plaines to visit the Guadalupana’s shrine, the most visited monument of its kind in the United States.

Many make the annual journey to the shrine to mirror the pilgrimages done in Mexico to fulfill a promise — a manda ― or give thanks to the Virgin Mary for blessings and protection. Others do it as a sacrifice as they pray for a specific need or concern…

Equestrians and their families from all over the Midwest partake in the pilgrimage. There are young children and women who also ride their horses.

Though Maria Vargas has attended hourslong pilgrimages to honor Our Lady of Guadalupe, also known as the Patroness of the Americas, for several years, in 2016 she and her brother organized a caravan with their semi-trucks offering it as prayer for their family business.

The same suburb known as an early home to McDonald’s is also home to an important religious site. This latter fact highlights the potential for suburban space – often devoted to private, single-family homes – to be sacred space. I have seen and experienced both more permanent and transitory sacredness in such settings.

The history of the shrine at solg.org says it all began in the late 1980s:

In 1987, Mr. Joaquín Martínez acquired a statue of Our Lady of Guadalupe during a visit to the Basilica of Our Lady of Guadalupe in Mexico. When the statue arrived in Chicago, Mr. Martinez and a group of devotees called “Friends of Our Lady of Guadalupe” decided to begin a mission whereby the image began a pilgrimage to several parishes and family homes to encourage devotion to Our Lady of Guadalupe in Chicago.

At the beginning of this mission, which coincided with the Marian Year proclaimed by Pope St. John Paul II, Fr. Robert Harne blessed the statue during a Mass that was held outdoors at Lake Opeka Park (Des Plaines) on June 14, 1987.

In June 1988, in search of a permanent place for the veneration of the Pilgrim Statue of Our Lady of Guadalupe, Fr. John P. Smyth, President of Maryville Academy, welcomed the image and its faithful devotees. On July 4, 1988, the statue was brought to Maryville Academy with the blessing of Most Rev. Placido Rodríguez, O.C.M, Auxiliary Bishop of the Archdiocese of Chicago.

On December 12, 1995, Fr. John Smyth, Fr. David Ryan and Fr. Rafael Orozco inaugurated the construction of an outdoor shrine modeled after the hill of Tepeyac in Mexico City. The outdoor shrine, known as “El Cerrito”, became the main devotional area for the veneration of Our Lady of Guadalupe.

The number of Mexican Americans in the Chicago region, both in the city and throughout the suburbs, helps make this possible. The city does not mention the shrine on its history page but there are numerous Catholic parishes and Latino residents in and around the community.

The decline in percentage of households with married parents and kids and the good life of suburbia

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A recent release of data from the Census Bureau shows a decline in the percentage and absolute number of households consisting of married parents and children:

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The number of U.S. homes with a married couple and kids fell to a record low, according to new government data, as the pandemic further delayed weddings and more adults don’t plan to have kids at all.The share of the U.S.’s 130 million households headed by married parents with children under age 18 fell to 17.8% in 2021 from 18.6% last year, according to the Census Bureau. That’s down from more than 40% in 1970.

By absolute numbers, there are just 23.1 million homes with nuclear families, the fewest since 1959, the data show.

This has direct links to the rise of suburbs in the United States. One of the primary reasons Americans moved to suburbs in large numbers is that they believed – and often continue to believe – that the suburbs are the best settings in which to raise children. Suburban life revolved around children, from their schooling to activities to ensuring that they get ahead in life. Nuclear families, particularly with parents who had married young, became associated with suburbia and a particular era of American history.

Today, suburbia is much more complex. It still includes nuclear families and families wanting their children to succeed. But, it also includes single households, multi-generational households, older adult households where their children have grown and/or are still living occasionally, households where the partners are not married, and young professionals.

All of this means that the typical image of nuclear families in the suburbs may not be as prevalent or powerful as it once was. It still is important, particularly in more residential communities. But, as more different kinds of households also reside in suburbs, what communities values and how decisions are made may change. Are the suburbs of today just for families with children or do they have a responsibility to a broader audience? The future American vision of the suburbs may still include families and children but the depiction may also include other households that also contribute to the good of suburban community.

What I can access in a 10 minute drive from my suburban location

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Following up on an earlier post this week on the desire some Americans have to live within 10 minutes drive from what they need on a daily basis, I briefly catalogued what I could access within ten minutes drive of my suburban residence. Ten minutes does not necessarily get my very far from my house given residential speed limits and the number of stop signs and traffic lights in my way. For most of these locations, I can access them by bicycle in about the same time (though I cannot carry as much).

