Tag: suburb

‘Land Bank’ Reinvests in Inner City

  • Heavy cleanup crews from the Genesee County Land Bank use chain saws, wood chippers, tractors and brute force to move piles of debris on the lot of an abandoned house on the north side of Flint, Michigan. (Photo by Chris McCarus)

One community is fighting its problems of abandoned lands and unpaid property taxes. Those problems have led to a decaying inner city and increased suburban sprawl. The new tool the community is using is called a “land bank.” It uses a unique approach to try to fix up properties that otherwise often would be left to deteriorate. The Great Lakes Radio Consortium’s Chris McCarus reports:

Transcript

One community is fighting its problems of abandoned lands and unpaid property taxes.
They’ve led to a decaying inner city and increased suburban sprawl. The new tool the
community is using is called a “land bank.” It uses a unique approach to try to fix up
properties that otherwise often would be left to deteriorate. The Great Lakes Radio
Consortium’s Chris McCarus reports:


(sound of work crews operating wood chipper)


Cleanup crews are sending downed branches through a wood chipper on a vacant lot.
They’re also removing tires, used diapers, car seats, sinks, old clothes and dead animal carcasses.
The workers are from the Genesee County Land Bank in Flint, Michigan. They’re trying to
make abandoned property useful again. Dan Kildee is the Genesee County Treasurer and the brains
behind the land bank. He thinks this new approach can recover unpaid property tax money and help
improve the Flint Metro area.


“The community gets to make a judgment on what we think we should do with this land. We get
to take a deep breath.”


Empty lots and rundown homes have been multiplying for a generation. That’s left the city of
Flint in a terrible economic state. But the land bank is beginning to change things.


Until just three years ago, Michigan was like most other states. No one had come up with
a solution. The state would auction off a city’s tax liens. Then conflict between the tax
lien buyer and the property owner could go on for up to seven years. In the meantime,
properties were left to neglect and often vandalized.


Under this new program, the treasurer’s office forecloses on a property and hands it over
to the land bank, which acts as the property manager. The land bank might then demolish
a house; it might throw out the owner and let a tenant buy it; or it might auction it off
to the highest bidder. A private investor can’t just buy a tax lien. He has to buy the
property along with it and take care of it.


The land bank is financed in two main ways: through fees on back taxes and through sales
of the few nicer homes or buildings the land bank acquires that bring in relatively big
profits. Treasurer Dan Kildee says it makes sense to take that revenue to fix up old
properties and sell them to people who deserve them.


“There is no system in the United States that pulls together these tools. Both the
ability to quickly assemble property into single ownership of the county, the tools
to manage it and the financing tools to develop that property.”


The land bank program hopes to change the perception of Flint. As thousands of abandoned
homes, stores and vacant lots become eyesores, people and their money go other places,
usually to build more sprawling suburbs. The perception that people are abandoning the
inner city then speeds up that abandonment. Many people who can afford to leave the city do.
And those who can’t afford to move are left behind.


According to data gathered by the research group Public Sector Consultants, Flint has the
state’s highest unemployment and crime rates and the lowest student test scores.


Art Potter is the land bank’s director. He thinks the downward spiral can be stopped.
When it is, those folks in the central city won’t have to suffer for still living there.


“Even though the City of Flint has lost 70,000 people in the last 30 years, the people who
are still here deserve to have a nice environment to live in. So our immediate goal is to
get control and to clean these properties now.”


Urban planning experts are watching the land bank approach. Michigan State
University’s Rex LaMore says Flint is typical of Midwestern cities whose manufacturing
base has shrunk. Private owners large and small have left unproductive property behind.
As the land bank steps in, LaMore says it’s likely to succeed and become an example that
other municipalities can follow.


“They can begin to maybe envision a city of the 21st century that will be different than
the cities of the 20th century or the 19th century that we see around the United States.
A city that reflects a more livable environment. So its an exciting opportunity. I think
we have the vision; the challenge is can we generate the resources? And the land bank model
does provide some opportunity to do that.”


