10.3 Suburban development and sprawl

Suburban development after World War II reshaped America's landscape. Government policies, economic prosperity, and social factors fueled the rapid growth of suburbs, transforming how and where Americans lived. This shift had profound impacts on architecture, community planning, and urban-suburban dynamics.

The consequences of suburban sprawl were far-reaching. While offering spacious living for many, it led to increased segregation, environmental challenges, and changes in urban form. Alternative approaches like New Urbanism and transit-oriented development emerged to address these issues and create more sustainable suburban communities.

Suburban Development After WWII

Government Policies and Economic Factors

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• G.I. Bill of 1944 provided veterans with low-cost mortgages made homeownership more accessible and fueled demand for suburban housing
• Federal Highway Act of 1956 initiated construction of Interstate Highway System facilitated easier commutes from suburbs to urban centers
• Post-war economic prosperity and baby boom increased demand for spacious, family-oriented housing outside crowded cities
• Federal housing policies (FHA and VA loans) favored new construction in suburban areas over urban renewal
• Mass production techniques in housing construction (Levittown developments) made suburban homes more affordable and quicker to build
  • Standardized floor plans and prefabricated components streamlined construction process
  • Assembly-line methods applied to homebuilding reduced costs and increased efficiency

Social and Cultural Influences

• Racial tensions and "white flight" from urban areas contributed to rapid growth of predominantly white suburbs
  • Discriminatory practices like redlining limited housing options for minorities in suburbs
  • Perception of urban areas as unsafe or declining drove middle-class families to seek suburban alternatives
• Rise of automobile culture made commuting from suburbs to cities more feasible and desirable for many Americans
  • Increased car ownership rates allowed for longer commutes
  • Drive-in businesses and car-centric amenities catered to suburban lifestyles
• Idealization of suburban life in media and advertising reinforced desire for single-family homes with yards
  • Television shows like "Leave It to Beaver" portrayed idyllic suburban family life
  • Marketing campaigns emphasized benefits of space, privacy, and modern conveniences in suburbs

Post-War Suburban Architecture

Residential Design Styles

• Ranch-style house characterized by single-story layout and open floor plan became quintessential suburban home design
  • Low-pitched roofs and large windows connected interior spaces with outdoor areas
  • Attached garages emphasized importance of automobiles in suburban life
• Split-level homes emerged as popular alternative offered more space on smaller lots and adapted to sloped terrains
  • Typically featured three staggered levels with short flights of stairs between each
  • Allowed for separation of living areas (e.g., quiet upper level for bedrooms, noisy lower level for recreation)
• Cape Cod style with simple, symmetrical design widely adopted for affordability and ease of construction
  • Steep roof with small gables and central chimney characterized exterior appearance
  • Compact floor plans maximized usable space in smaller footprint

Community Planning Principles

• Curvilinear street patterns and cul-de-sacs departed from grid system of urban areas
  • Designed to slow traffic and create sense of privacy within neighborhoods
  • Limited through-traffic increased safety for children playing outdoors
• Zoning laws in suburban areas typically separated residential, commercial, and industrial uses created distinct districts within communities
  • Aimed to protect property values and maintain character of residential areas
  • Often resulted in car-dependent lifestyles due to distance between different land uses
• Concept of "neighborhood unit" implemented organized residential areas around centrally located schools and community centers
  • Typically designed for populations of 5,000-10,000 residents
  • Incorporated green spaces and pedestrian-friendly elements within residential clusters
• Large lots and setback requirements became standard emphasized private outdoor spaces and connection to nature
  • Minimum lot sizes often ranged from 1/4 to 1 acre in early suburbs
  • Front and side yard setbacks created uniform streetscapes and sense of openness

Commercial and Civic Architecture

• Shopping centers and strip malls emerged as new commercial typologies catered to car-centric suburban lifestyles
  • Characterized by linear arrangement of stores with large parking lots in front
  • Often anchored by supermarkets or department stores to draw regular traffic
• Civic buildings like schools and libraries adopted modernist design principles
  • Emphasized functionality, simplicity, and connection to outdoor spaces
  • Large windows and open floor plans reflected new educational philosophies
• Churches and religious buildings often incorporated contemporary architectural elements
  • A-frame designs and abstract steeples became popular for suburban churches
  • Expansive parking lots accommodated growing congregations arriving by car

