Suburbs in the City

  • Victoria Park seems like a neighborhood that one might see in a suburban area. But, in fact, it's located in downtown Detroit. (Photo by Nora Flaherty)

Many cities across the nation are looking to re-imagine themselves—they’re trying to become more like dense, walkable cities like San Francisco or Boston. But some people say that some cities weren’t originally designed to be like that. And people don’t necessarily want them to be. The Great Lakes Radio Consortium’s Nora Flaherty has this report:

Transcript

Many cities across the nation are looking to re-imagine themselves. They’re
trying to become more like dense, walkable cities like San Francisco or
Boston. But some people say that some cities weren’t originally designed to
be like that, and people don’t necessarily want them to be. The Great Lakes
Radio Consortium’s Nora Flaherty has this report:


Aside from the cicadas and crickets, it’s a quiet afternoon in Victoria
park. There’s no one out on the tree-lined street, or on the large houses’
beautifully groomed front lawns.


Jerry Herron is an American Studies professor at Wayne State University. He says that this gated community has everything that people associate with suburbia.


“An artificially wind-y street, some kind of neoclassical details on the houses, a cul de sac at each end, plenty of cars in the garages, basketball hoops, all of the things that people would associate with characterstic life in suburbia. Except it’s in the middle of one of the oldest downtown industrial parts of the city of Detroit.”


Herron says that most urban planners wouldn’t expect to see a suburban-style
cul de sac right in the middle of the city.


“I think because it doesn’t look like one of those pre-arranged ideas of the city, cities aren’t supposed to look like suburban McMansions houses. Well, it turns out that that’s where people want to live, and if you build it in the city, they’ll come and buy the houses and be happy.”


That kind of thinking runs counter to what many urban planning experts might say. In fact, the success of Victoria Park might seem to be an oddity in planning circles, because most planners believe that it’s a specifically urban lifestyle that attracts people to cities, one that involves chic apartments, condos and busy streets, not lawn care and attached garages.


But Jerry Herron says that more suburban-style development is in keeping
with this city’s history.


“One of the important things about Detroit is that seventy-five percent of the people who live here – I believe that’s an accurate figure – virtually since the beginning of the city’s history, have lived in private houses, so that there’s really a dedication to this idea of private property, that they have something good, it has to be mine, it has to belong to me, which makes it very difficult then to imagine as desirable living in something I don’t own, that I have to share with other people, that I may just be renting.”


Regardless of whether they choose to live in private houses or high rise buildings, people who choose to live in the city like being able to spend less time in their cars than they would if they lived in the suburbs.


And they like the cultural attractions and diversity of the cities. And even if it might seem suburban compared to life in other cities, life in this city is still very different from life in the suburbs. Olga Savich grew up in Troy, Michigan a north-west suburb of Detroit. She now lives in a high rise building near downtown.


“I moved to the city because I just needed to get out of the suburbs, I lived
there my whole life, there’s nothing there but the mall, I didn’t
necessarily want to structure my whole life around shopping. So I moved to
the city because it seemed like it was exciting, like a new start.”


Although Savich likes the more traditionally urban aspects of the city, she
also likes the fact that there’s big open spaces, including Belle Isle park,
right in the middle of it.


“I used to walk down on a Saturday afternoon with a book and just sit on the rocks by Shane Park and you can put your feet in the water, you know, it’s really pretty. Going to belle isle, it’s almost like having your own Metropark, you know, right in your own back yard, it’s like a five-minute bike ride.”


And while a lot of people see Detroit’s big, empty urban spaces and abandoned and decaying buildings as the city’s big problem, other people are attracted to exactly those things. Jerry Herron lives in the same building as Olga Savich.


“There’s a lot of room in the middle of a city that’s 300 years old, a lot of green space in the city. And I think that people that are attracted to that kind of revitalization and the presence of significant decay find this a really exhilarating and exciting place. That abandonment attracts people, the way ruins attract people. And people who like it think it’s really unusual and unique and only Detroit looks like that really.”


Like a lot of big cities with decaying centers, Detroit is working hard to bring people in. Experts are thinking hard about what kind of cities people are looking to move to. And Herron says that anyone who’s trying to make a city like Detroit appealing to outsiders would do well to work with what the city already has, rather than trying to make it like other cities with different histories.


