NewGeography.com blogs

Nerdwallet.com Mixes Apples and Oranges on "Worst Cities for Drivers"

The website nerdwallet.com mixes apples and oranges in producing a list of the 10 worst "cities" for car drivers in the United States. The ratings hardly matter, since the nerdwallet.com score is based on a mixture of urban area and municipality data.

The Apples: Nerdrwallet.com uses the Texas Transportation Institute traveled the may delay measures for urban areas. These are areas of continuous urban development that always include far more population than is in the central city or municipality. There is no data for the traffic congestion measures at the central city level. These traffic congestion scores are nerdwallet.com's "apples."

The Oranges: The oranges of the population densities for the core municipalities. For example, the density shown for New York is that of the city, at 27,000 per square mile. The urban area has a density of approximately 5000 per square mile.

The Comparison: The net effect is that nerdwallet.com uses the city of New York, with its 8 million people in approximately 300 square miles to the New York urban area with approximately 18 million people in 3,400 square miles. These are not the same things and any score derived from the mixing of these two definitions is inherently invalid.

This is one of all too many examples of comparisons that are made in the press between "cities," with editors and fact checkers taking insufficient care to ensure that they are using comparable data.

Top GOP Budget Officials Call for Investigation of Xpress West High Speed Train from Victorville to Los Angeles

Congressman Paul Ryan, chairman of the House of Representatives Budget Committee and Sen. Jeff Sessions, Ranking Member of the Senate Budget Committee have expressed serious reservations on the proposed taxpayer loan to the Xpress West high-speed rail line that would operate two thirds of the way between Los Angeles and Las Vegas (from Victorville).

A joint letter dated March 7 to United States Secretary of Transportation Ray LaHood called the taxpayer risks untenable. They asked for a Government Accounting Office investigation of the project and asked Secretary LaHood to suspend final determination on the taxpayer loan until the GAO investigation is completed.

Texas Two Step

There has been a huge spike in the number of New Yorkers relocating to Texas in recent years, even at a time when fewer city residents were departing for Charlotte, Atlanta, Philadelphia and other traditional destinations.


 

Borough Breakdown: NYC Residents Moving to
Houston, Austin, Dallas, Fort Worth and San Antonio (2004/05 to 2009/10)

Migration from Bronx to...
  2004/2005 2009/2010 % Change
Dallas County 77 92 19.5%
Harris County 202 310 53.5%
Tarrant County 28 58 107.1%
Travis County 22 27 22.7%
Bexar County 29 66 127.6%
Fort Bend County 31 33 6.5%
Total 389 586 50.6%

 

Migration from Brooklyn to...
  2004/2005 2009/2010 % Change
Dallas County 132 152 15.2%
Harris County 271 351 29.5%
Tarrant County 64 71 10.9%
Travis County 83 224 169.9%
Bexar County 76 64 -15.8%
Fort Bend County 40 62 55.0%
Total 666 924 38.7%

 

Migration from Queens to...
  2004/2005 2009/2010 % Change
Dallas County 146 166 13.7%
Harris County 412 404 -1.9%
Tarrant County 117 125 6.8%
Travis County 56 89 58.9%
Bexar County 80 99 23.8%
Fort Bend County 67 90 34.3%
Total 878 973 10.8%

 

Migration from Manhattan to...
  2004/2005 2009/2010 % Change
Dallas County 311 356 14.5%
Harris County 346 508 46.8%
Tarrant County 51 107 109.8%
Travis County 167 303 81.4%
Bexar County 96 91 -5.2%
Fort Bend County 15 54 260.0%
Total 986 1419 43.9%

 

Migration from Staten Island to...
  2004/2005 2009/2010 % Change
Dallas County N/A N/A N/A
Harris County 36 55 52.8%
Tarrant County N/A N/A N/A
Travis County N/A N/A N/A
Bexar County N/A N/A N/A
Fort Bend County N/A N/A N/A
Total 36 55 52.8%



Source: IRS Migration Data. For Staten Island, data was only available for migrations to Harris County.

This piece originally appeared a tthe Center for an Urban Future data blog.

Fracktivists for Global Warming: How Celebrity NIMBYism Turned Environmentalism Against Natural Gas

Over the last year, celebrities such as Yoko Ono, Sean Lennon, Robert Redford, Mark Ruffalo, Mario Batali, Scarlett Johansson, Alec Baldwin, and Matt Damon have spoken out against the expansion of natural gas drilling. “Fracking kills,” says Ono, who has a country home in New York. “It threatens the air we breathe,” says Redford. 