But the land bank is meeting obstacles. For example, the new mayor of Flint who took over
in July canceled the city’s existing contracts. A conservative businessman, the mayor is
suspicious of the city’s past deals. They included one with the land bank to demolish 57
homes. This has slowed the land bank’s progress. Its officials are disappointed but they’re
still working with the mayor to get the money released.


(sound of kids chatting, then lawn mower starts up)


The weeds grow rampant in a neighborhood with broken up pavement and sometimes
no houses on an entire block. It’s open and in an odd way, peaceful. Like a
century-old farm. It’s as if the land has expelled the people who invaded with their bricks,
steel and concrete.


In the middle of all the vacant lots, Katherine Alymo sees possibilities.


“I’ve bought a number of properties in the auctions from the land bank and also got a side
lot acquisition from them for my house. My driveway wasn’t attached to my house when I
bought it. And it was this huge long process to try to get it from them. But they sold it
to me for a dollar. Finally.”


And since then, she’s hired people to fix the floors, paint walls and mow the lawns.
She’s also finding buyers for her properties who want to invest in the city as she has.
Together, they say they needed some help and the land bank is making that possible.


For the Great Lakes Radio Consortium, I’m Chris McCarus.


(lawn mower fades out)

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Essay: Tuning in to Urban Frogs

  • Ed Herrmann tries to hear some frogs through the traffic near the Rouge River. (Photo by Ed Herrmann)

Each Spring, thousands of people spend their evenings listening to frogs and toads. It’s not just for fun. They’re helping assess the water quality of rivers and wetlands around the country. The Great Lakes Radio Consortium’s Ed Herrmann joined the search for amphibians, and has this essay:

Transcript

Each Spring, thousands of people spend their evenings listening to frogs and toads. It’s
not just for fun. They’re helping assess the water quality of rivers and wetlands around
the country. The Great Lakes Radio Consortium’s Ed Herrmann joined the search for
amphibians, and has this essay:


I’ve always enjoyed being outside and listening to nature. Recording nature sounds is a
hobby of mine. So when I saw an ad asking for people to listen for frogs and toads, I
thought, “All right. Beats watching campaign commercials.”


I called up Friends of the Rouge…(that’s a local group dedicated to helping out the Rouge
River watershed) and a few days later I got a package in the mail. It was full of maps and
information, and had a CD with the songs of the local frogs and toads. I studied my area,
and found some good looking wet spots where I thought they might live.


I memorized the sound of the Wood Frog (sound), Chorus Frog (sound), Spring Peeper
(sound), and American Toad. Then, on the first night when the temperature and wind
conditions were just right, I headed out to hear some frogs.


(sound of traffic roaring by)


I don’t know what I was thinking. This is suburban Detroit, not exactly a wildlife refuge.
In fact, the only animal I see is a rabbit dodging traffic. And the only thing I hear is…
(more traffic sound)


The Rouge River flows into the Detroit River and then Lake Erie. It used to be one of the
dirtiest rivers around, mainly from all the industry down by the mouth. That problem is
more or less under control but now there’s a larger one.


If you look at a map from the 1970s, you see miles of wetlands, small farms and
orchards. Today you see nonstop subdivisions and shopping malls. It might seem like
progress to you, but for the river, the constant barrage of fertilizers, pesticides, soap and
other chemicals that everybody uses to keep their suburbs looking pretty is a lot worse
than an occasional dose of battery acid from a factory. Also having acres of concrete
instead of wetlands means there’s nothing to soak up and filter the water, which means
after a big rain, it floods. It’s obvious this river needs some help.


(sound of river)


In 1998, volunteers began surveying the frogs and toads in the Rouge watershed. These
creatures were chosen because they sing, so they’re easy to track. The reason they’re
good indicators is that, like other amphibians, they absorb water through their skin. That
means they get poisoned by everything that we in the civilized world pour into the water.
Plus, their eggs hatch in water and their larvae (the tadpoles) live in water. It’s pretty
simple: if the water is good, there’s plenty of frogs and toads. If not, they disappear.


So, night after night, I’m out there listening. Listening in the dark. Listening hard.


Not a peep.


I’m beginning to think that the price of all these well-manicured lawns is a silent spring.
Then finally one night, (sound of American toads) the good old American toad! All
right, it is the most common species around, but at least it’s a start.


