Nathaniel Hood

Nathaniel Hood is a transportation planner and blogger living in St. Paul. He writes for Strong Towns and Streets.MN.

Posts about Government

An Open Letter to Katherine Kersten

Posted by: Nathaniel Hood Updated: September 22, 2014 - 9:05 AM

Dear Katherine,

Please stop writing the same article over and over and over and over and over and over again.

Being polite Minnesotans, with exceptions being granted to those commenting anonymously on the Star Tribune's website, we have tried rather unwillingly to disregard your repetitive assertions that our regional government agency is akin to George Orwell's 1984.

The assertions in your most recent column ("Met Council's 'Thrive' Plan has a bullying effect") can best be described as click-bait. One day, I would love to address them, but diagnosing the problem and offering alternatives would render this article dry and exhaustively nuanced, and therefore unreadable. I'll leave that task to someone else.

There are real issues in reforming the Metropolitian Council. However, the mud-slinging, or more politely, the constructive-less criticism, harms healthy debate.

I have criticisms too. It would likely serve our region better if our representatives were democratically elected. I believe that local government should have more control over funding and that subsidizing large-scale affordable housing complexes near a highway exit in an exurb is silly. I also believe that we've allocated limited resources towards some rail projects, specifically the Northstar line, that could have been better used elsewhere.

Believe it or not, there is a surprising amount that we can agree upon. We should approach the debate in this manner.

I may be jumping to conclusions, but I think it is fair to say that you've found your base. That being, a group of like-minded souls following you precisely because you'll give them exactly what they want. You write to the blood-thirsty hyenas as if they are caged and starving, and you're tossing them a freshly cut steak.

You also know how to strike a chord with the opposition. You do this by twisting admittedly overused planning industry buzzwords and placing them within quotations. "Sustainability". "Equity". This is how you express mockery onto the subjects without having to address the root issue. These words have, without question, been greenwashed and co-opted. But, when you examine the heart of these concepts, they're things we as a society should genuinely care about; and more importantly, they are neither left nor right.

Transportation and land use are nuanced, and we need to treat them as such. To say light rail is always wrong, or conversely, that never building another road is good, is to not understand urban geography. It is fair to say that masterplanning can never be perfect, but it's unfair to say that our status quo, that being of suburban expansion, has resulted in what the consumer wants. Historically speaking, the free market has not driven the suburban infrastructure and development you claim to support. Ironically, it has been that of massive government intervention at the federal, state, regional and local level.

I don't need to lecture. You already know this. And, when did you fall down that perilous, slippery slope and into the Phil Donohue school of policy making? Such Met Council bashing only makes your most admiring supporters feel good about themselves, but it's unlikely to make much of a dent in the problems we face. A smart person once quipped that.

As someone who would like to see real change at the Metropolitan Council, I would like to politely request that you please start writing critically about it, examining nuances and offering real suggestions. You have a great platform and it'd be a shame to squander such a great opportunity.

Sincerely, -Nate

Nathaniel Hood
St. Paul, MN
Sept. 21, 2014

Eight Steps To Improve Twin Cities Urbanism

Posted by: Nathaniel Hood Updated: July 26, 2014 - 11:57 AM

We need to stop building bad places. We don’t need to build Rome or Paris. We just need to stop building Houston.

The following eight rules apply to every major and mid-sized city with no exceptions. If your leaders don’t do these, somebody else’s will. And, you’ll have people asking in 10 years time why you haven’t already done them.

1. Make accessory dwelling units legal

This is the easiest way to add density without adding “density”. This won’t change your city overnight, but it’ll help lay the groundwork for improved urbanism. We need to see a rise in these types of dwellings because they add to affordable housing stock, expand housing options, add tax revenue, and are Jane Jacob’s “eyes on the street”. Except in this case, it’s eyes on the alleyway. Read more about accessory dwelling units here.

2. Eliminate parking minimums as soon as possible

There is no bigger detriment to urban centers than parking. It adds costs to private development and drives up rents. Car storage is a terribly inefficient way to allocate land, especially in existing walkable neighborhoods. If you want to make your downtown more livable, the first policy move should be to eliminate (or, reduce if elimination is not politically feasible) all parking requirements.

If you worry about parking (and “congestion”), you might lose great local institutions to the suburbs. I’m looking at you, St. Paul.

3. Four-three conversions of stroads

Most four lane collector roads are ugly, unsafe and do a poor job of moving traffic. They are theworst of all worlds.