In fact, “gas provides a very substantial health benefit in reducing air pollution,” according to Daniel Schrag, director of Harvard University’s Center for the Environment. There have been “tremendous health gains” from the coal-to-gas switch, MIT economist Michael Greenstone told The Associated Press. Indeed, air pollution in Pennsylvania has plummeted in recent years thanks to the coal-to-gas switch. "Honestly," added Greenstone, "the environmentalists need to hear it."

Fracktivism might be dismissed as so much celebrity self-involvement had it not reversed the national environmental movement's longstanding support of natural gas as a bridge to zero-carbon energy — and kept shale drilling out of New York state. Last week, Governor Andrew Cuomo was set to green-light 40 demonstration gas wells in a depressed part of New York until Natural Resources Defense Council attorney Bobby Kennedy Jr. called him and asked him not to.

Bill McKibben and his organization 350.org have made common cause with the anti-fracking movement, as has the Sierra Club. NRDC went from being supportive of a coal-to-gas switch to opposing the expansion of gas production. Even the Environmental Defense Fund’s chief, Fred Krupp, said in a debate last month that he opposes the expansion of natural gas.

All of this comes at a time when carbon emissions are declining in the US more than in any other country in the world. The USA is the global climate leader, while Europe and Germany are returning to coal. The main reason is gas, which increased last year by almost the exact same amount that coal declined

Just a few years ago, environmental leaders were saying that we faced a climate emergency, that emissions must start declining rapidly, and that enemy number one was coal. Now the same leaders are saying we have to stop shale fracking even though it is crushing coal and driving down American carbon emissions.

Of course, the fractivism isn't really about the fracking. Matt Damon's anti-natural gas movie was originally an attack on wind farms. In 2005, Bobby Kennedy Jr. helped lead a campaign to stop the Cape Wind farm from being built because it will be visible from the Kennedy compound. Meanwhile, he was championing the construction of a massive solar farm in the Mojave Desert, 3,000 miles away — itself opposed by local environmentalists.

Fracktivists like Mark Ruffalo protest that his NIMBYism isn't pro-coal. He told AP that we don’t need natural gas; we can easily switch from coal directly to solar panels, like the ones Ruffalo installed on his Catskills house. 

But when the sun isn’t shining on Ruffalo’s roof, he’s mostly getting his electricity from natural gas. In order to accommodate the intermittent nature of solar and wind, utilities rely on natural gas plants, which can be quickly ramped up and down to keep the lights on. Contra Gasland’s Josh Fox's claims about using "compressed air" in a recent debate with Ted at Salon.com — cheap, utility-scale energy storage simply doesn't exist.

Privately, scientists and analysts within national environmental organizations are appalled that celebrity fractivism could get in the way of the coal-to-gas shift. They say the fracktivists undermine green credibility, and are disturbed by the failure of their movement’s leadership. 

But there’s little reason to expect national green leaders will become, well, leaders. They will likely continue to follow donors who demonstrate time and again that what matters most to them — whether in the case of a nuclear plant in Long Island, a wind farm in Cape Cod, or a gas well in the Catskills — is the view from their solar-plated eco-compounds, not the potentially catastrophic impact of global warming on the planet.

This post first appeared at TheBreakthrough.org.

The (White) British are Leaving (London)

As reported in The Evolving Urban Form: London, last July the Greater London Authority (GLA), located inside the Green Belt, grew strongly from 2001 to 2011, though remains well below its peak estimated population in 1939. Substantial domestic migration from the core area to the exurbs was a major contributor to their growth during between 2000 and 2010 (Figure 1).

Obviously, with all that growth and all that domestic out-migration, international migration had to be driving the population growth in the GLA. The British Broadcasting Corportation (BBC) confirms that, reporting that, for the first time "white British" residents of GLA represent a minority of the population. At 45 percent, this population segment is down from 58 percent in 2011.

Whites, however, remain a majority, with more than 1.3 who do not consider themselves British, according to the 2011 census data. The combined white population is nearly 60 percent of the GLA total. The table below provides the ethnic data as reported by the Office for National Statistics.



