A map of a neighborhood in Tigard, Oregon. Some of the proposed new trails are marked in blue.

The demand for walkable neighborhoods is up, but in order to fill that demand, we're going to have to transform our suburbs. How that might be accomplished was one of the most vexing issues discussed at last week's Walk21 Conference.

Suburban layouts aren't about connectivity; they're about space, with lots of separated roads and cul-de-sacs, and few direct routes from one place to another. But the folks at Kittelson & Associates, a transportation planning firm, have one suggestion: bypass roads entirely. That's what they're doing in Tigard, Oregon.

Tigard is a pretty typical Oregon suburb: It's about 10 miles from downtown Portland, it's 11.5 square miles, and about 47,000 people live there. That low density gave Kittelson and officials from the Oregon DOT the chance to connect areas of town by building trails that bypass roundabout suburban street design, allowing residents to easily walk or bike around their city, and get direct access to their neighbors, local businesses, and city parks. The idea came organically: For years, residents had carved out their own informal "desire paths" to get around. The Tigard Neighborhood Trails Project is meant to make existing trails safer, and to build new ones to form a better overall network.

On top of gathering community input at formal town meetings, Kittelson and ODOT also put together a website where residents could draw and comment on new trails on a Google Map, as well as point out existing informal ones. Jamie Parks, a planner on the project, said that the web interactivity made it so that far more members of the community had input into the project and, hopefully, will use the trails when they are completed.

The plan is done, and Tigard has begun implementing each trail, so it'll take some time to see how well this idea works out. Still, this could be a great way make disconnected suburban street networks much more walkable. It's a relatively cheap way too -- a network of 42 trails is set to cost approximately $1 million.

Chris Leinberger discusses strategies to develop walkable urban spaces in the United States. Photo: Mathew Katz

If the American Dream of the Baby Boomers was all about being able to have a car and a house in suburbia, the new American Dream is having the choice between living in drivable suburban places and walkable urban ones.

That's according to Chris Leinberger, a land use strategist at the Brookings Institution, who spoke today at the Walk21 Conference. There's a simple supply-and-demand argument, Leinberger says, for creating more walkable urban space: About the the same number of people want to live in a pedestrian-friendly environment as those who want to live in a drivable suburban one, but the supply of housing in walkable urban areas makes up only 5 to 10 percent of housing nationwide. As millions of New Yorkers know, that leads to exceedingly high prices. 

But that's not always a bad thing. Sarah Gaventa, Director of CABE Space in the U.K., said that her organization managed to prove that walkability adds value to nearby property and attracts investment. CABE developed a scale to rate pedestrian-friendliness called the Pedestrian Environment Rating System (PERS). For every point on the PERS scale, neighborhoods saw a 5.2 percent increase in residential prices and a 4.9 percent increase in retail rent. Attracting more retail and consumers also means more jobs, though there should be incentives to maintain local businesses and affordable housing, Gaventa said. Having proof that making a space more pedestrian friendly will add value to it is a great way to convince those in power that change -- and a more comprehensive strategy -- is needed.

That strategy, Leinberger said, should be the development of more places where residents' everyday needs are within a maximum of 3,000 feet. We've largely run out of room to build more in the busiest urban areas -- it would be difficult for Manhattan to get much denser than it already is -- so the solution to fill that demand for pedestrian-centric space is to transform outlying areas, such as suburbs, into walkable places.

It's not impossible. It's already happened in the D.C. metro area, where 70 percent of walkable areas are outside the city core. D.C. has the greatest amount of walkable urban places per capita in the country, Leinberger said. New York's metropolitan area, with our car-crazy suburbs and exurbs, comes in at tenth. By building up these new walkable places, we could kickstart transformative projects to give a major boost to our recession-weary economy over the next few decades, not to mention re-invigorate our collapsed housing market.

Having more walkable places also makes sense on a personal financial level. According to Leinberger's data, car-friendly suburban households spend anywhere from 25 to 40 percent of their income on transportation, whereas urban households spend only about 9 percent. That extra money can go into paying for housing, or even -- as Leinberger puts it -- that most un-American of things: savings.

