Urban Geography Chapter Six Lecture 5 and 6

Manchester Community College Social Sciences Division Urban Geography Chapter Six Lecture 5 and 6. Urban Land Use: The CBD and Growth of the Suburbs

Adjunct Lecturer: Donald J. Poland, MS, AICP Lecture 5. Urban Land Use: The CBD and the E-mail: [email protected] Growth of the Suburbs Web: www.donaldpoland.com

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Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs The Central Business District and Centrality The Central Business District and Centrality

„ Central City Decline: Many „ Next to leave the city was central cities in the U.S. are in retailing. With the decline in various stages of decline, and population and therefore have been since the 1960s and purchasing power, retail shops 70s. During this period abandoned the central city for population numbers have locations in suburban strips and remained stagnant or even later malls. Department stores declined. This is true in both tried to remain downtown until it small and large metro areas. became clear that they could not „ The initial cause of population compete with the larger, more decline was the closing of modern suburban department manufacturing plants near the stores. CBD, also referred to as the „ The consequences have been downtown. Changes in significant—declining tax base, manufacturing, such as just-in- aging infrastructure and housing, time process, changed the and high concentrations of poor. urban landscape.

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1 Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs Downtown Hartford - CBD Bushnell Park and the Park River

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Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs CBD - Centrality CBD - Centrality

„ CBD’s were established at places having accessibility to other places „ The Decline of CBD Centrality and the Rise of Agglomeration and to the surrounding population, a concept known as centrality. Economies: Centrality is defined as the most accessible location with Cities initially grew up at focal points to adjacent population resided respect to a surrounding population. within the settlement itself, while other people resided in agrarian „ Agglomeration: the clustering of similar or dissimilar economic, social, locations outside the central city. The essential function of the CBD was cultural, and governmental activities in a given location—the CBD and later to perform services not only for the surrounding city, but also for the suburban business locations. Two types of agglomeration: adjacent agricultural region. „ Localization economies result when similar activities cluster. „ Urbanization economies refer to clusters of unlike activities. „ The Development of Central Business Districts: CBD’s initially sprang up in four general kinds of locations:

„ (1) Break-of-bulk points.

„ (2) Along transportation routs, rail lines.

„ (3) Special function locations, mining and tourist resorts.

„ (4) Market place, central city serving surrounding areas.

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2 Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs CBD - Centrality Traditional CBD Characteristics

„ CBD Agglomeration Linkages: Four kinds of agglomeration linkages are „ The monocentric city was the place important in understanding localization and urbanization economies in the where virtually all people worked, CBD, especially after 1960. shopped, obtained consumer and professional services, and sought „ Ancillary linkages: unlike activities to serve a mutual market. out cultural events and „ Competitive linkages: savings derived when several different and unlike entertainment. All city life was establishments depend upon a common supplier or service. focused on CBD activities. The „ Companion linkages: competitive clustering of retail/service establishments in advantage was centrality. Today our shopping malls. urban areas are multicentered „ Complementary linkages: when related functions serve the same market. polycentric developments, that no longer focus on the CBD.

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Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs Traditional CBD Characteristics Traditional CBD Characteristics

„ The CBD Core-Frame Concept: Land- „ Zones of CBD Assimilation use in the CBD was never uniform. and Discard: Not only is the „ The CBD contained a peak land- value intersection, the cross- use of the CBD, especially in street intersection having the large metropolitan areas, highest land values. Spreading away from this intersection is the undergoing constant land-use CBD core, the part of the CBD that change, but the CBD core itself has the tallest buildings, high land cost, and most intensely utilized may be expanding in certain space. directions and retracting in „ The CBD frame is an area of less- others. Old buildings that are intensive land use, fewer pedestrians, low-rise buildings, and too costly to rehab are generally different land-use types demolished and new buildings compared with the core. In the constructed. frame, manufacturing, warehouses, hospitals, transportation terminals, and parking were and are common.