Greater London Authority: Ethnicity
2011 Census
All categories: Ethnic group      8,173,941 100.0%
White: English/Welsh/Scottish/Northern Irish/British      3,669,284 44.9%
White: Irish         175,974 2.2%
White: Gypsy or Irish Traveller              8,196 0.1%
White: Other White      1,033,981 12.6%
Mixed/multiple ethnic group: White and Black Caribbean         119,425 1.5%
Mixed/multiple ethnic group: White and Black African            65,479 0.8%
Mixed/multiple ethnic group: White and Asian         101,500 1.2%
Mixed/multiple ethnic group: Other Mixed         118,875 1.5%
Asian/Asian British: Indian         542,857 6.6%
Asian/Asian British: Pakistani         223,797 2.7%
Asian/Asian British: Bangladeshi         222,127 2.7%
Asian/Asian British: Chinese         124,250 1.5%
Asian/Asian British: Other Asian         398,515 4.9%
Black/African/Caribbean/Black British: African         573,931 7.0%
Black/African/Caribbean/Black British: Caribbean         344,597 4.2%
Black/African/Caribbean/Black British: Other Black         170,112 2.1%
Other ethnic group: Arab         106,020 1.3%
Other ethnic group: Any other ethnic group         175,021 2.1%
Source: Office for National Statistics, United Kingdom
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Gas Crushes Coal

Coal electricity declined by 12.5 percent in 2012, mostly driven by the switch to natural gas, which increased by almost the exact same amount (217 terrawatt-hours) as coal declined (216 TWh), according to new annual numbers released by the US Energy Information Administration.

Wind electricity increased as well — by about one-tenth (20.5 TWh) as much as gas. Solar increased a little more than one-hundredth as much as gas (2.5 TWh).

The figures come at a time when renewable energy advocates have claimed that wind and solar have been responsible for the big declines in coal — claims that do not stand up to scrutiny, according to a new Breakthrough Institute analysis.

Indeed, the new numbers highlight the key difference between gas and solar and wind. Where taxpayers subsidized unconventional gas exploration from 1980 to 2002 to the tune of $10 billion, natural gas in recent years has been replacing coal without subsidies.

Wind and solar, by contrast, remain almost wholly dependent on public support. Uncertainty last year over whether Congress would renew the key wind subsidy meant that less than half as much new wind will be installed in 2013 as was installed in 2012.

Where the problem for wind has been its high cost, the problem for gas is that it has become too cheap. Natural gas production slowed last year in the face of unprofitably low prices caused by overproduction.

This does not mean that subsidies for solar and wind should be cut, only that they should be reformed. Instead of subsidizing the production of electricity from the same old technologies, we need the kind of innovation that allowed natural gas to become cheaper than coal.

This piece first appeared at The Breakthrough.

Churches and Parking

A recent story over at Atlantic Cities got me thinking about a debate that’s heated up over the last few years: urban parking policy for churches.

Per Atlantic Cities, San Francisco has decided to start charging for metered parking on Sundays. This is starting to happen across America. In San Francisco, as in Chicago and elsewhere, the driver (no pun intended) appears to be revenue raising, plain and simple.

This has angered many attendees of local churches (who have in many cases now moved out of town and drive in for services). They seem to believe that they have a constitutional right to free parking on Sunday mornings. On the other side, of course, are bicycle advocates, who are positively gleeful. (Bicycle advocates are without a doubt the single most self-righteous advocacy group I know, which is why so many people who otherwise might support reasonable pro-bicycling policy can’t stand them).

I think a more nuanced approach should be taken, based on neighborhood conditions and creating the right incentive structures. For example, in some places across the country (San Francisco and Chicago come to mind again), it’s traditional for church goers to park even in what would otherwise be illegal spots. In general, this isn’t a problem – at least from my personal observations in Chicago. Traffic is pretty light on Sunday mornings, and it doesn’t cause any problems.

What’s more, enabling that temporary use of public space for a couple hours on a Sunday morning is exactly the sort of thing we need more of, not less. An institution like a church that has a single demand spike for parking during a generally low demand period is a great candidate for flexible uses of public space that would otherwise be underutilized. Liveable streets advocates are quick to decry the empty lanes off peak from oversized roads. So what’s the problem with putting a boulevard on a “road diet” on Sunday morning by using a lane for parking? Sounds like a winner to me. I’d be asking what other types of institutions or events could do similar things.