For the GLRC, I’m Nora Flaherty.

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Big City Mayor Pushes “Green” Building

  • Having a plaque like this on the outside of a building means that the construction, materials, and utilities of the building are eco-friendly. "Green" building has started to increase in popularity. (Photo courtesy of the U.S. Green Building Council)

Buildings consume 70 percent of the electricity and create
most of the landfill waste in the U.S. Some cities are looking at “green building” methods to lessen the burden on the environment. The mayor of one major city has set “green” standards for all new buildings, using a mix of mandates and incentives. The Great Lakes Radio Consortium’s Robbie Harris reports on the economic tug of war over building green:

Transcript

Buildings consume 70% of the electricity and create most of the landfill waste in the U.S. Some cities are looking at “green building“ methods to lessen the burden on the environment. The mayor of one major city has set “green” standards for all new buildings, using a mix of mandates and incentives. Robbie Harris reports on the economic tug of war over building green.


(sound of PA system)


Last year, the first green police station opened in Chicago. It will use 20% less energy, and 30% less water than a typical police station. It’s built of recycled and locally available materials. But it looks pretty much like the other newer police stations you see around the city. Officer Jeffrey Bella who has worked here since it opened, says most people have no idea this is what’s known as a “high performance green building.”


“…and the fact that nobody talks about it and nobody notices it is pretty much a testament to how well it does work.”


This is the first police station in the country to earn a LEED Silver rating from the US green building council. LEED – that’s L-E–E-D- for Leadership in Energy and Environmental Design, is a rating system that awards points for features such as energy conservation, site usage, indoor air quality, light pollution reduction, even proximity to public transit. Levels range from basic certification to silver, gold and platinum.


Last spring, Chicago Mayor Richard Daley announced every new building built by the city, must meet basic LEED standards. Private developers aren’t required to meet LEED standards but they must meet the less stringent city Energy conservation code.


Even that has the development community concerned about higher costs. The Mayor had this to say at the Building and Design conference in February.


“Here in the city of Chicago we have to really educate architects, and engineers and I mean you talk about challenges, that alone – and contractors- because they look at money. Money is the source of their profession, like any other profession. How much money… developers, engineers, archiects, contractors, and subcontractors …so green technology to them means money, it doesn’t mean the technology that maybe you and I think about.”


Even the mayor wouldn’t dispute that most LEED certified construction costs more up front. Washington D.C. economist Greg Kats puts it at roughly 2 percent more. Kats ran a performance study of 40 LEED-certified buildings around the country and found higher initial costs were offset ten fold by a variety of benefits.


“And those benefits pay back very quickly in the form of lower energy costs, lower water costs lower operations and maintenance costs, better building operations. And frankly, people are more happy, they’re more productive, kids’ test scores go up, asthma and allergy problem, which is a real concern for a lot of parents like me, tend to go away in green builings.”


On February 14th, one of the city’ largest real estate firms, LR Developers broke ground on what will be the first LEED-certified luxury high rise in Chicago. LR’s Kerry Dixon says, they built green to differentiate themselves in the luxury condo market, and although they’re not required to be LEED certified, they knew it would please the Mayor. But Dixon says it hasn’t exactly been an important selling point.


“We’re not getting feedback from the marketing and sales staff that yeah, everbody’s interested in it.”


If most condo-buyers are not showing much interest in green buildings, more and more large corporations that want to project greener images are.


“We are one of the nation’s largest energy producers. We are by far the nation’s larger operator of nuclear power plants. Some love us for that, and some are skeptical because of that.”


John Rowe is the CEO and chairman of Exelon. The company is looking to consolidate 3 corporate offices into one location and Rowe was fascinated with the idea of building a new green headquarters.


“But it basically worked out so that it would probably be cheaper. And that if we worked on being green we could probably get just as much credit for using an existing building as a new one.”


That’s because the U.S. Green Building Council also certifies commercial interiors. When it’s finished in 2007 Rowe is confident Exelon’s new corporate headquarters will qualify for LEED’s silver rating. He’s hoping it even makes gold.


For now, the Daley administration has chosen to LEED by example – and hope the private sector follows.


