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Entries in Sprawl (19)

Monday
Dec052011

Quote of the Week: Leinberger on the Exurbs

Many drivable-fringe house prices are now below replacement value, meaning the land under the house has no value and the sticks and bricks are worth less than they would cost to replace. This means there is no financial incentive to maintain the house; the next dollar invested will not be recouped upon resale. Many of these houses will be converted to rentals, which are rarely as well maintained as owner-occupied housing. Add the fact that the houses were built with cheap materials and methods to begin with, and you see why many fringe suburbs are turning into slums, with abandoned housing and rising crime. - Chris Leinberger

Anyone want to buy in a subdivision in Cherokee or Forsyth?

Read on... 

Monday
Oct102011

Quote of the Week: The Experiment Part 2

We completed one life cycle of the suburban experiment using a pay-as-you-go approach. As we reached this point—around the mid-1970s—growth in America slowed. Although multiple factors were involved, one significant cause was our suburban cities were now seeing cash outflows for infrastructure maintenance. We’d reached the “long term” and the end of commitment-free money.

Our problem was not, and is not, a lack of growth. Our problem is sixty years of unproductive growth. The American pattern of development does not create real wealth; it creates the illusion of wealth. Today we are in the process of seeing that illusion destroyed and with it the prosperity we have come to take for granted.

It took us a while to work through what to do, but we ultimately decided to go “all in” using debt. In the second life cycle of the suburban experiment, the United States financed new growth by borrowing staggering sums of money, both in the public and private sectors. By the time we crossed into the third life cycle and flamed out in the foreclosure crisis, our financing mechanisms had, out of necessity, become exotic, even predatory.

Excerpted from the Strong Towns Curbside Chat

Chuck Mahron has one of the most logical yet blistering takes on our suburban development pattern out there.  The approach that he and the Strong Towns organization take is pragmatic and conservative.  If you don't subscribe to the Strong Towns Blog, I highly recommend it.  

Sunday
Jun122011

Steve Smith Setting a Good Example...

Steve Smith's home in Charlotte, NC listed for $2.9MAs many of my friends and readers know, my small family has been progressively downsizing our home for the past three years.  We started in 2007 with a 2,500 square foot home with a detached 2 car garage and a yard.  In 2008, we moved into an 1,800 square foot townhome with a 1 car garage and no yard.  Finally in 2010, we have settled on a 1,290 square foot condo with covered parking.  This suits our family perfectly right now and gives us the time to spend with each other rather than doing house chores that we don't find gratifying.  
This lifestyle doesn't fit everyone but it sure could fit a lot of people.  Almost everyone I talk to is jealous that I don't do yard work.  It frees up hours each week for me to focus on other things.  That's not the only thing that is significantly less time consuming.  We now have half the house to clean.  We have less than half the stuff to maintain and we're not sacrificing our quality of life at all.  
...we built this huge house and we just don't have any business living in it. It seemed like a great idea, and then we moved into this big house. Qe started cringing at all that space we had. For me, it was a little bit vain that I have this big house with this big yard. People saw my house was on sale and said it was me sending a message. Really the message I sent was to my kids: Dad made a mistake. This isn't how we are supposed to live. This isn't what I should be projecting. If we don't do this now (sell the house), what incentive do I give my kids to reach for? You make a lot of money and then you go blow it? I don't want to be a statistic. I want to be a good steward.
Wow!  If NFL'ers are starting to think this way then we may really be on the verge of a complete change in the way our society thinks about how and where we live.  Kudos to Steve Smith.
Wednesday
May252011

The Ten Deadliest Cities for Pedestrians - Close Call for ATL

Transportation for America recently released their Dangerous by Design 2011 report.  Fortunately, Atlanta did not make the top 10.  They state that between 2000 and 2009, 47,047 pedestrians were killed by vehicles and another 688,000 were injured.  To put that into perspective, it would be more than 15 passenger jets carrying 300 passengers crashing each and every year for 10 straight years.  I don't think we the people would put up with that.  However, because of the non-spectacular nature of pedestrian deaths and the fact that they all too often occur to people living in poverty, this pedestrian genocide goes overlooked.