As livable streets advocates work to make headway in breaking the cycle of American auto dependence, the folks at Planetizen have put together a video narrative that explains how we got here. "The Story of Sprawl," a double DVD set produced by Managing Editor Tim Halbur, is a compilation of historical films dating from 1939 to 1965, documenting the confluence of factors that fostered the quintessential land use motif of the 20th century: far-flung, low-density, driving-intensive residential and commercial development. The discs include commentary from planning notables including Andrés Duany, Elizabeth Plater-Zyberk, John Norquist, Neal Peirce, James Howard Kunstler and Robert Cervero, featured in the clip above.

"The Story of Sprawl" is available now. Check the Planetizen promo page for more clips and ordering info.

A section of Tysons Corner slated for infill development. Image: Fairfax County/PB PlaceMaking [PDF]

Four of the line's stations are planned for Tysons Corner, a collection of malls and offices so unwalkable that traffic clogs streets when employees break for lunch. Only 17,000 people live there, but it provides 167,000 parking spaces for the hordes of commuters and shoppers who drive in on a daily basis. In this excellent NPR segment (listening to the audio is well worth the time), Robert Siegel looks at how Fairfax County officials are attempting to transform Tysons Corner into a more urban setting:

...a central part of the plan is to build residential housing, and plan for 100,000 people. But that means more than build apartment houses -- Tysons is also utterly inhospitable to pedestrians.

Clark Tyler, who chairs the Tysons Corner Land Use Task Force, says there are nine lanes of traffic near Tysons Corner Center, but the street lights give pedestrians only 40 seconds to cross them. Sidewalks mysteriously end.

So, what will the new Tysons be like? 

"Hopefully it will have sidewalks that aren't hyphenated," Tyler says. "It will have a grid of streets, shorter blocks, it will have a circulation system, so the other thing that would be radical is what they call LEED certified -- or green buildings that are energy efficient -- and all the rest because that's what we've recommended."

Buses to get you from the rail stations to these stores -- right now, that sounds like science fiction. It also sounds like a city.

Siegel's guide, Chris Leinberger of the Brookings Institution, sees Tysons Corner as a watershed of sorts, a model that other sprawling edge cities might follow. As the story makes clear, however, there are still plenty of misconceptions to dispel about density and smart growth:

Mayor Jane Seemans of the neighboring town of Vienna has some concerns about the Tysons plan. Will it increase her town's traffic, which is already congested? Will Vienna's schools and parks become overcrowded? "It's the impact that it will have on our quality of life in Vienna... We just want to make sure that we have a voice in the continuing development."

Ask virtually any store manager at the Saint Louis Galleria about shoplifting, and you'll invariably get two responses: One, it's out of control; and two, it's gotten exceedingly worse since August 2006, when MetroLink opened a stop just 500 yards from the high-end shopping center.

In the first six months of this year, Richmond Heights police made 345 arrests at the mall. That's nearly double the number of arrests made in all of 2005, before MetroLink opened its Shrewsbury line.

More alarming are the numbers of juveniles (kids under the age of seventeen) arrested at the mall. This year police are on pace to take 276 juveniles into custody for shoplifting and other offenses — a sevenfold increase over the 39 kids arrested at the Galleria in 2005.

"I know it's not politically correct, but how else do you explain it?" comments a frustrated Galleria store manager.

Not everyone is as reactionary. A police officer who regularly patrols the mall, asked to explain the "surge," replied: "Who knows? Perhaps it's the downturn in the economy. Or maybe it's the need for teens to feel like they have to wear the latest fashions."

Of course it could also be that improved transit brings more people in general, or that authorities are more likely to target those who appear out of place for engaging in activities that might otherwise go overlooked. But after establishing its "city problems invade the 'burbs" theme, the story avoids such analysis, relying instead on rote "he said she said" coverage. To wit:

Richmond Heights police reported arresting three adult males — ages 23, 29 and 31 — implicated in a string of thefts earlier this summer. According to Macy's loss-prevention officers, the men would enter the department store, conceal merchandise under their clothes and then hightail it across the Galleria parking lot to the MetroLink station. By the time Macy's officers realized what had been stolen, the men were already on a train out of town.

