Planning the Evolution of Our Suburbs
Tuesdays at APA
Chicago
Mahender Vasandani
President
M
Urban
Design
March 16, 2010
What I Will Talk About:
 Where Are We Today in Terms of Regional Growth?
 The Implications of the “Big Challenges” for the Suburbs
 Why the Suburbs May Need to Evolve?
 Any Preferred Growth Options?
 What Can We Learn from the Cities?
 New Urbanism Offers Some Key Answers
• Specific NU Examples Suitable For Suburbs
• Overview of Form-Based Codes
 Can the Suburbs Stop Resisting Change?
Q&A
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Chicago’s Outlying Suburbs
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Where Are We Today?
Acknowledgement: Ours Is A Suburban Nation
 From 1950 to 2000: 90% of metropolitan growth in the Suburbs
 By 2000:
 60% of metro jobs in the Suburbs
 Suburb-to-Suburb job commutes 2X Suburb-City commutes
 From 1970 to 2000:
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
Total Housing Units Increased 9%
Suburban Housing Units Increased Almost 100%
Question:
Is This All Good or All Bad? Is this growth pattern sustainable?
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Implications for the Future
Response Depends on One’s Perspective on the Age-Old Debate:
http://www.latimes.com/news/printedition/opinion/la-op-kotkin6-2008jul06,0,1038461.story
The “Leinbergers”
vs.
The “Kotkins”
City living is good/better
Suburban living is good/better
Living + working in City is the only
way forward; More sustainable
Living closer to suburban jobs keeps
travel miles low
Multiple transportation modes and
route options
Car-dependent travel; limited route
options
A mix of uses within walking
distance
Single, isolated uses force car travel
for all needs
Less car use = Less pollution
More car use = More pollution; More
congestion
Many suburbs will not survive
Suburban demand will remain strong
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For Their Survival, Suburbs Will Need to Evolve
1. Economic Challenges:


Housing Over-Supply
Commercial Oversupply
Implications: Limited/Slow Short-term Growth Potential; Extended Growth Time-lines
2. Energy Security/Climate-Change Challenges:


Over-dependence on high-carbon fossil fuels/GHG Emissions
Over-dependence on cars as sole form of mobility
Implications/Policy Questions: ”Re-Order” Growth Patterns? Reduce Total Car Travel?
New Mobility Technologies?
3. Urban Form Challenges:


Sprawling growth patterns energy-intensive
Community character issues
Implications: Better Urban From and Character Necessary
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“Re-Order” Regional Growth Patterns (Climate and Urban Form Challenges)
Chicago
Metro:
Over 100
Years of
Growth

Past growth => Slow Future Evolution

Past Recommendations:
Create Growth Boundaries/
Stop Suburbanization
• Limit Infrastructure Spending
•

No real BOLD planning
considerations (notwithstanding the
legacy)
• “Re-ordering” Virtually Impossible
for Historical / Political Reasons
Source:
2010
Benefits Time-Scale
2020
2030

New Regional Policies Necessary

Most New Strategies Possible at
Local Level – If Suburbs Take the
Challenge
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Reduce Total Vehicle Miles Traveled (Climate and Urban Form Challenges)
Regional Policies
1.
2.
Reduce Total Miles of Travel
•
Trip-length shortening not as beneficial as cutting down on number of trips
- Joe Cortright, Impresa Consulting for “CEOs for Cities”
•
California SB 375 Example (did not include VMT reduction as a goal)
Extend Transit Service to Outlying Suburban Communities
Local Strategies
1.
2.
3.
4.
5.
Encourage Higher Density Living
Encourage Live-Work Units
Encourage People to Live Close to Work
Build TODs
Avoid Car Trips
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Benefits Time-Scale
2020
2030
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New Mobility Technology Considerations
New Alternative Fuels; Zero-Emission Vehicle Technologies
”Since VMT are not projected to decrease
significantly in the near or long-term in the
Chicago region, CMAP’s strategies to promote
alternative fuels are important to help save energy
and mitigate GHG and other pollutants” –
Volpe Center, U.S. DOT -- October 2008
Action Strategy Paper on Climate Change and Energy
My Crystal Ball ?!
In Another Generation:
1. NMT use wide-spread
2.
NMT Evolution (in recent times)!
3.
4.
5.
6.
7.
Less serious concern with GHG
emissions/pollution??
Little change in locational decisions
More cars on limited capacity roads
More Traffic Congestion
More Need For Walkable Mixed-use
Communities With Transit Options:
WHY Local Strategies Will Matter
Toyota FCHV in 2015
“Shockingly Low Price”
Honda FCX
Clarity: 2009
2010
Benefits Time-Scale
-Toyota Motors
www.autobloggreen.com
July 20, 2009 article
2020
2030
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Local Strategies: Suburban Evolution with New Urbanism
New Urbanism: A 20+ year old Planning and Urban Design Discipline
NU learns from the virtues of existing and past cities.
NU helps create:
 Compact, Connected, Walkable, Diverse Neighborhoods with Mixed-Uses
 Quality Public Realm and High Quality of Life
 Distinct Transportation Solutions
 New Codes and Tools for Implementation
Examples from City of Chicago:
Neighborhoods and Boulevards
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NU Principles for Suburban Neighborhoods (Local Strategies)