These stroads take up a lot of space and don’t allow for either bike lanes or on-street parking. Conversions have been well studied and the results are conclusive. They improve pedestrian and bicycle safety, calm traffic, improve emergency response and have reduced vehicle crash rates (between a low of 17 to a high of 62 percent (source)). When it comes to re-striping roads, four-three conversations are nearly always a solid bet. These are easy sells because they usually don’t effect Level of Service (by the way, which is something cities need to stop caring so much about). Also, take time to use the extra space for on-street parking and bike facilities. 

4. Sell public surface parking lots for $1

Cities and towns are sitting on a gold mine of under-utilized land, specifically public open-surface parking lots. What is open surface parking getting you? The answer is very little.

This is easy: sell them to the highest bidder. Have an auction, start at $1 and sell to the highest bidder. Code the specific site to hit all the urban guidelines fitting of a form based code and require development start within 3 to 5 years. Imagine the benefit to a City like Minneapolis or St. Paul if someone put (just) mediocre mixed-use buildings on each city own surface lot.

5. Better transit, not (necessarily) more transit

Light Rail is awesome. But, it’s also expensive. Let’s start small and improve the transit that we have, precisely bus service. Adding a bus shelter is relatively cheap ($5,000 to $6,000). BRT is also great and relatively affordable. Make these moves first. They are political feasible and improve the lives of people who are currently using transit. This means, making what we have run on time and run faster.

Don’t let great be the enemy of good. Support small incremental improvements to our transit service and don’t wait for the “big and shiny” project. Because, if you’re lucky enough to get Federal funding for a new streetcar or light rail, it’ll be 25 years away  before any improvements happen (take note St. Paul). Read more about improving transit in a cost-effective way here.

6. Allow more beer/wine licenses

Retail is dying a slow death. Every sale on Amazon, Etsy, or Zappos represents one less sale at a brick-and-mortar book store, gift shop or clothing store. These, and a shift of the nature of work, will make filling retail storefronts more difficult. We need to fill frontages. It’s essentially to walkability.

Food is the rational response as it’s not easily outsourced. And, to make margins for these places, they’ll likely need to sell beer and wine. There is a changing cultural dichotomy going on. More expensive local craft beer sales and high-end cocktails are shifting the nature of traditional 60/40 (or 70/30, etc.) beer to food sale requirements. These need to change, too.

If you want to fill your empty storefronts, you’ll need to look beyond retail.

7. Eliminate one way streets

The case against one way streets is already solved. The verdict is in.

Converting streets to two-ways has many benefits. These types of streets, as opposed to one-ways, improve pedestrian and bike safety, improve vehicle navigation and overall safety, lower speeds, and improve the financial health of local businesses (source). Many cities have already converted their one way streets to two ways. Your city should too.

8. Allow the “sharing” economy to be legal

Whether the establishment likes it or not, it’s going to happen. The question is, how will you let it happen? Be smart. Be fair. But for God’s sake, don’t make it illegal (I’m looking at you Miami).

Uber and Lyft aren’t competing against taxis. They’re competing against the cost of owning a car. If these services can remove just a handful of cars (or reduce drunk driving) that should be viewed as an urban benefit. And, AirBNB isn’t competing against hotels (which can be expensive), but it more so about providing options for people to safely rent our there apartments and make extra money to off-set the costs of living in an more high-demand urban settings.

The sharing economy might be hard for many to swallow, but it needs to be legal.

Now, these eight suggestions won’t make your city a success overnight, but they are politically-feasible, small, incremental changes that you can make to help inch your city in the right direction.

Where Not To Build A School

Posted by: Nathaniel Hood Updated: July 6, 2014 - 12:22 PM

We need an entirely different approach to where we locate schools and how we build them. Our current model – notably in small and mid-sized towns – is that of the destruction of our neighborhood schools in favor of the suburban campus model.

The campus model is a burden on our system: built on an inhuman scale, unwalkable by design, with a disregard to long-term operational costs and devaluing our existing neighborhoods.

An example is happening in my hometown of Mankato, MN. If the school district decides to go through with their new plans, they should immediately start applying for a Safe Routes to School grant. They’re going to need it.

jpeg

The blue square on the bottom left is Mankato’s new school; right on the corner of US Highway 22 and County Road 83. The yellow squares are soybeans that may become Mankato’s newest low-density residential neighborhood. This should be cause for concern, beyond that of its speculative nature, and I can speak from experience.

After years of walking to and from Roosevelt Elementary, a classic neighborhood school, I was suddenly relegated to catching the bus or begging my parents to zip me off to the new middle school at the edge of town. It didn’t help that the school’s architecture doubled as a minimum security prison. I remember hating this.

