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Category: Planning (Page 2 of 4)

COP28: A Brief Review

By Nicholas Stover

The Conference of the Parties to the United Nations Framework Convention on Climate Change (UNFCCC), colloquially referred to as the COP Summit, recently concluded its 28th congregation. Official tallies from the UNFCCC had around 85,000 delegates in attendance, with some estimates as high as 100,000. I had the great fortune of being a virtual delegate among the many thousands. That fortune allowed me to observe many important people in action, from leaders of nations and prominent thought leaders to academics, and students. Over the course of 13 days, I attended more than 30 sessions. One observation I noted was the controversial nature of the conference. How does an entire planet attempt to coordinate climate change adaptation and mitigation efforts? Importantly, how does an entire planet do so with equity in mind?

Figure 2: COP28 Conference Hall
Source: https://www.reccessary.com/en/news/world-environment/cop28-un-climate-summit-dubai-explained

Numerous sessions offered a peek into a variety of topics from policy proposals to high level coordination efforts of carbon reduction in the public and private sectors, to more specific projects in progress around the world. Arguably most prominent in press coverage was the compromise agreement to transition away from fossil fuel use, rather than a phase-down or phase-out of the energy source. This is one of the more disappointing outcomes from the negotiations given an urgency for a need to halt the use of hydrocarbons. The importance of choice in language cannot be overstated in negotiations. Irrespective of whether use of fossil fuels should be transitioned away from, phased-down, or phased-out, what was most glaring was the lack of a timeline in halting their use.

While this was a disappointing result, some positive results came from the forum. Chief among them, the summit saw concrete progress of a loss and damage fund, known as the Santiago Network. This fund provides financial support to countries impacted by climate change. This network was first established in 2019 at COP25 but was effectively stalled until COP28. The reason for this was lack of funding and administrative capacity, both of which have since been remedied. Specifically, regarding funding, multiple nations have supplied $700 million for technical assistance and other aspects related to the network. Sadly, the United States is among the smallest contributors to the fund with a paltry $17.5 million. What is important to understand is this fund not only misses the mark in terms of overall funding needed at a global level, but the US, which is historically one of the worst polluters, is woefully short of contributing equitably to repairing the damage the country has caused.

Thinking, perhaps, about the elephant in the room, the presence of oil companies at this year’s summit is a multifold increase over years past. Justification of their presence is made through the need to have partnerships in addressing the transition away from polluting energy sources. I am not at all convinced of this need. Given the revelation of ExxonMobil withholding research about impacts of climate change since at least the 1970s, the damage of trust is profound. What I am convinced of is the dominance of the profit motive, at the very least in the case of ExxonMobil. Even as knowledge of the detrimental impacts of pollution because of oil production became more widespread, the industry continued and continues to hamper progress towards climate goals.

The leader of COP28, Sultan Al Jabar, is the head of an oil company in Dubai and has made highly questionable comments about climate change and the need for the phase-out of fossil fuels. Specifically, he said there was “no science indicating that a phase-out of fossil fuels is needed to restrict global heating to 1.5 degrees Celsius.” (Dickie, 2023). This runs directly counter to common knowledge that reducing or eliminating fossil fuel use would impact outcomes of warming on this planet. It does represent a clear conflict of interest on Al Jabbar’s part and, arguably, on the part of all other organizations related to the oil industry.

Figure 3: Dr. Sultan Al Jaber, COP 28 President
Source: https://www.reuters.com/world/middle-east/cop28-president-denies-he-doesnt-respect-climate-science-2023-12-04/

The unfortunate reality here is that the negative results of some of the most consequential parts of the summit grotesquely overshadow the positive work done by others. Particularly, the summit did much to illustrate which countries are most involved in combatting climate change, and which are the least. It also showed that the process of coordination around the world on these issues is very much a messy one, and because of this, the most vulnerable populations stand to suffer the most. Next year’s summit is going to be held in Azerbaijan, an authoritarian petrostate. The work, such as It is, must be continued, and we must have courage to do the right things for the sake of everyone, and not just the very few.

Figure 4
Source: COP28 Virtual Platform

Citations

Dickie, G. (2023, December 4). COP28 president denies he doesn’t respect climate science. Reuters. https://www.reuters.com/world/middle-east/cop28-president-denies-he-doesnt-respect-climate-science-2023-12-04/


Nicholas Stover is a second-year master’s student at the University of North Carolina, Chapel Hill in the Department of City and Regional Planning. At UNC, he concentrates on land use and environmental planning with interest in the intersection of design and policy. In this area, he is most interested in the effect of policy outcomes on resilience in the built environment, and sustainable development. In his free time, he enjoys woodworking, movie going, and drinking good coffee.  


Edited by Kathryn Cunningham

Featured image courtesy of Medium

 Buying Your First Home: A Student’s Guide

By Sneha Bora

 Purchasing your first home is a major milestone that requires immense preparation and guidance. 

Before embarking on your housing search, you’ll want to have a crystal-clear understanding on the step-by-step process and responsibilities required to make this exceptionally worthwhile investment. Though the upfront effort is demanding, I promise the payoff of homeownership far outweighs the complexities along the way! 

This comprehensive guide was provided by one of the special guest speakers during the Fall 2023 PLAN 720: Planning Methods class, Kitty Stockton (Kitty@KittyStockton.com), a real estate agent in North Carolina. This guide will equip you to confidently navigate the first-time homebuyer journey with the assistance of trained, ethical professionals. Let’s explore the key phases together: 

1. Get Financially Prepared 

You can’t begin house hunting without a stable income and credit. Spend the next 1-2 years establishing yourself professionally while paying down debts and avoiding unnecessary expenses. Aim to save enough cash for a 10-20% down payment and cover closing costs. Meet with mortgage lenders to get pre-approved with a competitive interest rate. They’ll evaluate factors like your income, savings, credit score, and existing debts to determine an affordable loan amount. 

2. Assemble Your Real Estate Team 

A reliable real estate agent and lender well-versed in guiding first-time home buyers is absolutely vital. Have candid conversations with them about your financial reality. Together, you’ll create a realistic timeline for achieving homeownership based on local housing inventory and costs. Lean on these partners for insider tips! Foster relationships rooted in trust by asking questions. 

3. Perform a Methodical Property Search 

Once pre-approved, now the fun part begins – browsing listings in preferred neighborhoods! Your agent will ensure accessibility to all houses on the Multiple Listing Service (MLS). Take your time identifying must-have features. Schedule showings for contenders that measure up on paper. Then vet the homes thoroughly in person, possibly revisiting favorites. 

Even if emotionally attached to a home, refrain from compromising on defects or restrictions incompatible with your lifestyle vision. Consider conveniences like proximity to public transit, tailorable spaces as your family grows, low-maintenance yards, and ample natural light. New buildings may better suit long-term needs but come at a premium cost. 

4. Submit Your Offer & Negotiate 

When confident a home perfectly matches your wish list, collaborate with your agent to compose an enticing offer highlighting your strengths as a buyer, including a large down payment, ideal financing, waived contingencies, and flexibility on possession date. Outline proposed purchase terms like price, deposit amount, desired closing date, and inspection response deadline to convey your seriousness as prospective. Brace for some back and forth before aligning on an acceptable sale contract. Even in ultra-competitive market conditions, keep your composure and responsibly advocate for yourself. Don’t be afraid to walk away from properties if you are feeling forced into uncomfortable compromises that do not reflect your budget and priorities. 