For the GLRC, I’m Robbie Harris.

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Rats Scurrying to the Suburbs

  • Life in the suburbs is idyllic to some people... (Photo by Bon Searle)

Unusually heavy rains this summer are partly to blame
for rats pouring out of the sewers in droves all over the country, and the nasty vermin are relocating to some of the most pristine
neighborhoods. The Great Lakes Radio Consortium’s Joyce
Kryszak explains what caused the rat invasion and
what’s being done to evict them:

Transcript

Unusually heavy rains this summer are partly to blame for rats pouring out of the sewers
in droves all over the country. And the nasty vermin are relocating to some of the most
pristine neighborhoods. The Great Lakes Radio Consortium’s Joyce Kryszak explains what
caused the rat invasion and what’s being done to evict them:


Piercing blue autumn skies and billowing white clouds drift across the chimneys of this modest,
but perfectly manicured suburb. There aren’t even many leaves crunching under foot. Town workers
have already come and vacuumed them all away. But there’s a nasty little secret scurrying under
the porches and behind the garden sheds in this Western New York town. County Sanitation Chief
Peter Tripi takes us for a peek.


“Can you see the teeth marks here? That’s actually rat gnaw marks. And there’s the garbage bag.
And that’s what we found when we went to this property.”


Now, you might be thinking that we trudged through derelict grass and scattered debris to find
these rat clues. Nope. This is a gorgeous, manicured yard – with not a blade of grass out of
place. But Tripi says rats aren’t choosy.


“You would never think by looking side to side that there would be a rat problem in this yard.
Doesn’t matter what neighborhood you live in, or how much money you’ve got. There’s no difference.
They just like your food.”


And you’d be surprised where rats can find food. A garbage can left even briefly uncovered, a
neglected bird feeder, uhhh… dog feces… and even a compost pile.


“Absolutely. This is a rat condo. It’s a grass-clipping compost pile that basically housed rats
to go a hundred yard radius all the way around to the different houses.”


Tripi says rats had to get creative with their housing. A summer of extremely heavy rains drove
the out of the sewers and into some previously rat-free neighborhoods. And with the West Nile
virus killing off millions of birds, the rats have less competition for the food they’re finding
above ground. The consequence is a virtual rat infestation all the way from New York and Illinois
to Virginia, Michigan and L.A. In Kenmore, there have been four thousand rat complaints – nearly
double last year.


(Sound of garbage truck)


Of course, none of this is news to the garbage collectors. They see the problem up close and
personal. Twenty-year veteran Louie Tadaro says this past summer is the worst he’s ever seen.


“Across the street there’s an alleyway and there had to be like ten of them in there, And we
started chasing them with garbage cans trying to kill them, but we couldn’t. By the time we
got there they just split.”


The problem is, they don’t split for long. Vector Control Chief Tripi says now that the rats
have relocated from the sewers to upscale accommodations, they kind of like it.


“And what that means is that they want to live with us. They want to be near our garbage and
our bird feeders. The problem with that is that rats carry diseases.”


We all know about stuff like typhus and the bubonic plague. But there are emerging diseases,
such as a pet-killer called Leptospiroris. It’s killing dogs all across the country. Tripi
says they need to get rid of the rats before the disease starts spreading to humans. So, his
team is taking the rats on, one yard at a time.


Tripi and his Vector control team set rat traps, they fill bait boxes with poison, and – when
they have to – they issue citations to residents who don’t heed the town’s new “rat control rules.” Covered garbage cans only. Clear away all brush. Clean up scattered bird seed and dog feces. Slowly, the rules seem to be working.


(sound of Tripi looking into rat trap)


Still Tripi says it’s mostly educational warfare. And he says now – heading into winter – is the
best time to nip the problem. If the rats get cozy, not only will they stay, they will multiply.
Fully nourished, one adult rat can breed up to sixty baby rats a year.


“The adult rat can live on a little bit of food, but he can’t procreate unless he has a lot of
food source. And they can’t live through the winter unless they’re warm and fattened up.”


So now is the time to – quite literally – put a lid on it. Keep those garbage cans covered, unless
you want some uninvited furry guests this winter, and many, many more come spring.


For the Great Lakes Radio Consortium, I’m Joyce Kryszak.

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