The Option of Urbanism

1. Futurama's Vision: Shaping the American Dream of Drivable Suburbia

No futuristic film or exhibit [has] ever been so convincing as Futurama.

The World of Tomorrow. The 1939 New York World's Fair, with its "Futurama" exhibit, presented a compelling vision of a car-centric future, influencing post-war American development. This vision, sponsored by General Motors, showcased automated highways, suburban homes with garages, and a separation of pedestrians from vehicular traffic, capturing the public's imagination and desire for a new American Dream.

From Dream to Reality. Futurama's vision became the blueprint for post-war America, influencing government policies, infrastructure investments, and consumer preferences. The exhibit's emphasis on roads and automobiles laid the foundation for a radical transformation of metropolitan areas, shifting away from walkable urbanism towards a car-dependent suburban model.

A New Kind of Dream. The American Dream shifted from "forty acres and a mule" to a suburban ideal of detached houses, spacious yards, and car-based mobility. This transformation was fueled by a car-based industrial economy, with the automotive sector playing a dominant role in driving economic growth and shaping the built environment.

2. The Rise of Drivable Suburbia: A Post-War Transformation

Throughout urban history, transportation has driven development.

Transportation as a Catalyst. The Interstate Highway System became the primary catalyst for the rise of drivable suburbia, enabling the outward expansion of metropolitan areas. The increased accessibility provided by automobiles and highways allowed for low-density development patterns, with housing leading the way to the suburbs.

Development Drivers and Followers. Housing, entertainment venues, universities, and hospitals acted as "drivers," attracting subsequent development. Retail, restaurants, and office space followed, creating a decentralized landscape where car ownership became essential for daily life.

The Favored Quarter. Metropolitan areas began to grow predominantly in a single direction, the "favored quarter," characterized by concentrated infrastructure investment, high-income housing, and job growth. This pattern often exacerbated existing social and economic inequalities, with minority communities and central cities left behind.

3. Standardization of Real Estate: The Commodification of Place

Public markets can only trade items that have been commoditized (made identical).

The S&L Crisis and Wall Street's Entry. The savings and loan crisis of the late 1980s and early 1990s led to a restructuring of the real estate industry, with Wall Street investment banks taking on a greater role in financing and oversight. This shift resulted in the commodification of real estate, with a focus on standardized product types that could be easily traded in public markets.

The Nineteen Standard Product Types. Wall Street's preference for "like for like" trading led to the emergence of nineteen standard real estate product types, including entry-level housing subdivisions, suburban garden apartments, and warehouses. This standardization resulted in a homogenization of the built environment, with similar developments appearing across the country.

Edgeless Cities and Beyond. As financing became available again, development pushed even farther out to the fringe, creating "edgeless cities" characterized by a lack of centers and a reliance on highways. Corporations led the way, building owner-occupied offices and industrial complexes in these formless landscapes.

4. Unintended Consequences: The Hidden Costs of Sprawl

The ineffi ciencies of sprawling development have become obvious for local governments trying to balance their budgets.

Auto Dependence and Social Segregation. Drivable suburbia led to increased auto dependence, limiting transportation options and isolating non-drivers. It also exacerbated social segregation, with concentrated poverty in central cities and affluent suburbs in the favored quarter.

Environmental Degradation. Sprawl resulted in geometric increases in land consumption, habitat loss, and air and water pollution. The reliance on automobiles contributed to greenhouse gas emissions and climate change, while the creation of heat islands increased energy demand.

Economic and Health Impacts. Drivable suburbia strained personal finances, with transportation costs consuming a significant portion of household income. It also contributed to health problems such as obesity and asthma, while increasing the risk of traffic fatalities.

5. Walkable Urbanism Rediscovered: A Market-Driven Revival

Talent has become the world’s most sought after commodity.

Demographic Shifts and Changing Preferences. Demographic trends, including the aging of the baby boomers and the rise of single-person households, are driving a resurgence of interest in walkable urbanism. The knowledge economy, with its emphasis on attracting and retaining talent, is also fueling demand for diverse lifestyle choices.

Consumer Research and Market Demand. Consumer surveys reveal a significant unmet demand for walkable urban places, with a substantial portion of the population expressing a preference for mixed-use, pedestrian-friendly environments. This demand is reflected in the higher prices per square foot for housing in walkable urban areas compared to drivable suburban locations.

The Rise of New Urbanism. The New Urbanism movement has played a key role in promoting walkable urbanism, advocating for the development of compact, mixed-use communities. This movement has influenced planning and development practices, leading to the creation of new walkable urban places in suburban areas.

6. Defining Walkable Urbanism: Density, Diversity, and Design

In general, I have found that most people reject the current pattern and spatial characteristics of sprawl in favor of more traditional or neo-traditional small [walkable urban] communities.

Density and Floor Area Ratio (FAR). Walkable urbanism is characterized by higher densities than drivable suburbia, with floor area ratios (FAR) typically ranging from 0.8 to 4.0 or higher. This density allows for a concentration of amenities and services within walking distance.

Diversity of Uses. A mix of uses, including retail, office, residential, and civic spaces, is essential for creating vibrant walkable urban places. This mix allows residents to meet their daily needs without relying on automobiles.

Design for Pedestrians. Walkable urban places prioritize pedestrian-friendly design, with sidewalks, street trees, and building frontages that engage with the street. Safe and convenient connections between different uses are crucial for encouraging walking and reducing reliance on cars.

7. The Path Forward: Leveling the Playing Field for Urban Choice

The best way to avoid car and truck emissions is to avoid nearly exclusive reliance upon cars and trucks for transportation by building more compact, energy-effi cient places.

Changing Zoning and Land-Use Regulations. The first step towards achieving the next American Dream is to reform zoning codes and land-use regulations to allow for mixed-use development, higher densities, and pedestrian-friendly design. Form-based codes and overlay districts can be used to create walkable urban places within existing suburban areas.

Educating the Financial Community. The financial community needs to be educated about the unique financing issues and opportunities associated with walkable urban development. This includes recognizing the long-term value of these investments and providing patient equity to support their development.

Ending Subsidies for Drivable Suburbia. Subsidies that favor drivable suburbia, such as those for highway construction and low-density infrastructure, need to be eliminated. Impact fees should be structured to reflect the true costs of development, with higher fees for low-density sprawl.

8. Unintended Consequences of Walkable Urbanism: Gentrification and Displacement

The amount of privacy possible in suburbia is historically remarkable.

The Challenge of Affordable Housing. The increased demand for walkable urbanism can lead to gentrification and displacement, making housing unaffordable for low- and middle-income residents. Strategies such as inclusionary zoning, value latching, and permissive policies on accessory units are needed to address this challenge.

The Fate of Obsolete Drivable Suburbia. As walkable urbanism gains popularity, large-lot single-family homes on the fringe may become obsolete, leading to declining property values and potential social and economic problems. Finding ways to adapt these areas to new uses will be crucial.

Preserving Community Character. The influx of national retail chains into walkable urban places can threaten the unique character of these communities. Balancing the benefits of chain stores with the need to support local businesses is essential for maintaining a vibrant and authentic sense of place.

Last updated: February 21, 2025