Finding safe paths through suburbia

Also published on Resilience

The post-WWII suburban settlement pattern assumes and reinforces car travel as the default transport choice for its residents. Do such settlements have a future when the temporary energy bonanza of the past 100 years falters? And can residents of suburbia begin to create that future today?

This series on the transition from car-dependency to walkability has examined the integral, sometimes convoluted relationship between land use planning and transportation planning. We’ve looked at major, top-down initiatives as well as small-scale efforts to intensify suburban land uses. This post will look primarily at small scale, from-the-ground-up efforts to make suburban travel safer for people who want to make more trips on foot or on bike.

The problems of suburbia arise not only at a local level, but are also due to national laws and subsidies that favour car ownership, state and provincial funding and specifications for expressways and major arterial roads, a housing development industry whose bread and butter is clearing land on the urban fringe for cookie-cutter subdivisions, and an entrenched culture within municipal governments that prioritizes throughput of vehicles in transportation plans.

Changes are needed at all of those levels – and some of those changes will take a lot of time, money, and political will. At a local level, though, political will can implement some important changes in very little time and with modest expenditures.

The Strong Towns organization promotes an approach that de-emphasizes large, comprehensive, expensive projects that will take years to produce results. By contrast, they advocate a simple, bottom-up approach to making small changes, starting right away:

“1. Humbly observe where people in the community struggle.

2. Ask the question: What is the next smallest thing we can do right now to address that struggle?

3. Do that thing. Do it right now.

4. Repeat.”1

Some of the barriers to walkability are small and can be quickly fixed – but in some cases they are left unfixed for years because “we are doing a transportation masterplan” which will, hopefully, propose a solution to be implemented years from now. A good example would be installing curb cuts that could make crossings accessible to someone pushing a stroller or traveling in a wheelchair. Simple improvements like this, when repeated at dozens of locations, can make life easier for many citizens and build hope and confidence that a municipality is moving in the right direction – even if larger and more elaborate changes are also needed.

A related approach, known as “tactical urbanism”, has been popularized by Mike Lydon and put into practice in many cities. (For an excellent introduction to Lydon’s approach see the video Tactical Urbanism: Transform your City Today! hosted by Gil Penalosa of 8/80 Cities.) Tactical Urbanism also looks for projects that can be implemented quickly and cheaply, though they might fit into a grand vision for much larger change to follow. By implementing changes quickly, on a pilot-project basis, this approach also allows much more effective public consultation.

As Lydon explains, typical public consultation processes fail to reach many of the people most affected by projects. The advantage of rapidly implemented pilot projects is that they allow public consultation to happen outdoors, onsite, where the people most affected by a change can see how the change is affecting their daily lives.

An example would be a “road diet”, in which a section of a four-lane collector road is reduced to three lanes – one travel lane in each direction, plus a shared center lane for left turns – thus freeing enough space for a protected bike lane on each side. Another example would be installing a “bump-out” at an intersection to reduce the unprotected distance a pedestrian needs to cross. These pilot projects can typically be done with nothing more expensive than paint and flexible, temporary plastic bollards. Following onsite consultations during the pilot project, the plan can be scrapped, modified, or implemented on a more durable permanent basis – all in less time than a comprehensive masterplan process would need to get to a draft stage.

Regular but temporary “open streets” programs – that is, closing streets to cars so they are open to people – have helped millions of people envision and understand how they could experience their cities in safer, more enjoyable, more pro-social ways. The most famous of these experiments began decades ago in Bogotá, Colombia. Today Bogotá’s program includes more than 100 km of city streets which are opened every Sunday, to a vast range of activities including exercise classes, street theatre, children’s games. The Open Streets program has spread to scores of cities, including many in North America, and has often led to permanent establishment of pedestrian blocks.2

“We’ll work with anyone – but we won’t wait for anyone”

Tactical urbanism programs often get their impetus from small groups of residents proposing changes to city staff. In some cases, though, tactical urbanist improvements are made directly by citizens who have tired of waiting for the slow wheels of bureaucracy to turn. This was the subject of a fascinating webinar entitled “Direct Action Gets the Goods: The Rise of Illicit Tactical Urbanism.”3 Led by Jessie Singer, author of There Are No Accidents, the webinar heard from anonymous direct action activists in Los Angeles, San Francisco, and Chattanooga. Their activities have included painting city-standard crosswalks at locations suggested by community members through a website form; installing benches at bus stops that lacked any nod to user comforts; and installing temporary bollards to convert a dangerous right-turn lane into a traffic-calming bump-out.

As the panelists explained, sometimes the citizen-installed crosswalks or benches were quickly removed by city staff. Just as often, however, city staff received so many messages of support for the new improvements that they were left in place, or quickly upgraded to a higher standard. In either case, the publicity the groups receive on social media ensures that important issues get a boost in visibility. Although advocacy work is sometimes seen as a win-or-lose game, a Crosswalks Collective Los Angeles member explained, “with guerrilla urbanism, there is no such thing as losing.”

