Showing posts with label sprawl. Show all posts
Showing posts with label sprawl. Show all posts

Tuesday, March 4, 2008

A Walk On The Wild Side




















In the abstract, my neighborhood is perfect for walking.

A major university is 5 blocks away. A grocery store is 4 blocks in the other direction; a park and zoo just beyond that. Restaurants, a pharmacy, an elementary school, retail shops, churches, bars, and liquor stores – a veritable smorgasbord of life’s basic necessities.

But there’s one big problem.

Its completely unwalkable.

According to my neighborhood’s walkscore (see previous post), the area around my house should be moderately walkable. The density sets the stage. Approximately 30,000 people occupy the real estate (during the day) within a mile of my home. But with very few sidewalks, and even fewer crosswalks, getting from here to there on foot becomes entirely impractical.

Over the past 50 years, neighborhoods have been planned as if pedestrians do not exist. Planners and politicians, aided and abetted by architects and engineers I might add, have orchestrated land development with the assumption that the car is the only viable means of transportation, the silver bullet, the one-size-fits-all solution.

That predisposition brings us to where we are today: Sprawl - even in the midst of dense urban development. And walking, as a means of transportation, has been forgotten.

The university chronically complains about a lack of parking. Yet my neighbors (and in fact my Dutch roommate who is accustomed to walking) drive the 5 blocks to campus and park there instead of taking a 10 minute stroll.

Why? Because lack of any planning for pedestrians has created an urban frontier. Walking in this environment means taking your life in your own hands. Pedestrians must share the road with zooming cars (driven by distracted cell-phone yappers) and race across major thoroughfares without the benefit of crosswalks or overpasses.

In fact, in a current “improvement” project on Hardy Street at the edge of campus, crosswalks have been removed with none added. The local Department of Transportation came up with a design that widened the roadway and removed a couple of intersections effectively channeling the traffic and increasing the average speed noticeably. With restaurants, coffee shops, bookstores, campus parking, and even a dormitory across the street, pedestrians now have to run for their lives with no crosswalks in sight. The photo above is of just that.

A few weeks ago, I was in a conversation with a couple of women on the university track team. I suggested that the team be housed in the dorm across the street. Those who survive the semester without being hit by a car keep their scholarships. “Yeah,” one girl replied laughing, “that’s how we can hold tryouts!” They knew what I was talking about.

The real consequence of America’s addiction to the automobile (my friend Doug Michels of Ant Farm fame called it “autonationalism”) is that we create problems that did not exist before.

Sprawl related traffic jams and long commutes suck up time, energy, and money. Same applies in a densely developed area when you are forced to drive to your next destination just around the block.

Urban space is eaten up (and heated up) by too many parking lots. Modern car-centered zoning regulations result in stretching out the space between buildings to accommodate parking making the surrounding area even less walkable.

Public transportation of any kind is not viable when the metro stop is inaccessible by foot traffic. Lack of bus or train service adds inconvenience on top of inconvenience to the traffic weary commuter and would-be walker alike.

Studies have shown that people living in non-walkable neighborhoods are on average more obese, causing or exacerbating many health problems.

Maybe one of the most tragic aspects of an unwalkable neighborhood is its negative impact on our culture. When driving, there are only two ways to communicate to your neighbor – wave or flip them off! Walkable neighborhoods, by design, offer unlimited opportunities to meet and get to know your neighbors on a more personal level. In an unwalkable neighborhood, people generally know each other by their cars. Not much of a cultural exchange there.

As the trend of sprawl plays out, many are coming to a greater awareness of the inherent problems. The benefits of walking are many – I’ve just outlined a few. Here's a site for more info on walking (and biking) in neighborhoods:


http://www.walkinginfo.org/

Any insights out there?

Friday, February 8, 2008

United We Plan, Divided We Sprawl

Why do we have sprawl?

Simply put, sprawl represents raw agnostic capitalism in its most expedient form.

Sprawl is easy for the developer as long as there are no rules, no oversight, and no planning. Scroll down to the January 23rd post - Strip Tease - to find the formula.

A laissez-faire attitude about the value of planning gives sprawl free reign, and we are paying the price in America with traffic jams, obesity, and an increasingly divided culture.

But what about the inhabitants? Shouldn't the people who live and work and learn and play in this country have a say? Why must we accept that sprawl as the only option? The whole thing seems out of balance, some how.

Is there a more humane way to grow?

The answer is a resounding yes! But it takes coordination and planning by all stakeholders on a city-wide, even region-wide basis with a conscious goal of creating livable environments. "Regulation" has been the boogie man of development for eternity and a day, but without thoughtful vision, we are destined to forever more have sprawl.

Developers will adapt - they always do - to targeted growth. Developers are not the culprits here, they're only doing what the system we've imposed requires them to do.

I've put together a matrix of Livable Community design. Comments?