(sound of chorus frogs and green frogs)


A few weeks later, I join a group at a “mitigated” wetland. That means that when a
developer decided that a real wetland would be the perfect place to build condos and a
golf course, the government said, “Sure, go ahead. Drain it. Just be sure to dig a hole
over here and fill it with water.” Now, five years later, some frogs have moved in and
seem to be fine.


But they still have a little problem…


(jet roars overhead, followed by a few green frogs)


Ah, location, location. This new wetland is right
next to the airport.


Now, the reason these frogs sing is to attract a mate. So if nobody hears them, there are
not going to be any tadpoles to make next year’s frogs. In order to survive, they need not
only to sing, but to be heard.


For the Great Lakes Radio Consortium, I’m Ed Herrmann.


(frogs fade out)

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“Lifestyle Centers” Smarter Shopping?

  • Shoppers take a coffee break at Eastwood Towne Center near Lansing, Michigan. The outdoor shopping mall is one of a growing number of "lifestyle centers" in the United States. (Photo by Erin Toner)

For decades now, people have done most of their shopping at sprawling, suburban malls that offer plenty of free parking and shelter from the weather. But now, people are heading back outside to shop, to places reminiscent of quaint downtowns. The Great Lakes Radio Consortium’s Erin Toner reports:

Transcript

For decades now, people have done most of their shopping at sprawling, suburban malls that offer
plenty of free parking and shelter from the weather. But now, people are heading back outside to
shop, to places reminiscent of quaint downtowns. The Great Lakes Radio Consortium’s Erin
Toner reports:


It’s a sunny day in March. But, as anyone who lives in the Midwest knows, a sunny day this early
in the Spring is rarely warm day. Today’s temperature’s in the 30s. But that’s apparently no reason to
stay indoors, when there’s shopping to be done.


The stores just opened at Eastwood Towne Center on the outskirts of Lansing, Michigan and the parking lot is
slowing filling up. Shiny minivans unload mothers, and babies and old ladies. They disappear into
Pottery Barn, Ann Taylor Loft and the Yankee Candle Company. They march from one store to
another to the sounds of soft-rock drifting out of speakers perched on lamp posts outside.


Eastwood Towne Center is one of a growing number of so-called “lifestyle centers.” There are
several in the Great Lakes Region – in Michigan, Ohio, Illinois and Pennsylvania. Lifestyle centers
are outdoor malls built to look like old-time downtowns. They have pseudo Main streets, that
weave through upscale stores with brick or stone-facades. Shoppers or their bored husbands can
take a rest on wrought-iron benches in neatly-manicured courtyards, or in cozy chairs at Starbucks.


Lifestyle centers also usually have popular chain restaurants and movie theaters.


Beverly Baten shops and works at Eastwood Towne Center. She says people are coming to
Eastwood to do what they used to do in city centers.


“They’re coming here to socialize. They’re coming to have lunch, to maybe see a movie, and
shopping is always a part of that experience because right here, at Eastwood Towne Center, we
have the stores that people want. And that’s so important. Whoever built this mall, did their
homework.”


Cincinnati-based Developer Jeffrey R. Anderson built Eastwood Towne Center. The company also
has lifestyle centers in Kentucky, Ohio and Illinois. And it’s opening four more in the next four
years.


The company’s Mark Fallon says shopping malls took most of the retail out of real downtowns a
long time ago. But he says now, people are looking at getting to the mall as a hassle. Fallon says
lifestyle centers offer the best of both worlds. He says they re-create the feeling of friendly
downtowns, and have the free parking and the good stores that malls offer.


“It’s really the closest thing to what was free-standing shops, that ended up next door to each other,
or in a neighborhood and you’re kind of recreating that feel, and getting back to a more pleasant
and convenient shopping environment that really, the mega-mall or the regional shopping mall that
you’re used to, the enclosed behemoth, that’s usually outside of town that you have to drive to
doesn’t provide these days.”


But that convenience sometimes comes at a cost. The developer covered old farm fields and a
small wetland to build the new shopping center. But it’s just across the street from older city
neighborhoods and infrastructure. Some criticize places like Eastwood for adding to urban sprawl.
But planning experts say many lifestyle centers actually fit into so-called “smart growth.”