"Just as we don't blame the automobile industry if someone commits a crime with a car, you need to be careful about blaming the mode of transportation for some of these recent isolated incidents," says [Metro spokeswoman] Dianne Williams.

Photo of St. Louis Galleria: merfam/Flickr

NOW host David Brancaccio does an interview on the LA Metro. Click through for the full video.

The latest episode of NOW is surely the most effective takedown of car-dependent planning ever broadcast in news magazine format. Adhering to the familiar contours of pocketbook journalism, "Driven to Despair" starts with a sympathetic portrayal of the Schleighs, a family who moved to a southern California exurb seven years ago. With their adjustable rate mortgage about to reset and gas prices already busting the family budget, they need a way out.

What follows can be fairly described as a 25-minute ode to the time- and money-saving benefits of transit, complete with a brief history of the Los Angeles streetcar system and a rueful suggestion that the Presidential candidates should address transportation more forcefully.

Watching the Schleighs and their neighbors react to the idea of riding a train to work -- sneering, in one case -- it's all too apparent why someone running for national office would skirt the issue. But you also realize that if a national pol were to finally go out on that limb, he or she may find voters more receptive to the idea of better trains and buses than feared.

"Driven to Despair" will be broadcast on PBS affiliates tonight (check local listings). It's the first part in a NOW series on infrastructure called "Blueprint America."

Enjoy the weekend, Streetsbloggers. We'll be back on Tuesday.

In his storied career at New Jersey DOT, Gary Toth played an indispensable role changing the culture of the agency, promoting a place-based ethic instead of the auto-centric transportation planning dogma. Today Toth heads transportation initiatives at Project for Public Spaces, where he has written "A Citizen's Guide to Better Streets." The book, which will be published by AARP, serves as a how-to for working constructively with your local transportation and planning agencies. (It is not yet available for purchase.)

Streetsblog Editor-in-Chief Aaron Naparstek sat down with Toth last week for this interview. Anyone interested in how the American landscape has become so dominated by cars should watch. Toth's insights about the compound effects of transportation and land use policies are invaluable.

What's happening here goes a lot deeper than the end of cheap oil. We are now passing through the early development of a wholly new geographic order – what geographers call “the spatial fix” – of which the move back toward the city is just one part.

Suburbanization was the spatial fix for the industrial age – the geographic expression of mass production. Low-cost mortgages, massive highway systems and suburban infrastructure projects fuelled the industrial engine of postwar capitalism, propelling demand for cars, appliances and all sorts of industrial goods.

The creative economy is giving rise to a new spatial fix and a very different geography – the contours of which are only now emerging. Rising fuel costs are one thing, but in today's idea-driven economy, it's time costs that really matter. With the constant pressure to be more efficient and to innovate, it makes little sense to waste countless collective hours commuting. So the most efficient and productive regions are the ones in which people are thinking and working – not sitting in traffic. And, according to detailed research by the Nobel Prize-winning economist Daniel Kahneman, commuting is among the least enjoyable, if not the single least enjoyable, of all human activities.

The results are fascinating. Annual price changes in most of the largest metro areas, including New York, Los Angeles, Chicago, Miami, San Francisco, Seattle, Baltimore, Washington D.C., and Philadelphia, followed a similar pattern: Values were most stable within a 10-mile radius of the center of the city, but generally worsened with each successive radius ring as far as 50 miles from the center of the city.

"There's a pretty clear pattern of neighborhoods close to the urban core holding their values better than neighborhoods in suburban and exurban communities," said Stan Humphries, Zillow's vice-president of data and analytics. "Where there is a lot of supply and demand changes, there's a quicker effect on housing prices." 

It may seem obvious by now that rising gas prices are affecting decisions about where to live, but don't tell that to the editors at Money. As Greater Greater Washington blogger David Alpert points out, the magazine's latest list of America's best places to live skews heavily toward the sprawling, suburban side. Of course, Money's readers can probably absorb a spike in transportation costs without too much hardship, which may explain why they don't factor it into their rankings.

A completely different picture emerges from Money's own online series about how people are adapting to more expensive gas. The short profiles read like a public service campaign for living arrangements where cars are not required to make even the most basic trips. Here's what Carrie Zukoski, 41, a PR director living in St. Louis, has to say:

I ride my bike as much as I can. Rising gas prices hurt much less at the pump for me. Last fill up was 22 days in between. This year I'll try to bike even more.