Teenage years are awkward, and being shuttled off to a low-slung building surrounded by soybeans doesn’t help. It took away one of the few freedoms young teenagers have:transportation. I went from walking to school to being reliant upon others, specifically my parents. But, it was mostly a burden on my parents. For elementary, if I needed a ride on a cold day, it was a nice short drive – not miles across town.

The large campus model standard is built on such a large scale that it’s hard to put into perspective how inefficient they are as a land use. Mankato’s new middle school covers 65 acres. So, I created some maps to help visualize.

original

Here’s how Mankato’s two existing high schools fit:

two schools

Both fit comfortably, along with four parking lots, two football fields, full-sized tracks, and a baseball and softball field. Let’s take it a step further:

college

Over 85 percent of the entire campus of Minnesota State University, with an enrollment of 15,000 plus students, can fit into the site (with room to spare).

The campus model size is unnecessary and wasteful considering Mankato has plenty of available space in existing neighborhoods nearby the former middle school. Site constraints were apparently so tough, this far-out parcel was the only option. Good to know, just in case Mankato wants to comfortably fit four Target Fields (with a capacity 158,016 people) onto the site one day.

It’s widely accepted that many schools built in the last 20 years were deliberately designed to discourage walking. What’s puzzling is that more people weren’t concerned about this? The freedom to roam was one of the most rewarding experiences of growing up. It teaches us not only navigational skills, but personal responsibility. Children need to experience this.

It might be forgivable if student walkers were overlooked, or just an afterthought. That’s not the case. They were specifically considered and the general consensus was to ignore them. It was a conscious decision to save money on initial land costs.

Being smart with limited resources can go a long way. What do you think it’ll cost the district now that it’ll have to provide a bus option for every single middle-school kid on the sprawling east side? Imagine the cost reductions of having 25% to 50% of students within walking distance. Not to mention the savings of having our children share outdoor faculty or our faculty sharing parking lots; both of which are currently over-supplied (If you’re interested in reading more, I recommend checking out: “Subsidizing Inefficiency”).

We must consider alternatives because not even the most fearless 13 year old boy would trek thissidewalk-less highway intersection (the new site has an impressively low “2″ Walk Score).

Let’s stop and reevaluate. Let’s assess what’s really important in our community. Building an over-sized school on over-sized road on an over-sized parcel strikes me as irresponsible. We need to return to a neighborhood model. We need to find the locations that don’t need a Safe Routes to School grants and build there. The places we are collectively building are places that our children hate. They’re inhuman, disregard our existing neighborhoods, cost us more money and unnecessarily burden parents.

Let’s make a change. 

Minneapolis: Embrace 21st Century Transportation Options

Posted by: Nathaniel Hood Updated: March 6, 2014 - 9:12 PM

Minneapolis is almost one step closer to joining the 21st century. After months of dragging its feet, it should opt to do the inevitable: allow Lyft drivers to pick-up people within its borders. Well, the City is in the progress of making that happen.

___

It was 2004. I remember looking in awe at the price tag of college textbooks: $100 for an introductory of macroeconomics textbook? I begrudgingly bought the book – a used copy no less – from the college bookstore and proceeded to use it (maybe) a dozen times throughout the semester. At the semester’s end, I brought it to book buy-backs only to find they’d upgraded to a new edition and weren’t buying back copies.

Shit. I remember feeling cheated. Like, the system was rigged.

Upon the recommendation of a friend (thanks Adam!), I decided to check out Amazon.com. I listed the book and sold it for like $75. I didn’t make money on the deal, but it was better than the alternative. Eventually I started selling my old textbooks.  When that wasn’t enough, my friend and I noticed the college bookstore would discard literally hundreds of “outdated” textbooks each month on a table with a sign that read, “free books.”

We’d grab our backpacks and laundry baskets, fill them up and list everything on Amazon. The college provided free packing materials at the time, so our cost was virtually nothing. I made around $3,500 the first semester and a couple thousand the following semester before the University started donating to Books for Africa.

To this day, I still sell books on Amazon. While my margins aren’t as big as they once were, I still capture value from something that I would never have prior to Amazon. The downside to all of this is that me – and countless hundreds of thousands like me – are putting stores out of business.

Technology disrupted the traditional marketplace. Cities can regulate against change, but here’s the catch: they can’t be ignored for long.

Lyft. Uber. Sidecar. Airbnb. These are technological disruptions to the status quo that cities are struggling to handle. While other reasons are often cited, this delay often comes down to money, and who gets it. For example; car services; while cities don’t balance a budget on taxi cab fees or taxes, the revenue they generate is not insignificant. When it comes to App-based ride-sharing services, cities like Minneapolis (or Seattle and even Paris) get little in the way of revenue.

