David Monday, March 31, 2008

Development

The Hidden Costs of Suburbia

Last week’s Planning Raleigh 2030 events included a lot of talk about containing our growth and managing Raleigh’s sprawl.  Both developers and citizens had many ideas about how to do this.  While many know the costs of growing outward- there are many issues that aren’t obvious.  Morning Edition had a nice piece about those costs and the conditions that made sprawl easier than smart growth. 

The average Atlanta resident with a job drives 66 miles every day. In fact, people here drive so much that if you added up every commute and every trip to a store or soccer practice on just one day, you’d get a number that’s larger than the distance between the Earth and the sun.

Catherine Ross, a professor of transportation and growth at Georgia Tech, says Atlanta commutes are so long because as the area grew, there were no natural barriers to limit sprawl.

While Raleigh is working on the comprehensive plan- progressive ideas like form-based codes and growth borders are being considered.  Lets hope that these and other ideas like them can be instituted to enable economic incentives for smart growth.  Raleigh will continue to grow because of the quality of life here- lets hope our new comprehensive plan works towards preserving this before it is too late.

NPR Story Here

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  • Fallonia04/01 10:07 AM

    It seems to little old me that the revitalization of little towns and villages, that were abandoned for jobs in the urban centers, could be the winners in all this.

    However, and in Atlanta it is a huge afterthought however, and in RDU-FFV-CAHS-CBS we still have time, the key would be a commuter train from stations in these town centers. Instead of sprawl ... villages. Instead of traffic ... a soft commute with a newspaper and coffee. Instead of endless suburbs, town centers and parks and schools becoming vital again.

    I see only one missing piece to making this all happen. What will it take to get this train on the track?

  • Deb04/01 10:11 AM

    Thanks for posting the NPR story. It definitely should serve as a wake-up call for this area.

    There are far too many good (bad?) examples of US cities that have grown using a dumb growth strategy, or no strategy at all. I think it’s safe to say that we can all see the problems that these areas contend with. Do the people of Raleigh want those problems, too? We have all the information we need to make good decisions toward smart growth strategies, and our leaders need to be held accountable for their decisions for this very reason.

    However, as the story points out, the general public needs to really get their priorities straight. What good is a 3,000 sq. ft. house with five bedrooms and a big yard 70 miles from your job when gas prices hit $6-$7/gal and the polar ice caps are almost gone? Is it really worth it then? It’s fine for this to be an exception rather than a rule, but it seems to rule in many US cities for a variety of reasons.

    One reason is the affordability issue. It’s obvious to see why areas closer in are more expensive. But in order to grow smart, city centers cannot be exclusively for the wealthy. Somehow, there has to be housing available for a mix of income levels. Not only does this prevent sprawl, it can help build a vibrant and diverse community. Unfortunately, Raleigh seems to be on its way to continued sprawl so far. I really hope that the community and local leaders understand the importance of not allowing that to happen the way it has in Atlanta.

  • 15004/01 11:14 AM

    Deb,

    I hear your points, but you ask the question “is it worth it”.  The answer clearly is YES for most people.  People want a yard, a big house, a nice drive to work.

    I am young and I own a residence downtown.  I like it…for now.  I see friends who spend similar amounts and live in large houses with large yards and have the same commute I have.  In the not too distant future, I’m going to join them.  I am pretty eco-conscious (I pay ncgreenpower for example, I also strongly support higher gasoline/water prices), but like you said, for me, my commute is too convenient and those higher gas prices are not a big enough trade-off to prevent me from wanting that nice $3,000 sq. ft house with a yard. 

    My point is in line with yours and Fallonia’s, I think.  Right now, things are just too convenient and land in high enough supply to prevent the sprawl/commute mentality.  Changes need to start happening today if tomorrow’s sprawl is to be prevented.

  • Jenna04/01 04:15 PM

    I don’t understand why anyone would choose to commute an hour a day each way. My commute is 10 minutes each way and my husband’s is 5. We’re lucky that our offices aren’t too far apart, but we also made the decision that we’d settle for less house by living downtown(ish).

