Transit Oriented Developments: Bikable, Walkable Cities or an Economic Double Standard?

Transit Oriented Development

Discussing the modern effects of mixed used zoning, both good and bad

Downtown Las Colinas was the first transit oriented development in the mid-west. This residential and office district now features a light rail, connecting it to the rest of Dallas.

As a former resident of the Las Colinas/Greater Dallas area, I am a huge fan of Transit Oriented Developments and mixed used zoning. When I lived in the area, I could ride my bike to the library, the post office, the local pizza shop and even the grocery store. Las Colinas has a 10 mile bicycle trail connecting it to the neighboring suburb of Valley Ranch. Valley Ranch is a township of the city of Irving, with an extensive trail and canal system running through it's core. Back in 2007 it was the place to be if you were a twenty-something, young, single person or a young couple without kids. I have many fond memories of this place in the 3 years that I lived there, although after 2008 I was hard pressed to find work due to the economic recession. With the addition of a new member to the family, after 2010 it soon did not make economic sense to stay there any longer. My wife and I took advantage of the depressed housing market and we have been living in the suburbs ever since. Not the happy ending I was hoping for, but a happy one nonetheless. 

Don't get me wrong, I love living in apartments. I love living on the chic, trendy side of town with endless choices of good eateries and high end retail. I would be lying to myself if I said I didn't miss the convenience of not having to mow my own lawn, repair my own house, or drive to my favorite restaurant. I miss the late nights as a single guy where I would go jogging around the canals or go free-running in downtown Las Colinas, jumping over trash cans and clearing bus stops. I miss being an urbanist. Maybe one day I can get back to that place, maybe make it a goal. The point is I couldn't afford to live there any longer, I was priced out of the market. I have since made my peace with it and moved on, because change is inevitable and the Valley Ranch/ Las Colinas area isn't what it was 8 years ago anyway.

The truth is, after I lost my job and had a kid, the concept of livable, walkable cities became more and more foreign to me. The fact of the matter is that living in a place where all you do is spend money eating out and shopping goes against everything that someone struggling financially would do. The master plans and zoning regulations of most New Urbanist developments in the United States favor and cater to high end retail, niche boutiques and haute cuisine dinning. Where are all the corner stores and delis? Where are the Aldi's? The Lidl's? The pharmacies? The farmer's market? Is a community that is supposed to be walkable, livable, really sustainable without these things?

The answer to the latter question is no. The minute the economy turned many young people abandoned ship and left Las Colinas to go live with their parents, or to go live in the suburbs where the cost of housing is relatively cheaper. The fall of the economy also coincided with rising costs of living and renting in the area. One could say that a figurative noose was tightening around our necks, as apartment costs out-priced home mortgages. It didn't matter how walkable or bike friendly a place Las Colinas was, essential goods and services were out of reach and the area had no "real" economy to sustain itself with. During hard times, people will eat out less, shop less and drink more coffee at home. Therefore a mixed used zoning development that has businesses such as jewelry stores, coffee shops and organic burger joints will not be able to weather the storm when hard times hit. The people living there will not be able to sustain their consumer spending lifestyle of eating out all the time and not having food in their refrigerators. Yet here in the U.S, at least in North Texas where I live, there are no practical businesses in these types of Transit Oriented Developments being built. The businesses moving in seem to be taking out the corner stores, bakeries, tax offices, and other vital businesses that the existing communities have relied on for years. This is especially true in the case of historical downtown re-developments, or downtown revitalizations. Main streets all across the country have been neglected for about 50 years thanks to suburban sprawl. In the meantime many city centers became working class communities and cultural districts. Commercial and residential property values crashed in these areas and in a lot of cases it brought poverty and crime as a result. In the last 10 years or so, the kids of suburban dwellers started to rediscover urban centers and their affordable cost of living. Many of them started to buy back commercial spaces and historical homes. Now property values in these areas have increased and become too expensive for the blue collar residents that have been living there for generations. Whether intentionally or consequently, Transit Oriented Development has led to gentrifying of whole neighborhoods and communities. We only need to look at places like Brooklyn, New York to confirm this is true.