“Where the sidewalk ends”, North St. Louis, photo by Paul Sableman, May 9, 2012, licensed via CC BY 2.0 DEED, accessed on Flickr.

Follow the footsteps

When city staff take a close look at what citizens are accomplishing or attempting to accomplish on their own, they may discover ways their suburban environments can be improved. In an article entitled “Walking to the Strip Mall,” Nico Larco notes that informal pedestrian routes are common around suburban strip malls, indicating that even without good infrastructure, significant numbers of people walk to these malls. He notes that:

“Pedestrian networks in suburbia are much more than just sidewalks along streets. They include sidewalks within private property, cut-throughs, the streets themselves, paved and unpaved bike paths, informal goat paths, makeshift gates in fences, and kickdowns.”4

While these routes make it easier for some residents to get to and from these malls, they are far from ideal. The routes may be muddy, rough, impassable for people pushing strollers, strewn with garbage, routed through ditches, vacant lots, woods, and may be unlit at night. They often also lead to the rear loading-dock area of a strip mall, rather than the parking lot side where store entrances are located.

However, city staff should be looking at each case to see whether it is feasible to formalize some of these informal routes to make them useful and safe for a greater number of nearby residents. For example, it may be possible to secure an easement on a strip of private land, so that an informal pedestrian route can be formalized, paved or otherwise maintained, and lighted. Perhaps a public access doorway can be installed at the rear of a building, providing straight-through access for pedestrians who would benefit from a formalized pathway from their homes to the commercial entrances of the mall.

Clearly, each case will be different and not all of the informal pedestrian paths are likely to be good candidates for upgrading. But if they don’t take seriously the “votes” of citizens who are already marking out paths with their steps, municipal officials will miss an important chance to learn and to improve their suburban environments.

Walkable, bikeable, or both?

Jeff Speck has written,

“Walkable cities are also bikeable cities, because bicycles thrive in environments that support pedestrians and also because bikeability makes driving less necessary.”5

Once supportive and safe infrastructure is provided, rates of walking and biking go up dramatically. But biking is likely to be even more significant in suburban contexts, simply because distances tend to be greater. For the foreseeable future, many suburban trips are likely to be too long for walking to be a practical option – but the range of bicycles is growing due to electrification.

With the widespread availability of electric-assist bikes, a big share of suburban trips are now fully within the range of adults of average fitness. E-bikes can be a convenient, healthy, and economical transportation choice for individuals. Several US states and cities are now providing subsidies to residents for purchases of e-bikes.6

A study of e-bike potential noted that in England, an average person could comfortably use a bike for a trip of 11 km (6.8 miles), while the same average person could go 20 km (12.4 miles) on an electric-assist bike.7 One conclusion is that e-bikes could reduce car use even more in rural and suburban areas, where transit services are poor and distances are longer, than in urban cores where there are many options for the mostly short trips.

According to the United States Office of Energy Efficiency & Renewable Energy, in 2021 just over 50% of all trips were three miles or less.8

Source: Estimated for the Bureau of Transportation Statistics by the Maryland Transportation Institute and Center for Advanced Transportation Technology Laboratory at the University of Maryland. The travel statistics are produced from an anonymized national panel of mobile device data from multiple sources.

If the average resident of the US or Canada is as physically capable as the average resident of England, then even the trips in the third and fourth categories on the chart above would be feasible for many people on e-assist bikes. That would make bikes and e-bikes practical options for about 80% of trips – as long as there is safe infrastructure on which to ride those e-bikes.

The benefits of a switch by a significant segment of the population to e-bikes for many of their daily journeys would include not only a substantial reduction in traffic, but also a reduction in CO2 emissions, better health for the people making that lifestyle change, and significant cost reductions both for individuals and for cities.

Citing AAA figures, Michael Thomas wrote this month that

“After fuel, maintenance, insurance, taxes, and the like, owning and driving a new car in America costs $10,728 a year. My e-bike, by comparison, cost $2,000 off the rack and has near-negligible recurring charges.”

If a typical two-car family can trade one of their cars for an e-bike, that can make suburban housing suddenly much more affordable. But even the cost savings aren’t “the real reason you should get an e-bike,” Thomas wrote, because

“Study after study shows that people with longer car commutes are more likely to experience poor health outcomes and lower personal well-being—and that cyclists are the happiest commuters.”9

Should your municipality consider offering subsidies to encourage e-bike use? Consider that a $400 (US) subsidy could cover from 20% to 40% of the cost of a good e-bike, while that amount would be too small to be relevant to the potential buyer of an electric car. Consider also that e-bike charging stations could be installed at libraries, schools, shopping malls, and other destinations at a small fraction of the cost of electric car chargers, with little or no need to install electric grid upgrades.

* * *

There are a host of complications in transforming car-dependent suburbs. When I started this series on car-dependent suburbs, I planned to finish with one post on making the transformation to walkable, bikeable communities. That concluding post has now stretched to three long posts and I’ve just scratched the surface.

Clearly the best option would be to stop digging ourselves into these holes: stop building car-dependent suburbs now. But if you’re already in a car-dependent suburb, the time to start the transition to a walkable community is also now.