Marya Morris is with the American Planning Association in Chicago. She says many developers
are locating lifestyle centers close to existing suburban development – and typically not in big
fields outside of town. Morris says incorporating new development into communities is what
“smart growth” is all about.


“It’s generally building in areas, in already-developed areas through redevelopment or
intensification of development, particularly in the suburbs right now. Many suburbs grew up
without any specific center or town square or downtown. And lifestyle centers, in many
communities, have helped create such a downtown, along with other things like new city halls, or
libraries, or new public greens.”


Developers say lifestyle centers are more attractive to retailers than real downtowns because they
can build exactly the store they want from the ground up. In older cities, retailers would have to
pay to retro-fit existing storefronts. And in real downtowns, there’s usually limited parking that
customers have to pay for. Lifestyle centers also often let retailers pack up and leave — no strings
attached — if business starts to slide.


But it seems pretty hard to imagine that a business would fail at Eastwood Towne Center, as the parade
of cars and shoppers grows this morning.

There are 20 new lifestyle centers set to open around the country over the next two years.

For the Great Lakes Radio Consortium, I’m Erin Toner.

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Commuting Times on the Rise

If it feels as if your commute to work is taking longer, it probably is. The Census Bureau reports the average drive time continues to increase. The Great Lakes Radio Consortium’s Lester Graham reports:

Transcript

If it feels as if your commute to work is taking longer, it probably is. The Census Bureau reports
the average drive time continues to increase. The Great Lakes Radio Consortium’s Lester
Graham reports:


According to the Census Bureau, most of the longest commutes are on the east and west coasts.
But the second longest average travel time to work – clocking in at nearly 33 minutes – is
Chicago. And travel times are getting longer, mostly because of urban sprawl. Workers are
moving farther away, and in some cases corporations are moving from downtowns into the
suburbs. Phillip Salopek is with the U.S. Census Bureau.


“Average travel time has been increasing. There was an increase in average travel time between
1980 and 1990. There was a more significant increase in travel times between 1990 and 2000.”


The Census Bureau also found some of the cities with the longest commute times tend to have a
higher rate of workers who have turned to public transportation, with New York, Chicago, and
Philadelphia topping the list.


For the Great Lakes Radio Consortium, this is Lester Graham.

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Church Takes a Stand Against Sprawl

  • Sunday mass is much emptier than it used to be at St. Josaphat Parish in Detroit. Only a few dozen Catholics attend mass here each Sunday, though there's room for 1200 - many parishioners have moved to newer churches in the suburbs. (Photo by Corbin Sullivan)

When people left inner cities, many things followed. Newer, better schools were built in the suburbs. And strip malls and shopping centers sprang up. But back in cities, stores and restaurants shut down. Schools and churches also closed. Now, the Catholic church is encouraging people to work together to prevent more urban sprawl. Catholic clergy say they don’t want to close perfectly good churches and cathedrals only to build new ones farther and farther out into the suburbs. The Great Lakes Radio Consortium’s Erin Toner reports:

Transcript

When people left inner cities, many things followed. Newer, better schools were built in the
suburbs. And strip malls and shopping centers sprang up. But back in cities, stores and restaurants
shut down. Schools and churches also closed. Now, the Catholic church is encouraging people to
work together to prevent more urban sprawl. Catholic clergy say they don’t want to close perfectly
good churches and cathedrals only to build new ones farther and farther out into the suburbs. The
Great Lakes Radio Consortium’s Erin Toner reports:


Twenty-five years ago, Loraine Krajewski lost nearly everything. She lost her home and she lost
her church. Both were demolished when General Motors built a sprawling auto plant over
Poletown, a Polish-American neighborhood at the border of Detroit. Krajewski says it was the fight
of her life.


“I did things I never thought I would do. I picketed, I mean, in rain and snow. I wrote
letters, I mean, to Congressmen and to our council and everything. And I went to meetings
that would last until one, two o’clock in the morning at times, and I took time off from work
to go downtown to the council meetings.”