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3 Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs Traditional CBD Characteristics Traditional CBD Characteristics

„ CBD growth typically takes place in „ Daytime-Nighttime CBD Populations: Especially evident in the the zone of assimilation. This zone is typically found in one of traditional monocentric CBD, but also characteristic of the modern two locations: (1) expansion often polycentric metropolitan area, are the marked changes in CBD occurs in the direction that is closest to higher income residential population density during 24-hour weekday period. areas. (2) the zone of assimilation „ In 1950, very few people lived in the CBD core. Only a slightly few commonly expands into a former zone of discard. more lived in the CBD frame. The nightlife population was sparse. Nighttime population would peak in density 1 to 3 miles from the CBD. „ The zone of discard is an older and decaying edge of a formerly „ The daytime and working population densities have also changed since vibrant part of the CBD that has declined. Low land values and 1950. With the monocentric city almost all jobs were located within the proximity to the CBD core create CBD. In contrast, by the mid-2000s, many job concentrations had opportunity for investment, private sprung up in both the inner suburbs and the newer outer suburbs. or public and the zone of discard becomes the zone of assimilation. „ The sponge model: absorbing people in the early AM and staying Land uses in the zone of discard saturated all day. Then squeezing out of people between 5 and 7PM, tend to be marginal, pawn shops, to be dry the rest of night. Typical in almost all CBD’s. liquor stores, low-end retail, adult entertainment, and shelters.

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Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs Contemporary CBD Retailing CBD Redevelopment

„ The decades are long past when the heart of retail activities was „ Starting in the 1950s downtowns began to deteriorate as manufacturing centralized in the CBD. The shopping malls in the early developing jobs declined in central-city locations. Residents and retailers started to suburbs initiated the demise of the downtown retailing. Today, except in relocate to suburban malls and safe communities with newer and more subway-oriented rapid transit centers such as New York and Toronto, spacious homes with yards. CBD retailing has become essentially restricted to three basic types: „ By the 1960s, CBDs has declined significantly as the areas became „ Mass-appeal consumer goods: serve a captive market made up associated with high crime rates, vacant stores, homeless people, primarily of nearby inner-city residents, some of whom are welfare- marginal businesses, downscale merchandise, and low-quality dependent. These confined shoppers are basically dependent on the consumer services. nearby stores for modestly priced clothing, including used clothing. „ In the 2000’s CBDs typically account for less than 3% of a metropolitan „ Specialty goods and services: These retailers seek to appeal to area’s total retail sales. By the mid-1960s business leaders began to people who work in the CBD and to tourists, conventioneers, and those embark on a number of revitalization schemes. Local governments people who are engaged in transitory downtown business activities. joined CBD merchants, business leaders, bankers, real estate Specialty goods and services include nice restaurants and cafes, quick developers, and planners to bring about downtown revitalization. They in-and-out cafes, fast food, flower shops, travel agencies, nightclubs, became know as growth machines. bars, and liquor stores. „ Convenience goods: CVS and others. Basic needs, 3 minutes or less.

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4 Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs CBD Redevelopment CBD Redevelopment – Packaging the Entrepreneurial CBD

„ Packaging the Entrepreneurial CBD: The results of these growth Strategies Hartford „ Historic preservation and „ Historic Preservation Ordinance machines efforts across the country are mixed, Downtown after architectural integrity „ Hartford 21, Trumbull on the Park, 55 on the Park, Sage Allen/Temple Street downtown has attempted to “sell” an image of itself, often based on real „ Downtown housing or fictional themes from its past. „ Connecticut Convention Center „ Convention center „ Morgan Street and Front Street Garages „ Detroit’s Renaissance Center. Baltimore’s Inner Harbor. Hartford „ Improved parking facilities „ Rising Star Shuttle – Downtown Adrian’s Landing. Nearly all large cities today have developed and „ Transit improvements Circulator „ Waterfront development „ Riverfront Recapture and the Connecticut packaged unique complexes to attract tourist as well as to coax Science Center suburbanites downtown, if only for a concert, an art exhibit, or an ethnic „ Nightlife and entertainment „ Restaurants and Bars—Front Street festival, or for upscale shopping and fine dinning. Some even „ Cultural attractions Entertainment District „ Tourism „ Wadsworth, Hartford Stage, Theater developed enclosed shopping malls. Works, The Bushnell „ New office construction and old „ Many different strategies have been employed by large metropolises „ Old State House, The Capitol, Bushnell building refurbishment Park and small towns alike to make downtown areas more attractive and „ Sports stadiums and arena „ New office construction and old building more economically and socially viable. The growth machines have „ Pedestrian spaces refurbishment „ Police protection and presence „ Attempt to attract the Patriots, The recognized that the modern CBD cannot compete with the affluent Hartford Civic Center suburbs, shopping malls, office parks, and industrial parks. The „ Constitution Plaza, State House Square, following are a few examples of the most common strategies: Pratt Street „ New Public Safety Facility