This is the double standard of Transit Oriented Development. It's affordable for "some", but not affordable to all. It gives the illusion of a walkable, bike friendly community, but without the accessibility to get one's basic necessities. This is what is fundamentally wrong with this model as it is being currently implemented. If I pay over $1,000.00 a month for rent on an apartment, I'm not going to be eating $10 burgers everyday and driving to the next town to find a grocery store. That defeats the point of paying for the "privilege" and convenience of living in a mixed used zoning development. It's better to live in a suburb with a real sense of community rather than in a "fake" economy, glorified strip mall with flats on the second floor. All retail business that do not provide an essential service to the community are "fake" economy businesses. All they do is take up commercial space that would otherwise be used by more permanent entrepreneurs. Many of these businesses stick around an area while they are in vogue, later closing down the minute their sales start to drop. The result is a high turnover of residents and little to no investment in the community. The long term outlook for these new urban developments is bleak unless grocers, bankers, pharmacies and other real businesses start getting in on the action and setting up their shops in them. For that to happen, the current consumer and corporate mindset alike has to change. The concept of the "supermarket" or "superstore" is one that is hardwired and ingrained in everyone living in the U.S. Having a grocery store in a corner retail slot rather than in a stand alone building can be as foreign a concept as the moon to most people living here. Retail businesses are currently increasing rather than decreasing their store sizes, reasoning to themselves that "bigger is better as long as there is somewhere to build it". Case in point Nebraska Furniture Mart, a furniture store that takes up 77 acres of land, or several football fields in size. I mean, who needs a furniture store that big? In order for things to change, consumers need to demand it with their wallets. 

No one wants to hear or to talk about the negative effects of Transit Oriented Developments. Everyone wants to talk about sustainability, complete streets and environmental friendliness. Land developers, architects and investors need to practice what they preach. A truly sustainable community is one were all the residents rely on each other. It's a community where people work, shop, buy their necessities and don't shop at Wal-Mart or other big box stores. It's a community that in a way has it's own GDP; where economic growth comes from within by an exchange of services and not from outside consumer spending. Sustainable developments don't kick the current residents to the curb by raising the rent on them. They adapt and cater to all levels of income and demographic types. The conclusion we can draw is that there is currently a double standard to Transit Oriented Development. It's a situation that could spell the end of master planned, livable communities in the long term unless things change. Many of these projects have been abandoned mid-stage, many end up being converted into office spaces or even ghost towns as a result of unresolved issues. We shouldn't leave good ideas like  the Transit Oriented Development to die. Otherwise people will remember these developments as failed social experiments, not for the potential that they once had. I'm no one with the power to change that though, I'm just a guy writing a blog. Developers, businesses, local governments and entrepreneurs alike need to work with each other and come up with the solution. All I know is if I were the venture capitalist of a master planned community and my aim was livability, I wouldn't allow any $10 burger joints or stand alone supermarkets to be zoned there. End of rant.



P.S on this article: 

I also wanted to say that bike friendly neighborhoods have been a cause that I have personally defended and championed in the past. I still feel that it is the way to go to counteract the negative effects of car-culture. However, I am strongly against any action that would displace others for the sake of "the greater good". I understand that things change, landscapes change and cities change. Change is inevitable. There are people who have come to call a place home only to get uprooted or forced to leave because they were "not a right fit" financially or otherwise. Those people have skin in the game, a real relationship with their community and are heavily invested in their properties. I for one know what it's like to have to leave an area after thinking I had laid down my roots and settled down. So while I'm in favor of purpose built communities and "revitalizations" that favor bicycle transport and walkability, I can't say I agree with the way TODs are being carried out. 

The simple life- As it pertains to cycling

Living simple in the wake of corporate downsizing, and

how this relates to cycling

In the past week, the greedy, inhumane actions of some major corporations have left tens of thousands of people without work. In my area alone, one major technologies employer laid off 200 of it's employees, among them even some of my friends. Many are once again hitting the job trail trying to figure out if they can afford their current lifestyle or if they will have to lose it all and start over.

There are many theories as to why so many companies have been laying off, cutting full time hours and benefits from their employees. Fear over the introduction of a national health care bill, a "fiscal cliff" which is probably bad news for rich guys getting tax breaks, and even college educated Puerto Ricans (like me) that are starting to catch on about taxation without representation, and finally wanting to do something about it in their commonwealth are all current events some say have encouraged corporate downsizing.

