Tag Archives: suburbs

What businesses can operate out of single-family home zoning, tulip farm edition

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A resident of the Chicago suburb of Barrington Hills has been told multiple times he cannot operate a “u-pick flower farm” from his property:

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“As advertised, your on-site, outdoor, retail business use of Property is strictly prohibited and must immediately cease,” the May 16 letter read. Small, at-home businesses are allowed under the village’s House Occupation Code. The catch is they must operate indoors.

Yamamoto has been appealing for about a year, hoping to work with the village to update the zoning code and allow for the farm. He even submitted three separate proposals. The first aimed to tweak the code so that residents can apply for special use permits for agrotourism. The second changed “agrotourism” to “agricultural experiences” and limited what could be sold and the number of people who were allowed on the property. The last proposed a change in the village’s definition of “agricultural activities” — which are already allowed — to include on-site sales…

“The Village’s Zoning Board of Appeals was particularly concerned that under these various proposals, similar outdoor commercial operations could be allowed to occur on every residential single-family property in the Village,” Paul wrote.

But Little Ducky still has support in the community. Several residents showed up to Yamamoto’s first proposal hearing in August 2024, and many more wrote letters. In all, 133 written comments were submitted, with 129 in support and four in opposition. Of those who spoke in person, 16 supported the farm, while three opposed it…

Yamamoto isn’t giving up. He’s already submitted two more applications and has been waiting for a response since February. In the meantime, he and his wife are picking and delivering tulips themselves.

Single-family home zoning in the United States generally exists to protect the housing value of residences. Businesses operated out of residential properties may threaten the calm, peaceful nature of neighborhoods.

The catch in this case seems to be that indoor businesses are allowed – imagine something involving a home office or a service that can be provided in a home – versus an outdoor operation. That outdoor business could create noise or be unsightly or disrupt the character of a single-family home neighborhood. Residents might be willing to put up with loud power equipment to keep their landscaping looking good (or not) but an outdoor business is a threat.

It will be interesting to see if support from local residents could shift the outcome. Could a one-time variation in the zoning be granted? Or the zoning guidelines changed to allow clearly-defined agricultural uses?

For suburbanites who do not like high local taxes, which local services would they reduce or cut?

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In thinking about recently receiving property tax bills in our county, I wondered what suburbanites would be willing to give up in order to lower their taxes. Here are some thoughts about each of the taxing bodies that receive monies:

-the county: how many people could name exactly what the county provides? Some roads, some medical and social services, some other things. Perhaps some people would rather pay a municipality or a state to do the same things?

-Forest Preserve: our county’s Forest Preserve is large and people tend to like green space and nature. Is it worth the cost (and the potential lost to developing more housing to address needs)?

-pension funds: I’m guessing taxpayers have little choice here.

-DuPage Airport Authority: how many average residents see the benefits of having a private airport within the county? Perhaps this helps some businesses?

-water commission: getting water is necessary.

-Milton Township with four lines: does the work the township does be carried out by the county or municipalities?

-City of Wheaton: lots of local services, including roads. What would residents want the city to do less of?

-Park District: not everyone participates and facilities and programs can be costly. But is the alternative all private options?

-mosquito district: who likes mosquitos?

-K-12 school district: the tax costs are high but what suburbanites want lower quality schools (which then they often associate with property values)? Or how many people want less money for the next generation?

-Community College district: with the costs of college these days, would people be willing to have a smaller community college or no community college option?

Consider these all together and the tax money goes towards schools, roads, public health, and more. Perhaps the argument could be made that these same services could be provided more efficiently or at better scales. This might save some money but does not necessarily address the long-term issues of rising costs and the need to update and maintain vital infrastructure. And if voters restrict one source of funding – such as limiting property taxes in California – then governments will seek revenues elsewhere.

Is it possible to consider all of these taxes at once rather than considering them one a time through referendums or each body making decisions that are best for them?

