HomeMy WebLinkAbout0322.095• •
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TO:
City of Palo Alto
City Manager's Report
HONORABLE CITY COUNClL
FROM: CITY JllA.l\jAGER DEPARTMENT: PtanDiDg and
Commnnity E.,iroDmeat
AGENDA DATE: J .... e 11, 1995 CMR:311:9S
SUBJECT:
REQUEST
Draft Com prell ••• iv. PI .. Porkies .Dd Programs
Regarding A1t'rDativ~ Hou,iog Forms (CD-4.B, 81;
C0-32.A2; HS-i.D', 8, t,l1)
This n:por1 fOCwards 10 Council revised wOf<fmg lOr Draft Comprehensive Plan Program CI).
4BI as shown 00 Page 7 of the Community Design ""'-"liOn. and provides. discussion on the
inIe1It of1he draft program with s~ifi<; exmll'l .. ofbousing types in Palo Nt",
RECOMMnmATJQNS
ModiJY the wording ofProgBm CD4,BI as follows:
s:~~q,c~O!~D.igI!borboodc~~~·~$
ll'~'j,jf~~4l:i"'lS1iiid deve~'cJesign-guidelitf~ Prooit!< i!>eel!tl ... Ie> ptopctt)
6\\ no: J (soelt IS fte~k floor Itt ea I BOOS and mtJdifi.ed xtbttebJ to ~eJop ~
dup!exes, ~hotl:rin& townhouses, omeiR",,) cotta~ units, and Irlgh de"';!)
:. JM.~ single-family housing types within ~ Resideotial Districts ..wQi;
nrig",~,.~:~t"~ ~jft a menner tltat pte:tc~es: the
Dei~s o.etall eldtllKkx.
POUCY IMPLICATIONS
The Draft CommunilJ Design progr&m and policy CD-4.B and B I are nO! intended 10 change
existing policy, as stated in the current Compreheosive P1aJL The current Comprehensive
Plan polley is 10 "maintain the generallow-<lensity cbaracter of existing single-famiJy areas. •
The Housing Element objectives are 10 maintain & nriety of housing types and sizes, both
ownership and rental, and a full range of housing costs. The intent frf Ibe Draft language is
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10 lind ways 10 more f .. ny implement that polky by invest; gating bousing forms tIla!, if
appropriately designed and located. ore consistent with current poIky but wllkh clUlllOt be
bwlt under current zoning ordinance regulations. Even exi>llng housing of these types
carmoI be remodeled or improv.d beyond 1heir exh"!ing walls because tbey are
nooconfoonillgTnoocomplying structures.
The Dra1\ Co!nmW1i1y Design Program CI).4.B I is ;,!tended 10 be CO!lSistent with tile Draft
Housing ElemenI, PoHcy HSJ and Ill< IODowing Housing programs as pt"" iously identif.ed
by the COUllCIl for inclusion in the Draft Plan:
Prognun01
Program D8
ProgramD9
PrognunDIl
Provide zooing flexibility 10 encourage tile development of smaller
units aftQrdab1e 10 Vel)' low, low and moderate income persons.
Encourage the """e1<lpment of smaD clusters of single and mllltif:uru1y
units around courtyards.
Permit smaller sized residential lots and smaller units on those Jots
when compatihle wltll Ill< surrounding neighborbood. Allow
development of smaller units 00 lots of less than 6000 square feet.
Reevaluate the cottage zone to provide additional f1exilnlity for
developmenl of secood living units as accessory structures or as part of
existing structures in R-I zooes. A!k>w roc \be reduction of parking
requirements fOr .. <:ODd units. -
EXECUTIyE SUMMARY
Palo Alto', residential neigbborboods include. large variety of housing I)pes, sometimes
even within 1he same neighhod>ood. Many of these are regarded as ,'ery acceptable, O\'en
cl!arming and desirable, by the neighborhoods in which tbey are located and by the genora!
Communiry, hot many crthese same types ofbouses cook! not be ccnstnK:wd Ioday under
current zoning, nor can existing housing be remodeled beyond existing walls. Some
examples are the duplexes at 347-359 Co"'JlOI" rmd the CoorI)'ard bungalows at 231-41
Churchill, 235-241 Seale. 1705-29 Co"1"'f. 2 U CalifOOlia, 430-43~ Seale, 33()-334 Seale,
930-938 Boyce, 734-753 Homer, 325-355 IGngsley, ~21-827 Hamilton and 436-444
Tennyson.
In addition 10 these various forms ofoousing """eloped in Palo Alto neighborhoods over the
years, new types ofhousing are being provided by the housing market, some 0{ which could
be incorporated into certain Palo Alto neighborhoods in a way tIlat would be completely in
keeping with the character of the neighborbood. but these housing typ..'S were not anticipated
!'>go 2 of4
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by the current resider>tial zone district regulations an<! cannot be constructed under toose
regulations. A ..... 'eDt example is the J8 units of small lot single family housing being
coostructed 00 the Tunes-Tribune property. which required. Planned O>mmunity zone.
The reason fOr inveslipg IOm!s of housing not presently accommodated by curren! l.OIIc:
ordinance regulations is 10 find appt"oplillle "'ay' !o pro,ide more housing i<l !be community,
10 refine housing regulations 10 eocoonge innovation and coostruction of desirable
prototypes, and 10 lake advantage of curreoJ marl<ot treads that show • great interest in small
lot single fiumly housing and low densit)· multiple family housing that has many of the
characteristics of single family housing.
These alternative types of housing will be appropriate primanly in mixed or eclectic
neigbbod>oods (e.l!. Ventura, Downtown North, SOFA), lransitioo areas and multiple farru1y
zooes, rather dian in most single family neighborhoods. The Design Guidelines fur the
Single Family Horne<roner describes the defining cC,aracteristi<:s <>f Palo Alto', various
residential neighborhoods an<! can be • starting point fOr evaluating wbere <:ertain forms of
housing would fit ""thi" die existing neigbbodIood character. For example, Iownhouses may
be appropriate in scme ports of SOf A, Cal-Ventura and Do"nt""" North, but ,",:ould not be
appropriate in neighborhoods made up primarily of Eichler or ranch type houses
Alta<:hed \0 this report are three recently published articles that provide additional
infOrmation 00 new housing prototypes and marl.:eltrends.
USC,"" IMPACT
A specific fiscal impact an<! implementation analysis is envisioned ",ithin !be scope ofPbase
ill of1he Comprehensive Plan preparation. However, "' is not anticipated that1his specific
Program ,.,;11 have I signi:ficanl fiscal impact.
ENYIBONMENTAJ. ASiiiFr5-WENT
S!affhas not yel e.lIIuated!be environmental impacts of tile proposed progranls and policies.
The Draft Master Environmental Impact Report will be prepared during Phase U1, based on
those policy and program <fIreCtives approved by !be City Council
AlTACBMENTS
"Hybrid Homes· from June j j. 1995 San Francisco Examiner
"'Street 10 Live By" from June II, 1995 San Francisco Examiner
Exceq>l from May 15. 1995 Newsweek
CMIU2H5 Page lor.
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PREPARED BY, Virginia Warheit. Senior Planner
DEPARTMENT HEAD REVIEW: ~~/
KENNETH R. SCHRElBER
DicectorcfPlwmingand
Community Enviroo.'I!eIlt
CffYMANAGERAPPROVAL: ~ Th.~
BERNARD M. STRO
Assistant City Manager
cc: Architectural Review Board
Planning Commission
CPAC
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offelsiJenefits of town house living It U ~
t's1l<lt an u:rbim town boax.. And it"a DOlqw"'te a tr.I
ditio!I.al. ~bouJeill. thesubwbseif.her. But __ it&appellallon.llcDandM_
I'o&wkmo _ ..... lireoty!e.
Last;eu .. mapietetiJ:ementmove..'ChePeIlowI
put theirf'airly large _ In Vacaville 0' !he mar
bt aad..tartedJookingfbr. townhame arrondo-_ -bousi»cthat 'IF!IGldn~requlro toomaeh
maintenaDc:e and 8till offer some-oliheir old ecmw.-
Wbattbeyli>and .... 1!el.edero. _ ouMlvialon ofb}'
bridhomesfn_
'1'helrhome .. delad>tdfrutn tboiT.,.;gbhan(,pro-.iding
privaey,qnieIz>too ana_ backyoN -.....,;;;", "",often
_ in ...... _ lmng. Y .... "'"PlooflhetDwn house
concept-1hehOmeow!'le1so·.....;.m..., maintainathe
-.....t..lan&eapirig.pah>tmg, .. ""ay"""", .
yard aD! oCber-cmnmon areas. their dues are $70 e. mont!'!.
n-bybridaaretbebome~o.Jndnstry'.
amwertoiPaeasingnumbersoiconstruclion ae!eet law
witt. Bui1der8omtend the ctetached:homea atb'ad.fewer
!awsuita anc!~D prubtems are ea:siertl! fix than
in attac:hea town bomss 1Ule! c:cnaomIn:iwns.