Over 50% were on arterial roads like many of the roads right here in Roswell and North Fulton that were designed to give automobile traffic the highest priority.  Fortunately, Roswell has been adding sidewalk capacity and filling in gaps in just these types of areas and has plans to do more.  Now, adding sidewalks is just a band aid but at least they offer some level of safety that doesn't exist without them.

Here's the list of the top 10 metro areas:

 

  1. Orlando
  2. Tampa
  3. Jacksonville
  4. Miami
  5. Riverside, CA
  6. Las Vegas
  7. Memphis
  8. Phoenix
  9. Houston
  10. Dallas-Fort Worth

 

My message to you...  DO NOT WALK IN FLORIDA!!  These findings remind me of a talk that an acquaintance of mine, Rick Geller, delivered earlier this year at the Congress for the New Urbanism Florida Chapter meeting in Seaside.  Rick is trying to gain support for a safe streets bill in the Florida legislature.  It's pretty obvious from this report that they need it.  Check out his blog if you'd like to read more about the issues in Florida.  Good luck Rick!

So, it's great that the ATL isn't in the top ten.  Well kind of, we're number 11.  The Atlanta MSA had 798 pedestrian deaths during the decade which accounted for 12.5% of all traffic related deaths. Slightly above the national average of 12%.  Be careful out there and any time you hear someone say we don't need to fund sidewalks and safe streets, you may want to inform them of this depressing stat.  

Other tidbits that I find interesting:

 

  • RoundAbouts (counterintuitively) are the safest form of intersection in most normal road situations.  People pay more attention when approaching a roundabout and there are fewer conflict points.
  • Narrower lanes are almost always safer than wider lanes on surface streets.  People pay more attention when driving in a space that is less comfortable.
  • Two way surface streets are safer than one way streets in most cases. And they're better for business.
  • Posted speed limits have very little impact over what speed drivers will go. Road width is the secret.
  • Removing road signs completely can actually increase safety. Again, drivers have to pay attention in these types of environments.

Related Posts:

image: Transportation for America

 

Monday
May232011

Wildlife High School - A for Effort

This one intrigued me.  An article online today at AJC.com titled 'School earns wildlife certification' sounded great.  It was in the North Fulton news section so I thought we might have something noteworthy on our hands.  Here's the lowdown:
  • School - Johns Creek High School
  • Organization - National Wildlife Federation
  • Certification/Award - Certified Wildlife Habitat

This is part of a greater certification that Johns Creek is working on that would certify the city as a community wildlife habitat.  

I have a problem with it because it's inherently misleading.  Calling a school a 'certified wildlife habitat' immediately makes one think this school is focused on nature and preserving the natural environment.  Just take a look at the Google Maps image below.  

From what I can tell, about the only true 'wildlife' that this school is certified to nurture and sustain are cars, teenagers, football players, baseball players, softball players, fans and the like.  Sure, the open fields could attract some migratory birds and the Johns Creek Greenway runs through site but is that really grounds for a wildlife habitat certification?  The fields are residual space or sports fields and the greenway is a convenient suburban buffer zone between differing land uses.  It's a good use for the land given the situation but a wildlife paradise it's not and we shouldn't pretend that it is.

Now, I don't want to downplay what Johns Creek Student Malcolm Barnard is doing because his intentions are good and I commend him for his efforts.  However, I find fault with the National Wildlife Federation for turning what should be a meaningful certification into what essentially amounts to a boy scout merit badge.  Saying that Johns Creek High School is a Wildlife Habitat is a joke.  With the right amount of effort, any school in the nation could 'earn' that title.

Here are some ways the school could have truly been more wildlife friendly...

  • Reduce it's footprint - kids don't need acres upon acres of land to be educated. Wildlife does need acres upon acres to have a legitimate habitat.
  • Locate better - yes, the school is close to a couple subdivisions and some basic service businesses but is anyone really walking around over there?  Reducing the demand for busing and driving will reduce the parking footprint thus reducing the footprint.
  • Put a green roof on it - a green roof would give it some serious green street cred while also saving energy in the long run, reducing runoff and creating 'habitat' for birds and insects.