Krajewski was mad at the city of Detroit for letting it happen. And she was mad at the Catholic
Church in Detroit for not fighting the project. But not mad enough to leave the church. Krajewski
and others forced out of Poletown found a new parish in the city, called St. Josaphat.


Krajewski headed for the suburbs after Poletown disappeared. But she still returns to the city every
Sunday for Mass at St. Josaphat. It’s a 15-mile trip.


“We decided we are not going to let another Polish church go down the drain. And that’s
why I’ve been coming here. It’s just too bad that we don’t have a larger congregation.”


More parishioners would make Krajewski feel more sure that St. Josaphat would always be here,
that it was safe from closing down. But it’s not safe. Only a few dozen Catholics show up here
anymore for Mass on Sunday. And the church can hold 12-hundred people.


Father Mark Borkowski is the pastor at St. Josaphat. He says people like Krajewski, who are
coming from 10, 15 or 20 miles away, are the only ones keeping his church open. But just barely.


“If we were to live on Sunday collections alone, the parish would not be able to survive. So
with our monthly fundraising dinners, we can survive. But there’s a difference between
surviving and flourishing.”


People left the churches when they left the city for bigger plots of land and better schools. And the
Catholic Archdiocese of Detroit followed its people. Catholics built new churches in the suburbs.
But now, the Archdiocese is rethinking its role in urban sprawl.


Father Ken Kaucheck is on the Detroit Archdiocese urban sprawl committee. He says the church is
concerned about sprawl because it creates social and economic inequities between cities and
suburbs.


“It creates blight. It creates loss, it creates desolation and desecration. And it destroys not
only communities, but therefore, it destroys the lives of people.”


Kaucheck says the main tenet of the church’s anti-sprawl campaign is encouraging local
governments to work together on economic development. He says if communities are not trying to
one up each other to win new development projects, there would be less incentive for companies to
move farther into rural areas.


Kaucheck says the church wants its priests to talk about sprawl in their Sunday sermons. He calls it
“stirring the population” to affect social change.


“It’s government of the people, for the people and by the people. That’s what a democracy
is about. But somebody has to raise the question and you raise the question, faith-based,
through the scriptures. Is this what the gospel of Jesus Christ calls us to? No, it doesn’t call
us to sprawl, it calls us to solidarity in community, and to looking at how service of one
another sometimes means dying to myself, that means maybe I’m going to have to give
something up.”


It isn’t likely the church’s urban sprawl committee will be able do much to bring people back to
parishes in the city. Father Mark Borkowski at St. Josaphat prays about the problem to the
Madonna. Her picture is at the center of the church’s main altar.


“My personal reason for the novena is to say to the Blessed Virgin Mary, ‘I haven’t got a
clue as to what to do, so I’m turning the problem over to you. This is your shrine, if you
want to stay here Mary, do something to help us help you stay, and help us stay here. When
the problem is too big you have to turn it over to a higher power.'”


The Catholic Church now hopes to protect churches that could become the next victims of sprawl.
Those are in places that once served the early waves of Catholics leaving Detroit for the first
suburbs.


For the Great Lakes Radio Consortium, I’m Erin Toner.

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Sprawling Cities, Sprawling Waistlines

  • Many sidewalks end abruptly and go nowhere. Health experts are saying sprawling urban areas need to be designed so that sidewalks and bike paths are connected to community destinations. (Photo by Lester Graham)

Public health officials are calling for changes in how we design communities. They say poorly designed development contributes to higher obesity rates, the early onset of diabetes, and other health problems. The Great Lakes Radio Consortium’s Lester Graham reports:

Transcript

Public health officials are calling for changes in how we design communities. They
say poorly
designed development contributes to higher obesity rates, the early onset of
diabetes, and other
health problems. The Great Lakes Radio Consortium’s Lester Graham reports:


For the past few decades most suburban developments have been about convenience.
Shopping
should be just a short drive away…. parks, just a short drive away… school just a
short drive
away. Four-lane highways have replaced two lane streets to relieve congestion. If
you’re in a
car, other than dealing with the headaches of traffic, getting places isn’t that bad.