Getting started in the taxi business can be expensive. In Seattle, getting started will cost you at least $50,000 for a license. In New York City, a “medallion” can run upwards of $1 million. The cost in Minneapolis is more sane, but the number of taxi licenses are limited. At best,  it’s protectionism by keeping the old guard propped up under the disguise of safety  At worst, it creates scarcity and a monopoly develops. [Note: If anyone in the process is getting pinched, it's likely taxi drivers who are subject to regulations and an out-dated "medallion" system. They aren't paid well, need to jump through all sorts of loops, have a dangerous job and little job security].

I can’t remember the last time I was happy about taking a taxi. If your cab shows up, the experience usually goes like this: it shows up late, the backseat is messy, the ride costs too much, the driver won’t take a credit card and insists his machine is broken and doesn’t have proper change.

I’ve used Lyft a handful of times, and it is, hands down, a superior service. It’s more reliable, more affordable and more comfortable. Unless given no other alternatives, I will likely never take a taxi again.

In many regards, Lyft is doing what Amazon did in the mid 2000s: it creates harm to the establishment for the benefit of the masses. Taxi cab drivers will need to either adapt or risk having to find a new job. The upside is that a lot of people like me can make $200 on a Friday shuttling people around. The downside is that people with full-time jobs in that industry are without one. It’s benefit to the many with little regard for the few.

These new services aren’t going to solve our transportation woes, but they are another tool in the toolkit. If a weekly Lyft ride helps just ten people ditch their own car, then I say it’s probably worth it.

Airbnb is in the same. While I haven’t had many negative experiences staying in hotels, they get expensive after a few days. If you need a place for 4 or 5 days, hotel price tag can add up. I was in Louisville last October, stayed in a loft with a few others for an extended weekend and my bill was a $110. That’s not bad. It was as nice as a Holiday Inn, but $250 cheaper.

The tax implication: the City of Louisville gets nothing. If I stayed at the Holiday Inn, they’d be getting a lot more (hospitality taxes are usually high – upwards of 13 percent). Louisville got nothing, but a person willing share a spacious loft gets $660 for an extended weekend. That helps cover the mortgage, homeowner association fees, etc. There’s some benefit there, but from the prescriptive of local government, it’s very indirect.

Here is the technological disruption that is occurring: direct vs. indirect economic benefit.

Every book I’ve sold on Amazon is a book that would otherwise have been sold elsewhere. Instead of someone buying it at a bricks-and-mortar establishment that provides jobs and pays taxes, they’ve chosen to save a little and put $10 in my pocket. It’s a system that has drastically effected a small number of people, but marginally benefited a great number of people.

The response isn’t to ignore, but to embrace. Update the city code, and in the meantime,  also make sure taxi drivers aren’t being pinched in the process. Make Lyft, Uber and Sidecar viable, but also make it easy to be a traditional taxi cab driver. If this happens, there is a space in the marketplace for everyone.

Should The Dorothy Day Center Relocate?

Posted by: Nathaniel Hood Updated: January 6, 2014 - 12:08 PM

“I hate being reminded how unequal things are in this city that I love. I hate that I’m forced to confront how little I’m doing about it. And I hate what my lack of generosity says about me, especially on the days I stop at the Starbucks one block down for a $2.15 tea.” – Amanda Erickson, Atlantic Cities

A few years ago, I worked at the Holiday Inn on West 7th St. in St. Paul, about a block away from the Dorothy Day Center. I operated the shuttle van – weddings, hockey games, college visits, bar-hopping, etc.. From short cuts to scenic routes, I learned the local landscape of where to take people, and equally as important, where not to take people.

Half of the job was giving directions, and wanting each visitor have a positive experience, I intentionally gave walking directions that detoured Dorothy Day. It wasn’t uncommon for 40 to 50 homeless people to be sitting, loitering, or sleeping outside at any given time; and having people in their Sunday best walk past made-shift sidewalk sleeping bags on a stroll to a live-recording of ‘A Prairie Home Companion‘ or the Children’s Museum made people very, veryuncomfortable.

More times than not, the place would make me feel uncomfortable too. It’d often spill out over into the hotel lobby. Homeless people would sneak into the lobby bathroom, and it was not a rare occurrence that I’d have to stop someone from washing their armpits out in the sink. One homeless man defecated on the floor. That, and it was always battle to stop panhandlers at the front entrance. Police calls, while not commonplace, weren’t exactly rare.