5. Complete Due Diligence & Finalize Transaction 

This next stage entails securing an appraisal to confirm a fair market value while also thoroughly assessing the condition of the home’s systems, structures, and surroundings. Schedule inspector walkthroughs to uncover any issues. If you uncover any defects, request that the seller covers specific repairs or provide a closing credit. At the same time, submit documentation for mortgage underwriting and apply for homeowners’ insurance based on property specifics like age and location. Carefully review policies from multiple insurance providers. You are nearly at the finish line! Connect with your chosen attorney to handle closing logistics and paperwork as required in our state. 

During the final walkthrough 24 to 48 hours prior to closing, verify that the dwelling is vacant and damage-free. Then, review with agents and the lender to finalize the amount of money due. Secure a wire transfer or cashier’s check for this amount owed. At the closing appointment, sign the paperwork to transfer ownership officially. Once recorded, you will gain the keys to your sparkling new residence. 

The satisfaction of planting roots in a home personally tailored to your family is well worth weathering the many intricacies of purchasing real estate. Stay the course with your trusted advisors until you settle into your ideal abode! 


KEY POINTS TO NOTE: 

Agents must establish clear contractual relationships – termed “agency” – with home buyers and sellers per state regulations. These affiliates owe certain ethical duties based on client type. Let’s explore common structures. 

Seller’s Agent 

A listing agent solely represents the home seller’s interests. They market the property to try securing optimal terms and price. The agent must disclose all the important points to potential buyers. Compensation comes from the final sale commission. 

Buyer’s Agent 

As a buyer’s agent, all efforts focus on locating ideal homes for clients and negotiating advantageous deals on their behalf. Buyers pay fees upon closing. 

Dual Agent 

Occurs when one agent or agency represents both the buyer and the seller in a transaction. This poses an inherent conflict of interest. Confidentiality gets compromised as neutrality is maintained among both parties. Strategies to reduce risks include designating one salesperson to exclusively assist only the buyer or seller. 

Non-represented (“For Sale by Owner”/FSBO) 

Sellers acting as their own agent must still ensure buyer agents understand they solely assist the buyer. If sellers offer the buyer’s agent compensation, then the party must develop a payment agreement that pre-outlines commission terms to avoid misunderstandings. 


KEY TALKING POINTS: 

1. Buyers should inquire: 

– Will you act as my personal buyer’s agent? If not, who do you represent? 

– What are your fiduciary responsibilities to me as the client versus to the seller? 

– How will you be paid at closing? 

2. Sellers should inquire about: 

– Marketing plan and timeline to list/show my home 

– Expected compensation structure and split if co-op agent procures buyer – What paperwork is required for listing representation? 

– Under what conditions can the buyer’s agent preview my home? 

– Can I expect direct referrals or do you rep buyers with other firms? 

3. Additionally, both buyers and sellers should clarify: 

– Length of the agency agreement 

– Typical commission rates in the local market 

– Options if unable to reach concurrence on fees 

– Steps the firm takes to reduce risks in dual agency situations 


Sneha Bora, a first-year master’s student at the University of North Carolina, Chapel Hill, is deeply engaged in the City and Regional Planning program. Specializing in Land Use and Environmental Planning, she currently serves as the program coordinator for her specialization. With a passion for using data analysis to enhance community resilience and restore ecological balance, Sneha brings a dedicated focus to her studies. Beyond academics, she enjoys exploring new recreational spots, sketching as a graphic illustrator and hitting the gym.


Edited by Annie Oommen

Featured image courtesy of Zillow

Unleash the Power of Storytelling with ArcGIS StoryMaps

By Jo Kwon

What are StoryMaps?

ArcGIS StoryMaps is an interactive, collaborative, and accessible storytelling tool that combines narrative, maps, and multimedia to create engaging and informative experiences displayed on a webpage. ArcGIS StoryMaps is effortlessly sharable and viewable across a range of devices, including computers, tablets, and smartphones. It also aligns with Web Content Accessibility Guidelines, ensuring accessibility for all users. While ArcGIS StoryMaps offers numerous benefits, it also has some drawbacks, such as limited multimedia capabilities and restricted design options.

StoryMaps in Urban Planning

StoryMaps can be a powerful tool for creating effective planning visualizations. Visualizations play a pivotal role in planning because they have real consequences and often result in tangible action. Plans, with the support of strong visualizations, communicate visions that inspire communities, provide agendas that enable commitment, establish policies that automate decisions, and offer designs that consider outcomes and strategies that take into account interdependent actions (Hopkins 2001; McClendon et al. 2003). Visualizations offer opportunities for improved communication throughout the planning process (Metze 2020; Eppler and Platts 2009).

Here are some examples of how StoryMaps are being used in the urban planning field:

The Vulnerability of Historic Structures in Nantucket, MA (2023) by Elizabeth Mitchell

This StoryMap was made for a Duke University course on Coastal GIS (Geographic Information Systems). Elizabeth analyzed Nantucket’s historic structures to identify those most vulnerable to sea level rise, and conducted a simple analysis to recommend structures that Nantucket may want to prioritize protecting.

StoryMaps use a swipe block to visualize two different layers of data side by side. In this project, the StoryMap visualized hurricanes and sea level rise exposure together. This function allows users to compare the two layers and see how they overlap. To learn more about the swipe block, visit this website.

Mapping Impervious Surfaces (2021) by Lauren Caffe

Lauren mapped impervious surfaces in Camden, Maine, using remote sensing to map the percentage of impervious surface per parcel for a small coastal community that is susceptible to sea level rise and intense rain events. Her suggestions for improving stormwater management and promoting sustainable growth in Camden are presented at the end of the StoryMap.

StoryMaps can be customized like other websites, presenting different text styles and media. The example above also shows how quote blocks can be used. To learn more about customizing StoryMaps, visit this website.

Feel Free (To Be Cost Burdened) (2021) by Deanie Anyangwe, Katie Hillis, Pierce Holloway, Jo Kwon, Eve Lettau, Justin Nolan, Lauren Prunkl, Henry Read, Duncan Richey, & Marielle Saunders

This StoryMap was created for the Zoning for Equity course, offered across six US graduate planning schools and awarded a 2023 curriculum design award from the Lincoln Institute of Land Policy. It discusses zoning reform in Carrboro, North Carolina, and the policies that Carrboro has implemented to address this issue. However, the StoryMap also suggests that more efforts are needed.

StoryMaps’ express map function enables users to add points and create narratives for specific locations, including extra information. To learn more about the express maps, visit this website.

Assessing Savannah (2020) by Katie Burket, Eve Lettau, & Sam Stites

This StoryMap was created for a project in Urban Spatial Structures, a course offered at the University of North Carolina at Chapel Hill. It assesses Savannah, Georgia, discussing its history, demographics, transportation, industries, climate change, and offering policy recommendations.

The sidecar function creates an immersive experience by allowing users to slide horizontally, changing the narrative from vertical. With this tool, different narratives can be told, such as the diverse history of Savannah’s transportation. To learn more about the sidecar function, visit this website.

The Use of GIS for the Adaptive Reuse of Historical Sites: A Study of the Durham Belt Line Trail (2018) by Jo Kwon

This StoryMap was created as a project for a Master’s thesis at Duke University. The project examines the evolution of urban redevelopment, presents relevant studies of adaptive reuse, delves into Durham’s tobacco history, and discusses a digital trail of the Durham Belt Line Trail (now Durham Rail Trail) that reflects a comprehensive narrative of the city’s past, present, and future.

3D models and 3D billboards of 2D photographs can be incorporated into StoryMaps to enhance the storytelling experience. While the digital billboards contain 2D images, their inclusion allows viewers to gain a perspective of the buildings and trails from an actual person’s viewpoint, adding a human-scale element to the visuals. Moreover, comparing digital billboards across different years and examples creates an analogous experience that facilitates understanding and comparison. To learn more about 3D objects in StoryMaps, visit this website.  