But… if you’re on a bike… or walking… crossing those multi-lane roads at busy
intersections is
daunting for adults… let alone children. And often, sidewalks are built, but
sometimes they just
end. A lot of times, sidewalks in a sprawling area never really go anywhere. So,
people don’t
ride their bicycles or walk to destinations. It’s just not convenient… and
sometimes it’s
downright hazardous.


Ellen Bassett is with the Urban and Regional Planning Program at Michigan State
University.


“Because we’re building things further and further apart without connectivity that
doesn’t avail
people to walk or to use their bicycles; they have to drive everywhere. We’re
creating
environments where people exercise less, are less and less active.”


And the result has contributed to a decline in the overall fitness of Americans.
That’s most
evident in children. Kids today are fatter. The rate of obesity is up. Early onset
of diabetes is up.
Part of that is due to kids watching too much television… sitting around playing
computer
games… and so on. But… not being able to ride a bike to school… or being able to
walk to the
park to play soccer… contributes to health problems because kids don’t get enough
exercise in
their daily routines.


Richard Killingsworth is the director of Active Living by Design. The program works
to
incorporate physical activity into everyday lives through the way we design
communities.
Killingsworth says somewhere along the line we came to accept that it made sense to
stop
walking places and instead drive to the health club.


“Now we’ve embraced the notion that we drive to destinations to do physical activity
as opposed
to having it as a part of our everyday lifestyle. So, we’ve essentially built an
environment that
accommodates something that is not physically active and accommodates one mode of
transportation, that’s the automobile.”


Killingsworth consults with urban designers, encouraging them to think about more
than whether
it’s a convenient drive… but to think about whether a neighborhood is designed to
make it a
convenient walk to school… or the park.


“We’ve built upon the notion that the car is king and it should be the only way and
unfortunately
we cannot sustain that for much longer. We need to look at other viable modes and as
we build, if
we build more compactly, a viable mode and a more efficient mode clearly would be
walking or
bicycling.”


And, increasingly, urban planners are being urged by physical fitness experts to
think about
public health. They say making sure there’s a network of sidewalks and bike paths
that actually
connect the community’s destinations is worth the cost.


Risa Wilkerson is with the Michigan Governor’s Council on Physical Fitness, Health
and Sports.
She’s taken an active interest in land use planning. She says it’s cheaper to design
communities
that encourage physical activity than it is for society to pay the health care costs
caused by too
little exercise. She argues she’s not asking for that much.


“That children have sidewalks that are buffered between the road with a row of trees
and grass,
that the parks are connected to the schools and to homes and that people could walk
to get a
gallon of milk if they chose to or to go down and visit their neighbor at the local
coffee shop and
they wouldn’t have to get into their automobile for a quarter-of-a-mile trip.”


Wilkerson says health care costs are skyrocketing. Designing communities that
encourage
walking or bicycling are investments in prevention of the health problems caused by
too little
exercise. She adds the health care costs of poorly designed areas is just the
beginning.


“And then you’ve got pollution costs from automobile emission. It goes on and on in
terms of,
you know, the savings if we get people out walking or biking — cleaner air. If you
put all of those
together, I mean there’s just — it’s a phenomenal case to make.”


Advocates of incorporating more sidewalks, bike paths, and safer intersections into
new
developments says local governments should also look at existing suburbs too… to see
if those
neighborhoods can’t be retro-fitted to include a few sidewalks and safe crossings
that can connect
shopping, schools, and parks to homes. That way the walk of the day can be a little
farther than
just from the front door to the car in the driveway.


For the Great Lakes Radio Consortium, this is Lester Graham.

SPRAWLING CITIES, SPRAWLING WAISTLINES (Short Version)

Urban planners and fitness experts are beginning to compare notes about how suburban development affects health. They’re finding that urban sprawl discourages exercise such as biking and walking. The Great Lakes Radio Consortium’s Lester Graham reports:

Transcript

Urban planners and fitness experts are beginning to compare notes about how suburban
development affects health. They’re finding that urban sprawl discourages exercise
such as
biking and walking. The Great Lakes Radio Consortium’s Lester Graham reports:


Not nearly as many kids ride their bikes to school today as kids did a generation
ago. That’s
because sprawling areas – complete with four lane roads – are designed for cars. not
for bikes.