They ....... Wrodureol eevoraI,.,.,.ago in Sou!heno
Ce!tf'mnia and an! startinC to catch on m Northern Cali-
!lJmla. Tber< .... oov.raJ projects;" tbeEastBay and San-
Ia Cloro c..mty. .
Homet in the aol'd-out..112--unitBe1vede:re aubdiviaion..
.,hkl. wRB eompleted r..st )'e.ar.:usI: from $250~OOO to
$320,000. Tbe J>enow.·home is grouped witlo three otl>er
""""" and each d..-.h ..... _ enay CXlUI't)'&nI.
whit:::lI ~serves as anwormal ~apot. Most
_openanto Ihe~ ",a...-Illanthe_
-We ono& lived in. towphouse, ... sa.id Margaret.p~now.
-newaIb weren'\ sound-proofmougb.. and itwasn' pri--
""enough. "'We have out"own privacy here.. 'lbeni"B no sound You
can'even hear the people Derll!oor evenj{they play their
music loud. And we can ha\'1! pa.>'ties withoutdlsrupting
anyone.. she aaid
Mrs. Pellow, & rttired KaiseTtechrjcian" is a pretty
roodgord..ner. SIu! has a """ card •• with rigbtbybrid
t2AS.md wcrlonen recentIyinst.l!led.littIe gurgling foun-
tain in the rear yard. .
Herbusband, a mecbankal er-4lneeronlya kyeara m.m ~t, aald!he omaI!yoN isju5t _ tho right
.me b-him \0 take care oland far his ... ire'. prdeninz.
-r:ho('. her 1ovI!. andsbe basplentycll'OOtn UI do that..
V'1rtuaUy ',;ne of tba ""'" IIouses or ""ndoo"bad • baa
)'IITd, he said.
'lberewas anotherbonUB. The in-town BeIvederesub-
division was an in·finproject located tleat a1wp8~ and
maoy of the residents worknearby. Dan Pe!tow travels the
J mil .. r..m bisjOO to enjoy Iundl at bomewith his wife al
most e"rery da,...
TbeBclevederehomesdon'tlooktikehybrids.. Taha
halt-dozen San f't2ncisoolO\1' houses andpusl! them 10 to
150 feet apart. Then dress them up in)4editerTane1m aJ'thi.
tectm'e and .tuc<o and,.,., ... got tho look and lee! or 1M
[SeoCOURTY AlID, E.2]
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[-2 s..&.,.}mo 11,'99' * *
HybrId homes
a new breed
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5-AtII fll:ANCISCO [XA.\(["'ER.
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lUNE.II.199S
Streets to live by
Baby
boomers are
savonng
small-town
charm near
TIe City's
commercial
corridors
~ 1Elt.-et(~:ri~TZ
DIosenlhaI offen _ fi1y frill ~ lit :1w FITndI Tulip ~ HOI. Vdey'. ro~ ~·ibronl 24th SC1Wt.
Akr.,..ny 20"..,. <I ",1>
urba.!I quietude ia Saratop.,
Ann .u;d AruIUl LalhWMa
... ~ %DOn! piuu::: in tlWr ife..
The couple". 50elUdI for • new
home took them to Pacific
~ aDd .,u,., ...,ru, San
F:andsco~
They aettkd on "" Manno;
OiMct,L".J, ""'. mno&!mr
project, last December moved
into • neilbllorhood .here
homes tost from S6OO.000 to
$SOO;>JIl.
One at the area"s p:incipa!
se1ling pointi was the amtieoce
<I !he o-tnut su..t Uwp
Pine atr.p. • canidae t.\at has
bJoswmed in the last reo. yean>
... ith an tckctk mlJ: cL bou-
~ aa:1 cotreebouset. snd.
hlp qhtliIe. lt~. an easy thne
bled: 'W3.1k from the l..akhwar~
.snewhome.
"1t'. woodeduJ bain( in the
mid.die of everytbing," &aid
Aru:na Ukhwara. '1t' • .rot all
the Di«sr parts D! .~bia
9iLhout t1l.e disadvantages of sububa-
Many Ift8'blrinr baby 'boom
~ 1111! find:n& this idyt1it: W'
banit.y in affluent ceipbor-
1100& anclLor!d by bustJinc
comrnerc'...aI C()rridon. 'I'hese M/l6 _ peop!o _ .. to
pay man Cor bowing, b &bop-
pin, lib! for a lifest;,"!e that
combine the best 01 city:min&:
Irith the cl:.u.m of • small vi
tag..
The &, Are. he Sie'\.~!!!l
! s.. CORRIDORS, A.}2 J
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... Small-town living
in heart of The City
"\brant IItreet.! that have ~~
hi> <ad>.< -most uot.bly a...t
I\ll Stnet and Noe vaney. 24th
~ in SaIl Francisc:G; Roc-l~
id&e •• C.oI!.ege AYelIl.:e' lind Pied
I10nt AVebUE-in 0ekIand; and
i::l!ano Avem. aIonr the Be::keley
\Jbony bon!.<.
"Pooplt 11M asm, thes.i! ~
lS iliei:r community ahowinc CeD
.er:a.,-&aid Micha£I Bey3J'd, alJeciOl'
firectar of ~ at 1lw: Urf!an
...and InstItute, • DODProfit Ol'g&l:i.
;alion buec! in Wuhington. D.C.
They are bond with u.. _
·uttar .up«l of tnll!ir %'eglOllal
'MIlo, and we"r! seeing • return 10
h:! more tnodiciorud ul'ly .Amm-
1l::l Ol' Europee!I shopping patte.."D
Or aophlsticate;! W'banites..
Cbar!e.$ Moore. (IWIlU of
.. t:Gul;re Rea! Estate ill the Mari·
'Ill, said peop1e ~g homes in
h.."St nei&bbomoods wel'e motivtrt
-d by IDDrt than co~
"1 don). Chinlt maD)' or as W1lnt
1I1!' 'best car-or the best aut in the
'Pera 'htIuse IlllymOre," be said.
'We 'IIi'ant tne best forour kids, and
~ want. aense at lXlm.munity.
"11.'. bot iJSt the shoppin&-)t'$
In experience. and )"00. Feel J1"!l5.
Wd bJ the experience."
Still. '!hese ~~.aD feature lUI
rlectic array or unique atora.
""" ..... /rom """"" """'""" ;tOIes 10 fuMy boutiques Co aboe
""1'pfLir &h~ The Bidewa!b don't
--011 up at dusl;. and resldents can
.F&1ic In the &trip from their home&.
Ne',pborlloods wbe.--e 1ncomes
lre ruin&' -iDa .. a.sinpy aUl'9d.
,;gru" edu<.w, ...,,-tn..w. 00-
>himca!e<! P"'PTe," .. ;d Jl.:yonL
"11 turn, they ;''l1tract one-of-a
dnd stores Chat ~ mu! at pea* want to shop at. ..
C~~ Am.eriea W no( ig"~
"lDred these trendy retai! :mctaVe!L
3ut ill the .main. the Itript. featurt: ;man merchants like Jl...mua Si·
U!ln, &l! 18-year-o!d "'omIl!B"
010""", ~ on 24th Su.et.
'"WI' tmd 10 lur.'f' ,10( of'people
.. the arl.a -wr:i"'ten and dancers
-people .. 'bo wailt to expreu
:Mmsel .... ~s thro.lglJ. [heil-dothint,."
..m """ .,.,...., Ba>bua Joneot
;bips .-r&rent: tluI: dike
E.tdI atrl;! hO!! ita OWD c:hamc
:.er. 'I'M Chestnu!: Stree~ t'OJ"ridur
:DOIIt ~ Ii '9Os ~r~)~ with
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Martel: Rail' " the 1wb of Colkge Avenue,. It.'hich offen et.V!l")'thiro..g from (1ft!~ s~.s to 0: microb~
stores that cater-to tm! 'body and
home -IUd! at Bare Ea&en..""uaIs
a."ld Pattei)' Bam. Stqlpen. can
buy • chen lit. ()."atioll for flle
SL1d and Vr'"hlte BaD or grab a -
fBSt-food illlICk at Wo:W Wrap;. a
Merican e.steJY that sells m!.e.-na
tiona! burf.tos.
Shopping on $!4th StrM -
!rom Dia;nond tv C'll.lJl"clI street.!
-m more laid-bad and J"'f.ecf.s its
rts."identa: plofeasiGruda, poUtk.aI
, ac".mm. and old !rim families "'-00
tettled the Ereighborhood.