Sociologist Herbert Gans and The Levittowners

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Earlier this week, sociologist Herbert Gans passed away. From what I have read of postwar sociology studies of the growing American suburbs, I would place his 1967 book The Levittowners at the top of the list:

Similarly, Dr. Gans challenged conventional wisdom about postwar suburbia in “The Levittowners” (1967). For more than two years, he lived in Levittown, N.J., later renamed Willingboro, and concluded that the residents had strong social, economic and political commitments, and that notions of suburbanites as conformist, anxious, bored, cultureless, insecure social climbers were wrong.

Here is my summary of the book in the Oxford Bibliographies entry on “Suburbanism”:

Gans moved into one of Levittowns, located in New Jersey, in its infancy and lived there for several years. The book challenged several critiques of mass produced suburbs including homogeneity, blandness, and that suburbs damaged families and individuals. However, Gans suggested Levittown had its own problems including limited activities and space for teenagers, ongoing conflict, difficulty engaging with pluralism, and unresolved tensions between private home life and community structures.

For example, here is what Gans concluded about what shaped the community in the new suburb:

Perhaps the most significant fact about the origin of a new community is that it is not new at all, but only a new physical site on which people develop conventional institutions with traditional programs. New towns are ultimately old communities on new land, culturally not significantly different from suburban subdivisions and urban neighborhoods inhabited by the same kinds of people, and politically much like other small American towns. (408)

On this point, he thought the Levittowners showed similar characteristics to what De Toqueville found in American civil society.

At the same time, he expressed critiques of the new suburban life. Here are my notes from pages 431-432 about his recommendations: “(1) most important priority for future suburban planning is the population mix (2) suburbia must be made available to all who can and want to come – especially made available to poor and nonwhite families (3) communities should be planned with block homogeneity and community heterogeneity.”

Many others have studied suburban life and communities but this thorough study set a high bar.

Could American suburbs not be a “hollow imitation of the place they aspire to be”?

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A common critique of American suburbs – and numerous other American places – is in a review of the recent film Holland:

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The town thus becomes representative of people like her, it’s merely a hollow imitation of the place they aspire to be in, but comes nowhere close.

The critique of the suburbs means that the suburbs are not what they say they are, that the American Dream of single-family home ownership, middle-class life, and success is more illusion than reality.

I have also heard this critique applied to retail spaces, Disney World, and resorts. They project one image but they are not what they seem. They are real places – you can walk around, you can buy things, etc. – but not real at the same time. They lack authenticity. (This might imply there are places that are authentic, not imitations. They are what they are. This is another matter.)

Are there suburbs that are real places, where the facade is not a facade, that feel like what they actually are? Or suburbs that are honest about the challenges they face alongside the possibilities they might offer? How accurate is the narrative that the American suburbs are inauthentic or is this more prevalent in cultural works?

The American suburbs shaped religion more than American religion shaped the suburbs

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I have been studying and writing about religion in the American suburbs for about ten years now. After recently publishing a book on evangelicals embracing suburbia – Sanctifying Suburbia – and more recently also looking at a variety of religious traditions over time in the Chicago suburbs, I had this thought:

This is a broad statement. But if I were to put the two social forces side by side – suburbanization in the United States and religion (and all that entails) in the United States – I would come down on suburbs affecting religion more than the opposite. Here is a couple of ways to think about:

  1. As religious groups have moved to the suburbs, whether Catholic, Protestant, Muslim, Jewish, or others, they often have to adapt to suburban settings.
  2. How much do religious congregations, organizations, and adherents in suburbia shape community life or social life at the structural level (beyond individuals, small groups, some social networks, more micro level)? Another way to put it: if these religious groups were not present, how different would suburban life be?
  3. The reasons Americans love suburbs and the way of life involved therein can override religious values and concerns such as loving their neighbor, serving the good of the whole community, and pursuing religious and spiritual goals.

I am going to keep thinking about this claim and may write more about it. Even as religion has served to provide meaning and structure for many humans and societies across time and space, suburbia is a powerful place and ideology.

Bradbury, CA, an example of an exclusive wealthy suburban community

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A newspaper reports that it is hard to access the California suburb of Bradbury:

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There’s no shopping to speak of and there are barely any sidewalks to stroll on. Bradbury is almost entirely comprised of gated sub communities and homeowners associations, SFGate reported.

If you don’t already have a friend that lives there, it’s not wise to go up to someone’s house looking to make some. That’s because the town has an ordinance banning people from walking up to front doors and knocking without permission.