Notes

1 In “The Strong Towns Approach to Public Investment,” by Charles Marohn, Strong Towns, Sept 23, 2019.

2 See The Open Streets Project for information on these programs.

3 Part of the Vision Zero Cities 2023 conference sponsored by Transportation Alternatives, Oct 18, 2023.

4 “Walking to the Strip Mall: Retrofitting Informal Pedestrian Paths,” by Nico Larco, in Retrofitting Sprawl: Addressing Seventy Years of Failed Urban Form, edited by Emily Talen, University of Georgia Press, 2015.

5 Walkable City, 10th Anniversary Edition, by Jeff Speck, Picador, 2022, page 72.

6 “Free electric bikes? How many US cities and states are handling e-bike subsidies,” electric.co, 19 Feb 2023.

7 “E-bikes and their capability to reduce car CO2 emissions,” by Ian Philips, Jillian Anable and Tim Chatterton, Transport Policy, February 2022.

8 “More than Half of all Daily Trips Were Less than Three Miles in 2021,” US Office of Energy Efficiency & Renewable Energy, March 21, 2022.

9 “The real reason you should get an e-bike,” by Michael Thomas, The Atlantic, 20 Oct 2023.

Photo at top of page: “A man walks south on Cobb Parkway just south of Southern Polytechnic State University and Life University, a stretch of US 41 lacking sidewalks almost entirely. He’s got a long walk ahead to find the next crosswalk, which is 0.9 miles from the last one at Highway 120 — a stretch that is also almost completely devoid of sidewalks on both sides of the street.” Photo by Transportation For America, Metro Atlanta Pedestrians series, on Flickr, taken March 30, 2012, licensed via CC 2 BY-NC-ND 2.0 DEED.

Turning a new leaf in suburbia

Also published on Resilience

Social critic James Howard Kunstler referred to suburban sprawl as “the greatest misallocation of resources in history.”1 In his view, “The suburbs have three destinies – as slums, salvage yards, and ruins.”2

While agreeing that suburbs in their current form are “hopelessly maladapted to the coming world of energy descent,” permaculture pioneer David Holmgren nevertheless believes that “Low-density detached housing with gardens is the ideal place for beginning a bottom-up revolution to recreate the household and community non-monetary economies that our recent forebears took for granted as the basis for an adequate, even comfortable, life.”3

Suburbs have not come to an end – I’m my region, in fact, they are still adding suburban sprawl like there’s no tomorrow. Signs of positive transformations of suburban developments exist across North America, but you might need to look carefully to notice.

This post will look at some of those signs of transformation and how they might be accelerated. In contrast to the last post, Can car-dependent suburbs become walkable communities?, this post and the next will focus mostly on small-scale initiatives.

The major theme of this series of posts has been the contrast between car-dependency and walkable communities. Walkability is a transportation issue, of course, but it is more than that.

It is often said that transportation planning and land use planning are two sides of the same coin.4 It’s important to look at both issues, not only as they are addressed in government policies, but also as they are addressed by individuals or small groups of neighbours.

For the purposes of this discussion, three key features of suburbia are:

  1. zoning rules that mandate the separation of residential districts from commercial districts and industrial districts;
  2. the default assumption that people will drive cars from their homes to workplaces, stores, cultural events, and recreational facilities; and
  3. the organization of the resulting car traffic into maze-like local residential streets, larger collector streets, six-to-eight lane major arterials, and expressways.

These basic parameters have many implications as discussed in previous posts. The practice of driving everywhere means there also needs to be parking at every location, so that a typical suburban district has several parking spaces for every car. (See How parking ate North American cities.)

The funneling of traffic to bigger but more widely spaced roads leads to traffic jams during every rush hour, and dangerous speeding when traffic volumes are low. The dangerous collector and arterial roads put vulnerable road users, such as pedestrians and cyclists, at risk of death or serious injury in getting from their own immediate neighbourhoods to other neighbourhoods. (See Building car-dependent neighbourhoods).

And the low residential and employment density of sprawl makes it difficult and expensive to build public transit systems that run frequently and within a short walk of most residents. The result is that suburban sprawl seldom has good transit, which in turn strongly reinforces car-dependency. (See Recipes for car dependency.)

Change will not be optional

Notwithstanding the difficulties of transforming the suburban pattern, I believe it will happen for this simple reason:

That which is not sustainable will not be sustained.

First, suburban sprawl is not financially sustainable, particularly in the governance arrangements we have in North America. As Strong Towns has demonstrated through numerous articles, podcasts and videos, North American suburban expansion has been a Ponzi scheme. While expansion infrastructure is usually paid for through a combination of federal government and developer funding, local municipalities are left with the liabilities for infrastructure maintenance and eventual replacement. That wouldn’t be a problem if the new districts could raise sufficient property tax revenue to cover these liabilities. But they don’t.