'I"he 'mood i; 'Iow-by Bohemian
CD College AVelloe between Aka
t.ru and Bloadwa,y_ And l:ilI.e
Solano AVellue -whose retail
st.N!t.r'h runs from San Fablo Ave
rlW! to the A1&mf'da -Co&g:e Ap
en~ &!sa lures tM cot!. C1"OWd.
Still, these alinme.rci.aJ corridon!
M--"f aimilatit\ei.. They are in mid
dIe-or t!pPf1'-mkkile-cla.s.& neigh
borhoods. The retail ttrip€.are aelf
contained Ioll.oppin.( .. -us, eltd.
,,"ith. supmnarket, ba.."li brancbes
and O'l.Mt t-asU: ¥f'o.icu filCh as
1c>cho:ruths and dry duners.
t-flCbeJIe. .&lse mo",~ to Nee
V a1Ie~ !o1lr }ea... .... ¥. atu.ct.ed by
,-he ""l'd.tf.-et. the e&.."Y .C"ees! to
"LiM\.!.' transportation and ~'ays
-PIJ".d ::"4th Str~t.
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0. ... r.:tbrtmt!4JA Slnet it Noe \"~ ~ 1tO'Il:s a1'1! inchin.g upward, !o S3 ar.d usa a squa~ foot , ----------,------------------
"-f -.. -..,,--,~<-~~~--.
~phyr .Rear EstAte IV'Id bveM. _ _ to.
"But. f1:rtta IIte"f%l to be headlng
up • lit".le bit. .. be 18:ld. "Whenever
there i& ..... 1kanCy 011 this Itn!et.
Ia..,dlorc!! Ilrt' tryin&: to ¢ up to tM
$3 and JaM """,,'
Yet 24th SUed ;. 110 pcp.4r
_ that few ~~ k~ _ her
Ua.n 5 percent a.nnua!!y. Wehb
oald
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Bye-Bye,
Suburban Dream·
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Paved Paradise I
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The 'new urbarus(s' are going back to the future to take the edge off edge cities_
They want (0 bring small-to\.\TI charm to blighted metropolitan landscapes.
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,_._, • -~_~'. ,.. ,.,--,-'-.:,;;..r:>r ~';'" --"~.' :-::",...:-.~, ~""!r-,o'jr'lC~~~.:--..-..;_.
subttact.j ~ fi-om the quality
oflife tho.D the De"'" inhabitants
-..iH eontn'b!.u \0 the economy
~ bL')ing wind chimes, mes~
quite lop and' Navlljo--motif
throv:-tugi. Man, other p!aces
m the countI)' are ro;ning round
to this YiPw. Most suburbs are
t!XI-'lodiog iII 'Size ,.,.il1louI ~
the-compensat5on r:L ecouornk
lVowtJ,; Ihe Oevdand metro-
I pollton orea ~by. thin!
~'&'D 197t) ~ 1990 e"".rexI as
:its :population declined. Over
roughly the oame period. Cali
, rornia~5 popufarioo h"Y~
, by 40 l"""'''' .. _ the """
otvehicle-mites driven doubled.
Maint:H..-llnJ • fteet of Col5
to ~e among !:he 'housing
tracts, rommen:::ial'strips and Df
ike rompl'~ .. of the A11~f'rlCan
landscape now ta\es .is percent
r::l the !r.erage bmi!y budget.
.-\5 anyone \\n~ .re..ad~ the fic"""""l"'I"]" I Kids lI'Gl-ring to cr{)~·$ a !'71uttr7ane roed in Tl-mecU!a. Carif tion In l."'te Xe'\l.· rorker kno"'~ Americai"lS mostly Hy-e in oona}
places .... ·un ~ §Ot,ls of s1wpping malls. affordIng n;:ro;lo"ilcre to
mingle ~epI traffic jams. oowJu.re to v.-a."l e:.;cqK iz; tfle bt·oJl It
dub Ey itself this basn"t been a reascta !o stf'..p !xJi'l.dL'lg suburbs.
Eut ccanoITik i.msusWlnabJity may ~ more ",--eight, A confer
t!oce on "Anenl.lt:h'~ 10 Spr.l\,,--r al the Brooking~ lmli!utiao this
~ 'iI'a! eledrified ~ a report fro:;n tne &.nk of .-'\meric:: codon
mg the "rme-rly eI:il.i~ \"!eW L"utt spra\\~ in Cafifomia A.."'l5 CT~alt>d
~enorm...'">U. .. socfuI. emironmentaf and eronaniil: COS/:S. ,,'hk-L uTJ1iJ
DO\I." }~-e 'heeD bidder\, igno~ or cr.lii:!~tv oome by sociel.\l'
Susine~ :tUffer from hlghei' Ol!'ls.. a tos~ in ..... or);e-r prOOlicfidly.
a...--d underutili.!!:d in\-estmeou m olde-r oommunities." ~ILx.: can't
keep spr?lding out.'" sa~"<3 Mih Burtoi"'_ f':.£>C".Jti';e cfuedor of Port-1
hnci -Qre,-5 metropolit"!l iO'~nt. Metro, --rbe ro..r tOo m.a.I.e
roads and' sev."ers gets to t~ point ... .:ncre H: dO€:~'t .,.--ori.... -
i NO STREET OF DREAMS
The 'chic center' of many suburbs,
designed for the CO<1.venience of the car, is
a strip mall along a sLx-lane highway
to pLy bail. ~ in the ;;1 r!'fl~, Cmn .. --nuniti.es nc-ed' p.zrt:s :;l.nd
ou!duar public ~P""'~ in .... birb 'people CIE g;.lt!l!;'1 a.."ld jnt~r:",1.. ,
• IlancfalOl'""i Ilasij:n CGdu: Ob, lou~T'o;", no one \!'-il:h a dlOic~:in ilie
malt;>.r "-auld",-ant to 1oOl. out 'his ';:ind,m: at a ;-,Eh,,?1l.. !\l>1,I;"
urb.ill.:i<;t prnctitionen. impo:..:-elaborate df""'ign _md ronIng cmltrul ...
i.'1tendtod 10 ce~eo humonlouS stll"ets.c-ape-;., Ibt' t'i.""wts can be-
TH£Cf!.\UE7'<CE 151'0 DEVl5£ A..">; ... LTEIl!\: ... n\"E ro Sl'B,\'" L inteilS. r,'eI.t" C".rt!' and n~'It to t:hP ta.;~e of P'M .. pt.,. utuCru,1:utn('d 10
.. -here people an eCl--isl:::a their clu1dreli rb~ing in the s-et'ir.g d..mllcrs.. _~;b~;aOO port:icoc~ on .. Wi;; building. BI.rt C1J~e
street3. It must nor evo1:e .. the cJ:y, -an alieu poo .... nere nes.s ~ tho? gI~ t.~.n bdd~ nejghburhoocl~ !o~!..~er at rn-e ur'jt~ per
bv definl60n midd'k--dass Amc1icans rtfu~ 10 5<.~, S'J a I acre.
g;.owillg oorps of visionaries., of "hicll tt.e best ..l,,;oo'O."lI: a.re ~ l1k InO';: \ i<;.io~' .rrchite-ctunl ~bC'me~, rlu,; idE'a n.,~ :;.old more I
~rUl..lIli-based aTchilects Andres Dually and his v.--lle .100 partrA'r. I boQks th.m houses h~ prL'")Ci'pl~ \I.-ete kr.IJ\\'tI. to ptmnen: !'any in I
E1izabetlJ PIater---Z_~n. are loolfug to an eYeo older w.odd -the ~ the ccn!~ .. -hen ~Ul.:h charming comrnllrurie-:> a. ... Scarsd.lle. X 1( "I
"rif.age," de£necJ as a clustf-r ofhouses around' a c:enLral place tnat I ~Ll.-ie~on1:. Ohio. and LaKe-farest.. lfi_ ,,·e-re built. B~ th.."'l' ","en;
'i!; t11e lOCus of tide life" u!!der-the llanner of""nr.l,· orbanism. .. thev fi:,rgutlf'D in the P"_~1:\\'.ar-ru<;h to buiJd suburh;.on Llw same p~p!es
b-e promulgnteJ' some surpri.;.ingfy simple .a..'ld olr.ious rules fOr I of effic~.:x: t.1tat r .. ld bt"NI eT'1pi~C"d in C'\.lD.;~ructing army h15<.. .......