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Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs CBD Redevelopment – Packaging the Entrepreneurial CBD CBD Redevelopment – Packaging the Entrepreneurial CBD

Adrian’s Landing Adrian’s Landing

„ Front Street „ Front Street

„ Connecticut Convention „ Front Street Center

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5 Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs CBD Redevelopment – Packaging the Entrepreneurial CBD CBD Redevelopment – Packaging the Entrepreneurial CBD

Adrian’s Landing Hartford Civic Center

„ Connecticut Convention „ 1970s Redevelopment Center

„ Connecticut Convention „ 2004 Redevelopment Center

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Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs CBD Redevelopment – Packaging the Entrepreneurial CBD CBD Redevelopment – Packaging the Entrepreneurial CBD

Redevelopment Downtown Housing

„ Constitution Plaza „ Temple Street

„ Riverfront Recapture „ 55 Trumbull Street

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6 Urban Land Use: The CBD and the Growth of the Suburbs CBD Redevelopment – Packaging the Entrepreneurial CBD

„ With the demise of manufacturing and warehousing in the CBD, new land-use activities have come to dominate the modern downtown. These include: „ corporate headquarters, „ banks and financial institutions, „ government office buildings, „ convention centers, „ high-end hotels in the core and cheaper hotels in the frame, Lecture 6. The Suburban Ideal and Suburbanization „ accounting, „ bookkeeping, and „ other professional services.

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Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs Understanding Suburbanization The Evangelical Ideals of Family and Home

„ How do we define suburbs? „ American middle-class suburbanization traces back to Clapham, England (1760s). „ How are suburbs different from the central city? „ A direct link between the Evangelicals (William Wilberforce) in Clapham and their Christian ideals of family, „ When did suburbanization begin? children, and home that become critical components in the ideological „ What are planning issues and movement away from cities and concerns related to suburbs? toward a society dominated by a suburban lifestyle. „ “One might call the Evangelicals the ideologies of the closed, domesticated nuclear family.” „ Robert Fishman – Bourgeois Untopieas: The Rise and Fall of Suburbia (1987)

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7 Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs American Ideals of Suburbanization The American Evangelicals

„ “The…ideas…(of) house and the yard did „ Timothy Dwight, Yale and the New not enter the nation’s consciousness American Evangelical Divinity through the efforts of any person or group of individuals.” „ Lyman Beecher „ “Dozens of people, including the park „ Catharine Beecher, whose planner Fredrick Law Olmsted, the social Treatise on Domestic Economy reformer Charles Loring Brace, and the (1841) Transcendental thinker Ralph Waldo „ Horace Bushnell’s Christian Emerson, helped create a new suburban vision of community between 1840 and Nurture (1847): described how the 1870.” home and family life could foster „ “Three authors whose productive lives ‘virtuous habits’ and thereby help spanned the years between 1840 and assure the blessed eternal peace 1875—Catharine Beecher, Andrew of ‘home comforts’ in heaven” Jackson Downing, and Calvert Vaux— „ Catharine Beecher co-authored were the most important voices in shaping with sister Harriet Beecher Stowe new American attitudes toward housing on The American Woman’s Home and residential space.” or the Principles of Domestic „ Kenneth Jackson - Crabgrass Frontier: The Suburbanization of the United Science (1869) States (1985)

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Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs Hartford and Nook Farm Hartford and Nook Farm

„ In 1851, John Hooker and Isabella Beecher Hooker, “[w]ith his brother-in- law Francis Gillette, purchased Nook Farm, a tract of 100 acres. „ Hooker opened Forest Street among the trees and built a very substantial home upon it. Nook Farm was…on its way to becoming Hartford’s choicest residential district…” (Andrews, 3, 1950) „ As the city pushed westward from the river, the owners were able to subdivide desirable land among congenial persons whom they wished to have as neighbors. „ From the first, the Hookers looked upon Nook Farm as a small society of their very own.” (Andrews, 4, 1950)

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8 Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs Hartford and Nook Farm Hartford and Suburban Design

„ Fredrick Law Olmsted (1822- 1903) „ Born and raised in Hartford in an Evangelical family „ Close friend of Horace Bushnell and Harriet Beecher Stowe „ Brings Jacob Weidenmenn to Hartford to design Bushnell Park „ Jacob Weidenmann, Superintendent of the City Park and Cedar Hill Cemetery (1863- 1874)

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Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs Hartford and Suburban Design Hartford and Suburban Design