Create Inter-connected Street Networks Between Neighborhoods
Create Neighborhoods with Mixed-Uses Centers within Walking Distance of Most Residents
Locate Neighborhood Centers with Exposure and Access to Major Arterials
Allow A Variety of Residential Types
Allow Moderately High Densities
Focus on Urban Design along with Land-use, Transportation, Finances and Services
Create Hierarchy of Streets/Reflected in Urban From
Create Quality Places
Evolve as a Suburban Community…Become More Urban – “New Urban”
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NU Principles for Roadway and Context Design (Local Strategies)
Adopt not just a tax-revenue-based land-use and transportation policy…
But an “Urban Design Policy” to allow roadway hierarchy (Boulevards for example) with
multiple transportation choices (GREEN TRAMWAYS!), mixed-uses and
multiple residential types
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NU Design Principles (Local Strategies)
For better traffic circulation
and less traffic congestion,
avoid/minimize cul-de-sacs
and dead-end streets as they
promote greater car
dependence
Instead, allow well-connected
network of streets that may or
may not be rectilinear
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Suburban Evolution with New Urbanism: Suburban Mixed-Use Community
Harbor Town, Memphis, TN:
Variety of Residential Types
Mixed-Uses; Walkable and
Connected Neighborhoods;
Boulevard System;
Strong Sense of Place
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Suburban Evolution with New Urbanism: Suburban Community + Town Center
New Town at St. Charles, MO:
Innovative Variety of Residential
Types; Mixed-Use Center/Civic
Center; Integrated/Creative
Stormwater System; High-quality
Public Realm/Sense of Place
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Suburban Evolution with New Urbanism: New Suburban Downtown
Legacy Center, Plano, Texas
Town Center on street grid; Commercial, Office, Hotel, Restaurants
Townhomes, Condominiums/Apartments; Central Civic Space
Sense of Place
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Suburban Evolution with New Urbanism: Residential + Mixed-Use TOD
Addison Circle, Addison, Texas:
Close to suburban train station
Primarily Residential with Townhomes and Apartments; Major Open Space Central to Plan
Moderately High Density; High Quality of Space/Strong Sense of Place
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Suburban Evolution with New Urbanism: Community Shopping + City Hall
Southlake Center, Southlake, Texas:
Central Civic Space: Foreground to Village Hall
Surrounded by Mixed-Use Shopping + Offices, Entertainment, Restaurants and Townhomes
Major Innovation from Single-Use Shopping Center (as initially proposed)
Highly Successful Community Destination/Community Pride
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Suburban Evolution with New Urbanism: Residential + Mixed-Use TOD
Plano TOD, Texas:
New downtown/TOD at a DART station
Moderately dense Neighborhoods with Mixed-Use Shopping
Economic Development/Transit Ridership Increase/Sustainable Model
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Incidentally, Public Demand for Transit *
1
2
Improve Public
Transportation:
31%
47%
Not Sure:
8%
50%
Expand/
Improve Roads:
Not Sure:
16%
3%
Not Sure:
Build New
Roads:
20%
5%
3
20%
25%
Improve
Transit:
Maintain/
Repair
Existing
Roads,
Highways,
Bridges:
Build
highways
and
freeways:
Build Walkable
Communities:
Survey Questions*:
1.
Transportation Priorities of Federal Government
2.
Best Long-Term Solutions to Reduce Congestion
3.
Transportation Approach to Accommodate Growth
Build commuter
rail, light rail and
subways:
*January 2009 Growth and Transportation Survey by Hart Assoc.
As reported in “Common Ground” Summer 2009, Published by
National Association of Realtors
75%
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Also…Federal Livable Communities Act (Local Strategies Support)
August 6, 2009: Senator Christopher Dodd introduced a new
Livable Communities Act that should help communities:
>
>
>
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Mitigate traffic congestion
Reduce greenhouse gas emissions
Cut down on fuel consumption
Protect open space
Build affordable housing
Revitalize existing main streets and urban centers
The new Livable Communities Act Provisions:
 Create competitive planning GRANTS to establish long-term plans
 Create challenge GRANTS to implement the long-term plans
 Establish a Federal Office of Sustainable Housing and Communities at the HUD
 Establish a Federal Interagency Council on Sustainable Communities
to coordinate federal sustainable development policies and programs
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New Urbanism Implementation Tools: Form-Based Codes
1. Relatively New Regulation Tool in Illinois
2.
Based on A Community Vision
3.
Focus: Public Realm (Form and Quality of the Built Environment)
4.
Place-specific to Retain/Create Character
5.
Several Urban Standards
6.
Graphic/More Comprehensible
7.
Predictable Urban Form and Character
8.
Different from Conventional Zoning Regulations