bui'1dingbenET sliburbs. descnbed in deWil 00 tl-.e ronO\loi:.'lg pages.I11u.>Ir fL.;;: ~. app!k..llion r.arne a ckc:l& ;.go. ",,''hc-o Dum!! ana
They can be roughly summarized in :he~ three pri:rip1es: pl..lte'r-Z~-btork drf'"ol' up pt.m<. for a SIruI1 f'{',;M town O~ the fkJrid.a
• DertSilJ;.-\ t}iplc-.d DlOOcro sclnrrb Dla)" ka,"E' O[}f to t'I-:o d'.I"eJ!-p;mh;Jndk. r.l..fl.t.d 5<:\!ride. ~',:) .. idr -_. ,,--ub it." C'OlY_ IlliI7ml." streE'ts,
ing UMS per acrf!. and ~ Iald CIA enf~' b-theeom ~nience oft.'>e ~5 ju.mble of pw.td hI. 'l!K'S ,,. .. itn mar.<LIUl.: fr<.~trl pon;l-.No -i!. prub:.r
automoo~e.. The nf"IO.' UTbnnism stri\t~S for fi\-"e or sil: JIll ~ per aere. ~ hlJ the mo\ot rnflut'nti<lJ re'>Ort commlmi!y ~ino;e \"~n:tiIles. Prince
bdild"tng a mh_ o£ bousing types.: detached hoose;.. !Ow nou-ws.. Charles n.l!ro it O!rr!',-,,-mt-r in his BSC ?-n.ll on an-rull'<..'1ure.
a~n1s. ~granny tb!s" tud.--ed av.'ay above the garages.. In Since the-D otn€-r -Ili'utr;lditioru.d d("ITlupru.·llt!< run', bNc!l N.llh m
t:heru:y -.and the new urbanism stin e.tists IllQ!;tTy In tlw<J,-'y-the-ph..'(>-" a-::: ~rr·ff ung.l:'-""-lburlm.n :\Lu)'Lnd I,NlltLnds, aJ::.o pLnru-d
't"illag:e '"DUM E':de:xi DO more than a quarter-mi1e froID ti.lc center b\, D...r.a~' OL'ld PLtf>I-Z, b=.,n.) ;md tl:.(' o\.ltsl!~.; oIurnmenro. C-t!tE
to the ~e and inc!ll& a trans.it: stop :md 3 pl;x'(' to bu.v a qu.;m of (i.ag,moi-\'t:C>l pLmr-A'd by Pelt."l: Goltlx)J'p..' ~,( San fmrx i~ol B<1'l:
milk 6..Tld a [k'\I."'Spa[lC'l" (actuaJ'ly. prnhilily. a dl-r~bi1.f' and a copy tfuo f('a1"tE' • .t af"rhr,.. id .. a -..iE O'IDE' irl-abJ111 ;1._\:I"~, ,,·hL-!l tI'.t" [fulli."')'
o£'Ibe kOJo;); Re\icw. tlUt the pClLrJ is the SoltnC',1. Co. opt'n:' it:> fir'.! rLnr..:oc:l' Ct:.nllTlUnity ("I M:_ Ct"J ... bmtiun. Fh, on 3
• Chic s,aa: Suburbs -e:xrepl fur the Sotrcet!; -l::LTD:,ist af aImo.l 5..{)()t}--;J.crt' ~l .. <lllJ Clilmd :cear Di;,:>C)· \Y,'rld_ ,V\cr ("(In.,irk-ring ;II
e:iclwiVets pri\';lUo spa<:e., mud. of it devot£>d 10 rfu> si:n~ mo~ lypiC':J "'-tMh·h.il)D r.uil! .u-ouna.lgt)tf-:wur",,', th..~C1)mran'y0r'-c-d li.l!
useless b-m of' ptmllife in aft bOLlny. the orTJ.lffil..'1l~ l.!\\D . .Jt. ;II phn 1\hi~4J ,')('t" IJft..,,-i&flI Wing O\;J~\ d.··.ail'>t"d ~ -tr.K!itl.\tUI
suoorn is a rbce rh.ll"s. N:o--third'~ gr-.lSS but ,,;lIb nowheore Wr-lid~ tnlc"wwlI .-\mt'IU;:l. -C!'kbrJlioD "in ('ilb.:,. l'aficbte tn,.. Ek~'" Uf-
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banism ... ;th 1M iruprtmalur af Disnry--s.;ue lOr midd:e-dass
Con."l.ll1'l.pO.JC" -or prove the porn: cL~" critics. tfllit iCsOi plot fa llll"l!!
unv.iving citizens intu !j..'ing il'l t:hemto pad.!o.
You e .... "I1ool :;If Ph..""1t"'rUx as I pretty good r.ampk of ", .. hat l..\e
De'W" llrnM1:im is up :lg.llnsl II: 1$ anumg toy five fu~le!it.-grov.ing
mctropu!i:5t'S in tr.e r .. "wlty. and h p~ ~ as relentIe~l,
subuzt.an lrl c:'hararte-r: k has. do\\,uto'A"!I so eXiguous that a pedei-j
triruJ outside ibbiggcst otft.ce burldIngat 90n:l ~;~IHbj' lOOrJ'ir"b.a I
~rum~nor. &i iing-.mr-as:li w .... -In rICeS Square. Mf.an;\'h.J1e tM I
l1i'v, sUhdh'isilms race t':ldl QthertDll.~ tM mauntai~ Del Webb
Corp~ • majar nation.-E deve1ope-r. recet:ltlJ ... ·00 a.wrm olJ t)\"er
l'e---...ted opfOSitic[! far a 5,6£lO-a.cre' project: in Xew Ri,"e:, :30 miles
DOr"!ll or dm.'I'to~,"1l a..,d al1e.ua I(l miles
"beyond the outer edge .n eu .. "ting de-vel·
opment 1be eIlliro::unent, ~+jd:l to.de
reOfE'!5 used to ju>l be the srufr ~
lnOC:WdowYl.tolraahroomf"orh..'>1.Ises..1
is nD"Ir a cher1sbE'd' sellingpoint. n.ere-i ...
--cilJ_ ... 111 ... _ _ ...... -
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M!tand~ --lJ'ert. ~1hI
"",,4" -. ten
"s.Idt,'l'IL ....,
_,.,Ioiihod _11..," .. _ ""'_11 --.",
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au.oc .... ·W ..,.. .... ~ .......-.... -ca&lll'trl1OIII ..... .
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............ lIIol Il10-,11_ -" .......... ..... -.. -.... _"
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a c.a.tdt. accrmirng tD Fr4JlC:e.S. Emma
Bar.I.-or..d, a city t'O'l..i..Ln mE'cWt:r ",·ho I
representS.tn.JSI afthE spa..rsel","pcpul'at:
ed n.ortbeast qu.1:::1r..ni of Phoenix: "The
peopte .... no bought nGux:s in ph.ao;e One ~
lc:l:jl. popular den'lopmentl '\'I"ere LoTd I
Ihe:fd be rurrour.d~ by be .. utll:..Jl rush I
de~rts. but in~lf'aa ilie-.fre 5UIT'Ol.:."lded i
by PI-...ase!-r~;o and Three." :
LEFJ BEH1~D IS 'T1{]'!5 Bl'SU TO
embra.ct' !lature are thouS<1nds
of 196{)s.·"t:r.I nnd,l 'hou~s [.~
a:'e too old. snwl! and unf:n.b
io."13ole tc attrnc1 rn1dd'1e-d.a55 :
bu~n.. al1a as a reslili ~ tunUng inlo II
th:d: new-.\rnerican phenomenon.. the
suburban slu!:l This may be the bte of I
an area called M~"I:a..le. ... iUcQ lik al'I
"'"eSI-side suWbs suffers from the I
competitive wsach--antage <hat: commut-
.,-,mu>tdrl"",!he ,,,,,botb ."'" I DON'T FENCE ME IN Inl~ among the II~ :lr€
hrge tract.; of ''a.~ land. dreary rom
r:Jercia1 strips and a mall.. once the To run with the market is to develop
<}=m= of. !hri,1ng ",ighborl>ood, virgin land farther out not to rebuild
!lOW darll ;md empty. WFor the ~. .. .' _
mo"", that Del W,bb ;, 'P"nding 1n I clymg commuruties closer to the City
Ntw lljvet, rB bet they rould hU}' up
most of this area and rebuild it. .. (,,.od-slx~ltigh ... -i.tbguan:i!' and gates beh..~l] tbt-F,J.l-,nc roadsand!nf'
c:bn! ~ """'hal: is the "imperat!ve that lnl1{'I" sanctum ofresidcntial ~ts. Otht.-r kinds ofboorriers defi:!nrl
sa}'5 lI.'e ha\'e to go to a beaulifuf SOInt!thingl]earryasde,arto5:.'-burbanit~astheirm".nslcins,proper-
r.n'3f area ... "her V,'i2 Mve an '[}.is land a ty Wtre'lI;, HomeUVo·Tlezs are isotatf>d by ~ign from apartments .