And since its founding in 1957, a time when the suburbs were expanding in Southern California, Bradbury and the residents who live there have said they don’t even want cars passing by to stop for even the briefest moment, urging them to keep driving.

The town is so locked down that most of the public roads that abut its borders are dead ends or run straight into tall, guarded gates with signs that read ‘Royal Oaks’ and ‘Bradbury Estates.’

The landscaping also does quite a bit to send the message that outsiders aren’t welcome, with most homes being shrouded by towering hedgerows and bushy trees.

Why? This is an small exclusive suburb. These are scattered across the American landscape where wealthy homeowners have their own community. According to the US Census, the community has 921 residents, the median household income is over $158,000, the population skews older, more than 90% of homes are owned, and over 80% of homes are worth over $1 million. The community’s website starts with text saying “Preserving Rural Tranquility” and features numerous images of the landscape and horses.

One thing wealth can do is enable people to live exactly where they want. This often involves living near other wealthy people. And this can mean putting distance or barriers between those with money and others. It sounds like this community has a variety of methods to discourage visitors who might threaten that rural tranquility, including gated subdivision, large landscaping features, no soliciting, and no sidewalks.

Filling empty big box stores with pickleball

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I have tried to track the problems created by vacant big box stores in the suburbs, including having empty former grocery stores and putting COVID vaccine centers in those spaces. Some communities now find pickleball can make use of big box spaces and possibly generate revenue:

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When big-box stores like Toys R Us or Buy Buy Baby close, they leave behind tens of thousands of empty square feet — spaces that can be difficult to fill.

Finding new tenants for these massive spaces is no small task. But one unlikely contender, pickleball — among the nation’s fastest-growing sports — is breathing new life into these cavernous retail spaces.

From Vernon Hills to Batavia, commercial indoor courts are opening at a steady clip, bringing renewed energy, foot traffic, and consumer spending to shopping centers facing an uncertain future…

Retail market experts believe repurposing vacant big-box stores as indoor pickleball facilities is a smart business move. These spaces offer high ceilings, ample parking, and central locations. For pickleball chains seeking an affordable 40,000- to 50,000-square-foot space, these vacant stores provide an ideal solution…

One key concern is tax revenue. Unless the facility also sells equipment, apparel, or food and beverages, the host municipality won’t see much financial benefit from sales tax, leaving a gap that traditional retail stores typically fill.

Vacancies are bad for multiple reasons. They sit empty, suggesting there is no demand for space in the community. They may attract undesirable activities. They are not generating revenue. The buildings and parking lots may not be kept up to the same level of open stores.

Filling vacancies, therefore, is important. Anything using the space broadcasts activity and suggests a more vibrant community.

But also important is the need for revenue. Spaces in suburbs designated for commercial use are intended to help provide tax dollars to be spent on local priorities. If these spaces are not generating revenue, might they be better used for housing or community spaces or recreation use?

From the article, it is less clear about whether pickleball facilities can provide the tax revenues suburbs might hope for. Is there a point where suburbs might be unhappy with pickleball there, even if they do address the vacancy issues?

Can a movie that says something about suburbia be set in a place that is only sort of a suburb?

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The name of the new movie Holland refers to the community in west Michigan. Numerous reviews note that the film says something about the suburbs. A few examples: first, from Variety:

Through it all, Macfadyen seems suspiciously good-natured, which merely encourages us to guess what he might be hiding. The “Succession” star brings a disconcerting Kevin Spacey-like energy to his performance, which reinforces the connection some might detect between “Holland” and 1999’s “American Beauty” — another movie about the toxic black mold that thrives just beneath the veneer of suburban perfection.

Second, from Roger-Ebert.com.

Kidman does her best to be the MVP of “Holland,” imbuing Nancy with just enough Midwestern nicety to make her memorable. Nancy is the kind of woman who wants to be a perfect wife and mother but also wants some mystery in her life and responds to the attraction of the handsome new teacher at her school. She’s a suburban shark, always swimming to a nearly impossible objective of keeping her pristine reputation in the community, holding her family together, and having a fling with Dave. While she doesn’t make any bad choices, there’s a version of “Holland” that lets Kidman loose, turning the temperature up on this character’s emotions in a manner that Cave feels tentative to do.