Sorry Malcolm, you get an A for effort but I'm calling foul on the National Wildlife Federation here.

Thursday
Mar102011

Traffic Misconceptions

I was reading a local blog recently and came across a tongue in cheek post about traffic in Alpharetta.  The premise was that Alpharetta is doing all these nasty things that will actually make traffic worse.  There were a number of misconceptions in the post and it concerned me that there might be some confusion on these points down here in Roswell as well.  

As a member of the Roswell Historic Gateway Community Advisory Group, I am aware of the challenges of balancing traffic capacity needs with livability and aesthetic needs.  So, I decided to compile a number of common traffic misconceptions together and elaborate on them for the benefit of my readers.  

Many assumptions that would seem to be logical at first glance actually end up being mostly incorrect when put to the test.  One of the biggest is the assumption that density brings traffic.  Residential or commercial density with no where to go and nothing to do creates traffic as everyone has to leave their home by car to do even the most mundane of tasks.  That's just one misconception of many that we will address below.

Making Roads Narrower Creates Congestion - The conventional wisdom is that narrower roads bad for traffic like narrower arteries are bad for your heart. This is moderately true.  First, let's look at a little info on lane widths.  The authority on highway and road designs, the AASHTO Green Book, recommends that local roads be between 9' and 12' in width, collectors be between 10' and 12' and that arterials be between 10' and 12' with 11' being the minimum in rural areas.  

Now, those are some really wide lanes if we decided to go to 12' in all areas.  That would mean that a four laner with no shoulder and no median would be over 48' in width.  That's quite a bit of real estate.  Now, let's say we narrow that down a bit to 10' and think about what it will do to the flow of traffic.  Well, not much according to several studies.  The worst of which shows a 6.66% decrease in flow while the best shows no meaningful change.   

Narrowing lanes also makes the driver more vigilant and in turn causes the driver to drive more slowly which flies in the face of the next myth.

Narrow Lanes Cause More Accidents - Believe it or not, this isn't actually true in all cases.  Studies show that narrowing a lane from 12 feet to 10 feet has no noticeable impact on the number of accidents that occur on the street.  So, the concern of increasing crashes when lanes are narrowed is not actually a concern at all.  However, if you take lane widths down below 10 feet on a non-residential road, you will likely experience an increase in collisions.  

The historic district currently has narrow lanes in many areas and they work just fine for both capacity and safety.  They also work pretty well contextually helping to create a sense of place.  We have character and capacity with relatively narrow lanes.  What we really need to do is kill the reversible lanes (which is a stated objective of the historic gateway project).

Mixing Pedestrians with Cars Creates Congestion - Putting pedestrians ON the road with cars would definitely wreak havok on traffic and local ERs.  The assumption is that making roads pedestrian accessible increases traffic.  Mixing pedestrians with cars doesn't impact traffic either way unless there are other factors at play.  However, if properly designed, a highly walkable environment encourages people to get out of their cars and walk.  There is less of a reason for cars to be present.  Thus, we could make the assumption that there would be fewer drivers.  Generally, if there is high pedestrian traffic and high automobile congestion, it is because the location is a desirable location.  It is not because the pedestrians are there.  Building a road that accommodates pedestrians will not in itself create traffic.  However, if you build a place that people want to be, you might see some traffic.

Roswell already has one area where pedestrians are very active.  That is Canton Street near the Atlanta Street/Alpharetta Hwy intersection.  The traffic there isn't due to the pedestrians, sidewalks, crosswalks or narrow road widths.  The traffic there is due to the demand of the location.  If we wanted to widen the lanes and add more lanes and take away the sidewalks, we'd be losing something very special that many other cities envy.  Build places that people want to be and you're going to get some traffic.