r'4' miles &om do\<,ffiown! We"re de--SM.P'5_ puboc squan:s or anything .. he tr.a! mIght ;alUa.r::t pe"ople ... 'i!.h
straying oun;.elves in slJ.orter and , less money or of a dtferent r.N:e. Deed restrictions and community
_ C)'cles. • I associations St."'e to it that no one oa,i!ll",er bring oo...-nlt.e tone oft11e ne im~ as OxMan:! "eD neighborhood by turnIng his lh'ing room into I beauty parlor: ~'$, is .. the rruubt. .. To hui1d in an J Soccess fur adevelopInCnt lies infreering for eternity the socilI and
cio;.tlng Df'ighbornood, says]ad: ~a-I pconornX: cW.s of me original purchasers,
son. I !il'wCJr vi«' presjdentat De1 W:ebQ, I No ... 'onder they"re so sterile -sterility is designed in~o them!
i5 to '"nm agaInsi the mari;et, mstead' c:l 'Wi!b it.'" Banh are relil!:bnl Anything else is a rhreat to the ste;J,dy apprec~tioo of:resale value
to fend ta .ucla -mfill" projects because !hey have DO assurarre the }omeov."11fng Arnerican50 taKe ~ a basiL" eronomk: right. 'roo dTivl:!
kotn.es ... i.I! seI. A prime engine of Pboeni:l's growth .. pparently dows the .-ide. curving :;treets of TenOJ'l.ita, :in north Sconsda!e,
con~ olm.'ddle-aged c:oo~1ieei....g DlliUrnia. This i!; a marL:t, ,.-ho.-.e sales sIog:uj 15 wThe HllIlr' . ..:m,Y afI.anda.!ld Life. ";md the am,
Gl-eilSall JlO(es, hea,iTy drrlCll by '"seru.'ity.'" the polite te..1"7D for signs ofwlife'" .are tlte ~lallJ eactU5CS., ... -bicll att.rue at the rete of
"'fear," ~Fcar of crime ~ agr-...aI tt'.otI..-:a:ocror cievelopment." 5.'lj'sJoe about an incb ayr:ar. The ruJU~s rhemseh~ ... re 1mi.gnrncent: monu
~oo.'"n.a PboenD; p!a.'U'IeL ~EverybOOy n.'lls lobe on the Ear side ments to family life.: thoughtfully designed. .carefully eonstructed.
oftbe fret-.AlIY." I .. iln ~e.rb&lh suites ,he sVe of the o.-aJ 0ffiN._ but the mre!:hey
So the~, subdid'§iorn go up behind ocher-ro!orf>d itucr:o ,--ans, I tt.na tc tlle '!ttreet is Ole blanl browlI pTane of a th.-ee--t".a:r ga.rolltf'_
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Population Distribution
Stna! ]970, thee ba'o'"e bee>!: ~}JI!"OPJr in U. s..
f'~ t.\M in eentr".al cities or rural" att'!as.
~ Cwtnfcltllils
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III 111111 !II fl! • I I 2f • II I -1851 tI8I 8lI .. _
Im-'..:z-... ~ IJI>" '!">IE <::D<IUI
44!1.3 ~ mi.
~I.05!,OOO
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A..'"I!.iI mcity: l'(7.1 sq ~
Popo.Jalion: 5&4,000 :i ;,~ ..
1951 F-:1_
Area of Cl""ty: iil 5q m _ ~?;~ ... .,.
P-vp.!;ltlan. 107,000 1:t?}~~ . ... ~ ; ... ;,~ ',.
Phoenix
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To E\""fl\i THll'oa. OF" CH .... : ... Cl1'tOC nus CU1..n:R£ IS A:-': £:10;08.-"I Far l\f'\l' \iTI.ages t!I ~me iii reality... the.:-",in !m"e to get p:;;..s! :i!' ~
IOOUS faSl. l runs counter to tne doml'nanl id.eotogv of pba1uu. of pLnning board,. and hank officers.. ... 'hose fu:>t prindpTe
free.-marl'.:et ~ccmomks. '9o'bicb in :it~ r.eductiv-! fu..hion is, -.:o.;(iboay ever los:: ws jab f,x fuTtowing the rodf'~ ..
holm, tfu! de\-d'o,pets by definition are bullding: .... hat I We are. rle'\'ef'tbto.!e-5s. on lhe """erge of iii gn."at oppol1unily. ;
people ... 'ant [0 ~ "Jbere is this strange CO!lCett among .o\rn.mcam moved to the sublm fur thE-~ of motr.es-to p'.-e i
a..rc.'titeds," says Peter Gordon, • profEss.or r:L re.Joomics at!hf. me-ir clu1dren bener schools. cleaner air. a pkce 10 rid!' their
t!nr."ersrty of Southern Cahfurnia.. .. t:haf: .Pf'Cople oughI to tn-e in bicy.des. "'''ltbouf g€Orting their tires CJ.1.lg!u: in the tm~'y lr.><:1.:~
,...-hat me,.-design. If you look at hem .. p-ople reaIly .. -am: to t~e in ISobw-bs .ho-o.!ld teem \Lith life, .. ·ith hur:lanily in all irs mn;rsir} Inc
this c~.mtry. ~burbanizarioo is DOt the problem. it is tfuo .;of uti on. .. .as n:::uch dn-ersi..~ a~)'au c.m find a.ithir. ODe "tandan! ~.iatiOIl of
And lOr that matter, Oscar NeIn]".aJl, iii ce-!ehi<lloo ~\I. 'ion.-, the median fiunit,r mc-ome)-lI-id! people \\~ng. running. bil..:rlg.
M!'('d mba:n planner; d~ the '[)I!',l."" ~nl!;,m as -a retrogres-j ru:l.~ (M their de:>ign ius promol',t'd mstead rhta ide.lli of
s..~ scntllt:f>ntauty..-A.meric:an '6unilies t'-l'icalIy m;'!!' in a neigh-pr1~~.and exc!umily. the clapb.:..a..-d-sirled rand! hnu,l:'". ~"()(".a
barbood lOr dt."'CE' to five JE'a.rs... timning rommunities bad nol on mre of f'a:lpty plains:. ilif briclr ec1on.ial hinting at de~ from lhe
commotl bir'!:hp!ace but OIl int!!reSt: young singlM. t...'tlI1if'S .. in. \'Irginla arlstocr.IC~" We caD continue the trend of the bs:: -to
children. -active adults. .. Who among us.. Nev.'IIl..1ll asls. real!y j yea~ 1!o·h,ck Capal AhJuwaIia. director <.'{ re,;eard. fur the-~ilitJn
.. -a."lb to re--<::l'"eate the social' ambien~ of an IStb-ce1'.tul)' -ruLge? aT .~sociation of Ho~builders.. -complacently descnl't'S <h biggM"
He thi!lb me sunw-bs Ot."fd mOrE" ~Jw.ivi1y. gates atld ba.""Iif.rs oou<:("S, .,'itA more amenities. sItuated furthM-from the ."od..-pb.:e .
.,'here DOnE' exist aIrea~ recognizing ihat most of IH are going 10 Or wo-e c-..n go dowli a dIfferent path. ... -l:Urh probabTy .. iD begin
live among slr'angt'r.s rru mast of our trn~'j. .,dth tbe kind of hu!t:ibie obseT\-ation a \"l$iJ:or m.xle at • srn:dhi--
On the odter hand, people can buy unJy ... bat·s for cle. The SIOD neal Pboenix re;;ent!y; Like mo.. .. oeu' dt'\'eloprnet'lts. this one
boosing m.a&et is DOIoriousJy COn5eIY;iti\·e and cunfQrmist, if" filT" I ai.~ w eOOS-l'I"\"e ... ·ater foe bnpoTbnC []~-i1llII1i'ry-rrw-golf
no tldlB :reaso.a than !hal most people-expect to s.eClhe1r houses. (:ours-e -by k.""ld~ing the hous..."S ... iCh P'e1 and O::lu.. r.tl:ner-
5mnedaJ. Pemars mere people ,.,.oold c:hoose to !h'e in urban tlwn Ia","llS. lu the-~.-lsitot" pill'l'd the L.1I: ... ·ita Ii pu:cled lJOl. if
ri~ • they .. ·en e.~ to If:em. "If JOU ask peop'k-if L'wy suClderuJ da-.\ned on kim that: the desire im-aD acre ofblid is. nul
",,-arll ~:1SUy: m.:,-.... iII always So."l.Y no.. ~ says Peter Katz.. author of .an uU\-ary rng l'omtitUflm of bwnn.., u:.llure. "'G.."e," he-rem.il~
"The ~ Urbanism... -"BU! ilJc:tl a,i. iftht-y ""';lnt n'Sbur.m1s a..,d ... ",nderingly to a 5,ales"'oman. -if irs J1I ~..l\-eL you r\,)D-t l"C""J.n_"
sclloots and other thinSS dose to .... bM-e they li: .. -e., rhe)-say yof'5.. .. n...~ that m'..d! of jj:. do you?"'