Citations

Eppler, Martin J., and Ken W. Platts. 2009. “Visual Strategizing.” Long Range Planning 42 (1): 42–74. https://doi.org/10.1016/j.lrp.2008.11.005.

Hopkins, Lewis D. 2001. Urban Development: The Logic Of Making Plans. Washington DC: Island Press.

McClendon, Bruce W, Ernest Erber, Margarita McCoy, and Israel Stollman. 2003. “A Bold Vision and a Brand Identity for the Planning Profession,” 13.

Metze, Tamara. 2020. “Visualization in Environmental Policy and Planning: A Systematic Review and Research Agenda.” Journal of Environmental Policy & Planning 22 (5): 745–60. https://doi.org/10.1080/1523908X.2020.1798751.


Jo (Joungwon) Kwon is a Ph.D. candidate in the Department of City and Regional Planning, driven by a deep interest in exploring the applications of visualizations in planning. Since joining CPJ in 2019, she has worked actively as an editor. With a diverse academic background in Statistics and English Literature, she holds an M.A. in Computational Media from Duke University. In her free time, she enjoys watching indie films, attending live performances, pursuing climbing adventures, and drinking a good cup of coffee.


Edited by Kathryn Cunningham

Featured image: ArcGIS StoryMaps. Photo Credit: https://storymaps.arcgis.com

Walking a Tightrope: Urban Expansion and Rural Conservation

By Anthony Buckley

I grew up on an 83-acre cattle farm and went to a public high school surrounded by cornfields. Rural southeastern Ohio is the place I call home. Many might ask where urban planning comes into play in an area that had 700 people in its village center. Ohio countryside is by no means comparable to the streets of New York City or even the neighborhoods of Chapel Hill or Durham. Where the country and the city do become akin is in their need for smart planning.

The World Cities Report 2022, a piece produced by the United Nations, projects that 58 percent of the global population will live in cities in the next 50 years. At the same time, a meta-analysis in Nature Food forecasts a 35 to 56 percent increase in global food demand by 2050. In other words, cities are set to expand at unprecedented rates while the need for rural areas to provide food and other necessities becomes ever more critical. These two realities, predictions or not, contradict one another without smart urban planning orchestrating their unification.

This bold proposition, though, is hardly one I have lived. In Fairfield County, the place I come from, county commissioners recently drafted a document called the Fairfield County 2023 Comprehensive Plan. This 100 or so page proposal outlines the future development goals for the area, both urban and rural. As a county immediately adjacent to Columbus, Ohio, Fairfield will experience significant growth over the coming decades and commissioners are moving to ensure they are ready. However, their aspirations, as noble as they are, have failed to meet the needs of a 21st century county.

Fairfield County Future Land Use Plan

The Future Land Use plan outlines the zoning of each parcel of land within the borders of Fairfield County. To the credit of the commissioners, plans are in the works to create mixed-use zones and high-density housing. These initiatives reflect an understanding of the finite resource present in Fairfield County. However, my frustration, a sentiment I share with many other residents especially farmers, lies with the commissioners plans for rural areas.

The working draft states in its outlook that, “From a development standpoint, primary agricultural areas where working farms are concentrated should be conserved through a variety of measures.” It then goes on to propose policies such as directing growth away from priority preservation areas and restricting new homesites to very large parcels. I applaud the premise of these policies as I believe them to be thoughtful and deliberate as rural land makes up 75% of the available area in the region. Yet, the map included with the draft proposal contradicts these ideas.

The discrepancy’s present themselves almost immediately. In the Comprehensive Plan, commissioners aspire to construct “live/work” units along commercial corridors and create open spaces that maintain a “sense of rural character.” Despite that, the map from both 2018 and 2023 demonstrate no commitment to build out these promises. The central artery connecting central Fairfield County to Columbus is Route 33. The growth planned for this critical corridor is entirely inadequate. Instead, commissioners and developers have proposed rapid expansion out from the center of Lancaster and Pickerington into the surrounding countryside. Not only does this plan pave the way for unsustainable urban sprawl, it also presents a direct threat to the rural way of life. Furthermore, it opposes the very notion that farmland will be critical for feeding an expanding population, an idea firmly established by leading researchers and organizations.

The misguided plans have a very natural origin though: there is a disconnect between smart urban planning and rural conservation. Rural people understand and view the land they live on differently from those in the city and the suburbs. In the country, the land is more than just a way to make a living; the land is as coupled to our identity and heritage as our photo albums and homes. In the city, land is a commodity; in the country, it’s a keeper of culture. Ensuring land stays in the hands of rural people means our history is preserved, able to be passed down to the next generation. The 2023 Fairfield County Comprehensive Plan threatens to take away what gives country residents identity, a serious urban planning misstep.

In response to the commissioner’s proposal, I want to make a proposal myself. Urban planners have often conducted their work to provide for those living within a city’s limits. I opine that viewing urban planning through a more rustic lens is equally important. My county commissioners and their ill-advised plan exemplify the need for such a change. I propose those responsible for training the next generation of planners begin to ingrain a regard for rural spaces in their students. Rather than viewing the countryside as the foundation upon which to build yet unrealized apartment buildings, view the land as a living testament to the history of rural people. Teach undergraduates, master’s students, and government leaders to understand and appreciate the land the same way rural people do.

As the world moves forward, land will continue to become a premium. Cities will need to expand, but urban planners must find a way to balance the needs of the cities with the needs of the country. Both places are equally important, and both deserve to have a say in the future that we want to build.


Citations

Commission, F. C. R. P. (2018). Fairfield County Future Land Use Planning Areas. Fairfield County Comprehensive Land Use Plan. Retrieved 2023, from https://www.co.fairfield.oh.us/rpc/pdf/Fairfield-County-Future-Land-Use-Plan-2021.pdf


Anthony is an undergraduate student in the Department of Environment, Ecology, and Energy at UNC Chapel Hill. He is interested in clean energy as a tool for economic development, the public policy of energy and sustainability, and rural empowerment in the renewable energy transition. Outside of the classroom, you can find Anthony at Carolina sporting events year-round or grabbing dinner with his roommates on Franklin.


Featured image courtesy of Anthony Buckley

Unlocking Clarity: The Power of Plain Language in Accessible Writing

Reflecting on the Plain Language Workshop with Mary Jane Nirdlinger

By Helen Klass-Warch

Have you ever found yourself trying to impress others by using fancy words and complex sentences, but ended up sounding like a robot? Don’t worry, we’ve all been there! We often fall into the trap of using passive writing, thinking that it will make us appear smarter or more knowledgeable. But the truth is, it can make our message harder to understand and less engaging.

Whether we’re conscious of it or not, we tend to hide behind jargon and convoluted sentences when we’re unsure about a topic. We think that by providing too much information and using unclear language, we can fool others into thinking we know what we’re talking about. But the reality is, it just confuses people and makes them lose interest.

So, when you’re trying to communicate with others, it’s important to keep it clear and simple. Use language that is easy to understand and format your content in a way that makes it visually appealing and easy to follow. When it comes to city planning, it’s no secret that reports and memos can often be a bit of a slog to get through. With dense blocks of text and overly complicated language, it can be tough to find the information that is most important to you and other constituents. As future city planners, we can take it upon ourselves to set a different standard.

What is Plain Language?

Plain Language (also called plain writing or plain English) is communication your audience can understand the first time they read or hear it. It is writing that is clear, concise, well-organized, and follows other best practices appropriate to the subject or field and intended audience.

Mary Jane Nirdlinger recently led a workshop for students in UNC’s Department of City and Regional Planning. She is a writer and has extensive experience working in local government in North Carolina.  Mary Jane was formerly a guest speaker in the Master’s Project course last spring and her session was so popular that she was asked to come back this semester to impart her wisdom on myself and other first-year master’s students. Mary Jane expanded upon the definition of Plain Language, explaining that it is a mindset that you can apply to all forms of communication including emails, posters, memos, reports, and web content. It is the combination of clear writing and clear visuals to communicate in the simplest manner possible between the “speaker” and “receiver”.