Consequences of Suburban Sprawl

Social and Economic Impacts

• Increased racial and economic segregation as suburbs often inaccessible to minority and low-income populations
  • Exclusionary zoning practices limited affordable housing options in many suburbs
  • Lack of public transportation further isolated low-income communities from job opportunities
• Decline of urban tax bases and concentration of poverty in inner cities resulted from mass exodus to suburbs
  • Reduced funding for urban schools and public services exacerbated urban-suburban disparities
  • Contributed to cycle of disinvestment and decay in many city centers
• Social isolation and decrease in community engagement observed in many suburban areas due to car-dependent lifestyles and lack of public spaces
  • Reduced opportunities for spontaneous social interactions compared to urban environments
  • Privatization of recreation (e.g., backyard pools instead of public facilities) limited community cohesion

Environmental Consequences

• Automobile dependency in sprawling suburbs contributed to increased air pollution and greenhouse gas emissions
  • Higher per capita carbon footprint in low-density suburban areas compared to urban centers
  • Increased impervious surfaces (roads, parking lots) led to greater stormwater runoff and water pollution
• Loss of agricultural land and natural habitats occurred as suburbs expanded into previously undeveloped areas
  • Prime farmland often converted to residential use due to its flat topography
  • Fragmentation of ecosystems disrupted wildlife corridors and biodiversity
• Infrastructure costs for utilities, roads, and public services increased due to low-density nature of suburban development
  • Longer utility lines and more extensive road networks required to serve spread-out populations
  • Lower population density resulted in higher per capita costs for public services (fire, police, schools)

Urban Form and Economic Shifts

• Rise of suburbs contributed to decline of traditional downtown retail and emergence of big-box stores and shopping malls
  • Shift in consumer preferences towards car-oriented shopping experiences
  • Consolidation of retail into larger formats better suited to suburban land availability
• Decentralization of employment centers as office parks and industrial zones relocated to suburban areas
  • Emergence of "edge cities" with significant employment and retail concentrated outside traditional downtowns
  • Reverse commuting patterns as jobs moved to suburbs while some workers remained in cities

Alternative Suburban Development Approaches

New Urbanism and Smart Growth

• New Urbanism promotes walkable neighborhoods, diverse housing types, and mixed-use development to create more sustainable and cohesive communities
  • Emphasizes traditional neighborhood design with grid street patterns and front porches
  • Incorporates range of housing options (single-family, townhouses, apartments) to accommodate diverse populations
• Smart growth policies encourage compact development, preservation of open space, and integration of transportation and land use planning to combat sprawl
  • Focus on infill development and brownfield redevelopment before expanding into greenfields
  • Promote regional planning to coordinate growth across municipal boundaries

Transit-Oriented and Sustainable Development

• Transit-Oriented Development (TOD) focuses on creating high-density, mixed-use areas around public transportation hubs to reduce car dependency
  • Typically features housing, retail, and offices within walking distance of transit stations
  • Encourages use of public transportation through convenient access and reduced parking requirements
• Eco-villages and sustainable communities incorporate green building practices, renewable energy systems, and local food production into suburban designs
  • Utilize passive solar design, rainwater harvesting, and energy-efficient construction techniques
  • Often include community gardens, farmers markets, and composting programs to promote local food systems

Innovative Planning and Zoning Approaches

• Conservation subdivisions aim to preserve open space and natural features while still allowing for suburban-style development
  • Cluster homes on smaller lots to preserve larger areas of contiguous open space
  • Often protect sensitive environmental features like wetlands or forests within development
• Form-based codes replace traditional zoning with regulations that emphasize building form and relationship to public realm promoting more cohesive urban environments
  • Focus on physical form rather than separation of uses to create predictable built environments
  • Typically include detailed design standards for buildings, streets, and public spaces
• Retrofitting existing suburbs through infill development, adaptive reuse, and addition of public spaces aims to increase density and improve livability
  • Redevelopment of aging shopping centers into mixed-use town centers
  • Addition of sidewalks, bike lanes, and public gathering spaces to car-oriented suburban areas