!!iur JOU (:OUJdnl build a ril!..~ m most ptoc~ Ta tht coun~ t"\'PD.
if]OO 1Ir.1.nled to, Subw-wn spr.JV>.i i!-built into 1M wning codt'~ ol
ClOSt communitie>!; 11M the L::nding pliw.ie~ r.I vtrtwl'ly f'\'cry hln1.
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B",,, Ism !\..L.·Ifl"·/u'" S " ..... Cl-". R I"!~~-m \1':';.",. ', ........ f C;"".""" ;" l:»
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15 Ways to Fix
the Suburbs
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I Most of us actually know \Vb;t w~ want in a neighborhood-we just don't
! know how to get it, because dewlopers have been building the v,{rong thing: .,
I for 50 years. Here's how to get our communities back on track.
__ .... 0 R DECADES. ~"''TO'''' ~:rL£S5()'" IX R I,.'TCEllS I !V>'O lanes ... ide ... ..: the edges of t1u!-village they lea>-"'e ope» spate. -
Unh-en;ity has hE:-ea us-in!!; t1H: t.ooI~ of .... --5enc:~ • ~\\ lth tv.-o l •• orl!;ing ~uses., [srnaT.er Iotsj male .a lot rnatl!'
to pursue tk4 most e'usr.-e .and s~ectjye sense. 'iou dOD1 ¥>"3.IIt to mcr...· that big\awll.. ..
q;oaflty. happiness.. ,""hen • ~·efoper comes _ ~Peop1e have a fundamctltal. ps:,ychotogw,al, spiritual
into a rommuni!:y numblJ ~l1g per[russlon response to Ilature. If you ~!.ow them ret:f::nuy buih IDlllti
fa re-creatf' a...r;dent Pompeii 00 the site of an I bmiTy bou<.l.."lg or offict> parks., the, go negati\·e. A s.ma1t tnt
old Co K.a;.1 track. ~ W\I;'Il."s rL>.nnel'S rom--diticnal neighborbC>Od to .... haI: peop~ '&Ollll. Tbcy don) knQ'd.' 'how
~!ilon Neleswll to sur'f'J tnf pOpll.iacE: iUld to gt.>t :it.. ~
det.mr.ine • chars. ,kit they'd acruaJIy like Wel1. of CO\Jn.e I:hcy don't: mo<;t of them haven"'!: even ~II ;II
there. t.'sing p'botograpbs. modE'.!s .arJd ~~ :se1essoA "sma!l traditior.,al Deighbrullood'" in 'y€iln, if ever: But they in-I
has surveyed people aft O\'er the rounlry; and these are &cme ofdle .o;tincti\'eJy ~ i any ...... ay, The preIIllie of the ne\lo' urbanism is
tung!> h£."'So iNnd:: that peoplto cae ru.n~ 1M kinds of ne)ghOOrhDOds. rhe-y say they like
• ~E .. ~ Vii! cd! ID.r .. greeI'l op.:n ~~ in the middle -I Al'1,JLitecu knO\\' hO\l,' to design them, d'e-.'eJopers Cln bui1d them.
lha;r's, atrtotrul.t.ic. 'fhe.JI ... ·ut pi.II the majoc c()lfl!l1tmj~' ~,hlilding:" banh can make money 00 them. A1I it b'kes is a musUTe of
around Ik pTuza.. tneD gro..:p tile bou~ on :rebth'eJ.::-MITOW potilirnh."lll too\'eH."omf'rbeine_rtiaof5C.vf"'"U50fdolngthing5.the
streets, NinetY-Drne penCIl! doo"t 9.'an! streeh UlOd are m(lre than . ""ong "''1lY ,. ;lnd' the .lPl?OCatillD of a k-W simple rule-... •
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GIVE UP
BIG LA\\'NS
10"'£ VSl:.1'l.:\. 'II'A}1'0 D.EJ'ilI;.[.t. SCBLBII
i is .... place that ~~ law:ts..,. The greg
1
pos:wa:-dlsillusiorunt"tll began br
many Americaru .. -ben the, left the cit:J in
se.ardI cL a simpler life and mscovf'.red d\a!:
l ....-afering. ~1ZiJ!i. .... eedL"lS and mo .... ing
the mtasJiesI yard t:Jres mere !i:nI! 0VeJ' ..
ye;.r d:l.a:l the ll\~ ~. '£orka: speDds
I lvokfug '"' ,..rn.">I-And !he "'P"" .... of
, froal: la-.I'JI themselves 2n"e no y~ '&>1
1 their O'A~~va."'1l""ty-except tt.ar: m05t sub
, urban communities re-quh them, on the
, tbeoly that IaI'if seWaclcs help preser...·e tl.e
j bucolic dlarnct.e:r of a com.'!lUI'...it)<.
~ may 'have been true En !:he 192{k, I ",-ben suburbs '"ea being settJt.d W houses
at a ti;M.. But ~f.en higbv."a~ opened tlP
I huge areas d ~'1l!llryside after t!le .""aT.
brge-ld: zonIr.g bed the oppositf!' e1fect; by
. spreading pupuhtion O\'er a WseI ar.,a. it
• ac:cekra~ spr;no.lllf ?rJoIDg ~s 't:er(."n"t
.so brfuI of -cJe...n'lil:y." they rould require
develapers to duster hOl.l.£eS ana set aside
land ~arb.! for opel! space and recre:ltion.
: This i5 IDSO II more effu:icm 'ii0l'y 10 build .a.
! COC'..muni!y. Houoes t'hat are too .wet apart.
I
" omio>..!sI'y. 'ha-:e 100 !f.tot of IlTlU~ rood'and
ulilitv lines betw"eell. the.m. ScllOol bu5£-5
lIm-e-1hat: much filrther 10 tra\-et
1 And' oDe goo! rL miling a "'Ollkab!.e com
, m:.miJ:,Y1s ~fE:.ted .... ben b\Xbt.~.ot:::e ~prt.'Old
out onhuge kit •. E\-eIl ~e dei'tb afth€-front
~-ard turns 0Uf to ~ a cru...-l<lf P'i)·cliotogi
cal' €fLtfereoce.. \, beu bou~ .are set bad.
: behind 30 ~ of~"!!. me stree~pe be
comes OilPressi\·ely desobte:yrnrr penpt"\.
fu-e tb.mgej. ~ !dU'o\-ty you don) feelyou.~re
rea.cbrng a &estina6c1l. Probably no Siilbr1E
chan&", ... ·ould imprQ",~ the qlla.r~ty of suhur·
txm life as nlucll as shrinking lM s.ize of
lots--ar.d it v,:ocld actual!-.. male bou.o;es
I cl>eape< -
i BRING BACK THE I CoRNER STORE
I 2UlE SUIlHBA. ... COl\.DrnON. S. ... lS
il-o-cl .. ih>d Pcter Callhurpi! ... ~ a h.ld-I. :,cape of ~~otut€' seg:reg;.~iOll_ ... nol
MAKE THE STREETS SKINNY
3Modem subdhisions are designed to be driYerL IlQt ~
walkect EYen little-used streets are 36 feet or 40 feet '
wide, "'ith big sweeping curves at the corners. It's great'
for cars: traffic barely needs to slow down. But for those
on fool. the di~'e is dauntjng_ Narrow slreets-as
little as 26 feet WIDe -and tight, right-angled com<ers are
a lot easier foc walkers, and probably safer as well,
because they force drivers to slow do,yn_ One objection:
fire departments worry about getLing trucks tmou<'."h.