    But people have different priorities. As long as having large houses and yards is important, people will tolerate long commutes. But I don’t think growth boundaries are the answer - boundaries increase the price of ALL housing, because of the severely limited supply. If we want Raleigh to be affordable, growth boundaries are not the answer.

  • Deb04/01 04:46 PM

    150: Very good point. We are used to natural resources being relatively cheap compared to most of the world, and seem to have no problem squandering them as long as they remain cheap.

    I guess I just can’t understand the mindset of people who are currently commuting 20, 30 or more miles to work because I lived in a place where it could take 1 hour to commute 10 miles to work due to poor planning and sprawl. You are spot on how it has more to do with how convenient (as you so eloquently put it) this type of lifestyle has been for some people. I certainly don’t consider spending hours of my life commuting to work to be “convenient”, but for some it is a small price for that larger home at a smaller price.

    This leads me to Jenna’s comment. I also live downtown and commute only 5 miles and wouldn’t trade it for the bigger place with the yard, etc. However, I am a renter, do not have a family yet, and I know that if/when the day comes that I do have a family, my living situation will be dictated by not being able to afford live where I am currently anymore. Where could I afford to live? Out there in the sprawl, of course even if I don’t want the cookie cutter 2,000 sq. ft. home with a fescue yard!

  • 15004/01 05:20 PM

    Sorry, I should have been more clear about my usage of “convenient”.  I meant the car driving culture.  It’s too easy to just jump in the car and drive wherever you want, whenever you want.  Public transportation just doesn’t match that, I don’t think.

    On a personal level, I commute from downtown Raleigh to RTP every day.  My wife commutes even farther.  Why don’t we move closer to work??  One, we like what downtown Raleigh offers.  Two, it’s not a big enough hassel or financial hardship to outweigh our love of Raleigh.  We are a great example of why I really support HIGHER gasoline prices.  We should really be driving to work together, for the sake of the environment.  If prices go way up, maybe we’ll consider it.  Right now, the ability to leave work whenever we want and drive in our own cars is too convenient and easy.  I suspect the majority of people are similar to us in that respect. 

    Also, I personally don’t think the traffic is that awful right now.  In the coming years I think it will be. 

    In any event, we’re kind of opposite of Jenna.  We choose a long commute to be able to live downtown.

  • Jenna04/01 06:02 PM

    150 -

    When we first moved downtown, I had to commute 30 minutes. And you’re right - downtown is worth it (for me).

    That said, I’m so glad that my job moved to a more convenient location! I don’t know how long I could have kept commuting that distance!

    Your post highlights a good point about Raleigh though. Jobs aren’t concentrated in one place, they’re spread out all over - downtown, RTP, all over North Raleigh - making it difficult for planners to address traffic issues.

  • go-go04/02 09:38 AM

    I prefer to live in town - I like the urban environment - but there are some substantial trade-offs for families with children. Believe me - after a rainy weekend spent cooped up indoors in my SMALL downtown home with two teenage boys, (one with a broken leg obtained doing 360’s on a BMX in front of Char-Grill last week) their friends and an X-Box “Call of Duty IV” marathon I can appreciate the desire for a house big enough not to see or hear or smell other people (teenage boys) for days on end.

  • RaleighRob04/02 10:29 AM

    go-go-  Good points.  I think this is a big reason why the city Parks & Rec Dept needs to make sure there’s ample facilities around downtown, to give families there more to do. 

    Deb—excellent points about the affordability living in/near downtown.  I just spent two weeks trying to find an apartment (or other rental) in my price range.  Wow, I really about lost my wit.  Almost everything was ultra expensive…or a sketchy slum.  This isn’t right and the city really needs to address this.  (Fortunately, at the last minute I found a place on the western edge of downtown A tad more than I’d like to pay, but I didn’t hesitate to take it!!)