In 2007 I commuted by bike about 1,400 miles. Compared to many people, it's not that much, but for a fair-weather commuter who lives less than five miles from work, it's not too bad.

Residents in the village of 4,000 recently voiced their opposition to a proposal that would encourage mixed-use and infill development, reports the Burlington County Times:

The ordinance would allow for the addition of up to 100 dwellings downtown. It would allow developers to put apartments or condominiums above storefronts and would increase the allowable height for buildings. Currently, developers have to obtain variances to do such things.

The rejection of the zoning changes was stoked by fears that the town's historic character would be threatened, among other things:

Some argued that the ordinance would create more traffic, noise and parking problems. If the town's population increased as a result of the ordinance, demands on municipal services and schools would also increase, possibly resulting in higher taxes for property owners, they said.

But as Toth points out, pushing development outside the town center will create more traffic, not less. "Ironically, people oppose [the re-zoning] based on the incorrect assumption that it will add traffic," he said. "Yet what will take the place of the infill will be sprawl development which will choke off their quaint little town and make things far worse." 

"NJ Transit invested billions to build the Trenton-to-Camden light rail line to help shape New Jersey's future towards a more walkable, less car-dependent region" he added. But even though Bordentown is located on a transit corridor, it won't see "transit-oriented development" until residents buy into the notion that clustering growth downtown is in their best interest. As the Trenton Times reports, the uproar over the ordinance has led commissioners to scuttle the promotion of development near the center of Bordentown and its rail station:

They deleted provisions for apartments, 100 additional housing units in a proposed town center zone, residential flats above commercial structures downtown, four-story buildings in the town center and bed and breakfasts.

And they removed all mention of the term "transit village" from the document.

Disinformation about smart growth-style development -- like the assumption that it will lead to densities resembling Manhattan's -- is rampant even along transit corridors, Toth said. Countering those perceptions, he believes, requires a targeted PR effort promoting more compact development as an avenue toward relieving traffic congestion.

Photo: steve367 / Flickr

Suburbanites in northern Virginia are finding their streets more clogged with traffic than ever, and, as the Washington Post reported earlier this week, they aren't about to get bailed out by road-widening projects. Here's the crux of the problem, told from the Post reporter's decidedly windshield perspective:

Thoroughfares like Rolling Road are the blood vessels that connect suburbia, the secondary roads that carry commuters to interstates, residents to supermarkets and children to school. They include Braddock Road in Fairfax County, Colesville Road in Montgomery, and even such larger highways as routes 7 and 50. They are the roads that Washington area residents traverse every day, sometimes several times a day.

Just months ago, Northern Virginia residents and elected officials were expecting hundreds of millions of dollars in improvements to such roads. Now, because of budget cuts and state lawmakers' failure to reach a deal on regional transportation funding, drivers can expect only more misery.

The Virginia Department of Transportation recently announced a 51 percent cut in the region's road-building program. Dozens of projects have been eliminated or postponed indefinitely. And rising maintenance costs are eating away at what little remains.

The Post assumes that expanding road capacity is the only answer, and casts the problem as purely a budgetary shortfall. It neglects to mention the role of land use in bringing about this state of affairs. The pattern described in the article is similar to what regions all over the country are facing, as past decisions to separate housing from other land uses come back to haunt them in the form of ever-mounting traffic.

"Councils of Governments and local jurisdictions spread out and segregate the various forms of land use, rebel against mixed-use, put all of their non-residential uses on the arterials, and then sit there and scratch their heads and wonder where all of the traffic came from," says Gary Toth, who heads up transportation initiatives at Project for Public Spaces and formerly served as director of project planning and development at NJDOT. "Then, they demand that the state DOT fix it. It is like a middle aged man who eats donuts and smokes all day, never exercises, and then wonders why he has chest pains."

The Post, while doing nothing to counter this mentality, at least captures it perfectly with its driver-on-the-street interviews:

"My youngest child is going to celebrate his fifth birthday sitting at a traffic light," said McLean resident Julie Hyams, who frequently uses Route 123, which had a key interchange cut from the state transportation budget. "Now the money that was allotted for improvement has gone 'poof,' and the roads are only going to get worse."