But that hasn't been a big problem in old nabes in cities
like New Yor'lC and I3oston. 1
JUSlIIl t.e:nm clmrome, a.,. or !!'rlmicil:y. bLII
simple timC'"Jonat uses.. .. This is ~ OO\"ious.
duE most people-no !anger see the :lwmi"ri ry m rru:oking:l fr.:e-ntilc roun!! trip fur a L.J
j
of bread. 'J1u: ~. :IS !ong IlS dlt."Y baye a car. for an:o'tlDC nat so h~.bilwa,)-' .... ·h.iJt. fhe ''''..Irvir;g strect,; of ='llburbia ,,·arm .. d tn.-ir ..... ~.
bbsed-cbiklr-elL the elderl\' or-s..:md".K':lp~ (X'op1e .. flo can"t ever~"T inll) I'b.-:ountl)'sidt>.
alford a c.or fi.Jf ¥\:f!r] fl"l('m~r rLthe £lm[]y --jr"s !l\It~ Olr.·icl.:,r~. m;.f:.:> ;'li,d suIX'rmui.l't,: ... itb th.--ir-\~I~ ~l .... -r:iuns
Agaill. mis. ill a funcflim of good m!entlGns. undone hy the ", .... 1,)-and (,,;".)(1, 'm~ of ,o("".J 1, .... ·ill m. ... I"t bt> _~"UPI'Wnlt>d b5 oM~rhuod
sioa olsuburbia. \Vb .. ·orkc-d it! :I comp.;:tct neighborhood in.:l sn(1prillg ~trL'l.,t; ;\.'1d l'vrDC"f gn)(",.r1t.s,. ~ LIt lit ~!J H ~l\l!d bt-(kl~~ [btL·
I c:ity-a dry eli-.ITU.'S:, .a dr~C1re, .. COff}{'r groc~-bc-caml" gro' 10 pn.:<\·i&· somr (-,ftb.: O(>(;;>ssiti('-s l'I1iI~' .. ilhie lI.-n1l..in:;: .iisLm.:r of
te>que .. bra bT"wlI up a hundredfold and' appt.cd to "'hole coun-I [i)ml .... 'p< •• 'p'lc lne-g:\""('C ("()uld ~l1d :o()ur \..Id ll'\.rt K.1r lhal brr,hi--Olnd
~ ~;lntl': strips s.trek'ru.4 £.'If d"l.t'ns d :miles OI:fong rJ-..-l"" • iI D('\lo'''":k'al't'r ,""hit> ho,'.".;lI it.
DROP THE CUL-DE-SAC IIo!IIh-C Irb ......
CIfthorpe ---"""-" .... ..,-_ .... ~ .... u
he In ~ -111\1
cilIeo-lhorwar( _ as!!loulilo
-. ......... two
~ A::cordirra r.
lles..fnndsoo II'<MIcf, "tI!o _
to"'_1IIwo
Ir"I ...... aun:fMIr" --ifa&tJIe<. Thoro ... --" new """"""" ..... 1ow. ..... 1rIeIl
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PLANT TREES CURBSIDE
I o Nothing humanizes a street more than'
a row of trees shad ing the sidewalk.
But they must be bmad-leafed shade.
__ c ._"'" ; trees such as sycamores or chestnuts, not :
'I the dint:y globular things like tlowering ;
£..-::~.,:J pears th"at developers _favor in parking i
~ "'. itt. ...,,,'-' M"1h"=!i"rog"f".~ a, "."Tromiogfacrto(fu,st_ ,lots, And they should be planted out at !
, ! the curbline, where they will grow out to i
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· MIX HOUSING TyPES : fonn a canopy O\'e, the roadv';ay"i
70f ALL THE " •• -\):5 '!'D PoU'50'1'£ THE soct,u A.."'D .Pl:n.'.lc ... t. ! \\lly don~t .more places have such an I
• OT"gill'..I::a.tion D~ tlK" suburm.. none ., .. ou1d be as sub\"er-• .ixe as lob' 't al d '1 Beca traffi'
I brea):ing the Incmopa!! of singk-funil.'f cMacnro homes' that I VlOllS ameru y rea y. use C f
eoa'e.s..~ alternation Q{ -c,-e;;....-.;uods .. aDd ~.-bror.tS~ ink-nded to engineers v/orry that people might drive I'
roster the iI!~iDD of preference-in bo...')~' ch~ing bcN-eell fuur •
bedtwnlS and three bOOrOOl!ll. pbs a den. ROl'nc.geneity ~ me very 1 Into them.
ess.ruce ul the suburus.. .-'.tt...."'Ched OOllS{:s. rental Wlits. !l!~ or j oo,..mess~-anytlUr1g Litar: might .attrad: traffic and its attendant j I
e;-i1:, • derline in property ,,'alues.--are b.anru::d. I I
This i!; • fairly ll(:-W phe,.omenon ~ hurr..an hhtory. Fur mo.1 of
the last !i.OOO .y"al'S, most: prop!"! inhahite-d \iJ!a~ ~nere by
definltion nothing v>-as very far from anythlng ehe. As late d<. t!'le'
1940s. b-dial maner. M1:mphis, TenlL. d'€'\'etoper Henry Turky I
grew up in the kind of baphazard city nelghbarnood that is the
de,;pair clscnsibTe pknners: ajumbk af stare50. ~b. f't.lt!:. \Io-.iA:
ups.and decaying rnansions. all: su£fu.o;.ed'll-i!h the "Wid street life
neighbors made for themselves iJl t!;e ern bcfure air c-onditioning I
lured th.m.! mdOOl'S. It: :is, af course. beyond thE power of zoning to
bring bac\ t!.ose c:fa.:.'50. e"ca • we 1\"aruec! them back, but it may he ~
pos!mle to reG!pr:ure son.e of the ec.::rgv and ~piril lhat cha..-acter-
ired A • ....-..erlmn cil.-ic lire before tele ... ision cramped .its monopoly on .:
pubtc msc::mJ'"S-e and enlertaInment So in 19S:;, .. nen Tur1ey ~;
bought :a l35-acre \'aC'af:t!. plot 00 an hland in the Mis.stssippi live ~ ..
m"imrtes from dOv,'!Jto ..... --r. Mempbis. be f'mbarlf!d 00 a radkaHy
different lrind of de,:elopml."Trt.. v.'bid! beg;.m [101 by ;a;;kir,g u,~'h.at Stn.JUing under II r-anopy of sprir.g bfo5SOms
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PUT NEW LIFE
INTO OLD MALLS , 9nu:n,'"E COT EOlrPtn.v:-os., fiANCrNC
i ferns an.! ice ril'\b, and • you !fa,-:.-.
: OM kng tnaugh you may ~entul!.!J I b<nr "W>:hlta r.m.nw," ~ b 1..0
..ml1ns, but most !ihoppU..g man! are. 45-
I sentWly.):at vast sheds. tJmI: 0Xl"'.1IIlen
tn>di< thrnugO t:ntiI, .. ;th wl>ing loll to
speod. daey.are spit: out inro tbe pgrlcingkt.
No .,~ ~1e are 10 qWd: t.o do>..sert
them wbeila ~ ane opens ttp dOVro'D the
!"'C.IIld Gbost ~ IlR" DC lur.ger. rdIl! sight
I in A.1nerka. Phoen!x bas .at li::asl N"O,. in
: Cklding one rigbt across ~ street trom
-5e\leral of its largest: office Dui1~ el1:
the !and d.ey OCCtlpy can, "ith SOQ'le icge
nuftJ and a lot of money. become !he nuc:le
us of a real nelghboxhood, an arclUtecn.....1
adornment <a!he< _ alrulking bfiJ#rt-
The proce~ l!i hap~mg 6r5t ... -;fll 5trlp
shopping Ct!"nlEn. .hlclI. a..~ U'>lrA1!y o.~
tha.n en.:ro!>ed mal'I! and lPs.s compk>~archl
, tectunU!y_ The firs: step is to tr .... "lSCel'.d the
de.finitionof a "5hopping cent>:r~ as a gr~
ing af unrelated !tens in the mld~ of a
: pa..~g k'Il Th.a! pretty mud! d'e.:!oCnbed the
: Se .... Seabury ShoppTng CeilItt • drea.ry
I 19GO!i-era strip man on a bu.,."'3' higtrv.-a5 in I Gipe Cod. Mas",~ about 70 nllies from Bos·
I
!Dn. A decade ago-d-.e av.--nen; dt.·,cided to
rt'di--.-elop it' on a radicallJ diift!reTlt rlmne.
modeled on a ~ England lOw~. New
: streets .-t!.\''E' bid o~ in .. ilat kad been the
pIking lot De"IIo-shops 'IiIelY built in ~
negIeded area t>ehind tile 1Wsfing; ones. A
25-year ~-eIqmenr ptan ~-as drawl! up_
I, em-isioning a subilantial community; 0f
fices. .. library, • c1nnd and a senfac-citi
:zens' hOlM hm--e already heeD buih_
Pa.-kin( .. -as I"edisttih..1<!d along rT..e
curbs of the new W!!rIlal streets. This
makes far some ~on and inefficil!n
cy.. 1Hz!: Ic~ns !Ill! frustr-oItiG(! of trudging
dOWll long aisles of p&rked cars I:o\\-a..-d a
; cfu.tant mall etitr<1.nc2. De .. e1oper Doughs
i StOIT5 sa~ that sboppen; find the st:re~h
to 'I;~ as mud as half 8 IItile dO\'."1I the
sidel..-a1ks of ",bat is new ca&d Masbpee
Commo:lS, passing !iMp '9oindO'<\'"l, beoches
and ptaruen.. The same peqHe reacil the
!hreshold of ~ ,f,eo !hey have
to par\. more tmn 400 feet from!he d\Xll" to
an ordinary mall
~re an otner namph mcluOing
lrnzner ~ ill Boc:;a Raton, F1a~ .-hfrn. ..