  • 15004/02 10:54 AM

    go-go:  The children issue is what ultimately will be the impetus for us to move out of downtown, too.  At that point, the benefits of downtown lose out to the benefits of suburbia.  The lure of the house/yard/shorter commute is too great.

    RaleighRob:  It is too bad that there are not more affordable options for apartment dwellers.  It sounds like that may change in the next few years, though.  That Tucker project seems like a good start.  Let’s hope so.

  • Deb04/02 12:54 PM

    I think everyone here has brought up some very good points highlighting a variety of issues.

    A colleague recently bought a house in the Mordecai area. He and his family (two young kids) had been renting a townhome in North Raleigh. He admitted that their new house was smaller than their townhome - the kids even call it a “mouse house”. They have a little bit of a yard, but certainly not big enough for what most people consider a yard. They love it, though. They wanted to be able to give their kids the experiences of living in town, including the museums, parks, and diversity. I guess it is working for them, but I can see how many people would rather have more space, and most of them can’t afford more space in town (where it actually exists).

    Everyone’s needs are so different. If/when I start a family, I think I’d still want to be in town for the same reasons my colleague does. I know it’s possible to raise a family in a smaller home, but it definitely forces communication!

    However, the commute thing is what really gets me. Jenna is right about things being so spread out, and 150 is right about it being way too easy (and many times required) to use a car. I just wonder how many people who actually work downtown or ITB or even just OTB (like me) are forced to live farther than they otherwise would due to the affordability factor. I would venture to guess that the majority of those employed downtown (thinking state and gov workers) are not paid salaries that would afford them to live close to work in a decent neighborhood or a condo. I wouldn’t be surprised if many currently living downtown are like 150, working in RTP where the higher paying jobs are.

    RaleighRob: I feel your pain, since I was starting that same search around this time last year. It took us so long to find a suitable place that we had to go month to month at our old apartment (which meant paying premium rent). We found our place due to sheer luck, yet we were still settling (1br instead of 2) because of the location and price.

  • ChiefJoJo04/03 01:13 AM

    With no natural barriers to development on all sides, we will get something like Atlanta in 30 years if we do not take specific actions that prevent it.

    An urban growth boundary is almost certainly a political non-starter, as it should be addressed statewide to be effective.

    #1, we’ve got to get our hands around regionalism, somehow.  Often it either takes a minor crisis or action from upon high (feds, state).  Sprawl isn’t just Raleigh or Durham, but it might be Apex, Cary, Wendell… the whole of the region.  Clearly, no one can go it alone… such as Orange County.  They have a nice APFO, but they also have sprawl encircling the county, nearly on all sides, which isn’t a comprehensive solution.  Everyone needs to be at the same table and realize it’s a single region, economically, and by nearly every measure.  Got to start governing that way.

    #2 transit.  Transit is a must for the Triangle to remain competitive. We are way behind in sustainability from many states & regions.  Raleigh especially is horribly auto dependent. 

    Building rapid transit along with improving regional planning are probably the two best actions that will combat sprawl.

    My guess is that ultimately, before either #1 or 2 occur, climate change regulation (cap & trade seems most likely) at the federal level will have a pretty big influence on growth.  Clean energy and efficiency will rule the day… cars, power plants, living/working quarters.  Sprawl—even with more efficient cars and homes—will prove much more difficult to execute economically on a large scale.  Sprawl won’t stop, but I would imagine a hefty disincentive (hinted at in a few of the posts above) will slow it down quite a bit.

    If you hate sprawl and want something done about it, you should favor climate regs.

  • 15004/03 10:57 AM

    Good points, ChiefJoJo.  Your second point is related to my rant about increasing the gasoline prices.  Perhaps that will be the “crisis”.  If the prices go up, really go up, then the transit and sprawl issues might become a positive thing to bring up politically.  People are moaning and whining about $3/gal gasoline now.  Imagine if it’s $5/gal gasoline.  People will be demanding change, and that train system might look really good to the voters and therefore the politicians, no?  There will be political and financial incentives to find cleaner, cheaper, more efficient modes of transportation and resist the sprawl effect.