It is more important than ever to communicate clearly and concisely with each other and with audiences. An area where this is most pressing is standardized, government issues exams like a driver’s exam. In Maryland earlier this year, there was a story of a young man named Lawrence who after repeated attempts, was unable to pass the Maryland driver’s permit exam. He had carefully studied the state’s prep materials and had been scoring perfectly on at-home practice tests. But due to Lawrence’s autism and cognitive abilities, the vocabulary on the state test was beyond his ability and the wording of the multiple-choice questions were confusing to him. Only after his mother asked for reasonable accommodation under the Americans with Disabilities Act (which gave him a version of the test he had practiced with), did he pass. Lawrence’s experience led to Maryland’s Motor Vehicle Administration to change the test language and make it accessible for more people. The agency recently announced that the driver’s manual and the driver written exams will now be offered in “Plain Language”, aimed at fifth-to-eight grade reading levels. Stories like this show how important it is for one to understand what’s being asked of you. This applies not only to exams like the driver’s test but to any setting in which important information is being communicated to a variety of people.

Some of the common techniques to achieve Plain Language in your writing are the following:

  • Reader-centered organization
  • “You” and other pronouns
  • Active voice, not passive
  • Short sentences and paragraphs
  • Common, everyday words
  • Easy-to-follow design features (lists, headers, tables)
  • Get a second opinion
  • Test out your writing

Plain Language is so important, that it has its official website courtesy of the United States government (plainlanguage.gov).

Plain Language guidelines were developed in the mid-1990s to support the use of clear communication in government writing. These guidelines continue to be revised every few years to provide updated advice on clear communication. Additionally, the guidelines have gone beyond the scope of government communications and can be applied to all sorts of situations. As we change, the way we process information changes in parallel.

Plain Language.gov has developed templates, checklists, and in-depth writing guidelines to help develop communications in Plain Language with ease and confidence.

Examples of words and phrases we can simplify:

Instead of…Use:
MitigateReduce
ConstitutesInvolves, makes up
AccordinglySo
DisparateDifferent
Adjacent toSimilar to, next to
To comply withMeets, matches regulation

When there are materials that concern a variety of constituents, using easy-to-understand language is what makes something accessible to people that represent the broad range of learning, language, cognitive, and physical abilities. It isn’t about reducing the number of facts or ideas expressed, but rather explaining and showing them in ways that more people can readily understand.

Nicki Harris, a first-year planning master’s student at UNC had the following to say about Plain Language following the workshop: “I think it’s important because, for a field [city planning] that talks so much about equity, it’s important that our writing is accessible to the wider public. Jargon makes things less articulate and it’s not necessary and you may end up saying something different than you’re actually trying to say.”

It’s easy for language to get misinterpreted, or misconstrued, or for someone to miss the point altogether.

Some advantages of Plain Language:

1.       It saves time.

2.       Saving time often means saving money.

3.       There are fewer errors in filling out forms or complying with requirements if they are easily understood.

4.       You can reach more people and a wider audience.

Mary Jane also emphasized the importance of practicing Plain Language techniques in graphics and visual communication. It is essential not to be afraid of simplifying something that’s written into a graphic or something else more creative that might be easier for people to follow.

At any academic institution, there is likely to be a writing resource center that can support the practice of Plain Language.  These centers can be incredibly helpful in providing that second opinion and forcing you to confront your writing from a different point of view. They often offer free services like one-on-one consultations with writing tutors, peer review sessions, and workshops.

Ryan Ford, a second-year MCRP student has had great experiences with UNC’s Writing Center. He told me “More than anything, the Writing Center provides space to untangle your thoughts, articulate ideas, and avoid any unnecessary jargon. While they won’t write your essay for you, the people there push you to explain your arguments in language that anyone should be able to follow.”

In professional settings, if you are doing a lot of writing and drafting written or graphic materials, it is important to hold yourself and your colleagues to a standard of clear, concise communication. While writing this piece, I found myself consistently reevaluating my use of Plain Language techniques, to make it a clear article to follow and digest. Plain Language isn’t an exact science and can never totally meet everyone’s needs. However, it aims for improvement, and that in itself is a crucial step in the right direction. In the same way that city planners must continually adapt city and regional landscapes to enhance accessibility, adopting Plain Language techniques represents an ongoing commitment to creating a more inclusive and easily navigable communication landscape.


Citations

Plainlanguage.gov

Plain Language Workshop handout from Mary Jane Nirdlinger

Plain Language Writing — An Essential Part Of Accessibility, Andrew Pulrang, Forbes, October 22nd 2020.

An autistic man kept failing Maryland’s driver’s test. Officials changed it, Justin Wm. Moyer, The Washington Post, September 26th, 2023.


About the Author: Helen Klass-Warch is a first-year master’s student in the City and Regional Planning program at the University of North Carolina, Chapel Hill. Before moving to Chapel Hill for grad school, she completed her undergraduate degree at Wesleyan University and worked in New York City, Boston, and The Twin Cities. She is interested in the interplay between land use and transportation planning, specifically the environmental and psychological impacts of transit and transit systems on people and places, especially in preparation for natural hazards and disasters. Hailing from Minnesota, she’s been enjoying the mild fall and winter in NC and can be found biking uphill to class, cooking, or planning her next camping trip.


Edited by Kimmy Hansen

Featured image courtesy of Candela Cerpa

Materiality and Space: A Case Study of the New Jersey Floodplains

By Ivan Melchor

Does landscape form generate society? This is the question posed by Anthropologist Anna Tsing, whose fieldwork in Sorong, Indonesia tracks how rampant mining and construction of impervious concrete infrastructure transforms the city into a ‘pinball machine’ where mud and water interact, ricochet, and respond to this human development, causing the local landscape to flood.[1] The question is applicable in many contexts, none more fitting than in the floodplains of New Jersey. 

Instances of hurricanes are attributed a great deal of importance, and rightly so, but so often the dialogue in the aftermath seems to mirror one another. The common conversation topics post-hurricane includes the following: a critique of the federal government’s response, analogies of negative health outcomes that cannot be quantified, and metrics of the subsequent flooding indicative of the worsening consequences of climate change.

Climate events should be taken seriously, and sea level rise is undoubtedly a reality that coastal communities like Fire Island, a barrier island off Long Island, New York, are wrestling with already.[2] But what is lost in this echo chamber is a discussion around how the human imposed landscape interacts with rather than reacts to these climate events. Often the dialogue around climate change is future-focused, geared towards generating new technologies and infrastructures. The consequences and answers to climate change are situated in the language of tomorrow but weight should also be placed on the history of the infrastructure in place and what could be recreated with the footprint we’ve already constructed.

I propose two entry points from which to interrogate the issue of flooding in NJ: the concept of the basement and the ‘unbuilding’ of a structure’s footprint.

Historically, the basement has been a common feature of residential buildings in New Jersey. Internet research quickly reveals a vague history explaining its use to deal with freezing pipes, supposedly critical to the infrastructure of the home. A review of FEMA flood claims filed in New Jersey revealed that 78% of claims filed by residential owners were for buildings with a basement.[3] A finding indicative not of causality but rather of how commonplace basements have become.

Figure 1: ArcGIS 3D model of basement square footage per residential building in Princeton, NJ (Source: Ivan Melchor)

Last year, the VizE Lab for Ethnographic Data Visualization at Princeton University obtained tax and property value data from the town of Princeton, NJ in order to visualize their widespread use. Figure 1 illustrates basement square footage per residential home to represent the below ground impact of development.