, frullng sbopping center was repta.--..d .... itb.a
I 28-acre mb;ed'-use development organized
around a n... ..... public pu\.. To be-sure. nut
aD developers ... ilI 'be dw. ambilious .. ilb
!'heir properta !!out as 8 fiN step, 1tidi:ng
"" ogJr ool!ection of Dmnp.t"", ,00 Iood
ing docb on the backsides of s\rlp mans.
(:ould etir.Jinate a b cI suburbao bt~
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In Port1and. Ore... ~ comm ut'?l'S are choo ... ing UJ rUle-rf.2 rails I
PLAN FOR MASS TRANSIT i
1 0 Is there ~y way to get An:.eticans out of their I
cars and mlo buses and trams? In Los Angeles, I
not even an earthquake sufficed; only about 2 per
cent of drivers switched to mass transit after their
freeways fell down last year, and most of them
went right back to dri.ing as soon as the roads were
patched up.
The problem is that transit seems to need a critical
mass to V,'OTIc, and many metropclitan areas (Los Ange
ies among them) are just too spread out. Many commut
ers seem to think that if you ha\-e to drive to the train
station an)'V>'lly, you might as well just keep going to
the office.
Hence Calthorpe's idea for the "pedestrian pocket": a
relatively dense settlement v.ithin a quart~r-mile walle
of a transit stop. In Portland, Ore .. they"re building the
transit line first-putting stops literally in the middle of
empty fields-in the e)(pectation that the development
will follow.
1OI ... rI5.1;l~)5 IIjt:"'5~:'Frlii 51
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I~~~ I LINK WORK TO HOME
I 115t.;bL:IUS ARE.1'>LO LONGE_JUST JlEOI'lOONl!
I =m>iti." <h< di,p<NaI cl <."ploy
menl' o.Jt of !be cent.'"2! cities has \Je.eg
Ct>l.~ on Kc-a JCDel"3tion. (.~ me writer \.\rJ]iam
1 K. \\1:yl~ demoostrnled tv.'O deca&.>s aJO.. big
I COTpOratioo:s 1ez.ing me city 'ti>nd lo reloc::ate • ..ith
ill • k-m.i1es m lhr chle( nKUti-.·eO. OOWoE.) But
I
1M :-n:.dl-lbt: cttVmarooX: -olI"w.:-e pwts" rons1st
q at ~;,),.ble &1." <".IDes amid a Inlrn
M2 m pass and _ prt pulln, lot-is just •
I h~ dasa m 'Ipm,,"1 tha.D d\e gas $I'ation<l am!
~ p1xes that would ha\"e been built
1 thm:mead.
. J If ~~ies dca"'t "''anI. to be dlnlo"1ltO\ll'n,.
1 ~. s.OOUld at It-asl attempt to mt.egr.a.te tileir of-
I tices -or &ctori"H, for that mafter-into commlJ:"""
I11t1es.. X"oOOdy v."llnts 10 li\"e ~ to .. steel miD,
• .natlm.:r; But in Laguna West, outside 5ac:ramE-n-
• to. ?OpIe a.""l! "happy to m"'l!! ,..iI:hln .. ~e.r-mi1e
I of an _\pp!e Computer plant, ""hidI proIo"idei 1,2.00
, ·~ .. bi1e-ro!bc a..a ~"Semb1y-tine jobs. Apple-~
i to fc.cat~ L\ere after theo :::ommunitJ ",,'as a!:ready
~ pIannrd; developer Phil _,"geIides 5a)'1i the cern-
~. liled lhe "kIea that txeC1Itf~"e$ aIld ... -od:ers.
, rowd" aifNd to !We in 'the same rornrnur.it):. Piaya
'nst\.. a De'4'-w-banisr comm~ty be--ing p~d
for los "-\n~lK. has been men!lono!d as a possible
flOm2" fur the [)rea.m?i"on.., SKG mu1ti~1.3 rom-
· p;my. II could be an updared-aod very upscaJ"e-
.. ersion of tile company k:N.~ -. .. hkII in this. nse
-.----~-.... .. --
... --". 'eW' 1IwI1I ...... -.......... -----pIaMor-_111 __
slte"ln ... , .......
lor fDnbn, Ll,"
_" ....... IM
........... lui., "'" .... -"'_'lbIs Is """'. ...... [--1.'
hr_ ......... 10
_ feoIlI'.""UO.
,. ... o.er.?' •
the-s:nr.e dM.·etoprru>nt you wo.r\t in.. h.:: 5:Jys.:
"there are a lot of criteria foe-... ·here po choose
)'OW" W.ru~ !Jut if. people C<ln .. -an. to a park. lo
o::idd.:!y shopping. re"taurants ;and d3y care., it·.
benet" fur the pc"opte l\'crl::ing lhere."
SHRINK PARKING LoTS
13 P ... l\hJNG IS O~'E t>f" StrllL"II.&IA"S HlCKEST
a<::hil"\'l!ID('nt ... Only in the tIruted States
does tm llUmb!~ ropy-snop 01" piz::lP-ria
br-..ast as mucr. space.fOr cars as L\e l/tVf:tage. ci!y hall
But: i is ato;o a curse; t1l.e vasI acreage giveg Q\'E!f to
asphalt is ll~leS! for an] o::her P->J1PO~ a..Tld goes
WlU5ed ~ tMn half the-1m any .... 'a,Y Most plan
ners rega.-d paning as .a p~le fOr ecooamic
~1:h. l:ike-l!o"'ater. :But do· ... ·utov.-n Portland. Ore ..
...-irich stricti)' ~es parlin, has beeu thm'ing:
... ·itb esse-ntial!y the ~ spar.e for cars as it had 2Q
yean ago. De\.-elopers often build InOfe paridcgthan
they actually need; • 'half-empty 101: is prt'sumed' to
Te.aSsure pn">pective terumts thai tM-jl never fUn
out of space for L~u-c:a:o;. Yet a 00.nl, .movie tt.ealer
and a church ,ty an full at ddferem timn. One SL.-np~
lmpro\'ement tmt"llS can make is to lc>o1: for "'''a~ 10
share and po..,1 parking space among differern: users.
The id!>al-a!thougb e:.:pensr:e-so!utlon to the
~g prob!t.'1D i!;. fur-GI...~ to ~~b undergrQ1'md
\l'kll tl-L~-~ "'here ~·re g<>ing. "'_sbowi.'lgcen~er
surrounde\! ~. acres of striped" a!opba.lt. .'hether ifs
Empty or full mIght as. \l'ell pur. op a moat &g.lInst ,
peciestr'.ans. Large pa:rkrng lots should be silu.a.fed !
bebi.'1d b .. :ildiIliJio ... ·hene\W po5.5ib1e-someihing
, .,:if! comprise 13.000 hc:c:!leS and .apartmeu~ ~ • park.
r promenades and" jogglnji :nWs along the last tidal ~ iII
l thech.
i muil suburb,;a.r; .wrung coda dVll1 currently an~~-and d",vided by
1
streeb.. 'S~~s or sl:ructureslnto sm.anets.egmeooof around tfuee
&eres ar l5s. Ckl-street parking in residenfiai nei.gnbo~ is ron
I tnw~J'l;.iaI. Some r'hnners £iyar it. ~use il creates a "buf£cr-· ca1thorpe belie-."es that more businesses .,.·ilJ move to ne ..... -
I tlrlJanisf projects as the;y grDII"" disillusioned .. iu. L~ traffic and
1 .iso!-;£o[l oflheiraffi~ parb. ~1be idea ~ DOl: neceS5an1~' tv liVE i1l
I
I MAKE A ToWN CENTER
! 12 Every town ('.reds a center: a plaza,
II square or green that is a geographi
cal reference point and a focus of civic I life-even if that just means a place to
, push a s:rol1er or throw a Frisbee. Shop
II ping malls are a poor substitute; the area
they serve is too diffuse, and in any case
j their civic function is incidental to their
real purpose-making money. DeveIop
ers often provide some parkland in their
subdivisions. but it's usually OJ) leftover
parcels that wouldn't be built on anyway,
by the edge of the hlghway or-adjoining
another subdivision.
52 ';.1.·~.·Trll:
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1 ~.h\"EE"D pedeslrians and traffic. bur orner.. consider it a danger to
clli1dreD r~ oul "betWee:D dIE' tan;..
.
1 THINK GREEN
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