Low-density housing tracts, interspersed with one-story shopping centers and strip malls, all surrounded by expansive parking, don’t bring in nearly as much property tax/acre as denser, multi-story developments in older downtown districts do. The low tax revenue, coupled with very high maintenance-replacement liabilities for extensive roadways, parking lots, and utilities, eventually catch up with municipalities. And then? Some can keep the game going, simply by getting more funding grants for even further sprawl – thus the “Ponzi scheme” moniker – but eventually they run out of room to expand.

As Charles Marohn has written, “Decades into this experiment, American cities have a ticking time bomb of unfunded liability for infrastructure maintenance. The American Society of Civil Engineers (ASCE) estimates deferred maintenance at multiple trillions of dollars, but that’s just for major infrastructure, not the local streets, curbs, walks, and pipes that directly serve our homes.”5

Worth noting is that as climate instability forces infrastructure reconstructions to happen more frequently and to higher standards, the pressure on municipal governments will be even more intense. And as energy costs spike higher, fewer residents will be able to afford the long commutes in private cars that they now take for granted.

When suburban municipalities face bankruptcy, what will the choices be? Certainly one choice is to abandon some areas to become, in Kunster’s words “slums, salvage yards, and ruins.” For reasons explained below, I think it’s more likely that municipalities will allow more varied and denser developments than are currently permitted by zoning codes, so that a larger property tax base can help cover infrastructure liabilities.

Suburban sprawl is also likely to prove unsustainable at the level of individual homes. Debt has grown rapidly in recent decades, and a great deal of that debt is in the form of mortgages by homeowners – many of whom live in the far reaches of suburbia.

Jeff Speck wrote “The typical American working family now lives in suburbia, where the practice of drive-’til-you-qualify reigns supreme.”6 Due to a dearth of affordable homes inside American cities (and in Canadian cities as well), new home buyers have only been able to qualify for mortgages far from urban cores. The price for somewhat cheaper housing, however, is that each working member of the family is likely to need a car to get to and from work. In Speck’s words,

“The average American family now spends about $14,000 per year driving multiple cars. … Remarkably, the typical ‘working’ family, with an income of $20,000 to $50,000, pays more for transportation than for housing.”7

When families are paying for the biggest mortgage they qualify for plus the cost of keeping two or more cars on the road, the shock of higher interest rates, a rise in unemployment, and/or higher gas costs can be too much to sustain. Referring to the 2007-2009 oil price spike and economic downturn, Speck explains that “as gasoline broke $4.00 per gallon and the housing bubble burst, the epicenter of foreclosures occurred at the urban periphery.”8

In coming economic crises, on a collective scale or an individual scale, I wouldn’t expect the suburbs to be abandoned or to be torn down en masse and rebuilt. Frankly, I don’t expect society to be wealthy enough to simply start over in other places or following other patterns. Instead, I would expect both municipal governments and individuals to muddle through by making a wide range of adjustments. And some of those are starting already.

The household as a place of production, just consumption

As Samuel Alexander and Brendan Gleeson have written, “Built environment change is slow and contested. In a developed city, turnover (additions and alterations) in the built stock is typically much less than five per cent per annum.”9 But while buildings, lots and streets may change slowly, the activities that go on there may change more rapidly.

One significant change has been happening already, in spite of zoning rules that typically disallow the change.

In a post titled “Your Home Office Might Be Illegal,” Edward Erfurt wrote,

“The frontline zoning battle for the right to work out of your home hit center stage during COVID. Under most zoning codes, we are all breaking the law.”10

He adds that “Working from home and working out of a home has become normalized. … Others have even taken the next incremental step of leaving a corporate job to open a new business in our homes.”

Simply turning a blind eye to zoning violations is one thing, but Erfurt urges municipalities to take a proactive approach:

“Home Occupations should be permitted by right in every zoning category in your community. Whether you are working remotely for a large corporation or running your own business, you should have the right to do this within your home. Cities should encourage home occupations as a tenet of their economic development strategy, and a single line could be added to any code to focus the planners.”

Robert Rice describes how the dynamic is now playing out in Houston:

“This is how the Suburban Experiment really ends: not with explosive legislation, but with regular people making the best of what they have. In Houston, what we have is houses. I propose that these new house-businesses, home offices, and de-facto multifamily residences are the first increment of intensity for a suburban neighborhood.”11

Some of these changes are taking place in accord with current law and some in defiance of current law. However, many jurisdictions across North America are now changing rules to allow modestly greater density in residential areas, including in suburbs. Travis Beck recently wrote:

“Minneapolis, for example, ended single-family zoning effective January 2020, allowing the construction of duplexes and triplexes on all residential lots. Oregon passed legislation in 2019 requiring cities with populations above 25,000 to allow construction of duplexes, triplexes, and fourplexes on all residential lots. And California’s 2021 Senate Bill 9 allows the construction of duplexes on residential lots and the splitting of sufficiently large lots into two parcels, effectively allowing four housing units to be built in place of one.”12

Even the province of Ontario, infamous for bungled attempts to enrich land speculators by fast-tracking sprawl on previously protected lands, recent legislation specifies that “up to three residential units are permitted ‘as of right’ on most land zoned for one home in residential areas without needing a municipal by-law amendment.”13

Intermittent additions of one or two residences per lot may seem insignificant compared with the scope of the housing crisis; such zoning changes are certainly not sufficient to make suburbia sustainable. Yet such changes provide for greater flexibility in housing options and promote actions by individual property owners and small contractors, in contrast to the large developers who are often spoken of as the only actors who can solve the housing crisis. Paradoxically, the pace of densification on a lot-by-lot basis could pick up in an economic downturn, if significant numbers of homeowners decide it makes sense to downsize their overly-large residences by creating one or two rental units.