And consider, what will happen if churches are banned from using these spots or otherwise have to pay? Well, it depends on the neighborhood, but it’s easy to see what organizations often do when they need parking: build parking lots. Do we really want churches acquiring private off street lots that will sit empty 166 out of 168 hours per week – and generate no property taxes? It makes no sense to me. Why would we want to create incentives for people to own parking lots just because some folks hate cars? We should be going exactly the other direction. There are way too many church parking lots already if you ask me. We should be trying to cut deals with them to open that land up for development by making temporary blocks of street parking available for a couple hours on Sundays.

Now, in places where there is legitimately congestion and/or parking shortages on Sunday mornings (and San Francisco might be a case here – I don’t know for sure), implementing parking charges and restrictions would certainly be reasonable. The principal reason for allowing these church uses in the first place shouldn’t be some religious exemption per se, but rather enabling a local chronologically niche use to take advantage of underutilized public space. (Keep in mind that many other local users get truly special privileges based solely on their local presence: loading zones, valet zones, residential parking – and the latter is usually de facto free). If the space is over-subscribed, then feeding the meters to help rationalize demand is reasonable, and the churches should stop grumbling.

In short, we should be basing this on some type of rational decision process based on neighborhood conditions, setting the right overall incentives, and balancing the needs of competing uses, not pandering to churches treating illegal spots as if they were some ancient feudal right, nor sanctimonious bicyclists behaving as if a double parked car on Sunday morning is a menace to the planet or to their own self-evident status as the most perfectly entitled form of urban transport.

This piece first appeared at The Ubanophile.

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A Fly-Over State Change of Mind

Google the phrase “fly-over state.” You will find some unkind and a few nasty characterizations of the states that occupy the middle of the country. Nobody goes to these boring, unremarkable places with their ignorant people, uncultured lifestyles and awful weather. "Fly-over states" are where people never actually go but just fly over to get from the East Coast to the West Coast where the interesting places are.

Now I don't want to disparage the coastal states or their “cool” cities because I have many friends living and working there that I would never dream of offending. But the truth is that the middle of the country is doing quite well and can look forward to a bright future with unaccustomed, uncharacteristic optimism.

The Great Plains turnabout is robust and pervasive, according to “The Rise of the Great Plains,” a report on the future of the American Great Plains recently released by Texas Tech University. Joel Kotkin, Praxis Strategy Group and Kevin Mulligan of TTU’s Center of Geospatial Technology authored the report, which is accompanied by an interactive online atlas of economic, demographic and geographic data.

Instead of being passed over, the region has surpassed the national norms in everything from population increase to income and job growth during the last decade. After generations of net out-migration, the entire region now enjoys a net in-migration from other states, as well as increased immigration from around the world. Contrary to perceptions of the area as a wind-swept, old-age home, the vast majority of the newcomers are between the ages of 20 and 35.

“The Rise of the Great Plains” concludes that three critical factors will propel the region’s future in the 21st century.

First, the region’s vast resources places it in an excellent position to take advantage of worldwide increases in demand for food, fiber and fuel. The region’s manufacturing prowess and increasing trade savvy can propel it into more global markets.

Second, the hyper-evolution and adoption of advanced technologies has enhanced the development of precision agriculture and energy resources, notably oil and gas previously considered impractical to tap. So, too, the Internet and advanced communications have reduced many of the barriers — socio-economic and cultural — which have isolated the Plains from the rest of the country and the world.

Third, and perhaps most significantly, are demographic changes. The reversal of out-migration means that the region is again becoming attractive to people with ambition and talent. This is particularly true of leading cities, many of which now enjoy positive net migration not only from their own rural hinterlands, but from metropolitan areas such as Los Angeles, Minneapolis, the San Francisco Bay Area, New York and Chicago.

Fly-over states forever? Certainly some of the economic realities and perceptions of the Great Plains will persist. Yet, we can accelerate their demise by choosing to make prudent, generative investments in our infrastructure, businesses, institutions, communities and people. By doing so, we ourselves will be empowered to fly over to opportunities wherever they might be found throughout the world.

Delore Zimmerman is the President of Praxis Strategy Group and Publisher of NewGeography.com. This piece originally appeared in Prairie Business Magazine, January 31, 2013.