Constructing a basement in an area with a high water table can lead to recurring flood problems, making homes susceptible to ankle deep waters after a heavy rainstorm never mind a hurricane. The displacement of soil in order to accommodate these structures can further concentrate stormwater runoff, worsening flooding effects in areas with already high impervious coverage.

Conversations with local zoning officials regarding the issue often contain a cynical undertone. They suggest that new houses are being developed and old houses redeveloped with increasingly large basements despite warnings because they increase property value. And while there may be truth in that claim, it is stated that below-grade living spaces recoup up to 70-80% of the construction cost but do not often result in a gain on investment. [4]

A plausible alternative is that the idea of ‘livable space’ is an expression of our cultural behavior; the increased isolation of single-family zoning in towns such as Princeton reinforce the notion of “private property” and make us less likely to interrogate the issues occurring within our “homes.”  Figure 2 highlights how widespread low-density housing has become in Princeton, NJ for example.

Figure 2: Dasymetric map of Princeton, NJ highlights the spread of low-density housing (Source: Ivan Melchor)

There is also the question of what materiality our infrastructure takes on. Susan Bristol, a policy director at the Watershed Institute in New Jersey, proposes the concept of ‘unbuilding’ as a design practice to lighten our footprint on both the environment and the ground.

Unbuilding would mean returning some of the understory of buildings to pervious surface area rather than only resorting to concrete pours at grade irrespective of environment. This would allow for water to flow horizontally through the building’s footprint rather than creating combative infrastructure.[5]

Both the discussion of basements and the concept of ‘unbuilding’ invite us to think about space, not only how much of it we use but also what materials sustain its life force. The message of resiliency is commonplace, but our infrastructure must not only withstand climate events, but also be ready to interact with external forces such as stormwater.

What the ‘pinball machine’ effect reveals is that communities (and more explicitly property owners) continuously act upon their environment, changing its expression. Zoning laws and development serve as an archive of what a community has become, yes, but also generate a new interpretation of society, obfuscating issues that are ‘out of sight’ but that should be interrogated by urban planners and policymakers alike. 


Citations

[1] Anna Tsing, “Stop Blaming Global Warming: A Pinball Model of Chronic Flooding in Sorong, West Papua” (Clifford Geertz Commemorative Lecture, Princeton University, Princeton NJ, March 30, 2023).

[2] Liam Stack. “Millions were Spent to Fix Fire Island’s Beaches. Some Have Completely Eroded.” New York Times, August 11, 2023.

[3]  FEMA (2023). FIMA NFIP Directed Claims – v2 [Dataset]. https://www.fema.gov/openfema-data-page/fima-nfip-redacted-claims-v2

[4] Remodeling.com, “Basement Remodel,” accessed on August 19, 2023.

[5] Susan Bristol (2022). “‘Unbuilding’: Out of sight/Out of mind.” AIA New Jersey.


Ivan Melchor is a Data & Research Assistant with the VizE Lab for Ethnographic Data Visualization at Princeton University. He is interested in how the language of climate change generates possibilities for current and future human development. He is part of a team of academic researchers hoping to produce a documentary on NJ flooding in 2024.


Edited by Kathryn Cunningham

Featured image courtesy of Ivan Melchor

Two Perspectives on the Biltmore Estate

By Abby Cover and Sam Hayes

Perspective 1: Interning at the Biltmore
By Sam Hayes

My fascination with the Biltmore Estate began during a family trip when I was in first grade. Little did my parents know how deeply I would fall in love with this remarkable place. Since the first visit, it was always my dream to one day work at the Biltmore – a dream that became a reality this past summer. 

For context, the Biltmore Estate, located near Asheville, NC, was built in 1895 by George Vanderbilt, an heir to a portion of the Vanderbilt fortune. Today the Estate is owned by descendants of George Vanderbilt and is run as a tourist attraction that welcomes over a million visitors every year. 

The Estate is 8,000 acres and includes the historic house designed by architect Richard Morris Hunt, gardens and grounds designed by Frederick Law Olmstead, several operational farms, a winery, dozens of residences, a company run police force, and a modern “village” with hotels, restaurants, and shops. The Biltmore Company, which owns Biltmore Estate and several other subsidiary companies, employs over 2,000 people in Asheville. Needless to say, the Estate operates like a small city.

Biltmore Estate, Source: Sam Hayes

During my time at the Biltmore, I was given free range to explore the Estate and engage with those responsible for its operations. My supervisor, Parker Andes, is the head of estate planning and is a wealth of knowledge. He oversees all construction projects on the Estate, and having dedicated two decades to the Biltmore, he has seen the evolution of the Estate. 

The mission of the Biltmore company is “The preservation of Biltmore as a privately owned, profitable, working estate.” Historic preservation is an important part of the work done on the Estate. As I delved deeper into the workings of the company, I discovered that there are many different reasons why preservation is valued at the company. Some employees find pride in safeguarding such a monumental piece of history. In contrast, higher-ups in the company emphasize the financial incentives as a primary driver for ongoing preservation efforts. 

Archive Room in the Biltmore Estate, Source: Sam Hayes

The Biltmore holds the distinction of being a National Historic Landmark, the highest designation from the federal government for historic sites. To retain the historic landmark status, elements of the Estate cannot be altered without approval from the North Carolina State Historic Preservation Office, and ultimately, the National Parks Service. Maintaining this National Historic Landmark Status is a key priority for the Biltmore Company because it allows them to obtain tax credits for certain historic rehabilitation projects done on the Estate. Though this is just one element of a broader rationale for preservation, I think that this shows that as long as there is a financial reason for the Biltmore Company to maintain the historic integrity of the Estate, it will continue to be preserved. 

I’ve spent a lot of time thinking about my experience at the Biltmore. It was a unique opportunity and I don’t regret doing it, but I also realized that I do not want to work for a private company. I need a broader mission behind what I’m doing – something that makes me excited to get up in the morning. Regardless, the Biltmore continues to have a special place in my heart. 

Perspective 2: Vacationing at the Biltmore
By Abby Cover

This summer, I spent three days in Asheville, specifically staying at the Inn at Biltmore. The Biltmore Estate itself is only a small part of the total grounds, which total about 8,000 acres, and the Inn is located toward the far end of the grounds. From the entrance of the grounds, it takes about 10 minutes to drive to the Inn. This makes the Inn very secluded, but also makes you dependent on The Biltmore for such things as food and entertainment. Surprisingly, there is little in terms of trails accessible at the Inn (to my knowledge), so you are definitely meant to stay inside the Inn (or go to the nearby Antler Village) to entertain yourself. Antler Village at The Biltmore is a hotel and a clustering of restaurants and shops that opened in 2010, located down the hill from The Inn.

Front of Biltmore Estate, Source: Abby Cover

The Inn at the Biltmore is intended to be more of a resort than a hotel, but there are not many amenities besides a beautiful view keeping you at the “resort.” I was disappointed by the lack of ability to walk around the Biltmore grounds while staying at the Inn – there are trails, but they need to be driven to, or are not clearly marked as walkable from the Inn. Antler Village does have some activities similar to a historical town, such as a woodworking and weaving, which is interesting if you are there at the right time. Also, the Village has outdoor activities scheduled such as sheepdog herding (which I was disappointed to have missed). There are additional activities that can be purchased according to a little slip of paper given to us, along with general Biltmore and Asheville information, upon check in. Eating at the Inn requires sitting down and being waited on in the hotel restaurant, which I personally was not used to for breakfast in particular. Sometimes you (I) just want a continental breakfast! The facilities themselves were lovely, and the hotel staff were helpful and kind. Also, you get a free coffee table book about the history of the Estate, which is very cool!