It’s not only the number of residential units and the number of residences that matter, but also the kinds of activities that happen in residential neighbourhoods. As discussed above, a large number of suburban homes are now de facto workplaces. The work done in and around homes, whether or not that work is counted in official economic statistics, could become a greater factor in the suburban economy.

The Victory Garden movements of the last century encouraged people to raise food in their own yards, whether they lived in cities, the nascent suburbs, small towns or rural areas. In the US, during WW I about one-third of US vegetables came from Victory Gardens. By 1943 during WW II, there were 12 million Victory Gardens in cities. A Wikipedia article notes that “While Victory Gardens were portrayed as a patriotic duty, 54% of Americans polled said they grew gardens for economic reasons while only 20% mentioned patriotism.” (Image on left is a WWI-era poster from Canada; at right is WWII image from use. Images and data from Wikipedia article Victory garden.)

One of the key features of most suburbs, visible from the street or from the air, is the small- or medium-size plot of lawn adjacent to each single-family dwelling. But the biological desert of the standard lawn can easily be replaced with something much more life-giving. Alexander and Gleeson write:

“Digging up backyards and front yards and planting fruit and vegetables, keeping chickens, and composting, are important practices, reconnecting people with the seasons, the soil, and the food on their plates. In the words of permaculture activist and educator, Adam Grubb, we should ‘eat the suburbs’.”14

A frequent objection to this idea is that few people could raise all their own food on a typical suburban lot. Quite true, and quite beside the point. More relevant is that many and perhaps most suburban residents could raise a significant portion of their fruits, vegetables, herbs, eggs, and other foods if they choose. In the process, they and their communities would become more resilient while promoting greater local biodiversity.

Suburban landscapes often include many other strips of green, kept semi-alive through regular mowing and sometimes watering: strips between areas of parking lots, in front of strip malls, on medians within major arterials, within the “cloverleafs” of expressway interchanges. Alexander and Gleeson invite us to imagine the transformation of these areas:

“Over time, we can imagine food production crossing beyond household boundaries, too, re-commoning public space. This is already under way, as people reclaim nature strips for food production, plant fruit trees in the neighborhood, establish community gardens, and cultivate unused land through “guerrilla gardening.’”15

Alexander and Gleeson write in an Australian context. In North America, a great example of similar change is the work of permaculture proponent Jan Spencer in Eugene, Oregon. Over the past twenty-three years he has transformed his quarter-acre suburban lot into an oasis. Starting with an 1,100 square foot home fronted by a driveway big enough to park six cars, Spencer gradually turned the driveway and surrounding spaces into three-dimensional gardens, added enough water tanks to collect thousands of gallons of rainwater to keep his gardens happy through the typically dry local summer, and built a 400 square foot living space for himself so he could rent out three rooms in the house.16

As Spencer explains, a key permaculture principle is to design each change so that it meets multiple purposes. With his changes he has, among other things, increased the residential density of his property, provided an income for himself, taken major steps toward food security, added carbon storage, buffered the effects of extreme heat, drought, and rainfall, and reduced the draw on city utilities such as the water system.

Such activities hold the potential of turning the suburban household “into a place of production, not merely consumption.”17

Trip generation

What do home offices and front-yard gardens have to do with transportation? Recall the incantation of traffic engineers: “trip generation.”

A home with, for example, two adult residents “generates” fewer trips when one of those adults can work at home most days instead of commuting. The home will generate fewer trips to buy groceries if the household grows a lot of their own vegetables in the summer, and perhaps puts up some of those vegetables for the winter too.

A family with two or three cars for each working member may find they can trade one of those cars for a bike, taking the bike on grocery runs much of the time. Each family which reduces the number of cars they own not only reduces traffic, but also reduces the number of parking spaces needed both in their immediate neighbourhood and at the stores, schools or workplaces they can reach without driving. Which, in turn, makes it more feasible to gradually increase the number of residences in a neighbourhood or the number of stores in a shopping plaza, as the need to devote precious space to parking is reduced.

Obviously, not every suburban resident can make these type of lifestyle changes at present. Just as obviously, we don’t need all, or even most, suburban residents to become car-free before we see a major impact on traffic patterns and usage of public transit. Finally and obviously, only a limited number of people will willingly bike or walk outside of their immediate neighbourhoods until we make the roads safe for them, and few people will willingly switch to public transit if the service is slow, infrequent, or unreliable.