When the default assumption is that road widening will solve the problem, suburban residents fail to see the benefit of smart growth initiatives to their daily lives. "What is missing," says Toth, "is an organized and comprehensive PR campaign designed to educate people that they are opposing and crippling the only solutions to their problems."

"In the immortal words of Pogo, 'We have met the enemy, and he is us.'"

With higher gas prices and more budget-constrained DOTs becoming the norm, will suburbanites be open to a different perspective? There's little reason for optimism in the Post story, but at least one northern Virginia resident grasped the concept of induced demand:

Leesburg resident William Bethke drives the bypass every day to get to a park-and-ride lot in Herndon, where he catches a Fairfax Connector bus for the 20-minute ride to the West Falls Church Metro station and on to his job in Crystal City. In the 3 1/2 years Bethke has been traveling the bypass bottleneck, the trip has gone from 10 or 15 minutes to 20 or 30 minutes.

But he doesn't think widening the road will solve its long-term problems.

"Those who now avoid it would then use it, and in three years we'll be back to where we are," he said.

Photo: AlbinoFlea / Flickr

This weekend's must-read article is "The Next Slum?" by Christopher B. Leinberger in the Atlantic Monthly. He posits that the suburban American dream that was launched at the 1939 New York City World's Fair appears to be running out of gas. Emerging in its place is the growing desire of many Americans to live in more walkable, urban neighborhoods and the catastrophic deterioration of Pleasantville, USA:

Strange days are upon the residents of many a suburban cul-de-sac. Once-tidy yards have become overgrown, as the houses they front have gone vacant. Signs of physical and social disorder are spreading.

At Windy Ridge, a recently built starter-home development seven miles northwest of Charlotte, North Carolina, 81 of the community's 132 small, vinyl-sided houses were in foreclosure as of late last year. Vandals have kicked in doors and stripped the copper wire from vacant houses; drug users and homeless people have furtively moved in. In December, after a stray bullet blasted through her son's bedroom and into her own, Laurie Talbot, who'd moved to Windy Ridge from New York in 2005, told The Charlotte Observer, "I thought I'd bought a home in Pleasantville. I never imagined in my wildest dreams that stuff like this would happen..."

...For 60 years, Americans have pushed steadily into the suburbs, transforming the landscape and (until recently) leaving cities behind. But today the pendulum is swinging back toward urban living, and there are many reasons to believe this swing will continue. As it does, many low-density suburbs and McMansion subdivisions, including some that are lovely and affluent today, may become what inner cities became in the 1960s and '70s-slums characterized by poverty, crime, and decay.

This scenario will be familiar to readers of James Howard Kunstler:

If you really want to understand the U.S. public's penchant for wishful thinking, consider this: We invested most of our late twentieth-century wealth in a living arrangement with no future. American suburbia represents the greatest misallocation of resources in the history of the world. The far-flung housing subdivisions, commercial highway strips, big-box stores, and all the other furnishings and accessories of extreme car dependence will function poorly, if at all, in an oil-scarce future. Period. This dilemma now entails a powerful psychology of previous investment, which is prompting us to defend our misinvestments desperately, or, at least, preventing us from letting go of our assumptions about their future value. Compounding the disaster is the unfortunate fact that the manic construction of ever more futureless suburbs (a.k.a. the "housing bubble") has insidiously replaced manufacturing as the basis of our economy.

As attention turns to the next federal transportation bill, and livable streets fans scan the platforms of presidential candidates for glimpses of what to expect from Washington over the next four years, Alex Steffen, editor and CEO of the blog WorldChanging, has posted an essay-in-progress called "My Other Car is a Bright Green City." Steffen says that reining in fuel standards and auto emissions, for instance, is not nearly as important to present and future generations as developing communities that behave more like cities, which are, by environmental measures, much cleaner than commute-intensive suburbs and exurbs. Here are some excerpts.

Our vehicle emissions are a major climate change contributor, but what comes out of the tailpipe is only a fraction of the total climate impact of driving a car, and the climate impact is in turn only a part of the environmental and social damage cars cause. Improving mileage will not fix these problems.