Biltmore Estate Gardens, Source: Abby Cover

The Estate itself was enormous and beautiful – the self-guided walking tour took about two hours! Definitely a workout if you’re not prepared; you have to climb the basement stairs and then go all the way to the top! There is a well-organized line for the self-guided tours that is very reminiscent of the lines in theme parks, like Disney World. I was impressed at how efficient the line was, though it was not in the shade and Asheville is hot in the summer. Very sweaty. Once in the Estate itself, it is undeniably beautiful. However, for myself, it’s frankly unbelievable and sometimes a little uncomfortable being around such blatant demonstrations of wealth. You could probably do both the house tour and explore the gardens of the Estate in one day, but it would be a very full day. However, to explore the full 8,000 acres, there is absolutely no way to do that in one day. Pre-planning is definitely needed in order to explore the full Biltmore grounds.

Overall, I enjoyed my stay at the Biltmore Inn, but think it is not necessary if you want to explore the Biltmore grounds or Estate! The grounds are so enormous and well maintained, and the house is truly extraordinary, and I am glad I visited.


Sam Hayes is a second-year master’s student in the City and Regional Planning program at the University of North Carolina, Chapel Hill. At UNC-CH, he specializes in housing and community development with an emphasis on how historic preservation can be used as an anti-gentrification tactic in changing communities. Sam loves hiking, reading, and spending time exploring cool historic buildings. When not in Chapel Hill, you will probably find Sam in Hendersonville, NC with his boyfriend Kane, dog Canyon, and cat Lucille.

Abby is in her second year of the City and Regional Planning Master’s Program, and is looking forward to sharing all she has learned with her future employers. She previously studied Sociology and Gender, Sexuality, and Women’s Studies at the University of Pittsburgh. Before coming to UNC, Abby could be found galivanting through her native Philadelphia (Go Birds!). Her planning interests include climate adaptations, sustainable development, and fostering community engagement. Outside of planning you can find her grabbing a bagel sandwich, watching horror movies, and wishing for better public transit.


Edited by Kathryn Cunningham

Featured image courtesy of Sam Hayes

In Defense of Lake Merritt’s Paid Parking Plan

By Ryan Ford

It is time to realize our parks are not free and Oakland residents already pay for them in one form or another. Lake Merritt is no exception. In 2020, the city spent $25,000 week of taxpayer money to maintain Lake Merritt (Devries 2021). It turns out littering has a cost and residents are already picking up the tab. Understandably, there was strong public resistance to installing paid parking along the eastern side of Lake Merritt. No one likes paying for what used to be free. Even though 70% of respondents disapproved of the policy, it is the best compromise for Oakland.

With the current cost of maintaining Lake Merritt at over $1 million annually, the potential value of existing free parking spaces along the lake is too high an opportunity cost. Under the new policy, parking prices will match demand. Weekends will be more expensive to park than weekdays. In the first year, projected revenue from the meters will provide nearly $1.5 million. Paying for parking is an apparent cost for drivers, but the cost of free parking is more nuanced and important to spell out.

Donald Shoup, a professor of urban planning at UCLA, has been railing against the high cost of free parking for decades. Essentially, Shoup points out, cities are arbitrarily giving away valuable real estate in the form of parking with traffic and congestion as a return on investment (Steiner 2013). Since we live in a car-dominated society, Oakland residents see free parking as a mobility right rather than wasted opportunity. Opposition to paid parking is understandable, but the revenue is necessary to use the already scarce parking in a more effective manner.

Intersection adjacent to Lake Merritt, Source: Creative Commons

The Lake Merritt Parking Management plan will change transportation behavior through the framework of Travel Demand Management (TDM). TDM is a set of policies designed to expand the functionality of existing transportation infrastructure rather than relying on increasing the supply of infrastructure to meet changing needs of the community. Multiple commercial centers surrounding Lake Merritt draw large amounts of travel, so it is incredibly ineffective to have a single car carrying a single person occupy a spot for hours on end. For residents wary of the new parking policy, they only need look across the bay at San Francisco for a success story.

In 2017, San Francisco used federal funding to pilot SFpark. The program proved the efficacy of the same variable demand-based parking Oakland recently implemented. In some cases, the cost of parking decreased, and more importantly, parking availability increased (SFMTA). San Francisco is not known for its affordability, so the results are encouraging.

I recommend that Oakland take additional measures for protection against gentrification. For low-income residents, there should be a permitting process to guarantee a discounted parking cost. Additionally, residents with existing parking permits local to Lake Merritt should receive free-parking one weekend per month during the first year of the policy.

Despite the practicality of the policy, not everyone is happy with the results. A comment from a months-long community engagement campaign reads: “To put meters around the lakeshore side of the lake would be a direct act against working class people like myself who would be unable to continue to enjoy our beautiful lake if it meant paying every time that I wanted to walk or hang out there.” (Attachment B: Lake Merritt Parking Management Plan May 17, 2022) This resident has a right to be concerned. A prohibitively high cost for parking limits access to the lake and parking priced too low also limits access by not encouraging enough turnover. Market-based pricing is critical to reach enough turnover so one or two spots are open for each block.

Parking alongside Lake Merritt, Source: Creative Commons

So, it is important to reiterate the new parking policy will increase access to Lake Merritt in the long-term rather than be a barrier. It is also worth noting that there is already an extensive network of paid parking surrounding the lake. Driving is not the only option. Lake Merritt is transit-rich with bus and train stops connecting the park to surrounding neighborhoods. And even walking is an option.  

I do think residents are right to hold Oakland accountable. There city needs to be transparent about how it spends revenue from the new parking meters. Oakland should create an easily accessible digital dashboard to show how each dollar is spent. The dashboard would also show the cost of maintenance for Lake Merritt and hopefully dissuade residents from littering. Making spending data public will create a sense of trust in the community. Even though this parking policy is the best compromise for Oakland, there is an inherent cost of political good will for moving ahead with a publicly unpopular policy.  

At the end of the day, the maintenance costs of Lake Merritt alone justify the new parking policy. Though the benefits will be indirect, residents will also appreciate less time spent circling the block looking for a spot. Instead, they can pull up and enjoy Lake Merritt.


 Works Cited

Joe DeVries. Agenda Report: Lake Merritt Working Group. City of Oakland Memorandum. Mar 11, 2021. 

Oakland Department of Transportation. Attachment B: Lake Merritt Parking Management Plan May 17, 2022. p. 9.

Ruth L. Steiner (2013) A Review of “The High Cost of Free Parking, Updated Edition”, Journal of the American Planning Association, 79:2, 174-175, DOI: 10.1080/01944363.2013.772038

SFMTA. SFpark Pilot Project Evaluation Summary. Project Evaluation, June 2014, p. 11.


Ryan Ford is a Master’s student in the Department of City and Regional Planning at UNC Chapel Hill. He is interested in the intersection of urban design and transportation, specifically around active mobility. Outside of classes, you can find Ryan playing tennis or catching a movie at Varsity Theater.


Edited by Kathryn Cunningham

Featured image courtesy of Creative Commons

 Finding Pan

By Ian Concannon

This spring, I traveled to southwest Florida where my namesake hurricane had made its explosive landfall the previous October. In June, I navigated life along with millions of others under the heavy haze of forest fire smoke blown over New England from Canada. Most recently, violent floods washed through several towns in southern Vermont, where I’ve lived for several months cumulatively since graduating from college in 2018. I am now training as a climate planner in graduate school, where my work seeks to develop resilience at a public transit agency. Yet even treading repeatedly within the direct footprint of climate change, I cannot shake a nagging sense of incompleteness—that I have somehow come no closer to comprehending the full forces at play.