„ “Although the elaborate lawn would „ “Explicit in such books was the notion be attainable only by the wealthy in that the only reason for living in the city England, in the United States was to make enough money to retire to carefully tended grass became the the country. mark of suburban respectability. „ The well-manicured yard became an „ In 1870 Frank J. Scott published The object of great pride and enabled its Art of Beautifying the Home Grounds owner to convey to passers-by an and impression of wealth and social „ Jacob Weidenmann issued standing…what…would later label Beautifying Country Homes: A ‘conspicuous consumption. Handbook of Landscape Gardening, „ Such a large parcel of land was not a one of the first American books practical resource in the service of a devoted entirely to ‘methods by which livelihood, but a luxury in the service of every landowner may improve and gracious living. beautify his suburban home „ Weidenmann noted…‘The location of effectively and with economy.” the house [on lots of from half an acre to two acres in extent] should be sufficiently back from the pubic road to afford ample room for an unbroken ornamental lawn.” (Jackson, 60, 1985) www.donaldpoland.com 35 www.donaldpoland.com 36

9 Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs Hartford and Suburban Design Hartford and Suburban Design

„ Barry Square Park, Hartford, „ The Institute of the Living, CT Hartford, CT

„ Bushnell Park, Hartford, CT

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Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs Hartford and Suburban Design Transportation Innovation and the Suburbs

„ Cedar Hill Cemetery, „ The Omnibus and Steam Hartford, CT Rail

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10 Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs Transportation Innovation and the Suburbs Housing, the Single Family House, and the Suburbs

„ The Automobile and Mass „ The Railroad Tenement Transit

„ Front Street Neighborhood, Hartford, CT

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Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs Housing, the Single Family House, and the Suburbs Hartford and Suburban Design – 1912 City Plan

„ Fredrick Law Olmsted and Riverside „ The suburban ideal and suburban form „ Notice the curved street (replaces the grid of the city) „ Parks and open space part of the design „ Blending the natural environment with urban life and lifestyle

Source: Hartford 1912 City Plan

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11 Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs Hartford and Suburban Design – 1912 City Plan Hartford and Suburban Design – 1912 City Plan

Source: Hartford 1912 City Plan Source: Hartford 1912 City Plan www.donaldpoland.com 45 www.donaldpoland.com 46

Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs Hartford and Suburban Design – 1912 City Plan Hartford and Suburban Design – 1912 City Plan

Source: Hartford 1912 City Plan Source: Hartford 1912 City Plan www.donaldpoland.com 47 www.donaldpoland.com 48

12 Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs Housing, the Single Family House, and the Suburbs Housing, the Single Family House, and the Suburbs

„ Andrew Downing Jackson „ Levittown, Long Island, NY „ Single Family Home Design

„ Catherine Beecher „ The Domestic Role of Women and Single Family Home as a Vehicle for Moral Living

„ Jacob Weidenmann „ The Yard and Landscape „ Levittown, PA Design

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Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs Housing, the Single Family House, and the Suburbs Housing, the Single Family House, and the Suburbs

„ After World War II the average size of a house in Levittown was „ Levittown – Mass produced 750 sq. ft. single family housing and mass produced suburbs „ 1950s – 950 sq. ft. „ The working and middle class „ 1960s – 1,100 sq. ft. gain access to suburbia and the „ 1970s – 1,500 sq. ft. American Dream of „ 1980s – 2,000 sq. ft. homeownership „ 1990s – 2,300 sq. ft. „ Mortgage payments less than „ 2005 - 2,500 sq. ft. renting (utilities and commuting add costs)

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13 Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs Housing, the Single Family House, and the Suburbs America’s New Downtowns

ƒ Larry Ford’s America’s New Downtowns offers considerable insight „ Modern subdivision design still into the revitalization and reinvention of downtowns in U.S. cities. He influenced by early suburban points out that “Downtowns are no longer simply central business ideals and design districts”. Downtown activities have now expanded well beyond the traditional compact (core and frame) CBD into more space-extensive land uses. ƒ Ford identifies four major features of new downtown expansion and change in large American cities: ƒ 1. Major Attractions (Fun Zones). ƒ 2. Historic Districts. ƒ 3. Residential Neighborhoods. ƒ 4. Transportation Innovations.

