Enough Roads Already!!
In my experience, when New Urban planners are presented with the challenge of improving the walkability of an existing cul-de-sac suburb, they are likely to recommend an abundance of well-connected streets, in a complete grid of short blocks. I believe that there is a safer, healthier, cheaper, more eco-friendly alternative.
What if existing cul-de-sac neighborhoods don’t need more roads, to become walkable? While they need a dense fully-connected network of public right-of-way, a complete grid of paths for pedestrians and cyclists can be overlaid onto an existing subdivision at a fraction of the cost of “completing” the street grid. Performance-based zoning can also be overlaid on an existing residential area, so that home-based businesses, agriculture and homesharing can flourish, without expensive variances and without annoying the neighbors. Most suburbs need new public places, as simple as a covered bus stop or as elaborate as a new commercial zone. Many need to legalize Accessory Dwelling Units (ADUs), to increase density for public transit. But they don’t necessarily need more roads.
In fact, the wide pavement of the typical post-1950 street network contains an abundance of public space that can be shared by various non-motorized uses. For instance, residents of cul-de-sac neighborhoods sometimes claim the public pavement of the cul-de-sac for weekend parties, in a pale echo of the village greens of the early 1700’s. Many municipal greenstreet programs reclaim parts of the pavement for stormwater management and habitat enhancement. While City Repair typically enhances the public benefits of paved intersections, a similar process could enhance the woonerf-like aspects of existing cul-de-sacs.
Can you imagine that a cul-de-sac neighborhood could be improved so much, that pedestrian, bike, and transit together would account for a majority of trips? A 1990 study in Village Homes of Davis, CA, (a quintessential eco-friendly cul-de-sac neighborhood with a hybrid transportation grid) found that residents used 36% less energy for motorized travel than a nearby control group. However, most existing cul-de-sac neighborhoods generate more vehicle-miles-travelled, compared to a complete, motorized grid. Even with a great citywide bike network and pretty good bus service, Village Homes still generated more than 11,000 miles travelled per car annually, with 1.8 cars per household (Thomas Lenz 1990, unpublished masters thesis cited here p.54).
By itself, Village Homes is too small to generate enough ped/bike traffic to support much of a commercial district, or convenient transit service. Still, Girling and Kellert (2000) showed the benefits of a hybrid transportation network in this computer model.
In my opinion, an aging suburb in need of revitalization, could be organized as clusters of 4 to 6 neighborhoods of 500 to 600 residents each, with each cluster centered around a small commercial district with a café, convenience store, public transit stop with outstanding service, carshare options, elementary school, etc. If the local ped/bike network and the public transit service were safe and inviting, with easy and pleasant access to a wide variety of destinations, many residents might loosen their addiction to cars. In the 1960’s, Denmark was as car-happy as the US–change is possible, with appropriate planning. Performance zoning would be essential, to create diverse destinations within existing residential zones, and to raise the residential density. The idea could be prototyped with manageable changes in existing physical and regulatory infrastructure. These changes might be significantly less expensive than cutting new, complete road grids through existing suburbs.
If we assume that automotive transportation and Euclidean use-based zoning will remain dominant and ubiquitous in the US, then we accept that each day cars will continue to kill nearly 100 Americans while permanently maiming hundreds more and emitting copious GHG’s. In this scenario, cul-de-sac neighborhoods are worse than complete-grid neighborhoods, because they usually generate more Vehicle Miles Travelled (VMT) per household.
However, if we suppose that automobiles could conceivably comprise a minority fraction of total trips for some neighborhoods, and that existing single family homes could support appropriate, neighbor-friendly business activities, then a cul-de-sac neighborhood with a complete, dense ped/bike grid would have significant advantages. For instance, residents would enjoy walking, cycling, and playing in public spaces, in relative safety from sudden encounters with tons of 40mph metal (“Skinny Streets” by Girling & Kellett p.80 reports that cul-de-sac neighborhoods are 4 to 8 times safer than ‘complete’ street networks. Most folks who have lived in both cul-de-sac and short-block neighborhoods will find this statistic easy to believe). For stormwater management, while a retrofit is more challenging than new construction to implement surface drainage, the percentage of impervious surface can still be substantially less than a “complete” New Urban street grid.
A hybrid transportation grid with a dense, fully connected pedestrian/bike network, can revive an aging suburb or a half-completed bankrupt subdivision in need of eco-friendly market repositioning. In combination, a performance-zoning overlay can create diverse destinations within each walkable/bikable neighborhood, without major public expenditure and without annoying the neighbors. If the non-motorized grid and public transit systems are good enough, then new businesses and additional residents can thrive, without a net increase in motorized traffic.
No, I can’t prove it yet, that all the pieces of this holistic solution will fit together as planned. But the potential benefits are so high, that it’s worth trying. “All” that’s needed to get started, are a few new rules, a few new paved walkways, a few covered bus stops, and a lot of negotiation—already areas of expertise for many local governments and developers.