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New Zealand Housing Hits Political Hot Button

The release of the 9th Annual Demographia International Housing Affordability Survey on Monday appears to have caused a political storm in New Zealand. This year’s Survey was particularly controversial in New Zealand for two reasons.

Not only did it show deteriorating housing affordability, as measured by a worsening of New Zealand’s ‘median multiple’ (median house price divided by gross annual median household income), but the foreword of the Survey was written by none other than New Zealand’s Finance Minister, Bill English, who had some stern words to say about the state of housing affordability in New Zealand, brought about largely by the strangulation of supply:

“Housing affordability is an important focus for the New Zealand Government . Last year’s New Zealand Productivity Commission report on housing affordability, relying in part on Demographia affordability data, showed a substantial worsening in housing affordability in New Zealand in the last thirty years…

In its response to the Productivity Commission, the Government agreed with the Commission’s analysis that supply side factors explain the deterioration in New Zealand’s housing affordability.

The Government’s response to the Commission’s report concentrated on land supply, infrastructure provision, costs and delays due to regulatory processes, and improving construction sector productivity…

It costs too much and takes too long to build a house in New Zealand. Land has been made artificially scarce by regulation that locks up land for development. This regulation has made land supply unresponsive to demand. When demand shocks occur, as they did in the mid-2000s in New Zealand and around the world, much of that shock translates to higher prices rather than more houses. It simply takes too long to make new land available for development.

We may be seeing the beginning of a repeat of the mid-2000s demand shock. As interest rates stay below historic norms, expectations are shifting that these rates are here to stay. As a result, demand for real assets has increased, observed in booming equities markets in 2012. Demand for real estate is also increasing, with the median house price in Auckland recently exceeding the highs of 2007.

Costs of other housing inputs contribute to New Zealand’s affordability problem. Building materials cost more in New Zealand than neighbouring Australia. The structure of infrastructure financing, and the timing levies are to be paid, raises the market price for housing. Appeals under the Resource. Management Act, New Zealand’s land use regulation, can hold up developments and city planning for a decade or more in some cases. Time is money because development is risky…

Certainly, the affordability situation in New Zealand has, once again, started to deteriorate, with house prices in New Zealand’s two major markets – Auckland and Christchurch – rising strongly over the past two years (see next chart).


In late 2009, the Reserve Bank of New Zealand dropped the official cash rate to just 2.5%, where it has remained ever since. In turn, the discount variable mortgage rate has fallen to just 5.45%, which has fueled a sharp rise in mortgage finance commitments and house prices (see below charts)



At the same time as credit demand has been rising, the supply situation in New Zealand has also deteriorated. The February 2011 Canterbury earthquakes wiped‑out more than 10,000 homes in Christchurch, New Zealand’s second largest city, adding to the already tight housing supply.

Meanwhile, in New Zealand’s largest city – Auckland – the Council has moved to tighten the city’s already highly restrictive urban growth boundary (called the “Metropolitan Urban Limit” or MUL) into an even tighter “Rural Urban Boundary” that would effectively ban development outside of the rural-urban line and limit the area in which development could take place (see here and here for details).

The Productivity Commission’s Final Report into housing affordability, released last year, was scathing of land-use planning in New Zealand, citing a body of evidence showing that strict policies of urban containment and slow development approval times had adversely affected the rate of new home construction and housing affordability in New Zealand.

In particular, the Productivity Commission’s Report noted that the land value of housing had risen significantly, particularly in Auckland, with land-use constraints a key driver of this escalation (see next chart).


Moreover, the Productivity Commission report showed that the cost of new housing blocks had escalated in real terms, particularly in Auckland:


And that the land price escalation has occurred at the same time as the number of sections sold has plummeted:


The release of the Demographia Survey on Monday appears to have brought New Zealand’s housing affordability problems into the limelight.

Yesterday, in response to the study, the New Zealand Prime Minister announced a reshuffle of Cabinet, assigning Nick Smith to housing in an attempt to improve affordability. The Government has also threatened to take planning control from local councils if they do not improve the supply situation, with the Auckland Council, in particular, in its sites.

For its part, the Auckland Council is holding firm to its Plan to tighten the city’s growth boundary, stating that it doesn’t “agree with the unplanned wholesale release of land which is going to cost the ratepayers a fortune to service”.

Meanwhile, the Opposition Labour Party has promissed to build 100,000 basic homes for first-home buyers, focusing on Auckland, over 10 years, in order to relieve the supply situation and improve affordability.