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Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs Models of Suburban Evolution in North American Metropolises Models of Urban Land Use

„ In the 1960s many models of urban land uses were developed to explain the kinds of activities to be found in urban land areas. These models were based on the monocentric city, when we were changing to polycentric urban areas. „ Location Rent and Urban Land Use: One model of urban land use focuses on location rent, the profit per unit of land. Accordingly, different land uses compete with one another. Some land uses, such as banks, financial institutions, corporate headquarters, and law offices are able to compete for the more expensive and intensively used land in the CBD. Land uses at the fringe of the urban area typically are less intensively utilized, less desired, and therefore less expensive. „ Land and Property Values: If the location rent model is approximately accurate in the real world, then the generalized pattern of urban land and property value should decrease as we move away from the peak land value intersection within the CBD and decline as we move toward the edge of the metropolitan area.

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14 Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs Models of Urban Land Use Models of Urban Land Use

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Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs Erickson’s Model of the Evolution of the Suburban Space Economy Erickson’s Model of the Evolution of the Suburban Space Economy

„ Erickson developed a general spatial model of the process of „ Dispersal and Diversification: 1940-1960. With improvements in suburbanization of North American metropolitan areas. The model transportation, the range of locational choices greatly expanded. emphasized the location and development of employment centers from Private automobile ownership greatly expanded, the quality and approximately 1920 to 1980. Its intent is to apply generally to all large reliability of auto transportation improved, and the interstate highway cities as they evolved in to full-fledged metropolitan areas. The model and intracity roadway system was significantly enlarged. All of these divides the evolution of modern suburbs into three time periods. elements combined to favor the suburbs. Substantial dispersal of people and economic activity occurred. „ Spillover and Specialization: 1920-1940. Roughly corresponds to the period between the end of WWI and the start of WWII. This is the „ Infilling and Multinucleation: 1960-1980. The large amount of period of proto-suburbs (primitive). Before 1920, cities were confined to developable land left over from the previous dispersal and their municipal limits. Jobs were nearly all in the city, almost all of them diversification phase was gradually filled in. Residential areas attracted in CBD. All of the people lived and shopped and socialized within the commercial activity and commercial and industrial locations attracted politically defined city limits. During this period manufacturing near by residential development. The interstate, transportation, and employment “spilled out” of the city proper into adjacent suburban land. access were key to this infilling development. Multinucleation in the Some commercial and residential development followed, but most was suburbs also became fully evident during this period. Suburban centers still focused in the CBD. sprang up, first in the inner ring, then later in the outer ring. Office, retail, and services all began to cluster in the suburbs. The focus was no longer on the core and CBD.

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15 Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs The Polycentric Region West Hartford Center and Blue Black Square

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Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs West Hartford Center and Blue Black Square West Hartford Center and Blue Black Square

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16 Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs South Windsor Day Hill Road Rocky Hill Exit 23

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Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs The Hartshorn and Muller Model of Suburban Downtowns The Hartshorn and Muller Model of Suburban Downtowns

„ A model of suburban business centers is largely an elaboration of „ Independence (1960s): During the 1960s a fundamentally different multinucleation. It follows logically from the Erickson model and roughly suburban landscape emerged. The suburbs became an entity in conforms to the last five decades of the twentieth century. themselves. They declared their independence from the central city and „ Sprawl (1950s): The first stage is sprawl, or undifferentiated and the CBD. This autonomy was made possible by freeway construction, “unexplained” suburban development. This sprawl was characterized which facilitated movement through and around the urban area. by the dispersal and residential expansion during the 1950s, creating „ Regional shopping malls sprang up in the suburbs at important freeway bedroom communities. interchanges, making the suburbs increasingly self-sufficient. Why not „ The operative concept here is that these sprawled residential areas shop in the new, nearby and less-congested suburban mall with ample served merely as places for workers to sleep, as their daytime activities parking, where it never rains inside, and where you can enjoy were still focused on the political city and CBD. considerable comparative shopping. „ The only type of shopping available in these suburbs was convenience „ Office and industrial parks also moved to these locations. Residential retailing. Any serious shopping venture entailed a trip to the still- diversification occurred during the 1960s, as infilling took place on dominant CBD. prime locations near these suburban business centers. New „ Air conditioning also played a role in the suburbs. “downtowns” were being formed in the suburbs of large metropolitan „ Arterial roads radiated out from the CBD. areas.

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17 Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs The Hartshorn and Muller Model of Suburban Downtowns Chicago – Urbanization – Suburbanization – Sprawl?