Extreme weather may serve as evidence of climate change, but it is only a snapshot of a larger process. Climate change is as much an undermining of the way we make sense of the world as it is a self-contained object as such—more epoch than event. Climate change is a sunburn, an acid ocean, an expanse of algae, a burn scar, a mutated pathogen. It is the afterlife of acts committed generations ago and it never seems to arrive. Its essence can never be grasped directly. Strange weather is only the shadow cast by this phantom.

Attempting to squeeze a treatment of climate change into the bounds of ordinary discussion only obscures its true nature. Instead, I suggest we dim the lights and dream…


Pan has always been an old god, even when the ancient Greeks learned of him from the Arcadian mountain tribes. Secluded from view, he preferred to roam the woodland hills, tending livestock and hunting game. Unlike his more refined relatives Artemis or Hermes, Pan presented a distinctly bestial figure, pursuing his favored nymphs and sowing panic in foes. Offensive and alluring, powerful and marginalized, he brought together associations of fertility, replenishment, music, vengeance, chaos, violation, and mortality. Pan continues to embody these painful contradictions of the natural world.

Much as Pan could multiply into a swarm, his image has taken many forms in different settings since antiquity. A quick survey includes the Wiccan horned god as well as the faun from Guillermo Del Toro’s Pan’s Labyrinth, leering at the borderlands of the underworld. In Hayao Miyazaki’s Princess Mononoke, a deer god with a human face silently patrols the forest depths, taking and restoring life in equal measure with each stride. Pan’s offspring remain a penetrating reminder of a tangled rift lurking beyond the scope of civilized life.

One feature separating Pan from the rest of the Greek Pantheon is his mortality, documented first under the reign of the Roman emperor Tiberius following the birth of Christ. More recent authors associate Pan’s death with the triumph of modernity:

Then keep the tomb of Helice,
Thine olive-woods, thy vine-clad wold,
And what remains to us of thee?

Though many an unsung elegy
Sleeps in the reeds our rivers hold,
O goat-foot God of Arcady!
Ah, what remains to us of thee?

Oscar Wilde[1]

My contribution here is to suggest that the terror and humility we know as a result of the turmoil of climate change reveal the continued presence of larger-than-life demigods. When we spot wayward migrations, upend our routines, abandon our homes, or savor an unseasonably warm winter evening: this is Pan’s work. To know this is to restore the generative agency of natural forces that were thought to be extinguished long ago. This time, though, Pan is back in ghost form—an existence denied by most, unimpressed by our attempts to appease. The question becomes: what would it mean to organize ourselves in space holding closely to this understanding?

One answer comes to us from ecological systems theory. As introduced by ecologists C.S. Holling and Lance Gunderson, Panarchy is a concept that invokes both an antidote to hierarchy and a nod to Pan’s power, in which the cycles of a system are tied together across spatial and temporal scales to describe the system’s response to stimuli. This approach honors the changes that naturally occur across such assemblages while suggesting interventions that uphold beneficial forms of resilience.

It may be worth grounding this theory in the case of a lake. Over the course of a year, this lake’s surface area, depth, temperature, nutrient composition and biomass content will all vary. However, these relatively rapid cycles, such as freeze dates in the winter, higher flow rates in the spring, or phytoplankton blooms in the summer, occur in such a way as to maintain the water body’s capacity for certain essential functions. This lake also depends on larger resource flows, such as tributary inflow volumes and the spread of species from other sources. These are in turn governed by even larger economic and climatic processes, like mass fertilizer application, anthropogenic demand for water, and planetary temperature trends. While periods of expansion, stability, collapse, and renewal are to be expected, Panarchy theory suggests that a resilient system will trend back towards its “domain of attraction” until conditions dictate otherwise; a lake will remain a lake, rather than an anoxic puddle or golf course.[2]

Given these constant exchanges, resilience is not equivalent to stability. Instead, resilience implies that local adaptive cycles are able to integrate information from the slower cycles surrounding them. When conditions change abruptly, ecosystem functions will initially degrade before adapting in such a way that the external changes become internalized. A lake may dry up entirely if enough feedback pushes it in that direction, but it may still retain its status as a productive system, albeit in a new state. What matters is that larger grounding conditions do not shift so fast as to undermine the ability of smaller, more local systems to maintain their adaptive capacity.

With Ghost Pan running loose, this is exactly what we see. Supercharged with two hundred years of fossil fuel energy and the global connectivity of capitalism, changes that might otherwise have taken thousands or millions of years can now proliferate in a matter of decades, if not faster. Circulating at such speed and altitude, these shifts fail to impart a coherent message on the systems they contain. Our lake, industry, or city of cannot meet these new demands by surrounding their existing structure in new fortifications. Their internal logic must move from preservation to pliability.

Multiple transportation modes overlay a shored-up seawall atop the tidal Mystic River in Somerville, MA. These projects bring together many forms of resilience, from the health of the river to public waterfront access and the integrity of engineered infrastructure.

In my efforts to embed climate resilience across a large urban transportation system, this clash of priorities is readily apparent. After decades of divestment, public transit remains an economic lifeline for tens of millions in North America and is understood as increasingly crucial to weaning cities of their dependence on fossil fuels. Simultaneously, its operations tend to be welded in place by predetermined land use and governance regimes. More specific challenges to the climate resilience of transit include:

  • Limited oversight of land, often along narrow Rights-of-Way. In the Northeastern United States, these Rights-of-Way are commonly laid in former streambeds or reclaimed wetlands.
  • Dependence on volatile supply chains for specialized equipment.
  • Few formal coordination avenues to plan with surrounding landowners and policymakers, like municipalities or residents.
  • Specialized labor practices that delay responses to emergent needs, such as maintaining drainage infrastructure vs. clearing roads or repairing transit vehicles.
    • Unionized labor may be paired with short-term private contracts in which institutional knowledge is lost from year to year.
  • Project management processes that prioritize condition or political expedience over climate vulnerability.
  • Nested networks of aging communications, electrical, and mechanical infrastructure in which small disruptions set off cascading effects across the rest of the system.
  • Lagging federal and state requirements that promote but do not require climate resilience standards.

Transit authorities have few examples to guide how to successfully climate-proof tens of billions of dollars of assets. Adaptation strategies mostly involve selective elevation, installing flood walls, substituting rapid transit for buses, and reducing service during high-risk weather events. Even pursued to their fullest extent, these resilience measures correspond to a vision of the future in which people continue to use transit infrastructure much as they do now, albeit with critical elements elevated or clad in corrosion-resistant materials.

A “panarchic” approach to this issue recognizes the inseparability of transportation from its larger setting. Even as transit moves to meet the inevitability of direct climate change exposures such as extreme heat or stormwater flooding, the surrounding city will also be transforming. Economic changes may induce new demand away from traditional commuting destinations, while new residential patterns may bolster or undercut the existing labor force. Newly widespread forms of data will likely make climate modeling more accurate, even as the weather itself becomes more erratic. Longstanding political assumptions baked into the American planning context may begin to unravel, opening or foreclosing instruments by which local government rises to meet the challenges of environmental change.

Far from spaces of disembodied circulation, transit exerts a visceral influence on its physical surroundings. The pressures of climate change reconfigure the ways in which these spaces are demarcated, contested, and made ready for new uses. As planners, we occupy a unique position that both bears witness to the continued influence of historical actors and formulates new models by which future generations may carry out their own lives. Pan’s presence signals a warning to that tradition of planners who understand themselves as technicians erecting monumental cities in defiance of the surrounding environment. Let’s hope we are able to listen.


[1] Oscar Wilde, “Pan,” in Poems by Oscar Wilde, edited by Robert Ross. Retrieved at Project Gutenberg, https://www.gutenberg.org/files/1057/1057-h/1057-h.htm.