It looks like housing affordability is, once again, gearing up as a hot political issue in New Zealand.

This piece first appeared at Macro Business.

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Applying the Urbanophile's Beliefs About Cities to Houston

Last month The Urbanophile posted his statement of beliefs about cities, and a lot of them resonated with me about Houston.  Here are some favorite excerpts along with my own thoughts.

* Great cities, like great wines, have to express their terroir. There is no one-size-fits-all model of urban success. Our cities are as diverse as their citizenry. To succeed, they need to express their own essential and unique character.  

 This is why you always have to be skeptical when somebody says something like "For Houston to be world class we have to do X like city Y."  I believe that especially applies to heavy rail commuter transit in our decentralized, car-based city, but it also applies to recent questions like "Why can't Houston have downtown retail like Chicago's Magnificent Mile or New York's Fifth Avenue?"  Because we're not like them, and we already have our pedestrian-oriented upscale shopping district: it's called The Galleria, one of the largest malls in the country, and with plenty of parking and climate control to boot!

* Don’t try to beat other cities at their game. Instead, make them beat you at yours. Cities are unique – yours included. Instead of fretting about measuring up to the planet’s elite metropoli or trying to emulate them, cities should figure out their unique strengths that other places can’t match.

Hear, hear! To quote an old post of mine: "Houston starts the 21st-century with a set of amenities 99% of the planet’s cities would kill for: a vibrant core with several hundred thousand jobs; a profitable and growing set of major industry clusters (Energy, the Texas Medical Center, the Port); the second-most Fortune 500 headquarters in the country (26); top-notch museums, festivals, theater, arts and cultural organizations; major league sports and stadiums; a revitalized downtown; astonishing affordability (especially housing); a culture of openness, friendliness, opportunity, and charity (reinforced by Katrina); global diversity; a young and growing population; progressiveness; entrepreneurial energy and optimism; efficient and business-friendly local government; regional unity; a smorgasbord of tasty and inexpensive international restaurants; and tremendous mobility infrastructure (including the freeway and transit networks, railroads, the port, and a set of truly world-class hub airports)."

* It says something powerful about a city when people vote with their feet to move there, to plant their flag, to seek their fortune. There is no more telling statistic about a place than in-migration. It’s important to know if people are moving into or out of a city–and why.

The most ignored statistic of the creative class city boosters, because their idols - NYC, Boston, Chicago, SF, LA - fail horribly on it.

* Moreover, new blood isn’t just nice to have, it’s essential. In an ever-more globalized, rapidly changing, competitive world, a city’s best interests are not served by being populated with people who’ve never lived anywhere else.

 Points for our global diversity.

* But it isn’t just about the best and brightest, either. Attracting the educated is important, but cities are also where the poor come to become middle class, where immigrants come to build a better future for themselves and their families. Their needs must be taken up, too–and equally.

Hallelujah for Opportunity Urbanism (and more here).

* A great city needs great suburbs. To pull our cities up, there’s no need to tear our suburbs down. To be successful in the modern era, its important for every part of a metropolitan region to thrive and bring its “A game”. 

* “Building on assets” is a trap. The only reason we have any man-made assets in the first place is that previous generations of leaders didn’t follow that strategy. Only building on assets is a strategy about defending the past, not embracing the future. It is the spending down of our urban inheritance. Yes, leverage assets, but also add totally new things to the pot for future generations.

Absolutely.

* We need to look forward, not backward. There is no more corrosive force than nostalgia. We should know where we’ve come from and what we stand for. But we can’t become imprisoned by a yearning for an imagined past that never really was.

* We need to embrace a 21st century vision of urbanism. Urbanism – Yes, but trying to copy Greenwich Village 1950 is not the answer. To find it, we must boldly re-imagine the possibilities of what a city can be and bravely identify what works today-and what doesn’t.

Yep - time to rethink Jane Jacobs.

* We don’t know where this ride is taking us. We’re at a pivotal time in America’s urban history. So much is changing, and more change is yet to come. For our own sake, we should not assume that we’ve arrived where we’re headed, or that we have the answers. If there’s one thing we should take away from the urban planning failures of the past, it is a strong dose of humility.

"Planning for utopia" doesn't work.  Cities need the freedom to evolve organically.

This piece first appeared at Houston Strategies.