So zoning and land use changes, while necessary, are not sufficient to transform car-dependent suburbia into sustainable, walkable communities. Many changes to transportation policy and infrastructure are also needed. Some of these will require governments to play a major role, but many can be initiated by small groups of neighbours who see immediate problems and advocate or demonstrate simple solutions. Those changes will be the subject of the next post in this series.

Notes

1 TED talk transcript, April 20, 2007.

2 Quoted by Leigh Gallagher in The End of the Suburbs, Penguin Books, 2013; page 206. As an aside, it was in Gallagher’s book that I first learned of the Strong Towns movement; I have been learning from their blog posts, books, podcasts and videos ever since.

3 Foreword to Degrowth in the Suburbs, by Samuel Alexander and Brendan Gleeson, Palgrave Macmillan, 2019; page vii.

4 E.g., see Land Use Impacts on Transport: How Land Use Factors Affect Travel Behavior, by Todd Litman, Victoria Transport Policy Institute, Victoria, BC. Page 3.

5 “America’s Growth Ponzi Scheme,” Strong Towns, May 18, 2020.

6 Walkable City, 10th Anniversary Edition, by Jeff Speck, Picador, 2022; page 30.

7 Walkable City, page 30.

8 Walkable City, page 30.

9 Degrowth in the Suburbs, page 12.

10 Edward Erfurt, “Your Home Office Might Be Illegal”, on Strong Towns blog, Oct 13, 2023.

11 Robert Rice, “The End of Suburbia Starts with Disobedience,” on Strong Towns blog, Oct 13, 2023. Rice explains both the differences and similarities between the deed restrictions that are common in Houston, and the zoning-based restrictions much more common in most American cities.

12 In “ADUs Can Help Address The Lack Of Housing. But They’re Bad Urban Design.” by Travis Beck, Next City, Oct 5, 2023.

13 From “Backgrounder: More Homes Built Faster Act, 2022”, Ontario Government Newsroom, November 28, 2022.

14 Degrowth in the Suburbs, page 133.

15 From “Suburban Practices of Energy Descent,” by Samuel Alexander and Brendan Gleeson, Energy Transition and Economic Sufficiency, Kreps & Cobb, editors, Post Carbon Institute, 2021; page 189.

16 See Spencer’s description of this project in “Transforming suburbia,” on Resilience.org, October 6, 2023, and a video tour of Spencer’s property conducted by Laura Sweeny of Raintree Nursery.

17 “Suburban Practices of Energy Descent,” page 190.

Image at top of page: Levittown, PA, circa 1959, adapted from public domain image at Wikimedia Commons.

Can car-dependent suburbs become walkable communities?

Also published on Resilience

“The majority of urban areas in most cities today are car-dependent,” writes urban planner Tristan Cleveland, “leaving little room for walkable growth unless cities can convert large areas of existing suburbs into pedestrian-oriented neighbourhoods.”

Yet the processes of change are even more difficult in suburbs than in urban cores: “The barriers to walkable design are greatest in such suburban contexts, where the momentum for car-oriented design is most entrenched.”

Cleveland is an urban planning consultant who works with Happy Cities, a consultancy based in Halifax and Vancouver. His 2023 PhD thesis, Urban Intercurrence, is a thorough, enlightening, readable, jargon-lite study of how and why some suburban districts embark on the transition from car-dependent sprawl to walkable neighbourhoods. (A tip of the hat to Strong Towns, where I first learned of Tristan Cleveland’s work through this podcast interview.)

The work’s subtitle – “The Struggle To Build Walkable Downtowns In Car-Dependent Suburbia” – indicates an important limitation in scope. This is not a study of attempts to convert a car-dependent suburb as a whole, but more simply to develop a high-density, walkable district within a larger suburb. Even so, Cleveland demonstrates, the pitfalls are many and successes to date are partial at best.

Cleveland’s insights make for a good follow-up to recent posts here on car-dependent development. A first post, Recipes for Car-Dependency, looked at car-dependent development on a regional scale, in which a superfluity of highways and major arterial roads is matched with scarce, infrequent public transit. The second post, Building Car-Dependent Neighbourhoods, focused on car-dependent development at a neighbourhood scale.

But once car-dependent regions and neighbourhoods are established, is it possible to retrofit them, in whole or in part, to escape this car-dependency?

In my opinion it is not only possible, but is probably inevitable – though it may take a long time and it may involve difficult disruptions. Probably inevitable, because the suburban lifestyle is built on and presupposes cheap energy to power swarms of private cars which each carry one or two occupants many kilometers to work, school, and shopping on a daily basis. When this energy is no longer available and affordable to most residents, car-dependent lifestyles will change by necessity.

In the meantime, some residents and municipalities are already promoting car-lite or car-free lifestyles for other important reasons: to improve public health by simultaneously reducing air pollution and the diseases of sedentary lifestyles; to build social cohesion by encouraging more people to walk through their neighbourhoods to local shops; to cover rising infrastructure maintenance costs by achieving compact urban and suburban developments with a higher tax base; to make frequent and timely public transit possible in districts with sufficient population density.