High Density Development Creates Traffic - This one is legitimate under the assumption that you pack people into condos and create a dense SINGLE USE environment.  Single use environments are a sure fire way to create traffic.  Mixed use development can induce traffic as well but it doesn't have to. It really depends on whether the street network is set up to provide multiple routes and whether there are enough destinations within the mixed use area to encourage people to walk significantly more than they would in a less dense environment.  Perimeter Center is a bad example.  Atlantic station is an excellent example.  This study by the the Transportation Research Board concludes that a doubling of residential density coupled with an increase in nearby employment, transit and mixed use can decrease vehicle miles traveled by 25%.  

No one is calling for Atlantic Station in Historic Roswell.  However, working on gridding the street network to provide more connectivity and driving, biking, walking options should be a strong focus of any redevelopment that occurs in the area.

Lowering the Speed Limit Creates Congestion - This one actually is true.. but not as much as you might think.  The reduction from 45 mph to 35 mph is only about 3% of capacity.  To go from 45 to 30, you're going to cut capacity by slightly more than 5%. So, you're really looking at trading capacity for safety.  A collision at 30mph is significantly less damaging (especially to a pedestrian) than one at 45 mph.  I've included a telling chart on pedestrian death by speed.

If we want a safe environment for everyone, we should design the street from the river to the square for 30mph and enforce a 30mph limit on that stretch.  It's 1 mile of road and 30mph isn't going to kill any commute. You go slower than that on 400 sometimes.

So, what are real solutions to traffic?

First, remember that traffic isn't necessarily a bad thing.  Most of the time, it means that you are somewhere that people want to be.  However, Americans collectively spent almost 500,000 years stuck in traffic in 2007.  That is more than double the 14 hours the average person spent in traffic in 1982. This was not because America was narrowing roads, building bike lanes and walking more.  It was actually because we were spreading out, widening roads and trying to run every errand in our car.  Food for thought when thinking about how we want to move forward.  Below are some of the best tools out there for traffic mitigation.  There are too many small tools to list so I'm sticking to the big ones.

Zone for Mixed Use Development - The objective here is to reduce the nubmer of trips that residents, workers and visitors need to make while allowing the flexibility to drive if needed.  Atlantic Station is a phenomenal example of MU development.  A study of AS residents showed that after moving into the neighborhood, residents experienced a remarkable 73.5% reduction in daily vehicle miles traveled.  If you have visited AS, you would notice that there is a quality public realm that encourages walking and pedestrians and cyclists are able to safely cross roads and cars can still freely move though the networked street pattern.  

We need both vertical and horizontal mixed use in the historic district.  This will create the interesting and walkable environment that the vast majority of the residents here are looking for.  When I say vertical, I'm thinking of a maximum of 4 stories with retail or office on the ground floor.

Network your Streets - Connectivity is a key to reducing traffic congestion.  The problem with the suburban land development pattern and the amount of traffic we experience is that in far too many cases, there is only one reasonable way to get from point A to point B.  In an environment where the road is networked, there are many different routes to get to the same destination. 

As previously mentioned, we need a better more connected network

Find Reasons for People to Use Their Cars Less - This could be any number of things not the least of which is $3.60 gas.  Create meaningful neighborhoods. If more neighborhoods had shopping, jobs, parks and entertainment closer to the actual residents, those residents would drive less.  This takes us back to the Atlantic Station example above.   

You'll notice that I don't have transit on this list.  A large misconception about transit is that it should relieve congestion.  It actually has very little to do with congestion.  Rather, it creates modal diversity and offers redundancy and flexibility within the system.  It also allows the underserved 30% of the population that can't or shouldn't drive to function in society without being a drain or a risk.

I hope I've made some sense here and I'll be happy to provide studies that affirm the statement above upon request.  Additionally, if you are ever curious about the hidden causes of traffic, please pick up the book Traffic by Tom Vanderbilt.  It should be required reading for new drivers.  His blog is www.howwedrive.com and is very interesting.  