„ Magnet (1970s): If the suburbs became independent of the city during the 1960s, then they became magnets to entice growth and investment during the 1970s. Multi-story office buildings emerged, hotels and conference center (typically CBD uses), and restaurants located in these locations. Corporate headquarters also moved to these locations. „ High Rise/High Tech (1980s): Office buildings became taller. Multi- story hotels crowded into the business centers. Many low-rise (often one floor), high-tech companies providing computer related services settled at the periphery of these centers. Not only did the employment densities in these centers greatly increase but the residential areas surrounding these centers swelled with the spread of apartments. „ Mature Town Center (1990s to Present): Now we see the true polycentric city. These centers are fully stand-alone—function not only as business concentrations but also as clusters of cultural, social, and recreational activities. Only rarely do suburban residents need to travel to the CBD or to the inner city.

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Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs Suburban Sprawl A Discussion of Suburbanization and Sprawl

„ Typically viewed as a negative feature „ Who leaves the city? of urbanization. „ The issue of sprawl has generated many pro-and-con arguments. „ What happens to the city? „ Sprawl, in fact, is a normal and natural result of suburban growth/expansion. „ What do cities do? „ According to Zeng, Sui, and Li (2005), there are three types of naturally occurring sprawl: „ Who does it drive out? „ Continuous suburban expansion: occurs when growth takes place just „ What about jobs? beyond an existing built-up area. „ Infill growth: represents expansion beyond a previously leapfrog cluster. „ Suburbanization feeds on itself. „ Leapfrog sprawl: refers to the process whereby underdeveloped land beyond the built-up area is „ Economic Changes – Industry, Commerce, Retail/big box converted to suburban land use.

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18 Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs A Discussion of Suburbanization and Sprawl A Discussion of Suburbanization and Sprawl

„ Are cities bad and suburbs good? What are the planning trends?

„ Are suburbs good and cities bad? „ Inner-city: Revitalization and Redevelopment „ Inner-suburb: Stabilization and Retention „ Do we need to save our cities? „ Outer-suburb: Bracing for Impact „ Rural communities: Beyond Impact „ Can we have successful suburbs without the central city? What is the role of planning in suburban growth?

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Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs A Discussion of Suburbanization and Sprawl A Discussion of Suburbanization and Sprawl

Principles of Smart Growth Principles of Smart Growth „ Create Range of Housing Opportunities and Choices: Providing quality „ Make Development Decisions Predictable, Fair and Cost Effective: For a housing for people of all income levels is an integral component in any community to be successful in implementing smart growth, it must be smart growth strategy. embraced by the private sector. „ Create Walkable Neighborhoods: Walkable communities are desirable „ Mix Land Uses: Smart growth supports the integration of mixed land uses places to live, work, learn, worship and play, and therefore a key into communities as a critical component of achieving better places to component of smart growth. live. „ Encourage Community and Stakeholder Collaboration: Growth can „ Preserve Open Space, Farmland, Natural Beauty and Critical create great places to live, work and play -- if it responds to a Environmental Areas: Open space preservation supports smart growth community’s own sense of how and where it wants to grow. goals by bolstering local economies, preserving critical environmental „ Foster Distinctive, Attractive Communities with a Strong Sense of Place: areas, improving our communities quality of life, and guiding new growth Smart growth encourages communities to craft a vision and set into existing communities. standards for development and construction which respond to community values of architectural beauty and distinctiveness, as well as expanded choices in housing and transportation.

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19 Urban Land Use: The CBD and the Growth of the Suburbs Urban Land Use: The CBD and the Growth of the Suburbs A Discussion of Suburbanization and Sprawl A Discussion of Suburbanization and Sprawl

Principles of Smart Growth State of Connecticut Growth Management Principles „ Provide a Variety of Transportation Choices: Providing people with more choices in housing, shopping, communities, and transportation is • Redevelop and revitalize regional centers and areas with existing or currently planned physical infrastructure a key aim of smart growth. • Expand housing opportunities and design choices to accommodate a „ Strengthen and Direct Development Towards Existing Communities: variety of household types and needs Smart growth directs development towards existing communities • Concentrate development around transportation nodes and along already served by infrastructure, seeking to utilize the resources that major transportation corridors to support the viability of transportation existing neighborhoods offer, and conserve open space and options irreplaceable natural resources on the urban fringe. • Conserve and restore the natural environment, cultural and historical resources, and traditional rural lands „ Take Advantage of Compact Building Design: Smart growth provides a • Protect and ensure the integrity of environmental assets critical to means for communities to incorporate more compact building design public health and safety as an alternative to conventional, land consumptive development. • Promote integrated planning across all levels of government to address Issues on a statewide, regional and local basis

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