Risa Wilkerson is with the Michigan Governor’s Council on Physical Fitness, Health
and Sports.
She says fitness experts say there are advantages to building neighborhoods more
friendly to
bicyclists and pedestrians.


“Carpooling your child everywhere you go is a hard life to have if your child could
walk to their
soccer game while the other child walks to piano practice and you stay home and
start to cook a
healthy dinner or you have a chance to go ride your bike.”


The experts say the way neighborhoods are designed now could be contributing to health
problems in kids such as obesity, the early onset of diabetes, and asthma that might
be aggravated
by auto emissions.


For the Great Lakes Radio Consortium, this is Lester Graham.

Churches Struggle With Urban Sprawl

Urban sprawl is affecting communities across the Great Lakes region. In one Ohio community, residents are turning to their churches to fight back. The Great Lakes Radio Consortium’s Karen Schaefer reports:

Transcript

Urban sprawl is affecting communities across the Great Lakes region. In one Ohio community,
residents are turning to their churches to fight back. The Great Lakes Radio Consortium’s Karen
Schaefer reports:


Forest Hill Presbyterian Church was built in Cleveland Heights 100 years ago. Pastor John Lentz
says, in its heyday, some 15-hundred people regularly walked to church services every week.
Today, the congregation totals just 600. Lentz says it’s a constant struggle to replace those who
leave his flock for the greenfield developments that surround the urban center.


“Churches are anchors of communities and I think we need to be active in the kinds of issues that
affect our communities, like fair and open housing and education, and really make it our mission to equip
faithful people to, you know, walk the walk.”


He and other religious leaders have banded together to form the Northeast Ohio Alliance for
Hope. The group is working with 15 Cleveland suburbs, taking on issues like predatory lending,
school funding, and home repair.


For the Great Lakes Radio Consortium, I’m Karen Schaefer.

Hidden Costs of Sprawl

  • Economists and urban planners are beginning to look at the hidden costs of sprawl. They're finding many people pay, but only a few benefit from the costs. Photo by Lester Graham.

Even if you don’t live in an upscale suburb in a sprawling metropolitan area, you’re likely paying to support that suburb. Economists and urban planners find there are hidden costs that are not paid by the people who live in those suburbs. Instead, much of the costs are paid by the majority of us who don’t live there. The Great Lakes Radio Consortium’s Lester Graham reports:

Transcript

Even if you don’t live in an upscale suburb in a sprawling metropolitan area, you’re likely paying to support that suburb. Economists and urban planners find there are hidden costs that are not paid by the people who live in those suburbs. Instead, much of the costs are paid by the majority of us who don’t live there. The Great Lakes Radio Consortium’s Lester Graham reports:


If you just bought a home that cost hundreds of thousands of dollars in a neighborhood of similar big expensive houses… you probably think you’ve already paid your fair share to attain the good life. The mortgage is a monthly reminder. And the real estate taxes are another. But the price you’re paying is just the beginning of the costs that make it possible for you to live there. Much of the rest of it is paid by people outside of your suburb; people who never realize the benefits.


Myron Orfield is the author of the book “American Metropolitics: The New Suburban Reality.” He says the people who live in the upscale suburbs get the advantages of the good schools and the nice roads… but they don’t pay all of the underlying costs. Much of that is passed on to others…


“Most of us don’t-aren’t able to live in the communities with 400-thousand dollar houses and massive office parks and commercial industrial. Only about seven or eight percent of us can afford to live there and the rest of the region really pays the freight for that.”


That’s because the rest of the region pays the county and state taxes that make the roads and nice schools possible. Orfield says a residential area alone doesn’t generate enough tax revenue to pay the full costs.


“So we all subsidize that development and so when all the resources of the region concentrate in six or seven percent of the region’s population, it really hurts the vast majority of the people.”


And while the cost of supporting the upscale neighborhoods is substantial, that’s just the beginning of the hidden costs of sprawl.


In most cases, those nice suburbs are nice because they’re situated away from the hub-bub of the daily grind of work and traffic and hassle. The people who live there might have to drive a little farther to get to work, but, hey, when they DO get home, it’s a complete escape, worth the extra drive time. Right?


