The Sonoma
Marin Fairgrounds update I had hoped to deliver today hasn’t yet come to pass. Instead, I’ll continue reporting about ideas that
caught my attention at the recently completed 23rd annual meeting of the
Congress for the New Urbanism. This
will be my third summary, with previous posts here and here, of moments from CNU 23 that educated,
inspired, or challenged me. As before,
I’ll add my own elucidation and comment.
So that I
don’t raise expectations too high, the Fairgrounds update won’t be major news,
but will be a step in the right direction.
And it will hopefully open the door for participation by readers.
Cars
as Psychological Separators: I’ve often written about the corrosive
effects of automobiles on urban settings, how they facilitate a hopscotch
pattern of development that undermines walkability.
But Andres
Duany opened my eyes to another aspect of the damage that cars can do. In his words, “Cars permit psychological
separation.”
He’s
right. Imagine a troubled neighborhood
between your home and the places you work and/or shop. If you walk, bike, or even ride a bus through
the distressed neighborhood, you’re interacting with the businesses and people there
and you’re likely to become invested. You
begin caring that it becomes a better place, perhaps becoming willing to participate
in efforts to make changes.
But if you
travel through the neighborhood in a car, you roll up the windows, lock the
doors, shake your head, and wonder why someone else doesn’t do something.
Cars can be
wonderful things, granting freedoms that were unknown a century ago. But when they psychologically separate us
from our neighbors and our communities, they begin to destroy us.
The Design
of Convenience Stores: In another quote from Duany, “A 7-Eleven has the
real estate value of a small nuclear power plant.”
Once again,
he’s right. Most of us would love to
live a few doors from a cute neighborhood grocery store with a selection of
fresh produce and needed sundries. But
we’d recoil at the thought of living a few doors from a 7-Eleven. We wouldn’t be alone in those responses, so the
real estate values would reflect our responses.
But
walkability requires those small stores and other neighborhood assets. Therefore, design matters. I’m not suggesting that Southland Corp. can’t
own neighborhood stores, but only that it’s essential to have design standards
that prevent cookie-cutter 7-Elevens from destroying neighborhood values in the
name of walkability.
For
walkability to work, we need our walkable places to feel like “our” places, not
the places that major corporations choose to impose on us.
Gentrification
as Pent-Up Demand for Walkable Places: Chris Leinberger was part of a
team that was a last-minute replacement for scheduled plenary speaker Jan
Gehl. I was disappointed not to hear
Gehl, a long-time leading edge thinker about returning the human scale to urban
settings, but Leinberger of Smart Growth American and other urbanist groups was
a more than acceptable replacement.
Indeed,
Leinberger may have offered the single comment that most affected my urbanist thinking.
Gentrification
is a troublesome subject for urbanists.
On one hand, increased investment in urban places is a good thing. On the other hand, gentrification often
results in current residents being forced to relocate. “Gentrification without displacement” has
become a growing mantra, but it’s a difficult goal in many settings.
Leinberger
cut through the haze by noting that gentrification represents nothing more than
a desire of more folks for walkable locations, including the reclaiming of walkable
locations that were abandoned a generation earlier. And that the sharp increases in property
values that usually accompany gentrification, and that often result in
displacement, are an indication of the pent-up demand for walkability.
Thus, gentrification
and the resulting displacement are signs of a free market pushing back against ill-conceived
policies that have for too long encouraged sprawl and discouraged walkable
urbanism.
So if you’re
someone who has opposed gentrification because of the impacts on current
residents, may I suggest that you instead focus your efforts on advocating for
more walkable places? It’s likely that
you’ll do more to help those about whom you’re concerned while also making your
community a stronger place. Plus, it’s
better for your mental health to be for something than against something.
A note about
the photo. It’s an architectural detail
from the Adolphus Hotel in Dallas, a grand, old, and reportedly haunted hotel
in the heart of downtown that served as the headquarters for CNU 23.
I hope that
the next post can be the Fairgrounds update.
Failing that, I’ll offer another few CNU 23 snippets.
As always,
your questions or comments will be appreciated.
Please comment below or email me.
And thanks for reading. - Dave Alden (davealden53@comcast.net)
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