[2] Holling, Crawford Stanley, and Lance H. Gunderson. Panarchy: Understanding Transformations in Human and Natural Systems. Washington, DC: Island Press, 2002.

About the Author:  Ian Concannon is an aspiring climate planner and master’s student at Tufts University’s Department of Urban and Environmental Policy and Planning, with a B.A. in History from Williams College. His recent projects have involved performing outreach in support of disaster preparedness, evaluating road network resilience for an environmental engineering firm, and assessing public transit performance when exposed to coastal storms. He is especially interested in finding ways to coordinate across local policymaking bodies in support of resilient systems change. When he’s not tinkering with maps, Ian can be found on trail runs or backpacking loops throughout New England.

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Featured image courtesy of Ian Concannon

How Raleigh Should Earn the “E” in their ETOD 

By Amy Grace Watkins

What is Transit-Oriented Development?

In urban planning, what does TOD stand for? It depends on who you ask! It could be Transit-Oriented Development, Design, or Displacement. In the 1990s, Peter Calthrope popularized the term as Transit-Oriented Development and the planning framework quickly spread across the world. The goal of TOD is to invest in transit centers to increase transit access, reduce the need for cars, and spur economic growth by bringing development to the area.

In Raleigh, the planning team has recently added to the mix of TOD definitions by adding an “E” to make ETOD or Equitable Transit-Oriented Development. Their policies and plans aim to combat the possible gentrification and displacement that has been associated with TOD projects in other cities (Chapple & Loukaitou-Sideris 2022). But based on Raleigh’s Equitable Transit-Oriented Guidebook, I argue that Raleigh has not yet earned the E of ETOD due to their weak policies around affordable housing and unclear public engagement efforts. 

To create TOD that is not just for the wealthy and well-connected, Raleigh put forth a “policy toolkit” in the ETOD Guidebook. The main policy with teeth in this guidebook is zoning for TOD Overlay Districts to build upon current Transit-Overlay Districts. Updated into the Unified Development Ordinance (UDO) in October of 2021 by Raleigh’s City Council, TOD Districts are the “core zoning mechanism to achieve goals addressed in this plan” (City of Raleigh 2022). These districts will encourage development by offering bonuses for increased density, mixed-use, and affordable housing. This also means that money will quickly rush into these TOD Overlay Districts to capture these development opportunities. As they are, the policies may not be enough to combat the risk of gentrification and displacement in rapidly developing areas. 

In the book “Transit-Oriented Displacement or Community Dividends?,” planning academics Karen Chapple and Anastasia Loukaitou-Sideris (2022) find that there is a strong correlation between gentrification and TODs in the Bay Area. The root cause of gentrification and displacement, however, is notoriously difficult to define because of the many factors involved from individual choice to state-level politics. In short, Chapple and Loukaitou-Sideris find that upscaling and upzoning areas often results in the displacement of vulnerable communities, which can be accelerated by transit system construction (2022, 8). In order to protect vulnerable communities, Chapple and Loukaitou suggest that density bonuses for affordable housing should be required in TODs, and most importantly, vulnerable communities should be consulted through public engagement about the location of TODs (2022, 272). By doing so, the authors believe that done correctly, TODs can be an answer to the increasing housing crisis in California. A crisis that the Triangle region also knows well.  

Raleigh’s ETOD

The good news is that Raleigh’s Equitable Transit-Oriented Development (ETOD) does take density bonuses seriously and aims policies at building more affordable units in the TOD Overlay Districts. Density bonuses encourage developers to include affordable housing by allowing them to build larger buildings. The affordable units, however, have a short lifespan. The plan states, “Within the program, affordability terms would be set at 50% AMI for 30 years based on the City of Raleigh’s desire to provide long-term affordable housing options in the corridors” (City of Raleigh 2020, 89).

In this context, AMI stands for Area Median Income, which describes the midpoint of the income distribution in a given area. In a rapidly growing area like Raleigh, the 30-year time span is far from “long-term affordability” and seems to guarantee unaffordability in 30 years or delayed displacement at best. In order to make these TOD Overlay Districts a success for all residents regardless of income, the ETOD program needs a more robust plan for affordable housing in these areas that guarantees opportunities for low- and middle-income residents for years to come. At a minimum, ETOD should increase the terms to 50 years in order to allow for more housing to be built and for low-income individuals and families to stay in their community.

According to HUD, the typical household stays in assisted housing six years, four years for families with children, and nine years for elderly residents (McClure 2017). This means that Raleigh has the potential to double the amount of low-income residents housed by increasing the term by 20 years. With the Low Income Housing Tax Credit (LIHTC) program, a federal affordable housing program established under 26 U.S.C. §42, affordable units are required for 30 years at a minimum (2022). In order to show Raleigh’s commitment to sustainable affordability downtown, the policy around TOD Overlay Districts should be updated to go beyond the federal minimum to offer 50 years of affordability.  

Public Engagement Needs

Beyond policies for affordability, the City of Raleigh needs to prioritize extensive and equitable public engagement. The plan cites public engagement as a part of the process but fails to provide numbers or detailed descriptions about the type of engagement events, the number of people engaged, or the demographics of these events around the ETOD program. As Chapple and Loukaitou-Sideris mentioned in their work, this is a very important aspect of equitable transit planning.

The lack of public engagement makes it appear that this plan is following a similar path to the failed light-rail project just a few years before. In fact, the TOD Overlay Districts were originally created for the light rail project (City of Raleigh 2022). One of the main marks against the light-rail project in the Triangle is that it would have served middle- and high-income riders and was more focused on attracting new ridership rather than improving service for current riders. If the City of Raleigh does not prioritize the residents currently living in these areas and using the existing bus system, the TOD Overlay Districts may hurt the very people Raleigh is trying to assist in adding the ‘E’ to TOD. In order to promote equitable public engagement, Raleigh should engage the public in each part of the process from the location of these districts to the design.

In a study on TOD in the Netherlands, Pojani and Stead emphasize the importance of seeing TOD as Transit-Oriented Design, which focuses more on the design around the node or transit center (Pojani & Stead 2015). Allowing the public to participate in the design stage of planning will allow current residents to influence the placemaking of these rapidly growing and changing areas. By engaging current residents and riders in early planning stages and designing charettes further along in the process, the City of Raleigh will better engage the public they hope to help by encouraging equitable development.  

Earning the E in ETOD

Equitable Transit Oriented Development is an exciting opportunity for the City of Raleigh, but it is also important to make sure it is done well. In order to earn the E in ETOD, the City of Raleigh needs to reconsider the parameters of its TOD Overlay Districts to achieve the equitable outcome they desire from the “twist” on Transit-Oriented Development. By offering a 50-year term instead of 30 years for affordable units and engaging the public throughout the transit planning process, the City of Raleigh could better achieve these equitable outcomes. 

Works Cited 

Pojani, D., & Stead, D. (2015). Transit-oriented design in the Netherlands. Journal of Planning Education and Research, 35(2), 131-144. https://doi.org/10.1177/0739456X15573263 

26 U.S. Code § 42. (2022). Low-income housing credit. https://www.govinfo.gov/app/details/USCODE-2021-title26/USCODE-2021-title26-subtitleA-chap1-subchapA-partIV-subpartD-sec42 


About the Author:  Amy Grace is a second-year master’s student in the City and Regional Planning program at the University of North Carolina, Chapel Hill. At UNC-CH, she specializes in transportation and studies how multimodal solutions can transform transportation networks. On the weekend, you will likely find her at her local Home Goods, walking on the Tobacco Trail with her dog, Josie, or trying a new restaurant in the Triangle with her husband, Graham.


Edited by Kimmy Hansen

Featured image courtesy of City of Raleigh, NC

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