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FBCs more concerned with Urban Form, Less with Use
FBCs facilitate mixing of uses
Not concerned with F.A.R.s, Densities and Lot Coverages
Allow administrative approval of projects
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Form-Based Codes/Regulations
Focus on the Quality of Public Realm
Public Realm:
Influenced by
buildings architecture;
the proportions of the
size of public space
to building height, and
the amenities and
materials in the
public space
Project Credit: Dover Kohl & Partners
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Form-Based Codes/Regulations
Predictable Placement and Bulk of Buildings
• Predictable massing
and bulk of future projects
• Benefits:
Less public concern about
bulk and other impacts
Streamlined project review
process
Good for developers too
Project Credit: Dover Kohl & Partners
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Form-Based Codes/Regulations
 An Integrated Code with Standards for:
Thoroughfares, Frontages, Building Types, Public Spaces,
Landscaping – All Linked to a Regulating Plan
 Typically Easier to Comprehend and Administer
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Form-Based Codes/Regulations
 Conventional/Euclidian
 FBCs
 Based on Abstract Land Use and
 Based on Adopted Community Vision
Zoning Categories
 Segregated/Isolated Uses
 Mixed Uses
 Proscribes (What Is Not Allowed)
 Prescribe (What Is Desirable)
 Unpredictable Building Bulk/Form
 Predictable Building/Urban Form
(F.A.R.s and Densities by Lot Size)
 Unpredictable Character
(Bulk Limits regardless of Lot Size )
 Vision of Built Form Predetermined
Site Development Capacity Analyses;
Retain existing or create new character
 Rarely Any Sense of Place/Form-less
 Power of Place/Strong Urban Form
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Local Strategies for Suburban Communities

Allow mixing of uses

Allow diversity of housing options/housing types

Allow moderately higher densities

Allow street connectivity

Allow multi-functional streets/boulevards

Create compact and walkable neighborhoods

Create great places
(Summary)
Altogether…Become More Urban: “New Urban”
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Can the Suburbs Stop Resisting Change?
 Stop Regarding Density as an Issue >
Allow Creative Density for Making Better Communities
 Stop Isolating Land Uses in Single Pods >
Allow Creative Mix of Land Uses
 Stop Treating Roadways as Only Transportation Routes >
Allow Hierarchy of Roadways to Create Places
 Stop Maximizing Revenues by Maximizing Commercial Uses >
Allow Residential or Mixed-Uses Along Arterials
 Stop Resisting Change >
Become More Urban
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Closing Remarks
 Future of Suburbs
•
•
Must Evolve Given Economic, Energy and Climate Challenges
Evolution Will be Essential for Survival/Revival
 New Urbanism Offers Key Answers for Suburban Evolution
•
•
•
NU Principles Should be Part of Local Strategies and Policies
Quality Places and Quality of Life Will Make Better Communities
NU Provides Effective Tools for Implementation and Evolution
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Urban
Design
Thank You!
Mahender Vasandani
President
M
Urban
Design
M Square | Urban Design
0N262 Armstrong
Geneva, Illinois 60134
T: 630.845.1202
F: 630.444.1852
C: 630.853.0733
mgv@msqre.com
www.msqre.com
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