We can't see most of the ecological and social impacts of our auto-dependence in our daily lives. And those impacts are so massive that arguing about fuel efficiency standards (especially in terms of gradual increases) fails to acknowledge what we're up against with this crisis.

All that driving takes some pretty big social tolls, too, of course. Car accidents are a leading cause of death and disabling injury in the U.S. Auto-dependence is a major contributor to obesity and other chronic illness. In addition, more and more people are finding themselves driving longer commutes: more than 3.5 million Americans now drive more than three hours a day to get to and from work, spending a month of their lives on the road each year. Meanwhile, people who live in the newer fringe-burbs are reportedly the least happiest of Americans, and the long commutes they endure are a major reason why.

We know that density reduces driving. We know that we're capable of building really dense new neighborhoods and even of using good design, infill development and infrastructure investments to transform existing medium-low density neighborhoods into walkable compact communities. It is within our power to build whole metropolitan regions where the vast majority of residents live in communities that eliminate the need for daily driving, and make it possible for many people to live without private cars altogether.

The personal happiness index is not lost on those in Paris and Bogotá, where reclaiming public space from the automobile has worked wonders, as enRoute reports:

The charge is being led by some of the world's toughest towns, places like Bogotá, where happiness theory led one mayor to transform roads into parks and pedestrian "freeways," and Mexico City, whose mayor is investing in urban beaches and bikeways in order to change the citizens' gloomy outlook. Now the movement is spilling over to wealthier cities too. Seoul has ripped out a downtown freeway to make room for parks and streams. London has put the squeeze on cars with its now famous congestion charge.

These measures are often sold as emergency actions to tackle global warming. In fact, changing the way we design and use public space can change the way we move, the way we treat other people and ultimately the way we feel. Now you might think that Paris had long ago figured out the art of urban joy. But in recent years, residents have become so sick of noise, pollution and congestion that they have thrown their support behind a radical plan by Mayor Bertrand Delanoë to reclaim their streets. By 2012, suburban cars will be banned entirely from the city's core.

So when can Americans expect Congressional happiness hearings?

Image: enRoute

Remember Wednesday's guess-the-anonymous-suburb contest? I'm very impressed: You all knew the right region -- the northeast United States. (Was it the Ames sign? The trees? The first comment suggesting that this was a place "north of the city"?)

Runner-up prizes consisting of official "Street Cred" go to Bill and Karla (your first attempt was closer!) for guessing the Albany area. The winner is: Matt Law, for his guess of Queensbury, N.Y.

In fact, the strip mall in question was located in ... drumroll ... Plattsburgh, N.Y., on the shore of beautiful Lake Champlain and not far from the Quebec border.

Matt, you win a free copy of Honku: The Zen Antidote to Road Rage, generously donated by Aaron Naparstek. E-mail us to claim your prize.

The Times has been running stories recently about the exodus of young people and people in general from upstate New York. Do you think one of the reasons could be the poor built environment up there? Over on the east bank of Lake Champlain, in Vermont, the amount of crap sprawl like this was noticeably lower, and Vermont's economy seems to be more healthy. City and town centers in Vermont (we visited Burlington and Montpelier and a number of small towns) seemed vibrant, with lots of people out walking, shopping, strolling, talking, and enjoying the beautiful weather in town. There is hope for Plattsburgh though. Its downtown seemed relatively active, and two new hotels are being built there, within a short walking distance from the Amtrak station. (But they're not built yet, so we had to rent a car and stay in a lifeless motel over by the Interstate.)

As huge and hideous as this plaza was, it wasn't huge and hideous enough. Ames went out of business in 2002 as Wal-Mart has been moving into the region with bigger stores. Rather than buy this empty store with plenty of already-built parking, Wal-Mart opened a new store and parking lot down the street at 25 Consumer Square (I'm not making that up) in 2004. So now the abandoned Ames and parking lot sit empty while formerly unbuilt land has been transformed into a carbon copy of the same thing.

A good piece called How to Fight Superstore Sprawl, was put out by the Sustainability Institute, which is located in Vermont.

What a coincidence.