  • ChiefJoJo04/04 01:18 AM

    You know, that unfortunate aspect of gas price increases is that we aren’t prepared for it AT ALL, and at $3.25/gal, we are only scratching the surface.  There are a whole host of social and economic consequences that are probably well beyond our capacity to even imagine at this point.  Rioting, political unrest, extended economic recession at the least.

    As we’ve seen, gas prices can fluctuate MUCH faster that climate legislation or transit systems can be built.  I don’t think most people realize the tenuous situation that we are in right now.  Imagine if another Katrina hit, and stopped the gulf oil refining capacity (as it did in fall ‘05).  Scary, but not that far-fetched.

    I’m getting a bit off track here, but that is the broader global context in which the sprawl/energy epidemic exists in this country.  I am glad I don’t need a car very much and I live in small space, so my energy needs on the whole are minimal.  If I were advising a person or family on a home purchase, I would have them think about issues of sustainability in their choice of where to live.

  • Drew04/08 01:29 AM

    In response to 150 and up-sizing:

    If someone, such as yourself, is somewhat (or very much so, I don’t know you) ecologically-minded and will forgo those principals based mainly on the economics, then I fear we have little hope for substantive change in the larger population - buses and trains alone won’t fix this.  Note, I don’t disagree with your point.  I’m just lamenting that even conscientious folks seem to need the stick and/or carrot even when they know better.

    FWIW, my family and I have recently done the EXACT opposite of what you plan.  We lived in N. Raleigh in a 2600 sq/ft house on an acre lot.  Last year, we moved downtown to a 1500 sq.ft. house on a 1/4 acre lot.  EVERYONE we know thought we were nuts.  Most still do.  We will never go back.

    For us the lessons for our children (and we adults) in being responsible citizens and minimizing our footprint and our commute FAR outweighed any personal conveniences and benefits.  That is, the value of our lifestyle change, and it’s example to our children, families, and friends, is WORTH much more than bigger/more rooms, closets, and yard.

    To be clear, I’m not picking on you 150.  I wish the best for you and your family in your decision.  I’m ECSTATIC that you even acknowledge the issue and are willing to admit and pay the true price of sprawl.

    I just wanted to offer support for the voice of: just because the current systems are set up so we can live a certain way, that doesn’t mean we should.

  • 15004/08 11:04 AM

    Drew:

    You’re absolutely right.  That’s what I’m saying, too.  I try to act environmentally responsible overall, but look at my actions….I drive to work (no SUV, though) when I could carpool and I plan on moving to a larger, higher emission producing household soon.  I believe that I am more conscious about this than most.  If I’m doing these things, I believe that the majority are too. On a personal level, I do weigh the costs of my actions, and right now, the benefits outweigh the costs.  If everyone acts similarly, then as a group, things aren’t good.

    That’s exactly why I want higher gasoline, water, and energy prices.  Dangle that carrot, as you say, and at some point, the cost outweighs the benefit for me.  It’s going to take a very big carrot to change the population.  I think very high prices are possibly the only carrot big enough to reduce the transportation and energy use problems.

    On a related note….if there is a nice, convenient mass transportation system (I’m talking train, not buses) combined with those higher prices, we’re starting to get somewhere.  If the DC Metro was in Raleigh and could get me to RTP….I’m there. 

    Long-term…..50 or 100 years from now, if the culture changes, our country will be in such a better place.  Reducing our oil need reduces our foreign dependancy, which will ultimately lead to LOWER prices here, as well as being cleaner environmentally and healthier physically. Physical health will reduce health costs.  Lower foreign dependancy allows for a different political foreign policy, which also lowers costs. We need some pain now, if we want to avoid pain later. 

    Lastly, Drew…kudos on moving downtown to a smaller lot.  See you around!

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