It was a constant battle that I found it endlessly annoying, and I think the Downtown St. Paul community feels exactly the same way.

Here’s the elephant in the room: the Dorothy Day Center is a “gift and a curse”. It provides much needed services: hot meals, health services and a temporary bed for those most in need. Yet, it is viewed by most as an uncomfortable eyesore and an impediment to downtown development.

According to the Pioneer Press,

” …  St. Paul’s largest emergency overnight shelter hosts up to 250 homeless men and women each night … The existing site, which opened in 1981 as a day facility for 30 to 50 clients, has become dangerously overcrowded. Meanwhile, annual counts show homelessness in Minnesota is on the rise.” Pioneer Press (1/02/14)

Should the Dorothy Day Center Relocate? I think there is a compelling case to why it should move. And, in reality, there isn’t much opposition to relocating Dorothy Day facilities [map: proposed relocation]. A new facility, one that mirrors Minneapolis’ efforts on long-term apartments, would be a good move. However, the move also seems unnecessary and it might be better to concentrate all facilities along W. 7th Street, near the existing facility.

In a criticism similar to that of the Saints Stadium, the process has had too little public input (Pioneer Press, 1/5/13). This trend needs to slow, and public engagement needs to be more proactive. In an effort to aid the conversation, I’m compiled a list of pro’s and con’s to the relocation:

Pro:

  • New Facility: A new, more modern facility that includes transitional and long-term apartment units would be beneficial to the homeless population. The existing facility is small and needs other improvements. This benefit cannot be understated.
  • Redevelopment [W. 7th]: The visibility of Dorothy Day in a prominent location in downtown St. Paul hurts the redevelopment opportunities across from the Xcel Energy Center. People feel uncomfortable around homeless people and developing office, residential or retail space is unlikely until relocation. The “2nd Phase” of the development will be long-term apartments and stay near the W. 7th site.
  • Better Location? [Lafayette]: The proposed relocation site is dominated by local and state government office space. These tenants are not likely to abandon space due to increased proximity to a homeless shelter.
  • Police Department, Regions Hospital, and New Mental Health Facilities: Having closer proximity to police and hospital facilities may be beneficial for public health and public safety reasons.
  • According to Mayor Chris Coleman, homeless and those getting services at Dorothy Day, “felt like they were on display there and they were uncomfortable with that location. We want to make it very clear that we aren’t trying to stuff our homeless in the corner somewhere, but do what is in the best interests of the clients that we’re serving.”Star Tribune, (12/20/14)

Con:

  • Cost: Relocating facilities is likely to cost more money. Each dollar spent on developing a site is a dollar not spent on care. This needs to be an important part of the conversation. The cost is estimated to be approximately $63 million (from private and public sources).
  • Redevelopment [W. 7th]: On the record, this is not part of the conversation. Off the record, it is the elephant in the room. If relocated, would private development occur? I am not optimistic. Apartments wedged between a hockey arena and an interstate, and along two busy roads, would be a tough sell to developers; and the office space market is weak and doesn’t justify new space. However, it should be noted that I do hope I am wrong.
  • Out of Sight, Out of Mind?: Oddly, having homeless people visible has its benefits. Income inequality is alive and well in our society, and pushing it outside, no matter how noble the cause, may not be in our society’s best interest. As uncomfortable as it makes us feel, we must acknowledge that it exists.
  • Transit: The proposed redevelopment area is less connected to local transit options (including the proposed streetcar line). This is a secondary concern, but should be considered in the decision-making process.
  • Overburdening the East Side?: Residents near the proposed site believe their neighborhood hosts a disproportionate amount of the city services, including the jail and detox clinic. Residents believe “cramming too many needy people into a handful of city blocks will hurt, not help, the poor” (Pioneer Press, 1/5/14). That’s a little misleading. I don’t think it’ll have a big effect on the poor themselves, but it’ll likely affect neighborhood perception negative.

The Dorothy Day Center  is an asset to the City of St. Paul. It always has been. The expansion should be a welcome addition. However, I want us to be making this decision for the right reasons, and not because we feel uncomfortable with Dorothy Day in its existing location. Although it hasn’t been part of the conversation, the redevelopment of the large surface parking lot across from the hockey arena is most certainly on people’s minds.

The current concentration of homeless that the building attracts can be intimidating and it is certainly unpleasant. As someone who worked in the area, I can certainly attest to that. Yet, I also think that the redevelopment potential for the site is overstated.

Should the Dorothy Day Center relocate or expand on it’s existing site? In my mind, there is no right answer.

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