Brandon Donnelly — Daily insights for city builders. Published since 2013 by Toronto-based real estate developer Brandon Donnelly. — Page 1488

I’ve been talking with my good friend Alex Feldman for a few months now about him doing a guest post on Architect This City . Alex and I went to Penn together and he’s now VP at a real estate advisory firm called U3 Advisors . The firm is based in Philadelphia, but they do work in many other cities including Detroit. I hope you enjoy his post. Happy Monday everyone.

Guest post by Alex Feldman

Two weeks ago, I had the privilege of traveling to Medellin, Colombia to attend the World Urban Forum – a non-legislative UN Habitat led gathering that is widely regarded as the premier conference on Cities. Over 10,000 people attended the bi-annual gathering, which felt like a cross between a World’s Fair, a Trade-Show, and a political summit. While the conference proved to be a melting pot of topics, ideas, and people, I came away from my 3 days in Colombia more captivated by the city itself.

For those of you familiar with Medellin, you may be aware of its infamous past as the center of Pablo Escobar’s drug cartel. The city was once considered one of the most dangerous in the world with 6,300 homicides in 1991. Escobar was killed in 1993 and the city has been dramatically transformed over the last 20 years. Today, Medellin is much safer, very clean, and incredibly friendly (as someone who speaks very little Spanish, I met complete strangers who went out of their way to help me get around the city).

Medellin’s resilience has not gone unnoticed and the city has been recognized as one of the most innovative in the world. Part of Medellin’s transformation has been its focus on inclusion and equitable development. I spent Sunday traveling on the city’s modern Metro system to visit Santo Domingo – a hillside neighborhood that was once the center of Escobar’s drug cartel. The steep topography of the neighborhood makes it difficult for cars or buses to reach the low-income residents – and requires a long walk up-hill for anyone returning from a long day of work or school in the central city. As part of Medellin’s Social Urbanism platform , a public-private partnership constructed Line K of the Medellin Metro – a 1.8km gondola or Metrocable that provides seamless connections to the city’s Metro.

I rode the Metrocable to the top of the hill - the Santo Domingo stop. I was worried that the ride up the hill would feel like a tourist attraction, with hundreds of visitors staring down at the low-income neighborhoods below. Instead, the Metrocable proved to be both a useful public transport system and a point of pride for local residents – offering some of the best views in the city from the compact, glass enclosed cars. 

At Santo Domingo, I wandered through a vibrant street fair to the Biblioteca Espana – a modern library designed by Colombian Architect Giancarlo Mazzanti that represents another aspect of urbanismo social: placing the city’s “most beautiful buildings” in the city’s poorest areas – a declaration of former Mayor Segio Fajardo. Despite the fact that the building’s exterior is temporarily covered in scaffolding due to leaks, it represents a significant investment in a neighborhood that was once the most dangerous in the city.

On the ride back down the mountain, I couldn’t help but reflect on how a city could be transformed in such a short period of time. The lessons of Medellin’s urban makeover are relevant to many cities (including my hometown of Philadelphia which despite a recent transformation still suffers from a poor global reputation ). Visionary leadership, innovative transportation models, and progressive urbanism have re-made Medellin’s reputation. In turn, this has benefited Medellin’s citizens both in quality of life and local pride. When citizens begin to love their city again, the ripple effect can be exponential. More cities should take-note of this Latin American comeback kid.

Smart Growth America released a report this month called Measuring Sprawl 2014. It’s an update to a report they did back in 2002 and it’s worth a read if you’re into urban planning. You can download it here . 

The report looks at 221 metro areas in the US and develops a “sprawl index ranking.” The higher the number, the more compact the metro area. Not surprisingly, New York tops the list with San Francisco coming in second. But more interesting are the correlations they discovered. As you go up their sprawl index ranking (that is, as the cities become more compact), they found the following :

• People have greater economic opportunity in compact and connected metro areas.

• People spend less of their household income on the combined cost of housing and transportation in these areas.

• People have a greater number of transportation options available to them.

• And people in compact, connected metro areas tend to be safer, healthier and live longer than their peers in more sprawling metro areas.

If you’re a follower of smart growth , then some of these will sound familiar. But they’re worth repeating and I’d like to focus on the second one for a minute (not to undermine the importance of living longer). Conventional wisdom dictates that as you sprawl out from the center of a city, the cost of housing drops. And indeed, that’s what they found. There’s a correlation between density and housing costs, and more compact cities generally have more expensive housing.

However, they also found that the percentage of income spent on transportation is much less in compact metros:

Each 10 percent increase in an index score was associated with a 3.5 percent decrease in transportation costs relative to income. For instance, households in the San Francisco, CA area (index score: 194.3) spend an average of 12.4 percent of their income on transportation. Households in the Tampa, FL metro area (index score: 98.5) spend an average of 21.5 percent of their income on transportation.

But here’s where it gets interesting: they found that transportation costs dropped faster than housing costs increased as metro areas became more compact. Meaning if you consider both housing costs and transportation costs in aggregate, it’s actually cheaper to live in more compact areas. From what I can tell, they’re also only considering direct transportation costs and not indirect costs such as the time people waste sitting in traffic. 

Either way, it’s something to consider the next time you’re thinking about where to live and how much you should be willing to spend on housing. That cheaper suburban home may not be as cheap as it seems.

Photo by Aythami Perez on 500px

Robert A.M Stern–who is a fairly traditional architect (stylistically) and  Dean of the Yale School of Architecture –recently coauthored a book called  “Paradise Planned: The Garden Suburb and the Modern City.”  It’s over 1,000 pages. I haven’t read it yet and I likely won’t, but I did just read  this op-ed piece in the New York Times by Allison Arieff  and I wanted to comment.

In the book, the authors argue that the solution to  our suburban problems  is to return to a “tragically interrupted, 150-year-old tradition” known within urban planning and architectural circles as the  Garden City movement . Here’s how Arieff describes it:

The garden suburb is — because it still exists in many places — a planned, self-contained village located usually outside a major city. Ideally, it features a variety of housing types, though by variety, we’re talking single-family homes and a few low-rise multifamily buildings.

In contrast to the suburbs we’ve come to be most familiar with, these featured homes are situated in a comfortably dense, highly walkable environment designed around a public center or square.

But in addition to being more dense and walkable, the big difference for me is that the garden city (to use the original terminology) was initially intended to be self sufficient economically–rather than just serve as a bedroom community for the central city.

It was all incredibly rational. As one garden city reached its population and employment projections, the next garden city node would be created and connected to the network via road and rail. And by using land relatively intensely, it meant that more of the countryside could be preserved as undeveloped land.

But while I would agree that the suburbs aren’t going to go away ( I’ve said this before ) and that we should be making them more dense and walkable, the book (well, the article) got me wondering to what extent the Garden City model applies from an economic standpoint. Should we be trying to create poly-centric cities with tidy little self-sufficient pockets of employment? Or should everything primarily feed a central city?

The irony of the decentralized information economy is that it appears to be encouraging centralization across and within cities. But even before the rise of the internet and other technologies, there have always been real economic benefits to firms clustering in cities. Known as  agglomeration economies , it’s one of the reasons cities even exist in the first place.

Certainly, there’s a lot we can learn from the way we used to build and plan our cities and towns (they were designed around people as opposed to cars). But something doesn’t sit right with me in terms of the way the Garden City movement thinks about cities, economically. It seems idealistic.