As Cleveland notes, walkable neighbourhoods are in high demand but scarce supply, leading to sky-high rents and real estate prices in such districts. And since most North Americans now live in suburbs, providing the walkable neighbourhoods many people would prefer to live in will necessarily involve a significant degree of suburban retrofitting.

Urban Intercurrence provides detailed looks at four concerted attempts to build walkable downtown districts in suburbs. One is in a suburb of Vancouver, another in a suburb of Toronto, a third in a classic “edge city” in the orbit of Washington, DC, and one about ten miles from downtown Miami, Florida.

Before diving into the specifics of each project, Cleveland provides a valuable primer on a hundred years of car-prioritized developments. This history is essential to understanding why the retrofit examples have all had slow and limited success.

The history review and the examples are relevant and useful to transportation activists, environmental justice activists, municipal planners and officials.

Intercurrence and inverse feedback

For a PhD thesis Urban Intercurrence is remarkably light on specialist jargon, and Cleveland also defines clearly what he means by words or phrases that may be unfamiliar to a lay audience. Many of the issues he discusses will be familiar to any activist who has attended public meetings in favour of adding bike paths, reducing width of car lanes, or repurposing some of the vast area now devoted to car parking.

There is, to be sure, an out-of-the-ordinary word in the thesis title. Cleveland adopts the word “intercurrence” from political science, where it refers to “the ways in which multiple, contradictory paradigms of thought and practice can co-exist within institutions, and how their contradictions can shape policy.” (Pg 5. Unless noted otherwise, all quotes in this article are from Urban Intercurrence.)

The contradictory paradigms sometimes come from professionals who are educated with different orientations. In recent decades the urban planning profession has been strongly influenced by the movement to create safe, attractive, walkable districts, Cleveland says. Traffic engineering departments, on the other hand, tend to prioritize the swift and unimpeded movement of vehicles. Both groups are involved in suburban retrofits, and sometimes the result is a project that spends much public money to encourage walkability, and just as much or more money widening car lanes on more roadways, thereby discouraging walkability.

A paradigm like car-dependency tends to be self-reinforcing. If nearly all the residents in a district travel by car, then shopping centers have their doors opening to large parking areas, instead of opening directly to a sidewalk where the rare pedestrian might pass by. If each single-family home needs two or three parking spaces, then residents and their municipal councillors typically fear that even a mid-size apartment building will overwhelm the neighbourhood’s parking supply.

Nevertheless, car-dependency sometimes causes discontent with car-dependency. In many suburban areas today, roadways are so chronically congested that voters are ready to approve new public transit systems. At the same time, housing developers used to building low-density, car-dependent subdivisions may switch to advocating for high-density developments once they’ve used up most of the available land.

Cleveland writes, “I refer to these contradictory feedback processes — which undermine car-dependence, reinforce walkability, or at least enable a shift towards walkability — as ‘inverse feedback.’” (pg 5)

He cites clear examples of competing paradigms and inverse feedback in each of the four suburban retrofit case studies. In each case, inverse feedback provides an opening for walkability advocates to initiate change. Importantly, however, when car-oriented interests offer support to walkability, that support is limited and insufficient to result in a walkable neighbourhood:

“To complete a shift to walkability, it is necessary, at some point, for walkability to begin to reinforce itself on its own terms, at the expense of car-dependence. That is to say: it is necessary for walkable interests to identify as such, to defend their needs, to establish separate standards, and to normalize those standards. It is also essential for walkable development to achieve a sufficient scale that it can begin to attract other, similar growth. Car-dependence may cause backlash that inspires change, but to complete change, it is essential for those who have a direct stake in walkability to complete the transformation.” (pg 6)

The timeline is long, very long

Two important facts jump out when reading the four case studies of retrofits. First, change in these instances is primarily a top-down process, promoted and initiated by local governments, major developers, or both. Second, the move to walkability has taken thirty or forty years, with action stalled for years in some cases, and while significant progress has been made, none of the four projects have yet fully realized their original goals.

In Surrey, BC, a suburb of Vancouver, formal planning for a walkable downtown district began in the 1980s. Zoning changes alone failed to convince developers to build high-density projects geared to walkability. The city finally took major steps in the 21st century, building a new city hall and public library complex in a prime location. Even then developers hesitated, so in 2007 “The city established the Surrey City Development Corporation (SCDC), an arms-length company for which the city remained the sole shareholder, but which could raise capital, build market-oriented development projects, and partner with other development firms to help to encourage them to invest.” (pg 134)

The new developments were located adjacent to a station of the SkyTrain, a commuter train that goes to downtown Vancouver. The existence of the SkyTrain helped convince many car-dependent residents to support a walkable, high-density Surrey City Centre. However, this expensive transit line made it difficult to get funding for other intra-suburb lines that might have been of even more benefit in freeing Surrey residents from car-dependency. As Cleveland explains:

“A SkyTrain can appeal to otherwise car-dependent voters because it can replace the one trip that is most difficult to make by car — commuting through traffic to work — and it can also help to alleviate rush-hour traffic by replacing some of those car trips. And it does not consume road space. However, a SkyTrain to downtown does not meet the needs of people who rely on transit for everyday trips, such as going to daycare, visiting friends, or buying groceries. … A high-speed connection to the downtown makes one kind of trip faster, but does little to enable a complete transit-oriented lifestyle throughout one’s community.” (pg 145-146)

SkyTrain route from Surrey City Centre to downtown Vancouver (image via Apple Maps)

The interplay between transport decisions made by different levels of government has been a complicating factor in all four of the the suburban retrofits Cleveland examines.