Whatever the reasons for the job losses, these actions are wrong and whatever goes around comes around. I hope any pompous jerk who's laid off a bunch of people and is reading this takes that into heart. In the end, we need companies that can invest in their workers and in the economy of this country. So if you're going to high  tail it to Asia for the cheap labor then don't bother coming back. Take your goods over there as well and figure out how to sell them. Companies that keep making their employees suffer aren't getting away with much this time. People are used to being unemployed or underemployed, so they'll deal with it. In return these companies are basically falling on their own swords so to speak.

"Keep it simple" has been my mantra since 2008, when the economic crisis hit and I was fired two days after returning from my honeymoon. I had to learn how to hustle and teach myself to not have such lofty standards when it came to work. In the time it's taken me to get back on my feet I have worked as  a photographer, bicycle mechanic, sign installer, and even built furniture on call of an office once. I have also worked in  the medical field for two years reading and interpreting electrocardiograms. All this in only four years. I just did what I had to do. Let me tell you it's been a blast and an adventure at the same time.

Many young couples and young people who live on their own acquire debt. This can come in the form of student loans, car payments, or expensive housing. When I was in my early 20's, the loft lifestyle became popular. My roommate and I bought a futon, and we would spend a lot of time browsing the IKEA catalog for more contemporary furniture to dress our apartment with.

Still, our rent was low and we could afford it. I have personally witnessed many young people who find a nice paying job, move to the fancy, "arts district" side of town, ornate their lofts in IKEA furniture and buy a brand new car without even having worked at the job for a year. They do all this only to get the pink slip later. Then they are pulling hairs out trying to figure out what to do. 

Again, I say keep it simple. Buy a car in cash or buy it used, if it's even necessary to own a car. If you live two miles from your grocery store, your gym, your church, a bike lane- do you even need a car? I don't think so. Ride a bicycle instead. That will save  you potentially $800 a month in travel related expenses. Riding a bike is not for poor people. Its for smart people that keep it simple.  There is also the added side benefit of getting in shape and getting to avoid all those doctors visits later. More money in your pocket my friends.

A savings account is the best credit line you can have. If you deposit $50 a week into a savings account, you will have enough to fly to Germany in six months. Trust me, I have done it myself. Ever have a low balance on your account? Just transfer some money from your savings. No need to ask anyone for a bailout. There are some people who just aren't able to save anything. That's understandable, but for if times get better a savings account is the way to go.

Without complicating this issue of deep thought too much, I hope this article serves as a encouragement for those who have recently lost their jobs. To those of you who have lost your job I would like to say this; grow your local economy. I have yet to see a grocer in my residential area. If someone started a small chain of grocery stores that targeted residential neighborhoods, they would hit the jack pot. Zoning laws are outdated and are designed around suburban sprawl, time to do away with those too. Maritime, cabotage trade laws that prohibit exports from U. S territories have to end. For those of you who are unemployed and are visionaries, there is still a lot of options left and a lot of  untapped markets or markets that don't even exist yet. It's up to you to make it happen. Hustle my friends, and don't be afraid to roll up your sleeves and get some dirt underneath your fingernails.

DART Orange Line- Irving, welcome to Mass Transit

It's finally here! The Orange line comes to Irving/ Las Colinas

Open for business on July 30.

This Rail Line marks where the Las Colinas Urban Center Station will open come Monday, July 30.

Finally, after three years of long anticipation, the Orange line will be open for business on Monday, July 30, connecting Irving and Las Colinas to the DART railway system. This could not come sooner for residents around the  Las Colinas business sector. There are many new attractions in Las Colinas that people will now have more accessibility to. There is also a bike centric atmosphere developing in this area. Las Colinas is home to the L.B Houston trail system, also known as Campion Trails, a on and off road trail system running between the subdivisions of Las Colinas and Valley Ranch. The Bike Shop in Las Colinas just opened it's doors a few years ago in downtown Las Colinas and provides top notch service with any bicycle repairs. Every Wednesday evening cyclists will get together in the La Villita subdivision for the weekly criterium race.