William Testa is an economist with the Federal Reserve Bank in Chicago. As an economist, he measures things by how efficient they might be. He says driving a little farther from the nice suburbs to work and back wouldn’t necessarily be a bad thing.
“If people want to travel further because they can live better, then it’s their choice and they feel they live better with a longer commute, then we wouldn’t necessarily call that an inefficiency. When it can be inefficient is when people don’t pay
for the costs of their own travel.”


And that’s the rub. If you decide to drive 30 miles to work instead of ten miles, the taxes on the extra gasoline you burn don’t begin to pay the extra costs of that decision… Again, William Testa…


“The spill-over costs that they don’t internalize when you decide to get in your car and drive someplace, such as to your job, is environmental degradation, the cost of road maintenance isn’t directly paid for when you decide how many miles to drive, maintain the road, the police, ambulance services and the like. So, economists would say that driving is not priced correctly to have people efficiently choose how many miles they choose to drive.”


While urban sprawl’s economic costs to society are substantial, there might be larger costs.


When an upper-middle income family chooses to live in an enclave of others in their tax bracket, it’s a given that the people who teach their children, who police the neighborhoods, and fight the fires are not going to be able to afford to live there.


In fact, those who would work in the restaurants and at the service stations in many cases can’t take those jobs because they can’t afford the housing and they can’t afford the commute.


Emily Talen is an urban planner at the University of Illinois. She says
that’s a cost that can’t always be measured in dollars and cents. It’s a separation of the haves and the have-nots.


“Social cost is that fragmentation, that separation, that segregation really on an income level more than anything else.”


Talen says when people decide they can afford the good life in the nice suburb, the new American dream, they often only think of their own success, but not about the costs to others.


“This is what our nation is founded on. I mean, it is founded on the pursuit of happiness and I think that that has been kind of problematic for people thinking in terms of their own individual happiness rather than issues about the common good.”


And so, Talen says when a town decides it will only allow expensive houses to be built, it’s decided that all labor for its services will be imported from out of town. The expense of that decision is borne by everyone else… especially the lower-income people forced to commute.


William Testa at the Federal Reserve Bank in Chicago says in the end, that cost might be the greatest one to society at large.


“This, it seems to me, is un-American and very un-democratic and something that we ought to think about very seriously. Could we really live with ourselves in a society where there aren’t housing options available for people to make a livelihood, to follow the opportunity for their livelihood.”


The experts say there’s nothing wrong with pursuing the good life, as long as everyone is paying their fair share of the cost. They say right now, that’s not happening… and those who never benefit from a pleasant life in the suburbs are paying much of the cost for others to do so.


For the Great Lakes Radio Consortium, this is Lester Graham.

HIDDEN COSTS OF SPRAWL (Short Version)

  • Economists and urban planners are beginning to look at the hidden costs of sprawl. They're finding many people pay, but only a few benefit from the costs. Photo by Lester Graham.

Economists and urban planners are beginning to calculate some of the hidden costs of urban sprawl to society. The experts say those costs are often borne by people who don’t enjoy the benefits of living in the expensive new suburbs. The Great Lakes Radio Consortium’s Lester Graham reports:

Transcript

Economists and urban planners are beginning to calculate some of the hidden costs of urban sprawl to society. The experts say those costs are often borne by people who don’t enjoy the benefits of living in the expensive new suburbs. The Great Lakes Radio Consortium’s Lester Graham reports:


When a town in a sprawling metropolitan area limits development to big expensive houses, that means the people who work in the service stations and the restaurants have to live somewhere else. They are forced to commute. That means a greater demand for roads. And that costs all of us. William Testa is with the Federal Reserve Bank in Chicago. He says an even greater cost is lost opportunity for those who can’t even afford to make the commute to the jobs…


“The higher costs may be on people in the inner-city – or wherever – in low-income areas who can’t afford to live close to the places where the job demand is, where the jobs are being created.”


Testa says developing suburbs should consider building affordable housing for workers. If that doesn’t happen, he says society should find a way for those suburbs to pay the cost of their decisions.


For the Great Lakes Radio Consortium, this is Lester Graham.