Spontaneous generation

As Brian Eno sang on Before and After Science,

“If you study the logistics
and heuristics of the mystics
you will find that their minds rarely move in a line.”1

This aphorism comes to mind when considering the massive roadways that snake through the should-be-walkable suburban retrofits. The plans of the traffic engineers follow a curious logic indeed.

In his book Paved Paradise, Henry Grabar highlighted an assumption deeply embedded in North American traffic engineering. He discusses the Parking Generation Manual published in 1985 by the Institute of Traffic Engineers. Underpinning the nearly infinite specifications for required parking, Grabar says, “the premise is simple: every type of building creates car trips, and projects should be approved, streets designed, and parking constructed according to the science of trip generation.”2

The belief that a building itself somehow generates traffic, and a multi-unit building generates multi-traffic, guides not only parking requirements but also roadway planning. In this thinking, it is not a car-dependent lifestyle or urban layout that generates traffic, it is the mere existence of buildings where people live, work, or shop. As long as this thinking guides traffic engineers, urban planners’ hopes for dense, walkable districts get sidetracked.

In the Uptown Core project in Oakville, Ontario, Cleveland writes,

“Traffic studies … predicted the community would have high traffic demand, requiring wide roads throughout the community. Studies predicted high traffic, ironically, precisely because the community was dense: traffic models assume each unit produces a certain number of traffic trips, regardless of whether the community is designed to be walkable or not.” (pg 203)

Tysons, Virginia is the largest and most famous suburban retrofit project in North America. As a classic “edge city,” Tysons in 1993 had few homes but a forest of high-rise office buildings where 70,000 people worked. The only way to get to these buildings was by car. Two examples of “inverse feedback” helped to prompt a retrofit: prime development land was getting scarce, and roads choked with traffic were undermining the original locational advantage for this mega office park.

Following a wave of investment in high-density housing, the population of Tysons rose to 29,000 by 2021, of which 10,000 lived in transit-oriented developments near the new Silver Line commuter rail service to Washington, DC.

But the planning for a walkable district had to contend with traffic engineers at the county and state level. They insisted that, ideals of walkability notwithstanding, Tysons would need to accommodate ever greater numbers of private vehicles. As a result, “Tysons’ smaller collectors and minor avenues are larger than the widest highways in many cities, at seven to ten lanes.” (pg 166)

Multi-lane highways even run directly past the commuter rail stations, making it unattractive or impossible to build new developments in close proximity to the stations. Ringed and bisected by high-speed, high-volume, high-pollution, very wide roads, Tysons can be summarized as “islands of walkability amidst rivers of car-dependence,” Cleveland writes. (pg 151)

Intercurrence in Tysons is reflected in government expenditures that work at cross-purposes:

“I am aware of few examples where government has spent so heavily to achieve a goal while spending so heavily to undermine it: billions of dollars on subways, sidewalks, and bike lanes, and nearly a billion dollars for widening roads and onramps, and billions more on widening its highways.” (pg 193)

Another lesson to be drawn is that “if it is difficult to shift one path-dependent institution, it is more difficult to shift two simultaneously, Cleveland writes. “Multilevel governance can therefore create additional barriers to change, reducing the likelihood that all relevant institutions will shift to support walkability simultaneously.” (pg 180)

An all-or-nothing proposition?

Because the factors reinforcing suburban car-dependency are many and strong, and most suburban retrofits have had limited success to date, some urbanists have concluded that incremental approaches are doomed to failure.

Cleveland cites various authors who “argue it is better for a single developer to own enough land to build a full-scale walkable community at once, establishing a critical mass of dense housing, pedestrian-friendly streets, and high-quality public spaces, all within walking distance of local shops and services.” (pg 230)

But Cleveland concludes (correctly, I believe), that

“It is important for cities to learn how to implement incremental retrofits, because cities cannot achieve their most urgent goals by retrofitting those few exceptional sites where government owns a former airport, military base, or other large piece of land, and can redevelop it all at once.” (pg 230)

In a coming post we’ll look further at possibilities for incremental change toward walkable suburbs, including changes that are undertaken not by governments but directly by residents.

Photo at top of post: “Express Lanes at Tysons Corner ”, photograph by Trevor Wrayton for Virginia Department of Transportation, licensed by Creative Commons. accessed via flickr.

Notes

1   From the song “Backwater” on the album Before and After Science by Brian Eno, 1977.

2   Henry Grabar, Paved Paradise, Penguin Random House, 2023; pg 153.