The DART rail station is the icing on the cake for many new changes that this area is undergoing to quickly become a magnet for bicycle friendliness and mixed use zoning development. It has also attracted many new job companies and potential employers, Research in Motion being their latest acquisition. Things are looking up for this architecturally wonderful area that only a few years ago had nothing going on in it.

Flashback to 2006. I was in my early 20s. At 11:30pm, I would lace on my Converse high tops and put on my rolling stones tee shirt. Tonight was free-running night, otherwise known as parkour night. Las Colinas was the sort of nightly ghost town you could do such a thing in. As I jumped staircases and bus stops, flying over trash cans I couldn't help noticing how beautiful this place was. It has canals, like Venice, even clever vines that wrap themselves along a faux-pas brick wall. A lonely set of lanterns lit up the cobble stone paths. The windows of businesses that no one ever shopped in still displayed 80's manikins with their teal jewelry and wide Sunday hats. There was a building that had one floor in it where there was always a party, you could tell by the changing lights coming out of the windows. Along it's skyline was an unused metro rail, suspended by bridges, even going through some of the buildings.  Las Colinas was eerie, in a very cool sort of way. To best describe what Las Colinas was, it was like being in a Duran Duran music video, a place that got stuck somewhere in the mid to late 80's, and hid itself from the world. It was the kind of place that left you wondering after you visited, was it real or did it only exist in my mind?

My favorite shot of Las Colinas at night. 2008 by Jonathan Guzman. All rights reserved

Anyway, back to 2012. Las Colinas continues to be a cool place, getting in cooler as time goes on. Although they no longer allow free-running (that's ok, I don't think I can do that anymore anyway) it now boasts gondola boatmen in it's canals and a hometown bike shop. Surrounding Las Colinas is the DFW airport, friendly roads and lots of places to ride. Check out more on what Las Colinas has to offer. Read my blog other blog posts about this area. Check out the bike information on the DART website with tips on how to use the DART to commute by bicycle. I look forward to this year's opening of the Orange Line, and the Blue line station in Rowlett come December.

Irving, Texas- A Little Gem for Cyclists In North Texas

Bike Friendly Irving, Texas

You can find weekly races in this part of town. Featuring riders from the Wednesday Night Criterium Series.

Tucked away between the Dallas/Ft.Worth airport and the city of  Coppell lies a small section of a larger city. Valley Ranch, a branch of the suburb of Las Colinas, is mostly known for the Dallas Cowboys training arena. What most people don't know, even locals here in Texas, is that this is one of the most bike friendly places around. Valley Ranch is not it's own city. It is in fact part of Irving, Texas. Though it might as well be, because this area has a personality of it's own.  Below is a the route which was covered in this trip around Valley Ranch and Las Colinas.

Find more Bike Ride in Irving, TX

Here is where you'll find some of the local racing scene battle it out on the weekly Criteriums. The Wednesday Night Criterium series brings cyclists from all over the area to race here. This is a place where people know other people, and cyclists know other cyclists. It is a place where I know business owners by name, and they they know me by name as well. It is rich in it's cultural diversity, home to delicious cuisines from all over the world. It has the best coffee shop I have been to in North Texas, Java Me Up.  It is also a place that is starting to welcome progress, and has the blue print preset for welcoming transit oriented development. In fact, by 2014 this haven will be linked to the international airport via light rail, part of a more larger aggressive program that is connecting all of Dallas County.

Let's take a small tour of what Valley Ranch has to offer. (On a side note to the reader, it is getting hot over here in Texas. The late afternoon sun here builds endurance like no other place in the country. That is why Lance Armstrong was able to win the tour seven times, just sayin'). Check out these observations of my ride through Valley Ranch.

Campion Trails in Valley Ranch.

Gotta love the color yellow.

Java Me Up. The BEST coffee in all the Dallas County Area!

The picturedoes not do this climb much justice, but this is the highest hill in Valley Ranch.

The Bull logo, you see it everywhere here.

Cool Sculptures in the La Villita neighborhood of Las Colinas.

Back on the trail doing a little bit of off-roading on a short section of singletrack.

Making Progress: Rail lines mark where the new transit system will be shortly.

Vinice? No, its the Mandalay Canals at Las Colinas

The Lions of Campion Trail

The hot, late evening sun is the the hottest time of day here.