 

images: HelloAtlanta.com, SafeRoutesInfo.org, CNU

Saturday
Dec112010

Roswell Town Center... It Needs to go

This is the seventh post in a series of posts this December that will chronicle the 25 things we would most like to see in Roswell. None of these are actually happening... at least in the way we'd like them to. Please enjoy and have a happy holidays!

 

I do understand that it has had a recent resurgence in leasing with the Aurora Cineplex and a couple other tenants.  However, that doesn't change the fact that the 'Town Center' is an aging strip center based on a 1970's-80's business model of locating big-box retail at the can't-miss intersection.  Additionally across Holcomb Bridge from our Town Center is the aptly named Roswell Village.  Neither of these places even closely resemble a true town center or village.  About the only redeeming quality of that intersection is Stoney River's legendary steaks.  Maybe we should do something about that.

If I had my way, The entire area at the intersection of 9 and Holcomb Bridge/Crossville would be completely re-done with the creation of a neighborhood node.  I would line the two main roads in office/retail that is brought up to the street and radiate a mix of uses including a strong residential piece.  A key would be to make it a regional transit hub that would provide express service to MARTA (or ARTSY, see previous post).  

We might even be able to incorporate a major employer or two in the area and also keep the entertainment businesses that are currently there.  The possibilities are endless for that area but it it's current form, it's a relic of a development pattern that on life support.  The sooner we realize this and start looking at alternatives, the better.

Sunday
Oct312010

Tea Party in a Parking Lot

As a general rule of thumb, I like to stay away from politics on this blog. The reason I do is because I view the issues that I discuss as apolitical. However, this was a little too strange to pass up.

Yesterday, I was driving through the Alpharetta Hwy/Holcomb Bridge intersection and noticed that a Tea Party rally was going on in the 'Town Center' shopping plaza parking lot. The backdrop for the stage was Alpharetta Hwy with a view of Chick-fil-a to the left and a closed big box to the right. Now, I couldn't think of too many worse places in Roswell to hold a rally if you are looking to restore the country to the good conservative values of yesteryear. I don't think our founding fathers had arterial roads, big box stores or fast food on their minds when they whipped up the constitution.

Before you go crazy with your comments, I recognize that this is one of the most traveled intersections in Roswell and it surely gained visibility. However, the message may have been lost on some.

image: Google Street View

Saturday
Sep112010

The View From Above

Last weekend, I had the good fortune of taking a BiPlane ride over Atlanta.  My wife bought a tour for two with BiPlane Adventures for my birthday last year and we just got around to using it.  After a couple of failed attempts in the past couple months due to logistics getting to the right airport and bad weather, we were finally able to get into the air.  We flew out of McCollum Airfield in Kennesaw and went south to downtown and back.  

First, if you've never experienced flight in a small airplane, it is nerve wracking, cozy and amazing all wrapped into one.  The open cockpit experience just adds to the enjoyment.  But getting hit by constant category 1 hurricane strength winds when you are trying to take pictures can be a bit of a challenge.  Our air speed was pretty much a constant 80mph.  

I went into it thinking about having fun but also thinking about what I could put on my blog.  The first thing I wanted to look at was the sprawling subdivisions that permeate the Atlanta landscape.  It's much more impactful to see them from above.  Most subdivisions, shopping plazas and business parks that have been built in the past 20-30 years wipe out vast swaths of real estate and look like homogenous blobs on the landscape.  It's much easier to notice from a biplane than it is when you are flying into Hartsfield on a commercial airliner.  

Watching the density of the development from Kennesaw to downtown was very interesting.  The thing that really becomes noticeable is the amount of tree canopy that many of the better designed/historic neighborhoods have versus that of the newer suburban developments.  Obviously, there is something to be said about the age of the trees but something tells me that crape myrtles aren't going to cover up much of anything.

The last thing I'll hit on is Tyler Perry's house.  What in the world is that guy thinking?  Who needs all of that?  His house is the last picture below.

Here are some pictures...

One Swath of Sprawl Looking East into Cobb County

This wouldn't be a tough Target to hit...

Completely unnecessary... and he just bought a place in Johns Creek that will end up being bigger.  Yikes!

 

 

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