Third, from Mashable.com:

Watching Kidman play a happy homemaker in a pretty suburban town might swiftly recall Frank Oz’s underrated 2004 comedy remake of The Stepford Wives, which Kidman starred in.

You get the idea: the setting and the plot add up o a film that seems to say something about the American suburbs. This is familiar ground in American movies (as well as novels, TV shows, songs, and other cultural works)

But is Holland, Michigan a suburb? Here is what Wikipedia says:

The city spans the Ottawa/Allegan county line, with 9.08 sq mi (23.52 km2) in Ottawa and the remaining 8.13 sq mi (21.06 km2) in Allegan. Holland is the largest city in both Ottawa and Allegan counties. The Ottawa County portion is part of the Grand Rapids metropolitan area, while the Allegan County portion anchors the Holland micropolitan statistical area, which is coextensive with Allegan County. The city is part of the larger Grand Rapids–Wyoming combined statistical area.

Since metropolitan areas have boundaries based on counties, it seems that part of the city is part of the suburbs of Grand Rapids, a city of nearly 200,000 people and a metropolitan area of over 1 million people. But a good portion of the city, home to over 37,000 residents, is also its own smaller urban area.

Do the people of Holland see themselves as suburbanites? How many commute to Grand Rapids and other parts of the region? Are there cultural and historical ties to Grand Rapids?

None of this may matter for putting together a film. Filming scenes in downtown Holland or within neighborhoods in the community may look suburban. How many people watching really want to have authentic places that match what is being described? (For example, once I have seen a few studio backlots, it is hard to unsee them.) If the movie is about the suburbs, who is to say it isn’t?

What suburban leaders need from denser developments in their downtowns

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One suburban political candidate describes what the community hopes for when they build residences in the downtown:

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 “We need for people to be in it. We need for them to, do as our plan: get out of the building, walk around town, eat in the restaurants, drink in the coffee shops, drink in the bars, that kind of thing.”

Once a development is built, it takes time for the suburb to consider the impact on the community. If suburbs are going to pursue more density in their downtowns, which can often contrast with lower density homes throughout the rest of the community, they want certain things from the high-density development. They want those residents to patronize downtown businesses and restaurants. They want money to flow within the downtown. They want a particular downtown atmosphere where people are out and about (and not too noisy).

What happens if this does not come to fruition? What if the new development does not fill up quickly or if the residents do not spend much time downtown? Perhaps the municipality will seek a critical mass of downtown development to be able to provide enough downtown residents. Or perhaps they will seek the right mix of downtown attractions with certain kinds of shops and eateries.

And how much development will a suburb seek in its downtown? It might depend on whether it is “successful” in the eyes of the community.

How many suburban communities will allow chickens?

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Given the price of eggs, is this a moment when more suburban communities will allow residents to have chickens?

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Americans like suburbs for multiple reasons. Some of these reasons might appear to support homeowners having chickens while others might seem to oppose it. A quick breakdown:

-Closer to nature: suburbanites keeping chickens feel they are closer to the land and to animals. Suburbs with chickens can feel more like rural areas.

-Middle-class aspirations: suburbanites pay a lot of attention to what yards should look like. For example, lush green grass is a preferred option in many places. Chickens can disturb this aesthetic. Or keeping chickens might be considered something that contributes to a lower status for a neighborhood or a community. At the same time, middle-class residents can tout the financial benefits of keeping chickens instead of paying for eggs.

-Single-family homes and the rights of property owners: suburbanites take property rights seriously. If you own your home, shouldn’t you have freedom to do with it what you want? However, many Americans live in HOAs that have particular standards or suburbanites live in communities where particular standards are maintained (such as the maximum length of the lawn). Is the ability to live a quiet suburban life with higher property values hampered if a neighbor has chickens?

Suburbanites could make arguments for chickens and against them out of the same common suburban values. This could mean that all of these debates are then local and depend on the context of the community. How many community members are in favor? How does the community view itself and do chickens fit into that vision? Do the current economic conditions push residents and leaders in one direction?