In April 2013 while at a national planning conference, I
attended a session on traffic management.
Traffic is a word that a planner will always hear regarding a proposed development or redevelopment. And, the
comments always focus on there being too much.
Human nature is, down to its core, somewhat selfish. Self-preservation has been part of the human
race since early humans ran around with lions, and tigers and bears. Many wish to be the last one in the door, so
to speak. This is particularly true, it
seems, in suburban and exurban areas, where (as an example) a person who has
the house in the woods wants to be the last house in the woods. There are many different aspects to human
behavior, but people and groups form their own reality.
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Row houses in Pullman |
On that cool weekend day that April that I found
myself stuffed three levels below street grade in a non-descript ball room of
the conference hotel listening to the session on traffic management. I had expected to hear about varied methods
of transportation demand management, and other strategies that may assist with
the ever seemingly congested Fish Hatchery Road.
I knew the speakers came from California, and I figured what better
state than car clogged California to present on traffic management. One speaker focused on how some counties in California will
allow businesses to grow, provided they do not increase their traffic above a
certain amount. Stanford University is one example where they are now building housing for professors on campus in order to
reduce the number of external car trips associated with their growth. Under
this scenario, the nation may start redeveloping the company towns of old—think
Pullman in Chicago, or Coalwood in the movie “October Sky.”
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High Tech Company Genentech bus |
Getting people around has been a mainstay of community
development. Early humans likely used
animal trails, and of course the Romans are famous for street
construction. Hence, connectivity is
important to any community. The most
interesting speaker at this session, however, focused on bus
transportation. I know, buses are that often overlooked form of transportation.
A dislike for buses and the thought that they are for the lower masses,
has places where they look like a trolley, or even bus rapid transit is made to
look like a train. The presenter did not talk above municipal bus systems, but rather private buses. Not privately owned systems for public use, but systems for a particular employer. He noted that many technology firms in the area of and around Silicon Valley have found that providing
their own bus system to get employees to and from work is better than building large parking
ramps, and it also allows more building construction on property already
owned—densification. They have found the
in-building infrastructure is often too
great a cost which would limit movement to a new site. In other words, they prefer their current
location, but need to add office space.
Offices, instead of large surface parking benefits the community too. The private buses provide certain amenities
public buses do not. Besides keeping the
new high-tech patrician stock from mingling with the plebeians, they also
provide wi-fi. Keeping the millennials
connected without them having to use their data is smart for business. During the drive time they are not viewing
Facebook or checking the performance of their fantasy sports team. The companies, the speaker reported, have increased
productivity because the drive time is now used more for work production, over private purposes. Check your email,
schedule meetings, and review documents all from the seat of your company bus while going to and from work. More
productivity without the hassle of having to pay. Socially the riders are clumped together with
others of like business interests. It becomes their tribe.
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Genentech bus stop sign
Some say near riots have occurred with private buses using public stops |
The self-identity of tech employees at these large companies
is perhaps best manifested in their large self-contained buildings. One writer has noted that many have levels of
security that would make the Ben Gurion airport in Tel Aviv jealous. These places are often self-contained. As one described it they have three full
organic meals a day, can get everything from a haircut to doggie day care. Oh wait, but for the housing they are a
company town. These new company towns
create their own reality. Research Park
Triangle, one of the first high-tech agglomerations in the nation located in
Raleigh, NC, has realized that millennials do not want a traditional corporate
setting so they are looking at ways to ramp up company life as human life. Breathe and die for the company. Sounds like the corporations of old. Millennials are used to being coddled, after all
it was their parents from whom the descriptor helicopter parent derived. Although, Allison Arieff, writing in “Architecture
Boston” with an article titled “Company Town, 2.0” notes that perhaps it is not so much a
company town as it is a more of a post-college campus. New York City’s “WeLive” provides furnished
housing on a month-to-month basis. What
better way to recognize that the millennials that are 25-34 tend to only work
three to five years in the same place.
Tech companies want the best and the brightest even if it takes coddling
and creation of their own reality.
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"Trolley" bus in Madison, WI
An attempt to make bus travel more likable |
Employment, whether coddled or not, is often provided as a
way to get public subsidy for a company.
Most often used is Tax Increment District (TID) financing, which takes
the added property assessed value and pours it back in as a subsidy to the business. But, TID
should be used to create more than a Disney-esque place. In the past, TID’s often counted on spin off
effects from the business; for example, the local restaurants, service
businesses (think haircuts) hotels and office supply would benefit. The economy of scale would help the
community. It is this spin off effect
that is used to justify a billion dollars for a new sport stadium, even for a
season with only ten home games. Let me
provide two examples of TID used for private businesses without much gain to other businesses in the community. First, Twitter
received TID money from the city of San Francisco to place offices near
downtown. Following the trends of other
large technology giants—Apple, Google and others, Twitter created an almost
self-contained building, and as one urbanist living in the area has said, that
few employees venture beyond their headquarters. Twitterverse may like the money from the
city, but the small shops and shop owners sighting of a twitter employee will
be as rare as a sighting of a Scarlet Tanager in my backyard (and yes, it is a bird found in Wisconsin). They do little for the local economy.
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New Apple Headquarters |
The second example, is in Dane County, WI. One large technology firm was provided
millions in TID incentives by the city of Verona, but anecdotal evidence would
point to little boom to the restaurants and shops of Verona. The local spillover effect has not been as
great as what those businesses hoped. While I hear
they have great food at Epic (I havae aq brother-in-law who is one of the chefs at Epic), that is probably not what the Verona restaurants
want to hear. Epic even seldom uses local hotels in Verona. The economy of scale is not necessarily at
work in the world of high technology office buildings. Epic does contract with the local public bus
company, but it is a route that is predominantly geared to Epic employees, so they
do not have to worry about the plebeians getting in the way. Of course, some aspects are
self-inflicted. Verona limits
multi-family housing to 150 units per year, and it is said most Epic employees
live in apartments. The knowledge and
high-tech economy is one of mobility, and home ownership is, in the long-run, is not consistent with mobility. Recall how short millennials stay in one
place of employment.
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Headquarters of a giant |
The cultural world in which we live is changing. We have companies that create their own
reality to manage mployee lives almost as much as the former company
towns. The reasons may be different, but
the outcome is similar. In the end, the
small shops and service businesses have a difficult time competing with massive
Amazon, and have even a greater difficulty seeing any measurable spin off from
the business assisted by TID financing. What
this will mean in the long run for our neighborhoods and communities is yet to
be seen. The intensification of offices is
better than sprawl, and running their own buses is better than more cars
clogging California highways. Culture
affects planning, and that session on traffic management provided insights into
the workings of large technology companies. Some large corporate headquarter buildings, like Apple, and Epic seem to work counter to the ideas of encounter and engagement the company says they value. They may encounter their own high tech patrician, but not the everday plebs that may provide a different outlook and values. Showing an inconsistency, the current trend in planning is to form the ability to provide encounters with varied housing, and uses in a neighborhood. We all have our own reality. How much we create of it ourselves, may not be fully in our grasp.