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Here is a rough count of what is within 10 minutes:

Grocery stores: at least 5

Gas stations: at least 3

Fast food/fast casual restaurants: at least a dozen

Parks: at least 5 community parks, two forest preserves, one linear pathway

Schools: at least 4

Other shopping: one second-tier shopping area at a major intersection, multiple strip malls, lots of car repair and automotive parts places, etc.

Transportation: 1 commuter train station

Almost 10 minutes away (usually more like a 12-15 minute drive away): 1 suburban downtown with a public library, local stores and restaurants, civic buildings; 2 interstates; many more stores/schools/parks; multiple big box retailers

All of this within a residential part of suburbia with medium levels of suburban density. The people around me could walk or bike to many of these locations but many do not since a short drive is convenient and normal. I would guess many residents would say the quick driving access to so many amenities is a contributor to the high quality of life.

The real New (Sub)Urbanism in the United States: a 10 minute drive from daily needs

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A quote from one family who moved from Chicago to the suburbs highlights what many Americans want in a community:

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“What I expect if I’m paying property taxes and the like is, within a 10-minute drive in my community I should be able to have access to most of what I need. Most, not everything. And that’s what we have here,” he said. “We got what we were looking for in terms of space to raise our family and more of a neighborhood feel.”

In their principles for communities, New Urbanists advocate for higher densities than present in many suburban locations, they emphasize walkability in that residents can access daily needs within a 15 minute walk, and they array residences around commercial and civic land uses. Whether in denser suburban downtowns or redeveloped mixed-use properties or “surban” locations, there is a different feel to these suburban locations. These communities do not need to be cities in terms of their population and density but they present a distinct difference from the low-density suburban sprawl found in many American locations.

In practice, the quote above highlights how some of the goals of New Urbanism are carried out in American suburbs. Americans want both private housing, typically in the form of single-family homes, and amenities within 10 minute drive. These amenities likely include schools, parks, grocery stores, and other shopping opportunities. Additionally, these homes should be in a neighborhood that offers safety and opportunities for children.

This is not what New Urbanists want. This current arrangement depends on driving and planning based around driving. A ten minute drive encourages lower densities as Americans can get roughly a few miles within that time span. Walking in service of accomplishing daily tasks is often not possible and walks become about exercise or getting out of the private house.

Nudging Americans to reorient their lives from a 10 minute drive to a 10 minute walk in suburban settings is a difficult task. While there are pockets where neighborhoods with a New Urbanist lifestyle operate, it is not the norm and driving is expected.

If Americans moved less in 2020, the stories of people moving from places were specific to particular locations

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One consistent pandemic story was that people fled urban neighborhoods for less dense locales. This narrative held for New York City and San Francisco, among other places. But, in light of mobility data from 2020 that showed just under 8.5% of Americans changed addresses, what really happened?

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Two recent stories help make sense of the patterns. Story number one:

“Millennials living in New York City do not make up the world,” joked Thomas Cooke, a demographic consultant in Connecticut. “My millennial daughter’s friends living in Williamsburg, dozens of them came home. It felt like the world had suddenly moved, but in reality, this is not surprising at all.”…

Demographic expert Andrew Beveridge used change-of-address data to show that while people moved out of New York, particularly in well-heeled neighborhoods, at the height of the pandemic, those neighborhoods recouped their numbers just months later. Regarding the nation as a whole, Beveridge said he’s not surprised migration declined.

Put together the attention New York City and millennials receive and that residents may have left for a while but not permanently, the population did not change dramatically.

Story number two:

Lake Forest has seen a dramatic uptick in the number of people relocating to the northern suburb during the coronavirus pandemic.

“We’ve had over a thousand new families move to Lake Forest in the last 18 to 24 months,” said Mayor George Pandaleon.

He attributes the surge to four things: space, schools, safety and savings…

The mayor also noted the suburb’s real estate market was soft, meaning there was a large inventory that made it relatively easy for people to find a place to live.

This relatively small and wealthy suburb – around 20,000 residents, median household income of over $172,000 – grew as it had multiple factors in its favor.

Put these two stories together and other data and what do we have of the great COVID-19 migration of 2020? Here is my guess:

-The media and the public were very interested in what might happen because of COVID-19. It seems plausible that COVID-19 might prompt people to move given fears about transmission through the air.

-Certain people in certain locations could afford to move: those with resources to buy homes and those with flexible work arrangements. Those with fewer opportunities could not. The same residential segregation and uneven development present at normal times affected COVID times as well.

-Millennials seem to get a lot of news coverage as the next generation as well as one supposedly holding different values than previous generations.

All of this did not add up to significant mobility across the United States or across many groups in the United States.