LIVABLE CITY MATRIX

L I V A B L E vs U N B E A R A B L E

"We're All In This Together" vs "Every Man For Himself"
the Village vs the Strip
Centralized Plan vs Linear by Default
Connected vs Disconnected
Green vs Gray
Stimulating vs Exhausted
Empathetic vs Apathetic
Logical vs Manic
Transportation Options vs Traffic Jams
Abundance vs Raw Capitalism
Nature is Beautiful vs Clear-Cut and Flatten
Considered Acquisitions vs Conspicuous Consumption
Right Size vs Bigger is Better
Respectful vs In Your Face
Know Your Neighbor vs Who's Your Neighbor?
Connected Green Space vs Asphalt Jungles
Three Dimensional vs Two Dimensional
Unique vs Pretentious
Communicate vs "I Don't Want To Hear It!"
Community vs Isolation
Culture vs Ignorance
A Connected Series of Villages vs Sprawl


In an effort to equitably and fairly address issues affecting the whole of a local population, some metropolitan areas have opted for a city/county combined government. This approach is a proactive attempt to bring all parties together to make decisions affecting everyone.

Combining city and county evens out tax receipt discrepancies between affluent suburbs and poverty stricken inner city neighborhoods, allowing for infrastructure improvements and comprehensive planning that mitigates blight and sprawl.

Some examples of city/county governments are:

Athens - Clarke County, Georgia
Louisville - Jefferson County, Kentucky
Nashville - Davidson County, Tennessee
Butte - Silver Bow County, Montana
Indianapolis - Marion County, Indiana

Anyone have an opinion on this? Some examples of comprehensive planning successes?



Monday, February 4, 2008

The Walkable Neighborhood

Walkability is fundamental to the well-being of a community.

The walkable neighborhood, by nature, has a certain geometry. In contrast to the linear layout of sprawl, the walkable neighborhood is centralized.

Services and work opportunities group closely in the center of the New American Village, and housing surrounds this nexus in more or less a concentric ring. Residences are all within walking distance, with denser housing closest to the center.

You may say "this sounds like nostalgia."

Not at all.

The walkable neighborhood is not the property of "tradition" - it is an eternal concept that works historically, currently, and will continue to work in the future.

Why?

Because the walkable neighborhood is not a style, it is an organizing system, and this system is most responsive to the human condition.

The benefits:

Health. Studies show people who live in walkable communities weigh less. America's obesity problem is in part due to how suburbs have developed over the past 50 years. The automobile made it possible to develop homogeneous swaths of housing with no services nearby. With no place to walk, and no sidewalks, walking fell out of fashion. Heart disease, high blood pressure, and diabetes have increased dramatically in these no-walk neighborhoods.

The bottom line. The walkable community gives you back your commuting time. And with gas at $3.00 a gallon, its easy to realize a substantial savings in travel costs. Instead of driving 30 minutes across town for one task then 30 minutes around town for another, walk 5 to 10 minutes to work, to the grocery store, to the library, to school. In the village center, everything is easily accessible to pedestrians.

Cultural enrichment. The walkable neighborhood creates infinite opportunities to meet and communicate with your neighbors in the normal course of the day. (There is a fundamental difference between running into your neighbor in a car and running into your neighbor on foot!) Conversations and familiarity with neighbors resulting from chance and certain encounters fosters cultural enrichment and naturally supports a strong sense of community.

Does this mean we must give up our cars?

No. We love our cars. Cars give us absolute freedom of movement and are very much a part of our way of life. In the New American Village, pedestrians and automobiles co-exist. Every walker is a car NOT on the road. Traffic snarls become non-existent, thus bringing about a balance that affords safety to the citizen on the street.

So why is strip development so popular? We'll talk about that later in the week.

Wednesday, January 23, 2008

Strip Tease

Strip malls are the pornography of real estate development.

Ohhh, they're so titillating, so tantalizing, so immediate. Not much forethought is required. Just show up, pull the curtains, do the deed, and move on. No time or desire to get to know or understand complexities - that might take dinner and a movie.

With a strip mall, a developer needs not cultivate a relationship with the community. In the strip mall paradigm no commitment is necessary.

The formula is simple. Find some property on a busy road, rape the site, lay down a sea of asphalt, throw up a super-cheap building with a pretentious (preferably also cheap) front facade and you're done.

But what about the morning after?

Strip development end to end translates into sprawl, and sprawl gnaws away at the soul of our culture, divides society, and diminishes the health of the citizenry.

In strip mall world, everybody is required to travel by car, regardless of the price of gas, adding to traffic congestion. Owning a car (or 5 if you have two adults and three teenagers in the household) is the ante for getting in the game. It is impossible to walk or bike from anywhere. How could you? There are no sidewalks or crosswalks, only a multitude of zooming automobiles. In fact, you even have to get in your car and drive from one strip mall to another when the two are side by side.

Exploitation of the natural landscape with no regard for the well-being of the environment is pervasive with strip development. Natural beauty, enjoyed by the whole community, is treated with contempt.

In a village setting, where homes closely surround clustered commercial space, you have the option to walk to the store, walk to school, walk to work. A variety of opportunities abound to run into neighbors and have nuanced conversations about life and home and family. Centralized big-box strip development deprives us of the very thing that fosters strong communities - familiarity with, and thus a greater understanding of our neighbors.

Where is the warmth in sprawl? Where is the humanity? Why shouldn't we have a deep sense of affection and, yes, love for the buildings we inhabit?

Strip malls may be salacious for the developer, but everybody else is left with a very empty feeling.